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2014 04 22 PCT4ht 4 Xfv Q" Planning Commission agendas and staff reports are now available on the City's web page: www.la-quinta. org PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, APRIL 22, 2014 AT 7:00 P.M. Beginning Resolution No. 2014-007 CALL TO ORDER 1 . Roll Call 2. Pledge of Allegiance PUBLIC COMMENT At this time members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. CONFIRMATION OF AGENDA APPROVAL OF MINUTES Approval of the minutes of March 11, 2014. PUBLIC HEARINGS For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Executive Assistant prior to consideration of that item. A person may submit written comments to the Planning Commission before a public hearing or appear in support or opposition to the approval of a project(s). If you challenge a project(s) in court, you may be limited to raising only those issues PLANNING COMMISSION AGENDA 1 APRIL 22, 2014 you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. Site Development Permit 2013-934 submitted by T. D. Desert Development LP for the construction of 39 new single-family homes on 1 1 .21 acres and an amendment to Final Map 31681-3. Project: Andalusia at Almeria, within the existing Andalusia at Coral Mountain project. CEQA: reviewed under Environmental Assessment 2003-483. Location: southeast corner of Madison Street and Avenue 58. 2. Conditional Use Permit 2014-157 submitted by Shadow Rock Church to establish a church in an existing 7,840 square -foot building. Project: Shadow Rock Church. CEQA: exempt from environmental review pursuant to Section 15332 (Infill Development). Location: La Quinta Valley Plaza commercial center at the northwest corner of Dune Palms Road and Highway 1 1 1 (79-390 Highway 111). BUSINESS SESSION 1 . Site Development Permit 2013-933 submitted by Nexus Palm Springs for the construction of 11 new single-family homes on 9.14 acres. Project: The Orchards JR 362791. CEQA: reviewed under Environmental Assessment 2010-608. Location: southwest corner of Madison Street and Vista Bonita Trail (Avenue 51). CORRESPONDENCE AND WRITTEN MATERIAL Correspondence from Board Member Ray Rooker from the Architectural and Landscaping Review Board suggesting that the Planning Commission direct staff to amend the La Quinta Municipal Code in regards to front yard pathways. COMMISSIONER ITEMS Report on City Council meeting of March 18 and April 1 and 15, 2014. 2. Commissioner Weber is scheduled to attend the May 6, 2014 City Council meeting. DIRECTOR'S ITEMS PLANNING COMMISSION AGENDA 2 APRIL 22, 2014 ADJOURNMENT The next regular meeting of the Planning Commission will be held on May 13, 2014 commencing at 7:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Monika Radeva, Executive Assistant of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the inside of the north entry to the La Quinta Civic Center at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on April 18, 2014. DATED: April 18, 2014 MONIKA RADEVA, Executive Assistant City of La Quinta, California PUBLIC NOTICES The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Community Development Department's counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION AGENDA 3 APRIL 22, 2014 PLANNING COMMISSION MINUTES TUESDAY, MARCH 11, 2014 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 7:04 p.m. by Chairperson Barrows. PRESENT: Commissioners Blum, Weber, Wilkinson, Vice Chair Wright, and Chairperson Barrows ABSENT: None STAFF PRESENT: Planning Manager David Sawyer, Associate Planner Jay Wuu, Housing Coordinator Carla Triplett, and Secretary Monika Radeva Chairperson Barrows led the Commission in the Pledge of Allegiance. PUBLIC COMMENT CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Commissioners Wright/Blum to approve the Planning Commission Minutes of February 25, 2014 as submitted. Motion passed unanimously. PUBLIC HEARINGS 1 . Conditional Use Permit 201 1-135, Extension No. 1 , and Site Development Permit 201 1-920, Extension No. 1, submitted by the La Quinta Housing Authority requesting a two-year extension for the previously approved Washington Street Apartments project. The project proposes the rehabilitation of the existing 72 one -bedroom apartment units located on approximately 4.7 acres of land, the construction of 26 new apartment units, and additional common area and facilities improvements. The project was previously assessed under the adoption of Environmental Assessment 201 1-613. Location: southeast corner of Washington Street and Hidden River Road. PLANNING COMMISSION MINUTES 1 MARC 1 1 , 2014 Associate Planner Jay Wuu presented the staff report, a copy of which is on file in the Community Development Department. Housing Coordinator Carla Triplett introduced herself and answered the Commission's questions. Chairperson Barrows declared the PUBLIC HEARNG OPEN at 7:1 1 p.m. Public Speaker: None Chairperson Barrows declared the PUBLIC HEARING CLOSED at 7:12 p.m. Motion - A motion was made and seconded by Commissioners Weber/Wright to adopt Resolution 2014-005 approving Conditional Use Permit 2011-135, Extension No. 1, as submitted with staff's recommendations. AYES: Commissioners Blum, Weber, Vice Chair Wright, and Chairperson Barrows. NOES: Commissioner Wilkinson. ABSENT: None. ABSTAIN: None. Motion - A motion was made and seconded by Commissioners Weber/Wright to adopt Resolution 2014-006 approving Site Development Permit 201 1-920, Extension No. 1, as submitted with staff's recommendations. AYES: Commissioners Blum, Weber, Vice Chair Wright, and Chairperson Barrows. NOES: Commission Wilkinson. ABSENT: None. ABSTAIN: None. BUSINESS SESSION - None CORRESPONDENCE AND WRITTEN MATERIAL - None COMMISSIONER ITEMS 1 . Report on City Council meeting of March 4, 2014. DIRECTOR'S ITEMS - None ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Wilkinson/Blum to adjourn this meeting at 7:17 p.m. Motion passed unanimously. Respectfully submitted, MONIKA RADEVA, Secretary City of La Quinta, California PLANNING COMMISSION MINUTES 2 MARC 1 1 , 2014 PH 1 PLANNING COMMISSION STAFF REPORT DATE: APRIL 22, 2014 CASE NUMBER: SITE DEVELOPMENT PERMIT 2013-934 AMENDED FINAL MAP 31681-3 APPLICANT: T. D. DESERT DEVELOPMENT LP PROPERTY OWNER: T. D. DESERT DEVELOPMENT LP REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR THE CONSTRUCTION OF 39 HOMES ON 11.2 ACRES WITHIN THE ANDALUSIA PROJECT, AMENDMENT OF 1 1 .2 ACRES OF THE EXISTING FINAL MAP TO WIDEN LOTS TO ACCOMMODATE THESE HOMES, AND A DETERMINATION THAT ENVIRONMENTAL ASSESSMENT 03-483 ADDRESSED THE PROPOSED PROJECT, AND NO FURTHER REVIEW UNDER CEQA IS REQUIRED LOCATION: ANDALUSIA DRIVE AT ALMERIA, WITHIN THE ANDALUSIA PROJECT RECOMMENDED ACTION: Adopt Planning Commission Resolution No. 2014- approving Site Development Permit 2013-934, subject to the Findings and Conditions of Approval attached thereto. Adopt Planning Commission Resolution No. 201 4-approving Amended Final Map 31681-3, subject to the Findings and Conditions of Approval attached thereto. EXECUTIVE SUMMARY The applicant is requesting approval of three new single family residential home models on 39 lots within the Andalusia project. These homes will be located on lots within existing Final Map 31681-3. The map is being amended to widen the lots from 55 feet in width to 65 feet in width, and reduce the total number of lots from 47 to 39. All roads, landscape islands and the golf course have been constructed and exist currently. P:\Reports - PC\2014\PC 4-22-14\PH-1_SDP 13-934 Andalusia\PH 1 (1)_SDP 13-934 PC REPORT -draft final. docx Page 1 of 4 BACKGROUND The Andalusia Specific Plan area envisioned a phased development of the 900 + acre project area. This request represents the continued development of homes within the eastern half of Andalusia. The applicant is proposing a different model type than has previously been built within the project, to respond to changes in the marketplace. The new home designs require wider lots than the 55 foot standard lots already recorded in this part of the project. As a result of this change, the recorded Final Map is also being amended to widen the existing 47 lots from 55 feet to 65 feet, resulting in a loss of 8 lots. PROPOSAL & ANALYSIS Amended Final Map: Tract Map 31681 was originally designed and approved to subdivide the single family lots within Andalusia. Since its original approval, the map has been recorded in phases, as development was proposed. The current phase, 31681-3, includes 47 currently undeveloped lots that were designed to be 55 feet in width. In order to accommodate the new homes proposed as part of Site Development Permit 13-934 (described below), the lots must be 65 feet in width. The recorded map is therefore being amended, and the widening will result in 8 fewer lots than are currently recorded on the site. All the street and golf course improvements that surround this portion of the project have been completed. Lots to the immediate northwest have existing homes. This extension is a natural progression of the development within the project. The Municipal Code, Section 13.21.115, allows for Final Maps to be amended under certain conditions. The proposed Amended Final Map 31681-3 is consistent with the Municipal Code, and the Findings for approval can be made. Site Plan: The 39 proposed homes are planned on existing streets and access driveways. No improvements other than the homes themselves are proposed as part of this Site Development Permit. Existing homes occur to the north and southeast of this project area. With approval of Amended Final Map 31681-3, the proposed site plan is consistent with the Map for the project area. Architecture: The proposed models continue the Spanish architectural style currently in place within Andalusia. The primary difference in these homes is that they are longer, and somewhat wider than the homes currently existing in this area of Andalusia. Three models (and their reverse version) are proposed. The models range in size from P:\Reports - PC\2014\PC 4-22-14\PH-1_SDP 13-934 Andalusia\PH 1 (1)_SDP 13-934 PC REPORT - draft final.docx Page 2 of 4 3,280 square feet to 3,692 square feet. The proposed homes are primarily single story, but do include a small second story section above the garage to accommodate a bedroom. The maximum height of the homes is 24' 10", well within the 28 foot building height limit allowed in the Specific Plan. All plans include a three car garage. Setbacks and density are consistent with the approved Andalusia Specific Plan and/or the La Quinta Zoning Ordinance, as applicable. The color palette primarily consists of tones of tan and off white stucco finishes. The accent materials proposed include terra cotta tile on the roofs, stone and brick veneers on the facades, wooden accents and garage doors, and wrought iron accents and fixtures. All the materials are consistent with the materials currently being used within the project. Landscaping: The proposed landscaping plan for the front yards of the homes is consistent with the landscaping within the project currently. The tree species include Palo Verde and Acacia, small palms and Oleander. Shrubs and groundcover include flowering species and succulents, including Agave and Natal Plum. All homes will have rear yards abutting the existing golf course. The hardscape will be of stained and pattern concrete pavers, also consistent with current development in Andalusia. Lighting: Lighting proposed within the project includes wrought iron sconces at the entry and garages of the homes, and landscape lighting in the front yards (please see individual model elevations for exact location of outdoor lighting). Lighting is typical of a single family home development. ARCHITECURAL AND LANDSCAPING REVIEW BOARD RECOMMENDATION: The Architectural and Landscaping Review Board considered the proposed project at its meeting of April 2, 2014, and recommended Planning Commission approval of the site development permit subject to the recommended conditions of approval (the vote was 2-1 with Board Member Rooker voting no. See Attachment 5). Board members discussed the lack of defined pedestrian walkway leading to the front entry, which was the basis of Board Member Rooker denial vote. The Board also suggested to the applicant that water be provided on the second floor deck in model 23; that a clear path be defined from the front courtyard gates to the front door; and that handicapped accessibility be considered in the toilet rooms. The applicant stated they did not oppose offering front yard pedestrian pathways as part of a landscaping option, however they could not agree to such an improvement as a mandatory requirement. P:\Reports - PC\2014\PC 4-22-14\PH-1_SDP 13-934 Andalusia\PH 1 (1)_SDP 13-934 PC REPORT -draft final. docx Page 3 of 4 AGENCY & PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on December 19, 2013. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice: Notice of the hearing was mailed to all property owners within 500 feet of the Civic Center. To date, no comments have been received from adjacent property owners. Any written comments received will be distributed at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Community Development Department has determined that this project was reviewed under Environmental Assessment 03-483, that all street and golf course improvements are complete, that conditions within the project have not changed, and that no further environmental review is required under CEQA. Report prepared by: Nicole Sauviat Criste, Consulting Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Project Information 2. Vicinity Map 3. Architectural Plan Set 4. Landscaping Plan Set 5. ALRB Meeting Minutes, April 2, 2014 P:\Reports - PC\2014\PC 4-22-14\PH-1_SDP 13-934 Andalusia\PH 1 (1)_SDP 13-934 PC REPORT - draft final.docx Page 4 of 4 PLANNING COMMISSION RESOLUTION NO. 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2013-934, ALLOWING THE DEVELOPMENT OF 39 HOMES WITHIN ANDALUSIA AND A DETERMINATION THAT THE PROJECT HAS PREVIOUSLY BEEN ANALYZED AND NO FURTHER REVIEW IS REQUIRED PER CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES CASE NO.: SITE DEVELOPMENT PERMIT 2013-934 APPLICANT: T. D. DESERT DEVELOPMENT LP WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 22" day of April, 2014, hold a duly noticed Public Hearing to consider a request by T. D. Desert Development LP for approval of architectural and landscaping plans for the development of 39 single family homes within the northeastern quadrant of the Andalusia project, more particularly described as: APN 764-660-001 THROUGH -019; 764-670-001 THROUGH-019;764-670-036 THROUGH -044 WHEREAS, the Community Development Department published the public hearing notice in the Desert Sun newspaper on the 11 t" day of April, 2014, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; 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 Municipal Code to justify approval of said Site Development Permit: 1 . Consistency with the General Plan The proposed Site Development Permit is consistent with the La Quinta General Plan, as it proposes 39 units on 11 .2 acres, consistent with the Low Density Residential land use designation. 2. Consistency with the Zoning Code The proposed project is consistent with the Zoning Code and Specific Plan 2003-067, and complies with the development standards specified in both of these documents. Planning Commission Resolution No. 2014- Site Development Permit 2013-934 Andalusia 39 Lots Adopted: April 22, 2014 Page 2 3. Compliance with the California Environmental Quality Act (CEQA) The Community Development Department has determined that this project was previously studied as part of Specific Plan 03-067, Environmental Assessment 03- 483. The streets and golf course have been constructed, and the land proposed for the current project is surrounded by existing homes. No further analysis is required under the California Environmental Quality Act. 4. Architectural Design The architecture and layout of the home is compatible with, and not detrimental to, the existing homes within the Andalusia project. The Site Development Permit was reviewed by the City's Architecture and Landscaping Review Board (ALRB) and found to be complementary to the architectural style currently occurring within the project. 5. Landscape Design The proposed project is consistent with and implements the landscaping standards and requirements in the General Plan and Zoning Code. The landscaping plan will complement the existing landscaping, and be consistent with the City's requirements for water efficient landscaping. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That it does hereby approve Site Development Permit 2013-934, for the reasons set forth in this Resolution and subject to the attached Exhibit A (Conditions of Approval). PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 22nd day of April, 2014, by the following vote: AYES: NOES: ABSENT: Planning Commission Resolution No. 2014- Site Development Permit 2013-934 Andalusia 39 Lots Adopted: April 22, 2014 Page 3 ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 1 of 12 (,FNFRAI 1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("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, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Site Development Permit shall expire on April 22, 2016, and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 3. Site Development Permit 2013-934 shall comply with all applicable conditions and/or mitigation measures for the following related approval: Tentative Amended Final Map 31681-3 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit► • La Quinta Community Development Department • Riverside Co. Environmental Health Department PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 2 of 12 • Coachella Valley Unified School District (CVUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-2013-001 1 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 3 of 12 Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. 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. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 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. D. 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. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The owner shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 4 of 12 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction 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 maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. IMPROVEMENT PLANS 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. 13. 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 LQMC Section 13.24.040 (Improvement Plans). PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 5 of 12 14. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. WQMP (Plan submitted in Report Form) NOTE: A through B to be submitted concurrently. The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. C. On -Site Precise Grading Plan (submitted to Building and Safety Department) 1 " = 20' Horizontal 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. All Off -Site Plan & Profile Street Plans and Signing & 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. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 6 of 12 The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. 15. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 16. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 17. Upon completion of construction, and prior to final acceptance of the improvements by the City, 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" 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 approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. [;RAKING; 18. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 19. 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. 20. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 7 of 12 A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by a qualified professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. 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 as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 21. 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. 22. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 23. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 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. PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 8 of 12 24. 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 with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 25. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map No. 31681. Nuisance water shall be disposed of in an approved manner. 26. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 27. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 28. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 29. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 9 of 12 30. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 31. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 32. 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 LQMC Section 9.100.040(B)(7). 33. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 34. 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. 35. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 36. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2008-001 . A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2008-001. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 10 of 12 CRB) Region Board Order No. R7-2008-001 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 37. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 38. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 39. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. Interim improvements shall be designed and constructed as approved by the City Engineer as well as the appropriate utility provider. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 40. Underground 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 all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 41. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly- PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 11 of 12 maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 42. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 43. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 44. All trees added to the project site (not trees being relocated) shall have a minimum caliper of 2.5 inches. 45. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 46. Front yard landscaping for each dwelling shall consist of, at minimum, 36" box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), 5-gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 47. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process as a minor final landscape plan. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Community Development Director determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-934 39 NEW HOMES AT ANDALUSIA APRIL 22, 2014 Page 12 of 12 landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Development Director shall review and approve any such revisions to the landscape plan. 48. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets" or latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. MAINTENANCE 49. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 50. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 51. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). 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. PLANNING COMMISSION RESOLUTION NO. 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING AMENDED FINAL MAP 31681-3 AND A DETERMINATION THAT THE PROJECT HAS PREVIOUSLY BEEN ANALYZED AND NO FURTHER REVIEW IS REQUIRED PER CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES CASE NO.: AMENDED FINAL MAP 31681-3 APPLICANT: T. D. DESERT DEVELOPMENT LP WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 22 d day of April, 2014, hold a duly noticed Public Hearing to consider a request by T. D. Desert Development LP to widen existing lots from 55 feet to 65 feet in width, thereby reducing the total lot count from 47 to 39 in this area of the northeastern quadrant of the Andalusia project, more particularly described as: APN 764-660-001 THROUGH -019; 764-670-001 THROUGH-019;764-670-036 THROUGH -044 WHEREAS, the Community Development Department published the public hearing notice in the Desert Sun newspaper on the 11 t" day of April, 2014, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, at 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 make the following mandatory findings to justify approval of said Amended Final Map: Amended Final Map 31681-3 is consistent with the La Quinta General Plan, and Specific Plan 2003-067 as proposed. The Amended Final Map is consistent with the Low Density Residential land use designation as set forth in the General Plan, and as set forth in Specific Plan 2003-067, as amended. Amended Final Map 31681-3 widens existing 55 foot wide lots to 65 feet in width, thereby reducing the total lots from 47 to 39. 2. The design and improvement of Amended Final Map 31681-3 is consistent with the La Quinta General Plan, and Specific Plan 2003-067 with the implementation of recommended conditions of approval to ensure consistency for the homes proposed on the lots created herein, as well as Planning Commission Resolution No. 2014- Amended Final Map 31681-3 Andalusia 39 Lots Adopted: April 22, 2014 Page 2 adequate storm water drainage. The project density is consistent with the La Quinta General Plan and Specific Plan 2003-067, in that the development density of 3.5 units per acre is comparable to existing residential development within Andalusia, Planning Area III. 3. The design of Amended Final Map 31681-3 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. Environmental Assessment 03-483, which is applicable to Amended Final Map 31681-3, determined that there are no significant impacts to air or water quality, biological or cultural resources, geology and soils which cannot be mitigated to less than significant levels, with incorporation of recommended mitigation measures into the Project, which has been required. 4. The design of Amended Final Map 31681-3 and type of improvements are not likely to cause serious public health problems, in that the widening of existing lots, and the reduction from 47 to 39 lots represents an overall reduction in intensity of the project. Necessary infrastructure improvements for this project have been installed within Andalusia, in and around the Amended Final Map 31681-3 project area. The health, safety and welfare of current and future residents can be assured based on the recommended conditions. 5. The design and improvements required for Amended Final Map 31681-3 will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. All roadway improvements, easements, if any and surrounding improvements have been completed prior to the redesign of this portion of the project. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1 . That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That it does hereby approve Amended Final Map 31681-3, for the reasons set forth in this Resolution and subject to the attached Exhibit A (Conditions of Approval). Planning Commission Resolution No. 2014- Amended Final Map 31681-3 Andalusia 39 Lots Adopted: April 22, 2014 Page 3 PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 22d day of April, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 31681-3 ANDALUSIA 39 HOMES ADOPTED: APRIL 22, 2014 Page 1 of 2 The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Amended Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Amended Tract Map shall expire on April 22, 2016, and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 3. This Amended Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), Chapter 13 of the La Quinta Municipal Code ("LQMC") and the Conditions of Approval for Tentative Tract Map No. 31681. The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Planning Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) PLANNING COMMISSION RESOLUTION NO. 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 31681-3 ANDALUSIA 39 HOMES ADOPTED: APRIL 22, 2014 Page 2 of 2 • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • South Coast Air Quality Management District Coachella Valley 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, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. FINAL MAPS 5. Prior to the City's approval of a Final Map, the applicant shall furnish mylars of the Final Map that were approved by the City's map checker. The Final Map shall be 1 " = 40' scale. IMPROVEMENT SECURITY AGREEMENTS 6. Prior to City Council approval of this Amended Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Amended Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same. 7. Any Amended Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Amended Final Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). ATTACHMENT 1 Proiect Information CASE NUMBER: SITE DEVELOPMENT PERMIT 2013-934 AMENDED FINAL MAP 31681-3 APPLICANT: T. D. DESERT DEVELOPMENT LP PROPERTY OWNER: T. D. DESERT DEVELOPMENT LP REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR 39 HOMES WITHIN ANDALUSIA; AMENDMENT OF FINAL MAP TO WIDEN EXISTING LOTS, AND REDUCE FROM 47 TO 39 LOTS FOR NEW MODELS ARCHITECT: PEKAREK-CRAN DELL LANDSCAPE ARCHITECT: RGA LANDSCAPE ARCHITECTURE ENGINEER: WATSON ENGINEERING LOCATION: ANDALUSIA AT ALMERIA, WITHIN ANDALUSIA GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL ZONING DESIGNATION: LOW DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: GOLF COURSE SOUTH: GOLF COURSE EAST: LOW DENSITY RESIDENTIAL WEST: LOW DENSITY RESIDENTIAL SUBDIVISION INFORMATION: AMENDED FINAL MAP 31681-3 ATTACHMENT 2 pmwllqw��Xltqlwa Project Data OWNER: T.D. Desert Development, L.P. 81-570 Carboneras La Quinta, CA 92253 Tel: (760) 777-1001 Owner's Consultants ARCHITECT. Pekarek Crandell, Inc. 31411 Camino Capistrano, Suite 300 San Juan Capistrano, CA 92675 Tel: (949) 487-2320 CIVIL ENGINEER: Watson Engineering 50-200 Monroe Street Indio, CA 92201 Tel: (760) 275-1553 LANDSCAPE ARCHITECT. RGA Landscape Architects, Inc. 73061 El Paseo, Suite 210 Palm Desert, CA 92260 Tel: (760) 568-3624 Data Table TRACT NUMBER: 31681-3 A.P.N. 764-670-001 through 764-670-019 764-670-036 through 764-670-044 764-660-001through 764-660-019 GENERAL PLAN: LDR (Low Density Residential), G (Golf) ZONING: LDR (Low Density Residential), G (Golf) SPECIFIC PLAN: S.P. 2003-067 Amended No. 2 EXISTING LAND USE: Residential & Golf GROSS/ NET SITE AREA: 11,21 Acres NUMBER OF STORIES: Onel Two -Story SQUARE FOOTAGE: Plan 21- 3,280 sq. ft. Plan 21X - 3,324 sq. ft. Plan 22 - 3,560 sq. ft. Plan 22X - 3,599 sq. ft. Plan 23 - 3,612 sq. ft. Plan 23X - 3,692 sq. ft. GREATEST HEIGHT: 24'-10" (28' Max Height Limit) OCCUPANCY: Residential Dwelling per 2010 CRC TYPE OF CONSTRUCTION: Type V, Fire Sprinklered per 2010 CRC T.D. Desert Development RN0?iLU51R AT CORAL 1VIOUNTAIN City of La Quinta Plans 21/21X, 22/22X & 23/23X 65' x 180' Lots Tract #31681-3 Lots 21-44 fa 66-80 PROJEC SITE VZ# Z &&Py 1Y144L. ATTACHMENT 3 Index of Drawings IS Index Sheet S1 Site Plan/ Ameded Final Map Exhibit PLAN 21121X 21-1 Plan 21 Floor Plan Style "A" 21-2 Plan 21X 1st Floor Style "B" 21-3 Plan 21X 2nd Floor Style "B" 21-4 Plan 21 Roof Plan Style "A" 21-5 Plan 21X Roof Plan Style "B" 21-6 Plan 21 Front, Courtyard & Rear Elevations Style "A" 21-7 Plan 21 Left & Right Elevations Style "A" 21-8 Plan 21/ 21X Front Elevations Style "B" & "C" 21-9 Plan 21121X Colored Front Elevations Style "A", "B" & "C" PLAN 22122X 22-1 22-2 22-3 22-4 22-5 22-6 22-7 22-8 22-9 PLAN 23123X 23-1 23-2 23-3 23-4 23-5 23-6 23-7 23-8 23-9 LANDSCAPE L-1.00 L-3.00 L-4.00 L-4.10 L-5.00 L-6.00 L-6.10 RECEIVED MAR 12 2014 CITY OF LA QUINTA INNING DEPARTMENT Plan 22 Floor Plan Style "B" Plan 22X 1st Floor Style "A" Plan 22X 2nd Floor Style "A" Plan 22 Roof Plan Style "B" Plan 22X Roof Plan Style "C" Plan 22 Front, Courtyard & Rear Elevations Style "B" Plan 22 Left & Right Elevations Style "B" Plan 22/ 22X Front Elevations Style "A" & "C" Plan 22122X Colored Front Elevations Style "A", "B" & "C" Plan 23 Floor Plan Style "A" Plan 23X 1st Floor Style "C" Plan 23X 2nd Floor Style "C" Plan 23 Roof Plan Style "A" Plan 23X Roof Plan Style "C" Plan 23X Front Courtyard & Rear Elevations Style "C" Plan 23X Left & Right Elevations Style "C" Plan 23 Front Elevations Style "A" & "B" Plan 23123X Colored Front Elevations Style "A", "B" & "C" Landscape Cover Sheet Typical Irrigation Plan Typical Irrigation Details Typical Irrigation Specifications Typical Planting Plan Typical Planting Details Typical Planting Specifications > 0 i M Index Sheet z i PEKAREK CRANDELL, Inc. architecture - planning n+�4gaftQlB �� 31411 camino caplstrano, suite 300 949/ 487-2320 san Juan ceplatrano, ce 92675 fax 949/ 487-2321 10-25-13 #13-17 Sheet Number: IS GIIISFING GOLF COURSE i.rsx� -ur e1 Anal tY 1 mrrvsr rnw ww [[ror r.A[eR rK.l y i u{wuerstinr[n LOT _ - LANDSCAPE AREq _ r + I ��is �i+ 'I �T•_..�Ir(Lppyyl�` r ? �F'--J'- frr _,�•' R r i 57 ri 5960 4i� � ,Ir I + +rl , r .BA (64 e fr•� I+i +7r/ 69 ®IISTOIG GOLF COURSE LA QUKTA PROJECT SITE 2® 1 `:7 VICINITY MAP NT9 SECTION 27. T.B.S, R.7.E,., S,&&6 AI. GENERAL PLAN: LOR (LOW DENSITY RESIDENTIAW, G (GOLF) SPECIFIC PLAN: S P. 2003-067 AMENDED NO.7 ZONING: LOR (LOW DENSITY RESIDENI9AW, G (GOLF) EXISTING LAND USE RESIDEN77AL AND GOLF T.D. Desert Development RW 1 EXIONG GOLF COURSE i �e rw.. �rnl.� wa1+t ITn•I I I ems- r 1 ulrtiwe[xsww `` M72p r�rC-T'R RI Vg--tiu�_` rn EXISTING GOLF COURSE ,t T+1 Roman f/ 4�yT II%i[pbA Sw[Yv1i /� P4�40 �J�'' f+ QQ f Ki IIY n.9n mwoA+id111N1• � � i{ rfr r }a H � LOT'B' GOLF COURSE '"P n 99 LEV rim„ � r • Rµ ". l /' a)NYKILpf LLf (frYr. `M1 /J Iles l F. rYrral•la 1 Rµ41 • FiNDRLU51R AT CORAL MOUNTAIN SITE PLAN / AMENDED FINAL MAP EXHIBIT f. Tract31681-3 Lots 21 through 44 & Lots 66-80 PREPARED BY: PREPARED FOR: T.D. DESERT DEVELOPMENT WATSON ENGINEERING 81S70CARBONEW oA McrrwpLTrrY � W n.aMc LA RUW7A, CA 87253 PH(760)777-1776 03-05-14 Sheet Number: S1 — — — — au.17 h4dddotd „0-,081 I I I I l l I of I I I l I I I h I �------ I oc I 1 _ I I �� g —I — J I I <__ PQ - = — jZ_ L----------J -_ 0 0 b;1-;1GD!'x-! fir I R x — ► LJ sue.." `r .0-.0£ 18 _ - ra 0 a y T.D. Desert Development au17!i}aadatd „0-,08L — — — — — — t RN0RLU51R AT CORAL, MOUNTAIN 65' x 180' Lots .0-10z — U _� I � I �n I I I oh � h Plan 21 Square Footage Floor Plan Main Floor: 2,872 sq. ft. Style "A" Casita: 408 sq. ft. Total Livable: 3,280 sq ft. Seale 114" = V- 0" . C6 � __- - PEKAREK-CRANDELL, Inc. architecture - planning 31411 camino cepletreno, sulte 300 949/ 467-2320 san Juan capletrano,ca 92676 fax 949/487-2321 10-25-13 #13-17 Sheet Number: 21-1 aui7 fWddo.td „0-,08T 4 4 — i-- --r — — I ! � f. I L I I J I UIt a I I I i �• I :�;� I a l ��— �op r I I I Ir7----- A. „0-10Z to a L FOU E-1] H H B au17 h1.tad0,td „0-,08T Plan 21 X Square Footage First Floor * First Floor: 2,579 sq. ft. Style "B" Casita: 418 sq. ft. Second Floor: 327 sq. . Scale 114" = V- 0" Total Livable: 3,324 sq. t. RNORLU51H . .. ........ AT CORAL MO U NTAI N �� * ��1 PEKAREK-CRANDELL, Inc. T.D. Desert Development 65' x 180' Lott 16 * architecture - planning 31411 cemino cepletreno, aulte 300 949/ 487-2320 ' san Juan caplstrano,ca 92675 fax 949/487-2321 10_25-13 #13-17 Sheet Number: 21-2 r—- I I i I I II Ir-- I 4 1 D II I II II L II I I 1 � II II ! Li I I ll I I I I I ! r_ E I i r I H L O I L F-------------J , -- I R p . 0r T.D. Desert Development RNORLU 5 111 AT CORAL MOUNTAIN 65' x 180' Lots ! II H I I ------------� Plan 21X Square Footage Second Floor First Floor: 2,579 sq. ft. Style "B " Casita: 418 sq, ft. Second Floor: 327 sq. ft, Scale 114" =1 0° Total Livable: 3,324 sgft. :6 PEKAREK-CRANDELL, Inc. * 16 architecture - planning 31411 camino caplstrano, suite 300 949/ 487-2320 sen Juan caplstrano, ca 92675 fax 949/ 487-2321 10-25-13 #13-17 Sheet Number: 21-3 T.D. Desert Development RNORLU5111 AT CORAL, MOUNTAIN 65' x 180' Lots Plan 21 Roof Plan Style "A" Scale 114" =1'- 0" PEKAREK-CRANDELL, Inc. architecture - planning yea 31411 camino caplstrano, suite 300 949/ 467-2320 son Juan caplstrano, ca 92675 fax 9491467-2321 10-25-13 #13-17 Sheet Number: 21-4 T.D. Desert Development 41 RNORLU51H AT CORAL MO U NTAI N 65' x 180' Lots 47tl4.Gi171'f r a+nil]GJp 6 Plan 21 X Roof Plan Style "B" Scale 114" = V- 0" PEKAREK-CRANDELL, Inc. architecture - planning 31411 camino capistrano, suite 300 949/ 467-2320 san Juan caplstrano, ca 92675 fax 949/ 467-2321 10-25-13 #13-17 Sheet Number: 21-5 VON 00 2111s'ie'r Front Elevation Rear Elevation Exterior Materials 1. Concrete "S" Tile 2. Smooth Stucco 3. Stucco o/ Foam Trim 4. Curved Stucco Rake 5. Furred Stucco Base 6. Wood Rafter Tails 7. Wood Sectional Garage Door 8. Terra Cotta Paver Tiles 9. Precast Concrete Finial 4 I n � .111 11 U11 I= roil Ifil 10. Precast Concrete Column 11. Precast Concrete Trim 12. Precast Concrete Rosette 13. Decorative Ceramic Tile 14. False Clay Tile Vent 15. Decorative Iron 16. Iron Railing 17. Iron Gate 18. Metal Chimney Shroud T.D. Desert Development Courtyard Elevation Plan 21 Elevations Style "A" Scale 114" = V- 0" RN0RLU51R AT CORAL MOUNTAIN �� F PEKAREK-CRANDELL, Inc. R Lots *YJY1lFd * architecture - planning 65'�I' 1 V O' 31411 camino caplatrano, suite 300 9491487-2320 can Juan ceplatrano, ca 92675 fax 949/ 487-2321 10-25-13 #13-17 Sheet Number: 21-6 Rieht Elevation Left Elevation Exterior Materials 1. Concrete "S" Tile 2. Smooth Stucco 3. Stucco of Foam Trim 4. Curved Stucco Rake 5. Furred Stucco Base 6. Wood Rafter Tails 7. Wood Sectional Garage Door 8. Terra Cotta Paver Tiles 9. Precast Concrete Finial 10. Precast Concrete Column 11. Precast Concrete Trim 12. Precast Concrete Rosette 13. Decorative Ceramic Tile 14. False Clay Tile Vent 15. Decorative Iron 16. Iron Railing 17. Iron Gate 18. Metal Chimney Shroud T.D. Desert Development RNORLU51H AT CORAL MOUNTAIN 65' x 180' Lots Plan 21 Elevations Style "A" Scale 114" = V- 0" A Liz PEKAREK-CRANDELL, Inc. architecture - planning r'F`---- 31411 cemino caplstreno, suite 300 949/ 487-2320 sen Juan caplstrano, ca 92675 fax 949/ 487-2321 10-25-13 #13-17 Sheet Number: 21-7 0 N Front Elevation "B" Exterior Materials 1. Concrete "S" Tile 10. Precast Concrete Finial 2. Smooth Stucco 11. Precast Concrete Column 3. Stucco of Foam Eave 12. Brick 4. Stucco o/ Foam Trim 13. Brick Cap Detail 5. Stucco o/ Foam Corbel 14. Recessd Brick Detail 6. Wood Rafter Tails 15, Decorative Iron 7. Wood Shutter 16. Iron Railing 8. Wood Sectional Garage Door 17. Iron Gate 9. Terra Cotta Paver Tiles 18. Metal Chimney Shroud w/ Brick Front Elevation "C" Exterior Materials 1. Concrete "S" Tile 10. Wood Beam w/ Wood Corbel Below 2. Smooth Stucco 11. Stone Veneer 3. Stucco o/ Foam Trim 12. Brick 4. Wood Rafter Tails 13. Terra Cotta Paver Tiles 5. Wood Barge Board 14. Rescessed Paver Tile Detail 6. Wood Dutlooker 15. Decorative Iron 7. Wood Sectional Garage Door 16. Iron Railing 8,Wood Shutter 17. Iron Gate 9. Wood Trellis 18. Metal Chimney Shroud w/ "S" Tile T.D. Desert Development 4 RNORLU51H AT CORAL, MOUNTAIN 65' x 180' Lots Plan 21 / 21 X Front Elevations Style "B" & "C" Scale 114" =1'- 0" u a +srcy�r _. PEKAREK-CRANDELL, Inc. �a+nre architecture -planning 31411 camino ceplstrano, sulte 300 949/ 487-2320 sanjuancaplstrano,ca 92675 fax 949/487-2321 10-25-13 #13-17 Sheet Number., 21-8 All �Y YA•':. i v.'r7�r TL r:.ii: �L�1 q41 Front Elevation "A" cP�a�r' . Front Elevation "B" T.D. Desert Development WE Front Elevation T" t RNORLU51H AT CORAL MOUNTAIN 65' x 180' Lots Plan 211 21X Front Elevations Style "A", "B" & "C" Scale 114" =1'- 0" PEKAREK-CRAN DELL, Inc. architecture - planning 31411 camino caplslrano, sulle 300 949/ 467-2320 san juen capistrano, ca 92675 fax 949/ 467-2321 10-25-13 #13-17 Sheet Number: 21-9 r T.D. Desert Development aui7 FN,tado,td „0-,08I � I ` qx `O I 0 Ikkk UjLfj� Ej 9ui7 fy,tadotd „0-,08I RN0RLU51F1 AT CORAL, MOUNTAIN 65' x 180' Lots Plan 22 Square Footage Floor Plan Main Floor: 3,116 sq. ft. Style "B" Casita: 444 sq. ft. Total Livable: 3,560 sq ft. Seale 114" = V- 0" ' PEKAREK-CRANDELL, Inc. FW3 architecture - planning 31411 camino caplstrano, suite 300 949/ 467-2320 san Juan caplelrano, ca 92675 fax 949/ 467-2321 10-25-13 #13-17 Sheet Number. 22-1 4 aut-1 fi4.t9dotd „0-,0SL— x Lo / —u---- I — II I I I I IF r tx L — — — — — — JLn — — ---- ---t Q o ,l Lj N i �Fx .� r cn L , [ J ----- — I 1 t = I I Lj a �� a aut7 fi;.tadotj „0-,08L T.D. Desert Development 4# RNORLU51H AT CORAL MOUNTAIN 65' x 180' Lots Plan 22X Square Footage First Floor First Floor: 2,814 sq. ft. Style "A" Casita: 444 sq. ft. Second Floor: 341 sq. ft. scale 114" = V- 0 Total Livable: 3,599 sq. ft. 644 --- PEKAREK-CRANDELL, Inc. � r4n Y.%YYbtbr�y architecture - planning c i dF 31411 cemino caplstrano, suite 300 949/ 467-2320 sen Juan capistrano,ca 92675 fax 9491487-2321 10-25-13 #13-17 Sheet Number: 22-2 f it I I LI ___.--- � L � y I, II I I Ir J— — — — — — — ----�i J I� 11�t I II I y II j L� � L1 I I IIL----------------------- I Q � r----1 H II I M l II 1 I II ,I =1 0�)D, ----- -J T.D. Desert Development RNORLU51H AT CORAL, MOUNTAIN 65' x 180' Lots Square Footage First Floor: 2,814 sq. ft. Casita: 444 sq. ft. Second Floor: 341 sq_ ft. Total Livable: 3,599 sq.ft. * laeaim � rq.v>mosnF ` cnt�r Plan 22X Second Floor Style "A" Scale 114" = V- 0" PEKAREK-CRANDELL, Inc. architecture - planning 31411 comino caplatrano, suite 300 949/ 467-2320 son Juan capislrano, ca 92675 fax 949/ 467-2321 10-25-13 #13-17 Sheet Number: 22-3 Plan 22 Roof Plan Style "B" Scale 114" = V- 0" RNORLU �51 A _.- OLP AT CORAL MOUNTAIN �� PEKAREK-CRANDELL, Inc. architecture - planning T.D. Desert Development 65' x 180' Lots ee� 31411 camino caplatrano, suite 300 949/ 487-2320 san Juan capielrano, cs 92675 fax 949/ 487-2321 10-25-13 #13-17 Sheet Number: 22-4 T.D. Desert Development 41 RN0RLU51Fi AT CORAL MOUNTAIN 65' x 180' Lots P C r * rnact>6 r + r�.axa�sc Plan 22X Roof Plan Style "A" Scale 114" = V- 0" PEKAREK-CRANDELL, Inc. architecture - planning 31411 camino caplstrano, suite 300 949/ 467-2320 son Juan capislrano,ca 92675 fax 949/487-2321 10-25-13 #13-17 Sheet Number: 22-5 1$ P7 T.P.. 3 a C i2 �[�j E1E1E1E1E1E]E 11_ 13 a Front Elevation _ _ _ — _ _ _ T.P. Tr V Ta$. * 14 Courtyard Elevation ir. Tn N 77 d O ti ran Rear Elevation Exterior Materials Plan 22 1. Concrete "S" Tile 10. Precast Concrete Finial Elevations 2. Smooth Stucco 11. Precast Concrete Column 3. Stucco o/ Foam Eave 12. Brick �pp�� 4. Stucco o/ Foam Trim 13. Brick Cap Detail Style 5. Stucco o/ Foam Corbel 14. Recessd Brick Detail 6. Wood Rafter Tails 15. Decorative Iron 7. Wood Shutter 16. Iron Railing 8. Wood Sectional Garage Door 17. Iron Gate Scale 114" =1'- 0" 9. Terra Cotta Paver Tiles 18. Metal Chimney Shroud w/ Brick RNORLU51H a *x a, . AT CORAL MOUNTAIN . V � PEKAREK-CRANDELL, Inc. T.D. Desert Development 65' x 180' Lott 6 * architecture - planning 31411 Camino caano,aulle 300 949/487-232 sanJuan ceplatrenono, ce 92875 fax 949/487-2321 10-25-13 #13-17 Sheet Number: 22-6 ?7 IN —o— F'as�.sir%er �� . G�a�.irc_ceaaxaa�iz _{L�Tasp ►�. ® +r.. au w0 Lee OOEI- -[It R �rarr — �z'• � u � ■� a a,� � ®� is 3 n o aris • e3 - _ : Ea: . — �. nanamh�. =� e r.n R Fryi k �ry'I Ga 12 6 l � �a } ��' r4'J. Left Elevation Exterior Materials 1. Concrete "S" Tile 10. Precast Concrete Finial 2. Smooth Stucco 11. Precast Concrete Column 3. Stucco of Foam Eave 12. Brick 4. Stucco o/ Foam Trim 13. Brick Cap Detail 5. Stucco o/ Foam Corbel 14. Recessd Brick Detail 6. Wood Rafter Tails 15. Decorative Iron 7. Wood Shutter 16. Iron Railing 8. Wood Sectional Garage Door 17. Iron Gate 9. Terra Cotta Paver Tiles 18. Metal Chimney Shroud w/ Brick T.D. Desert Development 'r RNORLU51H AT CORAL MOUNTAIN 65' x 180' Lots *"'ratcaim�r 6Wi:irJr1/�46 W-k« FLIP" 0 4 N Plan 22 Elevations Style "B" Scale 114" = V- 0" PEKAREK-CRANDELL, Inc. architecture - planning 31411 camino ceplstreno, suite 300 949/ 487-2320 san Juan Capistrano, ca 92675 fax 949/ 487-2321 10-25-13 #13-17 Sheet Number: 22-7 Front Elevation "A" Exterior Materials 1. Concrete "S" Tile 10. Precast Concrete Column 2. Smooth Stucco 11. Precast Concrete Trim 3. Stucco o/ Foam Trim 12. Precast Concrete Rosette 4. Curved Stucco Rake 13. Decorative Ceramic Tile 5. Furred Stucco Base 14. False Clay Tile Vent 6. Wood Rafter Tails 15. Decorative Iron 7. Wood Sectional Garage Door 16. Iron Railing 8. Terra Cotta Paver Tiles 17. Iron Gate 9. Precast Concrete Finial 18. Metal Chimney Shroud Front Elevation "C" Exterior Materials 1. Concrete "S" Tile 10. Wood Beam w/ Wood Corbel Below 2. Smooth Stucco 11. Stone Veneer 3. Stucco of Foam Trim 12. Brick 4. Wood Rafter Tails 13. Terra Cotta Paver Tiles 5. Wood Barge Board 14. Rescessed Paver Tile Detail 6. Wood Outlooker 15. Decorative Iron 7. Wood Sectional Garage Door 16. Iron Railing 8. Wood Shutter 17. Iron Gate 9. Wood Trellis 18. Metal Chimney Shroud w/ "S" Tile T.D. Desert Development 4 RN0RLU$1R AT CORAL MOUNTAIN 65' x 180' Lots Plan 22122X Front Elevations Style "A" & "C" Scale IN =1'- 0 PEKAREK CRANDELL, Inc. architecture - planning fMnM.RYPg1S 31411 camino capistrano, suite 300 949/ 487-2320 "r san Juan cepistrano,ce 92675 fax 949/467-2321 10-25-13 #13-17 Sheet Number: 22-8 H Front Elevation "A" Front Elevation "C" 0 T.D. Desert Development Front Elevation "B" 4 RNORLU51H AT CORAL, MOUNTAIN 65' x 180' Lots Plan 22122X Front Elevations Style "A", "B" & IV" Scale 114" = V- 0" PEKAREK-CRANDELL, Inc. architecture - planning 31411 Camino Capistrano, suite 300 949/ 467-2320 san Juan Capistrano, ea 92675 fax 949/ 467-2321 10-25-13 #13-17 Sheet Number: 22-9 I al C „0-, 9Z 1 I aut7 fq tad0,td „0-,08T I I 1 I 1 I I I 1 1 TT CI 1 1 1 �0 I ta 1 r------ L-----J I I I F————— I I I — — — — — —� I r--- _- —___ 1 8 I eH o I ------- i a I o o I I N N I I jm� fi I I Vuniryf I � I. 9 I 0 I 1 1 ] �� I ,I II w� C7) I � ao aG — I' T.D. Desert Development 0 El H 4 — — 9ui7 fJ.tad0,td „0-,08T RNORLU51TI AT CORAL, MOUNTAIN 65" x 180" Lots Plan 23 Square Footage Floor Plan Main Floor: 3,100 sq. ft. Style "A Casita: 512 sq. ft. Total Livable: 3,612 sq ft. Scale 114" =1'- 0" PEKAREK-CRANDELL, Inc. ""C4176 * e,a architecture - planning _ 31411 camino ceplstrano, suite 300 949/ 487-2320 san Juan capistrano, ca 92675 fax 949/ 487-2321 10-25-13 #13-17 Sheet Number: 23-1 aul7 fl,tad0,td „O-,O81 y� f r----- 1 �— - _-� I I r---- „0.OZ i. I I I I k I Q I ." I o I I I17 1 l L_----J I I I f.� I r _ I----- I L L I I ICLI � ,. - � -------� 1 O� I c,4 �O " Vanity d I oI o k 4I C7 I o I. 60 1 L- ----_ YI J ( 11 ao q IiiI1 I I _ I vr� Q C GO a __ _ Y�I K`! :t /4 Xt e 1 r IQ - � 5 .0-,9z L---- - -- - -L I I = I I I I�-.. a 1 I a� o q aui7 fq,tad0,1d „0-,O8T Plan 23X Square Footage First Floor First Floor: 2,802 sq. ft. Style "C" Casita: 512 sq. ft. Second Floor: 372 sq. ft. Scale 114" =1 0" Total Livable: 3,686 sgft. RNORLU51H AQ MOUNTAIN PEKAREK-CRANDELL, Inc. U. n T CORAL ~, *� architecture - planning T.D. Desert Development 65 x 180 Lots 31411caminosan Juan caplsUacano,ce 92675 fax 949/ 497-2321ano,su0.e300 949/487-232 -c�k� 10-25-13 #13-17 Sheet Number: 23-2 J-- — — — — — � I I I II 1 I I 1 IC I I I I 1 CI 1 1 I I I II d l II 1 li BI I I 1 II d l II 1 It ll II I I F� II � I I F-- 1 II 1 � I L_ II I I II I I j-1 d I F— L J �— ------ I I I I I. I I I I I IL I I L— — — — — — — — — — — — — — — — — — — — — — -----------� I I L J T.D. Desert Development HNORLU5111 AT CORAL, MOUNTAI N 65' x 180' Lots ------------ — — -- --- -� I II i I I --i Square Footage First Floor: 2,802 sq. ft. Casita: 512 sq. ft. Second Floor: 372 sq. ft. Total Livable: 3,686 sq.ft. Plan 23X Second Floor Style "C" Scale 114" = V- 0" PEKAREK-CRANDELL, Inc. architecture - planning 31411 camino caplatrano, suite 300 949/ 487-2320 san Juan caplstrano,ca 92675 fax 949/487-2321 10-25-13 #13-17 Sheet Number. 23-3 T.D. Desert Development RNORLU51H AT CORAL, MOUNTAIN 65' x 180' Lots Plan 23 Roof Plan Style "A" Scale 114" = V- 0" PEKAREK-CRANDELL, Inc. architecture - planning 31411 camino caplatrano, suite 300 949/ 487-2320 san Juan caplstrano, ca 92675 fax 949/ 487-2321 10-25-13 #13-17 Sheet Number: 23-4 T.D. Desert Development 4 RNORLU51H AT CORAL M O U N T A IN 65' x 180' Lots Plan 23X Roof Plan Style "C" Scale 1/4" =1'- 0" g PEKAREK-CRANDELL, Inc. architecture-planning w�..v�saa,o j c 31411 camino capistrano, suite 300 949/ 487-2320 san juan caplstrano, ce 92675 fax 949/ 487-2321 10-25-13 #13-17 Sheet Number: 23-5 Front Elevation Rear Elevation Exterior Materials 1. Concrete "S" Tile 10. Wood Beam wl Wood Corbel Below 2. Smooth Stucco 11. Stone Veneer 3. Stucco of Foam Trim 12. Brick 4. Wood Rafter Tails 13. Terra Cotta Paver Tiles 5. Wood Barge Board 14. Rescessed Paver Tile Detail 6. Wood Dutlooker 15, Decorative Iron 7. Wood Sectional Garage Door 16. Iron Railing 8. Wood Shutter 17. Iron Gate 9. Wood Trellis 18. Metal Chimney Shroud w/ "S" Tile T.D. Desert Development Courtyard Elevation RNORLU51H AT CORAL MOUNTAIN 65' x 180' Lots Plan 23X Elevations Style "C" Scale 114" = V- 0" PEKAREK-CRANDELL, Inc. w bz'utd *' architecture - planning u 31411 camino capistrano, suite 300 949/ 487-2320 san Juan ceplstrano,ca 92675 fax 949/487-2321 10-25-13 #13-17 Sheet Number: 23-6 Right Elevation Left Elevation Exterior Materials 1. Concrete "S" Tile 2. Smooth Stucco 3. Stucco of Foam Trim 4. Wood Rafter Tails 5. Wood Barge Board 6. Wood Outlooker T Wood Sectional Garage Door 8. Wood Shutter 9. Wood Trellis 10. Wood Beam w/ Wood Corbel Below 11. Stone Veneer 12. Brick 13. Terra Cotta Paver Tiles 14. Rescessed Paver Tile Detail 15. Decorative Iron 16. Iron Railing 17. Iron Gate 18. Metal Chimney Shroud w/ "S" Tile T.D. Desert Development 4 RN0RLU51R AT CORAL MOUNTAIN 65' x 180' Lots ASfl r ;~ aL ca,m a tan:�oavrn Plan 23X Elevations Style "C" Scale 114" = V- 0" PEKAREK-CRAN DELL, Inc. architecture - planning 31411 cemino capistreno, suite 300 949/ 487-2320 san Juan capislrano,ca 92675 fax 949/487-2321 10-25-13 #13-17 Sheet Number: 23-7 Front Elevation "A" Exterior Materials 1. Concrete "S" Tile 2. Smooth Stucco 3. Stucco of Foam Trim 4. Curved Stucco Rake 5. Furred Stucco Base 6. Wood Rafter Tails 7. Wood Sectional Garage Door 8. Terra Cotta Paver Tiles 9. Precast Concrete Finial 10. Precast Concrete Column 11. Precast Concrete Trim 12. Precast Concrete Rosette 13. Decorative Ceramic Tile 14. False Clay Tile Vent 15, Decorative Iron 16. Iron Railing 17. Iron Gate 18. Metal Chimney Shroud Front Elevation "B" Exterior Materials 1. Concrete "S" Tile 2. Smooth Stucco 3. Stucco o/ Foam Eave 4. Stucco o/ Foam Trim 5. Stucco o/ Foam Corbel 6. Wood Rafter Tails 7. Wood Shutter 8. Wood Sectional Garage Door 9. Terra Cotta Paver Tiles 10. Precast Concrete Finial 11. Precast Concrete Column 12. Brick 13. Brick Cap Detail 14. Recessd Brick Detail 15. Decorative Iron 16. Iron Railing 17. bon Gate 18. Metal Chimney Shroud w/ Brick T.D. Desert Development Mai RNORLU51H AT CORAL, MOUNTAIN 65' x 180' Lots Plan 23 Front Elevations Style "A" & "B" Scale 114" = V- 0" PEKAREK-CRANDELL, Inc. M. �rscrx r.WF * architecture - planning V=ne % 31411 camino caplstrano, suite 300 949/ 467-2320 san Juan capistrano,ca 92675 fax 949/487-2321 10-25-13 k13-17 Sheet Number: 23-8 Front Elevation "A" Front Elevation "C" T.D. Desert Development Front Elevation "B" A[ RNORLU51H AT CORAL MOUNTAIN 65' x 180' Lots Plan 23123X Front Elevations Style "A", "B" & "C" Scale 114" = V- 0" PEKAREK-CRANDELL, Inc. architecture - planning 31411 camino capistrano, suite 300 949/ 467-2320 san Juan capistrano, ca 92675 fax 949/ 467-2321 10-25-13 913-17 Sheet Number: 23-9 PROJECT: ANDALUSIA: LOTS 21-44 PROJECT TRACT # 31681-3 LA QUINTA, CA INDEX: IRRIGATION PLAN L-3.00 IRRIGATION DETAILS L-4.00 IRRIGATION SPECIFICATIONS L-4.10 PLANTING PLAN L-5.00 PLANTING DETAILS L-6.00 PLANTING SPECIFICATIONS L-6.10 VICINITY MAP: N � 817E a LA QUINTA 1-10TH A'. - — � . --- --1 l-- . 1 58TH AVS. 59TH vE. � ENTRAINCE TO CORAL hTT7d. AVE. 60 66ND AVS TORRE5 MARTINEZ INDIANDIAN I;MSERSITE VATION ATION TTACHMENT 4MAR12201haaaaaaaaaaal CITY OF LA QUINTA COMMUNITY DEVELOPMENT LANDSCAPE ARCHITECTS,INC. 73061 EL PASEO, SUITE "210" PALM DESERT, CA (760) 568-3624 FAX (760) 773-5615 E-MAIL; rga@rga-pd.com WATER CONSERVATION STATEMENT: PREPARED FOR: T.D. DESERT DEVELOPMENT 81570 CARBONERAS LA QUINTA, CA 92253 CONSULTANTS: EV8a N J g H J 0 :li {'9 a� Q Z Z W W W li d IL L-1.00 le- 44 1 n 2 m z FQQ Xr I-V2' WA' AFTER AND L- BAC PF£IBJT'OR TO W II NITALLED BY QW .-3.00 AyLfM QU -I r IRRIGATION SCHEDULE SYMBOL MANUFACTURER/MODELIDESCRIPTION GPM $APJS>_$ Irrigation Lateral Line: PVC Class 200 Rain Bird XCZ-100-B-COM K Drip 1" Rain Bird PESB valve, Quick Check Filler, and 40 psi Irrigation Mainline: PVC Class 315 Pressure Regulator kit - - Pipe Sleeve: PVC Schedule 40 4 API FCH-H-FHT L Typical pipe sleeve for irrigation pipe and wires Pipe sleeve size Self Flushing End Valve shaA tar 2, plpe size arhl allnw for Itnuallon pong and their related oouplingy to easily sllde IlnouOh sklavtn0 maletlal. Extend Rain Bird XB-20-1032 Emitter 20 J slosvas 1S inches boyorld udgaz of paving or mushuchap. Place 2 gph xeri-bug emitter, 1 per shrub (Not shown on plan for clarity) in all locations where irrigation passes under hardscape. use separate sleeve for controller wiring SYMBOL MANUFACTURER/MODEL/DESCRIPTION Valve Calloul Valve Number ® Rein Bird PEB C Electric Remote Control Valve Lg�- Valve GPM 0 Rain Bird 33DRC E Valve Size 3/4" Quick Coupler Valve, two piece body F Nibco T-113 D NOTES: Class 125 bronze gate shut off valve with wheel handle, same 1) These plans are dlagramatic size as pipe diameter 2) Mainline and valves are shown in hardscape for clalrity only © Rain Bird ESP-28MC-SS 0 3) Irrigation contractor to install rainblyd FRS bodies on all heads adjacent to hardscape I rrigallon Controller, 28 stations, with stainless steel pedestal 4) All sprayheads are to be setback 18" from sidewalks, driveways, curbs, and all hardscape. mount BF Water Meter and Backilow Preventor to be installed by C V W D A M See plan for size NORTH SCALE: 1" = 10'-0" GRAPHIC SCALE mm o9 30' 20' 10, 5' 0 i ANDW M ARCHIFIXT3 per, 73M EL PA9E0, aURE 210 PALM DESERT, CA 9=00 (7e0) MB-3824 FAX (780) 773-M5 E-MAL: i q&-r -pd eotn 0 N Q N J IL N 0 CO Z U Q J Q 0 J Q 41 Q U) 6 J QQ Z Q SPECIFICATIONS SHEET ■ BOOK ❑ PROJECT MANAGER: TM DRAWN: TM CHECKED: PROD. NO- RI359 DATE: 0/26/13 SCALE: 11- 0'-0' REVISIONS SHEET NO: L-3.00 AFFLEDOW CII EItW.Ta)dr PLASTIODOX AAML®@JA pCII ECAl11}II1l1D TLAPIIO -- APR®en (ailaMl)Igtw RAmc NRANMPTLE") ?W.WJE 014A1115 TAP +OaRWILG[NTOPMMm MSQVTLCN BOX+ OOVM OO.LTS TO MATCH DZ+0001ROOLGITOMATCH 4 PLACES ELL MOwPOO COMPOL VALVE COL[R70VATCH BO-rAG.►PlW Bl�ox. llpipROltiIOL l QA70 VALVE IRA TINR ANGLES AAlfL)CA L.A'ELL7818000PRl R'LT.AW®W/ifEil t:6IM AFPLIC'ATX1l TIm Asir. WATER ARFUCATIQL REDUCED FROMM IPLAOM FACET TOHARDOMA E EDGEUSELAV9LSi BON FOR PEOLAa® S090FLCUP POM IFFR EEOW W MWN k Lx7RTR MANm} FAWT%W RATE Win VALVE B141NIERE tITLi90 cL70RCLI.ER-� VALVE EACHS IEGTIEITE TO WPAM®ON gtA a �f 1 - TEr000J(RVP) UNIONMECOCNIIIOI.lE1 FF1a1 GAATr n SIRAM91 PI®CSOHAPPLY 0 0 WATERFFW/NWfSGLGErD 10TE7F8R+�FLNWADE `< LFE-pFQty{W WDERGROUNDA E AN UL APPROVED . / . a s . , '` LA1MI AREAS IEBI MOTE RCF31GLiOlPD ARE ELITE 10F � 1 FHBL GRACE{Pw Slt40 T I"A6 PTOPI ANORNf _ ARIB AREA PEXSIAL HJILAIS Elt]W MDR FMRI GTCE PIEBMELIE HACWFISS. LAIN AREAS FlFTFKI a. r M OW 40 GONDtIT PVC LM FIRE na � 'rTHFAC®NWPLE RHff POST me FRTNaB FIRM GLACE OCLELOD .—IGRADIS 9 AREAS '''LLL1 k ,V.FRO MM SURLY ELL � R.CW MAISII®R K; i .� A LINE WE REW WILT Bl EMSSLLBOWPLOS FIIFN Gi1[7E� AL.a. �;;"'�" PEA GRAYS. PEA GiAVIi STREETH1 �y y WK Scu. ID "a Cu. PT) TW. TMEIOm Ovkm GL L ` FVCW4DMMA '; tr THEAID NPPIE FIE88UE SPRY ° FTEFWR SPRY LSE FWTNQ OF JN •, . C ATE VALVE LFE MAZE • a ME W'ECIRCAMO , R i PVC LFE PPE MR90i 10 y � FM MALE ADAPTOR �NSEB TOPIWAOR OONRI0. CA�IIa1GI 117E '•r' 1 EGI ENT TO BE MAIM AT AIBS/Y Or Ir PEW WALE, VALVES LACAL FOA IC OlS4WS11. WF! ..�l.:i..:.+ o��•• BeONGS EpVOLT 11016 A• • �','ii E ALL ABOVE GS]UD ANBfiLY MALL fficem CWO OGAT 7 PAT RICER 40 OQQR NWaLL CONTROL VALVES WAY OF 4" APART RED LEAD PRIMM AND CISID OCAT PAW AS SOLECTEDN AIDRIINOW N S}IW! MlAS ULEPW OBeWM! N TER. ARGEEW 3 WNW MYUNW TUYXE1A3 WAIL- M tSOT ODW METOECNanl A BACKFLOW PREVENTOR (PER C.V.W.D.) B AUTOMATIC CONTROLLER C AUTOMATIC VALVE D GATE VALVE E OUICK COUPLER VALVE r PVC SCHEDULE 00 RJR ° E 408111r � fPVC 801DJLZ 40 TM CIA ELL CLASS M PVC LATMAL PMa _. I BUBBLER HEAD LEGEND s T RAN woXEFGFAY OR X1Prsumem OR ESBCN D WE INWiKN OCIAR ClIQ EaWWF LEGEND FOR MGOd 41 OR Milan — 0 XSFIRMILER I RAN WDMODEL MFR-1QPOLYFLEX BEER S.SLQIH AS R:GUFMI � 1 a MLGR EQ 4 RNMGADE I- .;•. a PVO RITNQ(IT X S I V2 mm IC a FAN FAD MLDEL N'M-OE) POLY REK ADAPTER AlREMIT 7• PVC PIPE R[.eIH 14i GCGRp1110NC. FJOEM t:i l T, #' 11I14;1 APFIM BMOR EQUAL)12'XW PLASTIC BOX + OOM WI LOCK TOP MWM WAATWN CONTROL VALVE COLOR TO MATCH SUHiOIRDNO SCL USE LAVeM 9% FOR RECI.MMB) WATER O;saML NWTALLATRIN NOTION L W7WaWl1 MUNITION RAN N 01AARA1MAT14174AL LOGATIOI O' FrM ELL SO DEIlNNlD AT TIME Or NRALLATICL MANLN NO LATERALS MALL SO PLACED N RAVE TRWI?I WF 51 P SORIIDR WICIMN PAVED ARRAS N FOR CLARIFICATION CNLY AND ♦IWLL SO NSrAUJW N PL MFnED A 2 awT ALL WOS'IMT AS OIORI N cmALA ALL■*A%mu IWORW EC NOT W70•WD ON THE CRAVING NMLL SO PIDV'O® RY THE 111GATM CONTRACTOR 3. ALL OCLNGR SHALL PE IWALLED N ACOOIOAWX WITH MANIIAACRIEYS FNINJCRONS AM lWQIOATIOIN. 4 EAOOLOS PIDTEOIOL uwM MALL SO NRALLm N ACOOSAN100 vmH LCOAL OOOM. TL EEFMTICN OOIIIIw m MALL SO rw O POI PR'1P01 MGRfYNp/P M900 NSTALLATON Q MEM ROADS AND W F=m AND Wr RIS EEI mict IALEO PEE ALL LATERAL PPNG MALL SO TI/IOND A IMAM OF dr OMP ALL OOCTOL Wall GCIIG 11DM ONaWAVS AND WIiTW 04ALL W dWEAlD M A FVO Ra LATERAL RFq GOPOD LNDEI OSNWAYS AND @FROSTS MALL OR WONOUIJ 40 PM 7. ALL VALET CONTROL WM M NWTALLED N tlAE TIID/74 WRN LVALM IRIDQ1'NF ►OFLILE Aw SHALL M SOLD COFPNL AM SA, TYPE W. DIRECT WAIL WINE, UO NO MIAPCTE OR 410=01 L00 WIa ooleolcRIL a ALL TIMIOH EAOVLL SOL SMALL M OJAA FREE Cle ROOM TRAWL OLAea SMVMT AND CNLIT OCNrANSN NO RAGL OONTRAOTC11 MALL CCMFAOT ALL TIQICNW TO A DE NNIY E M TIN uD•v® AID WLL M � FOES N ANY 4NOf1LLD TRENCHES BACK TO PSFIIL OIACI S. CONTRACTOR MALL PLUM ALL FPE LNN FROM TO NSMLLNO FPN4aJT NAM. D, OONTMOTOR MALL ll= LL VALVE UO1aS AT C IAOW OVER ALL EJICRRIO VANES AND NRALL ANTFDIIAN VALVES M NEOINMY TO PFLWW LOV LEAD DAWAQ OROEM OR CALLAQP IL DONIRADTcw WI.L AIOANT ALL 1PTEeGNN AND VALvp FOR NORM CAMATION AND COAMAO. W PROUM ALONG STREET OIIfN AND CNNWAYS NWLL SO WO EAIX 11 NO M PER CMD. ALL PIEIGEr I ALL i ADJUST 00 THAT NO WATERS THROB NONTO/DNORIIEW OR NATURAL FACED MASONRY WALLA NO OA9RIIOV N FQLIRm ON FLNOSOAR 71�IID:I�Iti PA CONTROL ZONE KIP o I RAN ROL ZONE IT, Ij 9 ` BALL VALyy�� 10Qf88 PFVALVE CFK - ET R.THi AND n PSFAMOX-100 F7E8BIlFE FE0IA.ATOFU I WNeID10 mlD GAP — PEA WAVE-111X� UmTTT lNZ I K DRIP VALVE I ARI.w an WE Eaft.) Ram IlABIIC NOTE BGL+ COVER COLOR TO MATCH NWTALL AT LOAEN PCM aSEOXCfOD S� AD(OR AT ED OF LATERAL UELAVE BOXFMIECAL PRIQASMSEM WATER APRIGATFON NOLATEALLFE , E FLAN FAIR WO ,� r AP. Ca[XR FWRNDEDVALVE FILL BOX WIN VP PEA GAVE. L END SELF FLUSHING VALVE Y-FILTER Im — FRIMUR 0XTAX41n - Ilm Lamm IJXZ SCC PIARITXO 3l'Atim ON ]N:IN1um LYXRCND EMITTER PIPE SIZING CHART 1/2- PIPE 0 TO ISO GPH 9`4• PIPE I81 TO 360 GPH 1 PINE 361 TO 840 GPH 1-1/4- PIPE 641 TO 1440 GPH 1 INSTALL ONE EMITTER PER PLANT (UNLESS OTHERWISE NOTED) AT UP RU SIDE OF EACH PLANT. 2, DUE TO THE HIGH QUANTM S OF EMITTERS, ALL EMITTERS ARE NOT SHOWN ON PLAN. IT SHALL BE THE IRRIGATION CONTRACTORS RESPONSIBILITY TO CONSULT WITH LANDSCAPE ARCHITECT TO OBTAIN THE ACTUAL NUMBER OF PLANTS FOR THE PROJECT 3 IT SHALL BE THE IRRIGATION CONTRACTOR'S RESPONSIBILITY TO ACCURATELY PIPE SIZE ALL EMITTER PINE SIZE CHART SHOWN ON PLANS. M TYPICAL EMrrrER LAYOUT DETAIL RD VOLTPCIIWI NIQAITIMA M IID CONTRACTOR CV A �AMn DORM INGI 00R IIIOATION CCIONTROL I MALL oc PEPQJOJF FOR MAODp CCLALL H ONTO COC1BY OWN CONTNCLLERI'P MB LCOA71C1 SHALL E DLIEMm BY CVRIDT4 ATIIQ® FlTNIEIMTM. tg RONADCNOOW=.D0A L NC AMR. APPRON ALL N:LD DIWGLN OIWIWO Dy TO NNW FLAN NO LNOSOAPS FLAN ONANOW TO OAARAMEE 10aX OFFMLNI OOV'pWGE OR THE IIIGATION CCNNMOTORaW.L ASSUME FIA1 RBWI RM x 'a :A DVImCpTMSorON' .,. MNC RAN PPE WOOD OR 94ACHOVATE AITMIO RE4SMN OR WELD DL5> M CFW XM WNHOVF APPROVAL 1B, ROIlALD gNOON ALNOOOT1a N0. N NOT RRROhiN POI NNCN N FNTAJ_A71oN r TNY NA19 NOT RWO IETAMID 1'CR NWOLLATION OSUMAMM TW LANCOMAM CONTRACTOR MALL ROPER TO SPECIFICATION FOR DETALA STANDARDS CT MATERIALS AID WQVGAMWP. EP!°OAL NOTES I COlTMOTOI llA PIaTO THREE NE•LIM AT TIN OO7 OP THE ROOT BALL FOR EACH FED OIONN OR 14' AID LAIN IER ROW TREE OR AND MM Tii AT TIN DIRECTION OF THE LADSCAPS AROMICT. IRRIGATION HEAD [(S_EE IRRRIGATON LEGi:NB FOR SPE TREE, PALM TRUNK — HOOT BALL .--• FINISH GRADE SEE DETAIL S _ V -� (Tim SHEETS MR BUBBLER OR XERI-BUBBLER DETAIL. PLACE IRRIGATION HEAD PLACE IRRIGATION HEAD HALF THE D19TANCE FROM ADJACENT TO ROOT BALL ROOT BALL TO TRUNK N TYPICAL TREE AND PALM IRITIGATION DETAIL CVWD LANDSCAPE APPROVAL Throe pkm hew been mlowed by IM CoadGN Vaay WaNr Dletdct In mcrdarce wan Cal"s Gasnemnt code. eecdon 65501 at Nq � � rn0anpe an�amn design In coo mUon wan the 018Tft V.Gt App—I of We dewing by CVWD a 0doeanot car gul. approvalb oncmach Inb dbbld and USBR Rlphts4-Wy. TYeee, plam, wab, and pamunwd ebucluree 01 any Idld may not be planted a Inalelled In CVWD arM USER eaNmanb a rlgh4df y wWam Rat obtaWng an ancroadmwd pemtlt from CVWD. bete 73061 B_ PASEO, SUITE 210 PALM DESERT, CA QM80 bE0) SSb3E24 PAX (7e0) n3-GM E-MAP-- rpa°r®a-pd.eofn co co N Q 0 N N Z O Z Ja E U I 0 J Q F..L Q r SPECIFICATIONS SHEET N BOOK ❑ PROJECT MANAGER: TM DRAWN: TM CHECKED: - PROJ. NO: R1350 DATE: 0/261T3 SCALE: - REVFISIONB: NrT SHEET NO L-4.00 OWNER'S IRRIGATION WORK RESPONSIBILITIES 1 CONSTRUCTION RESPONSIBILITIES: THE OWNER WILL BE RESPONSIBLE FOR ALL ASPECTS OF CONSTRUCTION INCLUDING ALL IRRIGATION EVALUATIONS. ALL FIELD MEETINGS SHALL BE INITIATED BY THE CONTRACTOR AND COORDINATEDTHROUGH THE OWNER (JOB SUPERINTENDENT) TO THE LANDSCAPE ARCHITECT THELANDSCAPE ARCHITECT SHALL BE IN A SUPPORT EVALUATION ROLE TO THE OWNER (JOB STUPERINTENDENT), PROVIDING INTERPRETIVE ADVICE ONLY, IN ACCORDANCE WITH THE EVALUATION SCHEDULE 2 DETERMINING LEGAL AND PHYSICAL ELEMENTS: THE OWNER (JOB SUPERINTENDENT) SHALL BE RESPONSIBLE FOR DETERMINING PROPERTY LINES, RIGHTS-0E-WAY, TRACT BOUNDARIES, GRADES, EASEMENTS, UTILITY LOCATIONS (ABOVE AND BELOW GRADE) AND ANY OTHER LEGAL OR PHYSICAL ELEMENTS AS REQUIRED FOR THE SUCCESSFUL COMPLETION OF THE WORK CONTRACTOR SHALL NOT BE PERMITTED TO PROCEED WITH ANY WORK WITHOUT DETERMINATION OF THE ABOVE FACTS 3 SITE DISCREPANCIES: ALL DISCREPANCIES IN SITE CONDITIONS, DRAWINGS OR SPECIFICATIONS SHALL BE IMMEDIATELY BRW GHT TO THE ATTENTION OF THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT. IT IS THE OWNER'S (JOB SUPERINTENDENTS) RESPONSIBILITY TO CONSULT THE LANDSCAPE ARCHITECT PRIOR TO ANY FURTHER WORK IN THAT AREA ANY UNREPORTED DISCREPANCY AND CONTINUEDWORKWITHOUT WRITTEN AUTHORIZATION FROM THE OWNER SHALL BEAT THE OWNER'S AND CONTRACTOR'S RISK AND EXPENSE 4 CONTRACT FULFILLMENT: ALL QUESTIONS RELATING TO INTERPRETATION OF THE SPECIFICATIONS, QUALITY OFWORK AND ACCEPTABLE FULFILLMENT OF INTENT OF THE CONTRACT DOCUMENT SHALL BE DECIDED CONCURRENTLY BY THE OWNER (JOB SUPERINTENDENT) AND OWNER IRRIGATION GENERAL INSTALLATION NOTES 1 IRRIGATION PLAN IS DIAGRAMMATIC, FINAL LOCATION OF PIPING WILL BE DETERMINED AT TIME OF INSTALLATION MAINLINE AND LATERALS SHALL BE PLACED IN SAME TRENCH WHEN POSSIBLE EQUIPMENT SHOWN ON THE PLAN IN PAVED AREAS IS THEREFOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN ADJACENT PLANTED AREAS 2 INSTALL ALL EQUIPMENT AS SHOWN IN DETAILS ALL EQUIPMENT REQUIRED BUT NOT SPECIFIED ON THE DRAWING SHALL BE PROVIDED BY THE IRRIGATION CONTRACTOR.. 3 ALL EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS AND SPECIFICATIONS. 4 BACKFLOW PROTECTION UNIT($) SHALL BE INSTALLED IN ACCORDANCE WITH LOCAL CODES 5 IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR PROPER WORKMANSHIP DURING INSTALLATION B ALL MAINLINE PIPING SHALL HAVE A MINIMUM OF IS'COVER 24"UNDE ROADS AND STREETS AND 24-IFRUBBER 1 R A R RING SEALED PIPE) ALL LATERAL PIPING SHALL HAVE A MINIMUM OF 12' OF COVER ALL CONTROL WIRE GOING UNDER DRIVEWAYS AND STREETS SHALL BE SLEEVED IN A PVC PIPE, WITH IS' OF COVER LATERAL PIPING GOING UNDER DRIVEWAYS AND STREETS SHALL BE SCHEDULED 40 PVC WITH IS' OF COVER 7. ALL VALVE CONTROL WIRE SHALL BE INSTALLED IN SAME TRENCH WITH MAINLINE WHEREVER POSSIBLE AND SHALL BE SOLIDCOPPER,AWG/14, TYPE UF, DIRECT BURIAL WIRE, USING SNAPTITE OR SCOTCH-LOC WIRE CONNECTORS INSTALL 2 WIRE SYSTEMS PER CONTROLLER MANUFACTURER SPECIFICATION. S ALL TRENCH BACKFILL SOIL SHALL BE CLEAN, FREE OF HOCKS, TRASH, GLASS, SOLVENT AND CEMENT CONTAINERS ANDRAGS CONTRACTOR SHALL COMPACT ALL TRENCHES TO A DENSITY EQUALTO THE UNDISTURBED SOIL AND SHALL BE RESPONSIBLE FOR BRINGING ANY SETTLED TRENCHES BACK TO FINISH GRADE 9 CONTRACTOR SHALL FLUSH ALL PIPE LINES PRIOR TO INSTALLING IRRIGATION HEADS 10 CONTRACTOR SHALL INSTALL VALVE BOXES ATGRADE OVER ALL ELECTRIC VALVES AND INSTALL ANTI -DRAIN VALVES AS NECESSARY TO PREVENT LOW HEAD DRAINAGE EROSION OR DAMAGE 11 CON TRACTOR SHALL ADJUST ALL HEADS AND VALVES FOR PROPER OPERATION AND COVERAGE AS SPECIFIED ON THE IRRIGATION LEGEND HEADS ALONG STREET CURBING AND DRIVEWAYS SHALL BESET BACK 18" FROM INSIDE FACE OFCURB ALL HEADS SHALL BE ADJUSTED SO THAT NO WATER IS THROWN ONTO STRUCTURES OR MASONRY WALLS NO OTHERTHROW IS PERMITTED ON HARDSCAPE 12 120 VOLT POWER FOR CONTROLLERS) IS TO BE PROVIDED BY OTHERS ON A SEPARATE CIRCUIT BREAKER, IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING CONNECTIONS TO CONTROLLER CONTROLLER FINAL LOCATION SHALL BE DETERMINED BY OWNER'S AUTHORIZED REPRESENTATIVE 13. RGA LANDSCAPE ARCHITECTS, INC SHALL APPROVE ALL IN -FIELD DESIGN CHANGES WE TO SITE PLAN AND LANDSCAPE PLAN CHANGES TO GUARANTEE DESIGN COVERAGE OF HEADS, OR THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR THE IRRIGTION COVERAGE 14. RGA LANDSCAPE ARCHITECTS, INC SHALL NOT BE RESPONSIBLE FOR IMPROPER OPERATION OF SYSTEM DUE TO CONTRACTOR NOT FOLLOWING PLAN PIPE SIZING OR INADEQUATE STATIC PRESSURE DUE TO IN -FIELD DESIGN CHANGES 15 RGA LANDSCAPE ARCHITECTS, INC IS HOT RESPONSIBLE FOR ERRORS IN INSTALLATION PROPER INSTALLATION IS THE RESPONSIBILITY OF THE CONTRACTOR SPECIAL NOTES 1 SPRAYHEADS: SHRUB SPRAY HEADS ON A RISER WILL ONLY BE PERMITTED NEXT TO A WALL, A FENCE OR OTHER AREA WHERE THEY ARE OUT OF CLEAR VIEW AN APPROPRIATE HEIGHT POP-UP HEAD SHALL BE INSTALLED ADJACENT TO ALL WALKS,DRIVES, PATIO AREAS AND ALL AREAS ADJACENT TO PEDESTRIAN TRAFFIC FINAL INSTALLATION IN LAWN SHALL BE FLUSH, AND IN SHRUB BEDS ONE INCH ABOVE GRADE 2. CONTRACTOR SHALL PROVIDE TWO EMITTERSRREE BUBBLERS AT THE EDGE OF THE ROOT BALL FOR ALL TREES POP-UP SPRAY SPECIFICATIONS: L7idiW TOR S' POP-UP BODY IN STANDARD TURF ANNUAL COLOR: 6' OR 17 POP-UP BODY SHRUBS: 6' OR IT POP UP BODY GROUNDCOVER FROM FLATS TOR 4" POP-UP BODY FOR LOW GROWING TYPES, C OR W POP-UP FOR TALLER TYPES NOTE: GROUNDCOVER SPECIFIED AS ONE GALLON SHALL BE PLANTED PER THE SHRUB DETAIL GENERAL NOTES 1 THESE SPECIFICATIONS TAKE PRECEDENCE OVER NOTES AND DETAILS ON THE ORAWINGSIPLANS 2 ALL WORK MUST BE COMPLETED BY LICENSED CONTRACTORS 3. SOIL TESTING: THE CONTRACTOR MUST HAVE THE SOIL TESTED FOR PH FACTOR, EXPANSIVENESS AND CHEMICAL COMPOSITION "MOT' SOIL, (SOIL WITH A PH OF 7 OR HIGHER) MUST BE TREATED AS DESCRIBED IN THE CONCRETE AND PLANTING SECTIONS EXPANSIVE SOIL MUST BE TREATED OR REMOVED TO MITIGATE HARDSCAPE MOVEMENT AND EXCESS WATER RETENTION IN PLANTING AREAS. 4 SOILS REPORT: AFTER SOILS REPORT HAS BEEN PREPARED FOR THIS PROJECT, ALL EXCAVATION, GRADING, AMENDMENTS, COMPACTION, ETC SHALL BE ACCOMPLISHED AND PERFORMED IN ACCORDANCE WITH THE SOILS REPORT THE SOILS REPORT IS HEREBY MADE A PART OF THESE DRAWINGSAND THE RECOMMENDATIONS CONTAINED THEREIN ARE TO BE FOLLOWED AND CONSIDERED AS MINIMUMS UNLESS MORE STRINGENT REQUIREMENTS ARE NOTED OR DETAILED IN THE DRAWINGS OR SPECIFICATIONS 5 CONTRACTOR MUST PROVIDE EVIDENCE OF LIABILITY AND WORKER'S COMP INSURANCE TO THE OWNER S LIABLE FOR ENCROACHMENT: CONTRACTOR IS RESPONSIBLE FOR NON -ENCROACHMENT ONTO ADJACENT PROPERTY, EASEMENTS AND KNOWLEDGE OF THE LEGAL PROPERTY RESTRICTIONS, WHETHER MARKED OR UNMARKED 7. COORDINATION: CONTRACTOR IS RESPONSIBLE FOR COORDINATION WITH ALL OTHER TRADES, THROUGH THE GENERAL CONTRACTOR (IF APPLICABLE) B. NOTIFICATION OF ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND/OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER AND LANDSCAPE ARCHITECT IMMEDIATELY ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER OR THE LANDSCAPE ARCHITECT IN WRITING ANY CONTINUATION OF WORK PRIOR TO RESOLUTION IS AT THE CONTRACTOR'S RISK AND EXPENSE 9. LIABLE FOR DAMAGE: THE CONTRACTOR SHALL BE LIABLE FOR DAMAGE CAUSED BY ITS WORK OR ITS SUBCONTRACTORS TO ALL UTILITIES. CONSTRUCTION, IRRIGATION AND PLANTING ELEMENTS, EXISTING OR NEW, MARKED OR UNMARKED, AND SHALL REPLACE OR REPAIR DAMAGE IN A MANNER ACCEPTABLE TO THE OWNER 10 LIABLE FOR LOSS: THE CONTRACTOR SHALL BE RESPONSIBLE AND LIABLE FOR ANY LOSS TO HIS EQUIPMENT, PARTS AND MATERIALS ON THIS PROJECT UNTIL COMPLETION AND ACCEPTANCE OF THE JOB IN WRITING FROM THE OWNER CONTRACTOR IRRIGATION WORK RESPONSIBILITIES 1 SCOPEOFWORK THE CONTRACTOR SHALL PROVIDE ALL LABOR,MATERIALS, TRANSPORTATION AND SERVICES NECESSARY TO FURNISH AND INSTALL A COMPLETE IRRIGATION SYSTEM AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN 2 CONFORMANCE: ALL IRRIGATION WORK SHALL CONFORM TO APPLICABLE LOCAL, COUNTY ANDOR STATE CODES, REGULATIONS AND RULES 3 PERMITS AND INSPECTIONS: THE CONTRACTOR SHALL OBTAIN, COORDINATE AND PAY FOR ANY AND ALL PERMITS, FEES AND AGENCY INSPECTIONS AS REQUIRED 4. SITE VERIFICATION: PRIOR TO COMMENCEMENT OF WORK, THE CONTRACTOR SHALL VERIFY, AT THE SITE, ALL CONDITIONS AND DIMENSIONS SHOWN ON THE PLANS NECESSARY TO ACHIEVE THE INTENDED DESIGN OF THE IRRIGATION SYSTEM ANY DISCREPANCIES SHALL BE IMMEDIATELY REPORTED TO THE OWNER (JOB SUPERINTENDENT) 5 POINT OF CONNECTION VERIFICATION: THE CONTRACTOR SHALL VERIFY THE STATIC PRESSURE, METER SIZE AND SIZE OF SERVICE TO METER (P O C) AT EACH POINT OF CONNECTION IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO COORDINATE INSTALLATION OF THE METER, IF APPLICABLE B FIELD STAKING: PRIOR TO INSTALLATION, THE CONTRACTOR SHALL LOCATE, BY STAKES OR OTHER MEANS. ALL PRESSURE SUPPLY LINES, CONTROL EQUIPMENT, GROUND COVER DELINEATIONS AND HEADS FOR APPROVAL BY THE OWNER (JOB SUPERINTENDENT) 7. INTENDED DESIGN COVERAGE: THE CONTRACTOR SHALL BE RESPONSIBLE FOR MODIFICATION OR REVISIONS OF THE SYSTEM AS NECESSARYTO MAINTAIN THE DESIGN OF CONTRACT DOCUMENTS ANYDEVIATIONFROMTHECONTRACT DOCUMENTS SHALL HAVE THE PRIOR WRITTEN APPROVAL OF THE OWNER AND LANDSCAPE ARCHITECT B IRRIGATION PLANS: THE IRRIGATION PLANS INCLUDING PIPING AND EQUIPMENT LOCATIONS ARE DRAWN SCHEMATICALLY THE CONTRACTOR SHALL MAKE MINOR ADJUSTMENTS TO THE SYSTEM, AS REQUIRED TO AVOID PHYSICAL ELEMENTS AND CONFORM TO THE SITE CONDITIONS IN ALL CASES, THE CONTRACTOR SHALL INSURE THAT THERE ARE NO CONFLICTS BETWEEN THE IRRIGATION SYSTEM, PLANTING AND CONSTRUCTION ELEMENTS. AND EXISTING UTILITIES. B ELECTRICAL CONNECTION: THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FINAL ELECTRICAL CONNECTION FROM POWER SOURCE TO CONTROLLERS WHERE APPLICABLE. 10 AS -BUILT: THE CONTRACTOR SHALL PROVIDE AND KEEP UP TO DATE A COMPLETE "AS-EUILT' RECORD SET OF PRINTS MICH SHALL BE CORRECTED DAILY AND SHOW EVERY CHANGE FROM THE ORIGINAL DRAWINGS BEFORETHETIMEOF THE FINAL INSPECITON, THE CONTRACTOR SHALL TRANSFER ALL INFORMATION FROM THE "AS -BUILT" SET, AND FIELD STAKING OF ALL EQUIPMENT LOCATED ON THE MAINLINE AND CONTROL WIRE LOCATION TO A CLEAN P RINT, PROCURED FROM THE OYJNER JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT. ALL WORK SHALL BE NEAT AND LEGIBLE CONTRACTOR SHALL CERTIFY REPRODUCIBlE3 AS TO ACCURACY AND COMPLETENESS 11. WRITTEN GUARANTEE: ALL IRRIGATION WORK SHALL BE GUARANTEED BY THE CONTRACTOR AS TO MATERIAL AND WORKMANSHIP FOR A PERIOD OF ONE YEAR FOLLOWING THE DATE OF FINAL ACCEPTANCE OF THE PROJECT THE CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE ON HIS LETTERHEAD AT THE TIME OF THE FINAL INSPECTION 12 WRITTEN CERTIFICATION: THE CONTRACTOR SHALL PROVIDE A WRITTEN CERTIFICATION THAT THE IRRIGATION SYSTEM IS INSTALLED FREE FROM DEFECTS IN MATERIALS AND WORKMANSHIP AND IN FULL COMPLIANCE WITH THE DRAWINGS AND SPECIFICATIONS. THIS SHALL BE ON THE CONTRACTOR'S LETTERHEAD WITH HIS STATE LICENSE NUMBER 13 TURNOVER ITEMS: THE CONTRACTOR SHALL SUPPLY TO THE OWNER (JOB SUPERINTENDENT), AS PART OF THIS CONTRACT, THE FOLLOWING ITEMS PRIOR TO THE TIME OF THE FINAL INSPECTION: A. A&WALT PLANS -AS PER NOTE 10 ABOVE B. THE ORIGINAL OF THE GUARANTEE LETTER C THE ORIGINAL OF THE CERTIFICATION LETTER D. TWO KEYS FOR EACH AUTOMATIC CONTROLLER E TWO SETS OF ANY SPECIAL EQUIPMENT REQUIRED FOR OPERATING, ADJUSTING, ASSEMBLING AND REMOVING EACH TYPE OF EQUIPMENT SUPPLIED ON THIS PROJECT AS REQUESTED BY THE OWNER SCOPE OF IRRIGATION WORK 1 BASE SHEETS WERE DERIVED FROM PLANS PREPARED BY: DATED: REVISED:_ TITLED: 2 WATER INFORMATION WAS OBTAINED FROM: A1R!MB OF DATE: P11f GPM 3 SPECIFIED EQUIPMENT: ALL EQUIPMENT SHALL BE AS LISTED IN THE IRRIGATION LEGEND AND INSTALLED AS PER THESE DETAILS AND SPECIFICATIONS, OR MANUFACTURER'S RECOMMENDATION SUBSTITUTIONS WILL NOT BE ALLOWED UNLESS APPROVED IN WRITING BY OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT. ANY UNAPPROVED EQUIPMENT SHALL BE REPLACED AT CONTRACTOR'S EXPENSE, 4 ALTERNATE ITEMS: APPROVAL OF ANY ITEM OR ALTERNATE ITEM INDICATES ONLY THAT IT APPARENTLY MEETS THE REQUIREMENTS OF THE DRAWINGS ON THE BASIS OF THE INFORMATION SUBMITTED, AND ODES NOT RELIEVE THE CONTRACTOR OF ANY RESPONSIBILITY FOR THE EQUIPMENTS SUCCESSFUL OPERATION 5 CONTRACTOR'S GUARANTEE: MANUFACTURER'S WARRANTIES SHALL HOT RELIEVE THE CONTRACTOR OF HIS LIABILITY UNDER THE GUARANTEE SUCH WARRANTIES WILL ONLY SUPPLEMENT THE GUARANTEE. B MAINLINE PIPE: PRESUME MAINLINE PIPE SIZED TWO INCHES (2.) AND LARGER SHALL BE PVC CLASS 315. PRESSURE MAINLINE PIPE 1-1,7 AND SMALLER SHALL BE PVC SCHEDULE 40 BOTH SHALL BEHAVE A MINIMUM OF 191OF COVER AND HAVE SOLVENT WELDED JOINTS MADE FROM NSF APPROVED TYPE I, GRADE I PVC COMPOUND CONFORMING TO ASTM RESIN SPECIFICATION 1755 7. SOLVENT WELDS: PVC SOLVENT WELD FITTINGS SHALL BE SCHEDULE 401.211-K NSF APPROVED, CONFORMING TO ASTM TEST PROCEDURE D2460 fl LATERAL LINE PIPE: NON -PRESSURE BURIED LATERAL LINE PIPE SHALL BE PVC CLASS 200. FOR SCHEDULLED 40 IF REQUIRED BY LOCAL JURISDICTION. BURIED A MINIMUM OF IT WITH SOLVENT WELD JOINTS MADE FROM NSF APPROVED, TYPE, GRADE II PVC COMPOUND CONFORMING TO ASTM RESIN SPECIFICATIONS D17M B STEEL PIPE: GALVANIZED STEEL PIPE SHALL NEVER BE USED 10 CONTROL VRRE: CONNECTIONS BETWEEN THE AUTOMATIC CONTROLLERS AND THE ELECTRIC CONTROL VALVES SHALL BE MADE WITH DIRECT. BURIAL, PLASTIC- COATED COPPER WIRE AWGUFASOO VOLT ILL APPROVED MINIMUM SIZE ISSI4 AM BURIED 13-BELOW GRADE USE DIFFERENT COLOR PILOT WIRE FOR EACH CONTROLLER COMMON WARES SHALL BE UNITE WITH A DIFFERENT COLOR STRIPER FOR EACH AUTOMATIC CONTROLLER TWO WIRE SYSTEM SHALL BE INSTALLED PER CONTROLLER MANUFACTURE INSTRUCTIONS 11 WIRE TRENCH: WIRING SHALL OCCUPY THE SAME TRENCH AND SHALL BE INSTALLED ALONG THE SAME ROUTE AS PRESSURE SUPPLY OR LATERAL LINES WHEREVER POSSIBLE WHERE MORETHAN ONE IS PLACED IN ATRENCH, THE WIRES SHALL BE TAPED TOGETHER AT INTERVALS NOT EXCEEDING TEN (10) FEET 12, EXPANSION CURL: AN EXPANSION CURLSHOULD BE PROVIDEDFO REACH ONE HUNDRED 100 FEET OF WIRE ( ) LENGTH 13. WIRESPLICES: ALL SPLICES SHALL BE MADE WITH SCOTCH-LOK03577 CONNECTOR SEALING PACKS,PEN-TITE WIRE CONNECTOR, OR APPROVED EQUAL USE ONE SPLICE PER CONNECTOR SEALING PACK 14 TRENCHES: DIG TRENCHES STRAIGHT AND SUPPORT PIPE CONTINUOUSLY ON BOTTOM OF TRENCH LAY PIPE TO AN EVEN GRADE 15 BACKFILL: THE TRENCHES SHALL NOT BE BACKFILLED UNTILL ALL REQUIRED TESTS ARE PERFORMED TRENCHES SHALL BE CAREFULLY BACKFILLED WITH APPROVED MATERIALS, FREE FROM CLOGS OF EARTH OR STONES BACKFILL SHALL BE MECHANICALLY COMPACTED TO A DRY DENSITY EQUAL TO ADJACENT UNDISTURBED SOIL AND SHALL CONFORM TO ADJACENT SURFACE GRADES WITHOUT IRREGULARITIES 16 STREET: WHERE ANY CUTTING OR BREAKING OF CONCRETE OR OTHER PAVING SURFACE IS NECESSARY, IT SHALL BE DONE AND REPLACED TO MATCH EXISTING CONDITIONS TO THE OWNER'S (JOB SUPERINTENDENTS) AND CITYS' SATISFACTION, BY THE CONTRACTOR, AS PART OF THE CONTRACT COST 17 SLEEVING: ALL WIRE, PRESSURE AND NON -PRESSURE PIPE INSTALLED UNDER CONCRETE OR ASPHALTIC CONCRETE PAVING SHALL BE INSTALLED IN CLASS 315 SLEEVES, TWENTYFOUR INCHES (24") BELOW ROADBED, OR 1B" BELOW DRIVEWAYS AND WALKS, THEN BACKFILLED PER STRUCTURAL SOILS REPORT SPECIFICATIONS SLEEVING SHALL BE MINIMUM OF 1 5 TIMES THE DIAMETER OF THE PIPE GOING THROUGH THE SLEEVE 18 PIPE CLEARANCE: ALL LINES SHALL HAVE A MINIMUM CLEARANCE OF SIX INCHES (T) FROM EACH OTHER PARALLEL LINES SHALL NOT BE INSTALLED DRECTLY OVER ONE ANOTHER 19 CONTROL VALVES: INSTALL EACH CONTROL VALVE IN A SEPARATE LOCKING VALVE BOX WITH A MINIMUM OFTVVELVE INCHES (17) BETWEEN VALVES, AND A MINIMUM SIX INCHES (6) FROM ANY WALK OR STRUCTURE 20 HEAD INSTALLATION: IRRIGATION HEADS SHALL BE INSTALLED ONLY AFTER THE SYSTEM RAS BEEN FLUSHED TO THE COMPLETE SATISFACTION OF THE OWNER (JOB SUPERINTENDENT) 21 SPACING OF HEADS SHALL BE PERPENDICULAR TO FINISH GRADES UNLESS OTHERWISE DESIGNATED ON THE PLANS 22:. ALL HEADS SHALL BE SET PERPENDICULAR TO FINISHED GRADES UNLESS OTHERWISE DESIGNATED ON THE PLANS 23. THE ENTIRE IRRIGATION SYSTEM SHALL BE UNDER FULL AUTOMATIC OPERATIONS FOR A PERIOD OF SEVEN (7) DAYS PRIOR TO THE START OF ANY PLANTING 24 CLARITY OF DESIGN: NO IRRIGATION EQUIPMENT SHALL BE LOCATED OFFSITE; NO VALVES SHALL BE LOCATED IN CONCRETE. ALL IRRIGATION LINES, VALVES AND WIRING RUNS SHOWN ON PLANS AS BEING EITHER OFF -SITE, WITHIN THE STREET. IN PAVED AREAS OR UNDER HARDSCAPE ARE SCHEMATIC INSTALL THESE LINES, VALVES AND WIRING RUNS IN PLANTING AREAS EXCEPT WHERE IT IS OBVIOUS THAT THEY MUST CROSS THAT PAVED AREA TO GET FROM ONE PLANTING AREA TO ANOTHER OR UNLESS NOTED OTHERWISE IRRIGATION FIELD EVALUATION SCHEDULE (IF REOUESTED BY OWNER) 1 FIELD EVALUATION COORDNATION: THE FOLLOWING EVALUATIONS SHALL BE INITIATED BY THE CONTRACTOR AND COORDINATED THROUGH THE OWNER (JOB SUPERINTENDENT) THE CONTRACTOR SHALL NOTIFY THE OWNER(JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT NOT LESS THAN FORTY-EIGHT (48) HOURS IN ADVANCE OF ANY REOUESTEDEVALUATION CONTINUED WORK WITHOUT EVALUATION AT THESE PHASES OF WORK IS AT THE CONTRACTOR'S RISK, WITH ANY REQUIRED CHANGE OR MODIFICATION AT THE CONTRACTOR'S EXPENSE THEOWNER(JOB S UPERIENTENDENT) SHALL INFORM THE LANDSCAPE ARCHITECT AS TO THE PURPOSE AND TIME OF THE EVALUATION FORTY-EIGHT (48) HOURS IN ADVANCE 2 CONTRACTOR ORIENTATIOHRRECONSTRUCTION MEETING: THIS MEETING SHALL BE CONDUCTED TO DISCUSS THE PLANS AND SPECIFICATIONS, POSSIBLE DISCREPANCIES, SITE CONDITIONS AND OTHER ASPECTS OFTHE PROJECT IR RIGATION WORK SUCH AS SCHEDULING AND REQUIREMENTS FOR STARTING WORK PRIORTOTHEMEETING, CONTRACTOR SHALL THOROUGHLY ACQUAINT HIMSELF NTH SITE CONDITIONS AND THE PLANS, DETAILS AND SPECIFICATIONS 3 IRRIGATION MAINLINE AND EQUIPMENT LAYOUT: THIS EVALUATION SHALL BE PERFORMED BY THE OWNER (JOB SUPERINTENDENT) FOLLOWING STAKING OF ALL PRESSURE MAINLINE AND CONTROL EQUIPMENT, VERIFICATION OF ALL S ITECONDTIONSANDPRIORTOANYTRENCHING ANY DISCREPANCIES HOT PREVIOUSLY NOTED SHALL BE CORRECTED AT THIS TIME TO THE SATISFACTION OF THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT AT THE CONTRACTOR'S EXPENSE 4 IRRIGATION MAINLINE AND PRESSURE TEST: THIS EVALUATION IS FOR THE PURPOSE OF REVIEWING MAINLINE LAYOUT FOR CONFORMANCE TO SPECIFICATIONS AND VERIFYING THE WATER TIGHTNESS OF PRESSURE SYSTEMS PRIOR TO BACKFILLING TRENCHES PRESSURE TESTS MUST CONFORM TO MANUFACTURER'S SPECIFICATIONS ALL PRESSURE LINES SHALL BE TESTED UNDER A SUSTAINED HYDROSTATIC PRESSURE OF 150 P W NTS PER SQUARE INCH FOR A PERIOD OF NOT LESS THAN TWO (2) HOURS. THIS TEST SHALL BE PERFORMED IN THE PRESENCE OF THE OWNER (Jos SUPERINTENDENT) AND CITY INSPECTOR TO MANUFACTURER'S ACCEPTED TESTING PROCEDURE AND APPROVED IN WRITING BY THE CONTRACTOR, PRIOR TO BACKFILLING ANY TREANCHES CONTRACTOR SHALL FURNISH FORCE PUMP AND ALL OTHER NECESSARY TESTING EQUIPMENT 5 PROGRESS INSPECTIONS: PERIODIC INSPECTIONS SHALL BE PERFORMED BY OWNER (JOB SUPERINTENDENT) DURING THE LAYOUT OF ALL LATERAL LINE SYSTEMS, WITH TRENCHES OPEN TO VERIFY CONFORMANCE TO DETAILS, DEPTH OF PIPE AND EQUIPMENT ASSEMBLIES B IRRIGATIONCOMPLETION AND FINAL COVERAGE TEST: THIS EVALUATION IS TO ENSURE CONFORMANCE OF ALL IRRIGATION EQUIPMENT WITH IRRIGATION CONTRACT DOCUMENTS AND WILL CONSIST OF OPERATION OF EACH SYSTEM TO ENSURE INTENDED COVER AGE AND PROPER EMITTER FLOW THE CONTRACTOR SHALL FLUSH AND ADJUST ALL HEADS FOR OPTIMUM PERFORMANCE AND TO PREVENT OVERSPARAY ONTO WALKS, ROADWAYS AND BUILDINGS, ETC., PRIOR TO THIS EVALUATION. THIS MAY INCLUDE CHANGES IN EMITTERS, NOZZLE SEES AND DEGREE OF ARC TO OPTIMIZE OPERATION LANW APE AFICHTE 4% W_ 7" EL PASEO, SUTE 210 PALM DESERT, CA Q=eO (7B0) W&-3E24 FAX (7eD) 770--5M E-MAU- Tq4�•r0B-pcic0m Z _O C'7 N L 1 Q N U_ N LL 'T U W co Z 0 N c Z Q � a U H 0 lQR) Q V c D J Q U Z W r SPECIFICATIONS SHEET ■ BOOK ❑ PROJECT MANAGER: TM DRAWN: TM CHECKED: — PRCJ. NO: R1350 DATE: 0/2E/13 SCALE: — REVISIONSI NTT L�- SHEET NO L-4.10 L-5.00 KEY MAP PLANT SCHEDULE a 0 f CLAN-23K oLARGE TREE5 (36' 50Y.) A(:ACIA SMAWIJSN/tt� ACA(:IA PAPKIIJ50'IIA X DL5LRT MU5LUM / DE5CRI I,IUSCUM PALO VEFDE RHUS LANCEA / A�KICAN 5UMAG EAULFl-TRUNK 5CI IINUS MOULL / CALIFORNIA FCFPER Ti PUANA TIPU / TIPU WEE _ MEDIUM TFFE5 ;24' BOKI ACACIA SALIGNA / CP.ANGE WATTLE . EALIHI El A VARIEGATA/ MOUNTAIN EBCNY CAESALPINIA CACALACO 5MOOTTI IE / TLIOPIJHf K CA5CA OTC OLCA CUIE0FACA S!/AIJ HILL It I .:iAN Illl-. OLIVE PITHECELL031UM THEY] PITHL CLLOBI UI"IF LEV CAULE / TEXAS EECNY SMALL rPSE (24" BO;q TI ICVCTIA PCR.UVIANA / YELLOW OI_LANDLP. N4U[-E-TRU'K PALM TPEE5 G? V BOX) CIWAAEP015 HUMILIS / VF-DITEPRAIJPAN PA`J r'ALM F,FN `iHRLA UI (5 (-,AT) ) EP A10PHILA r.l CU:ATA VALENTINE /SPOTTEp EML1 BUSH FRFMOPEIII A RACFMOSA / FMII BI1SH LEUCO�ElYLLUM FKUTESCENS GREEN CLOUD TM / GREEIJ CLOUD TEY.A5 ANGER NANDI NA DOIr1E5 HCA COMPACrA l'J'JJAFE H=AVENLY BAMBOO PIT-05PCP.Ur.I TOD'PA VARICGATA / VAVIEGATED UIOCY--OPANGC rIfCOMA SPANS / YELLOW EELL5 .YYLO5MA CONGC5TUM COMPACTA / COMPACT XYLO51v1A CLAN-22Kbj - R` yew �� Cy�{�•�. I rLAN-2 1 '1 MEUIuM SHKUB5 (s GAL) .49:Z3► VINE5 (5 CAL; 1W/ CARI55A MACROCARFA TUTTLCI- / NATAL PLUM BOUGAINVILLEA K BARDA A FAF.,F / BAEMPA tAPST DOUGWIVILLLA TRELLIS - LEUCOPHI'LLUM LAEVICAFUM / CHIEIUAHUAN SAGE CAIIANDRA INAEOUIIATEPA / MHN , F0',VDER PUFF LCUCOFI I"LLUM LAIM;GEIAUTAC RIO BRAVO TUI / DAPOI ICTCRDU5I I WIPE TO WALL LEUGOFILl"UUM FKUIN05UM 51EKRA E000ULT TO / BAPOMEfEKBUSH P.03A BANI5IAE YELLO%V / LAD( 2AN15 RO-M LEUCOPI IYLLUM P.EVOLUTUM 'I IODUNI Tlvl / DAKOCIETERDU5I I WIRE TO 'WALL P.APHIOLEPI5 INDICA 0.JAJE5TIC BEAUTY PAPHIOLEPI5 / II IDIA HAWTHOPII TECOIMARIA CPPEH515 i CAPE HONEYSUCKLE PATH 0LEPI5 DICA JAG, EVAN5 / INDIA HAWTHORN 111 `/IPE TO NALL ROSA SHRUD RADZAZ7 TM / LNCCK OUT ROSE SALVIA GRFGGII 5AGE / 5AGE SALVIA LEUCAHTHA i UIE.(ICANBUSH 5AGE 5ANTOLIIJA CHAMACCI"APIaJ5 / LAVL'IIDCP COTT')N O 5IJALL 5HFL55 (5 GAL) CARISSA MA( POCAYPA BORN/COU B-AUIY /Br AU I NAIAI PI HillN CHRY5ACTINIA MI-YICAHA / DAMIANITA CUPIILA I_IAVE/, EAFACC / HAL-FACCIJ CUPHEA SCALE: 1" = 10'-0" EUPHORBIA NIII,11 / CROWN OF THORN5 GRAPHIC SCALE HESFERALOE FAKVIFLOP.A / FLI) wCCA KUCLLIA BRJT-01JIANA ' ELANCA / SLUE ELL1l 5 RUlf A BPJ r FcD) A CI II CHI / PINr. BLUEBELLS I �� PUCLUA DKJTTONIANA'rATIE / DWARC BLUC CELLS 30' 20' 10, 0 LAPGE ACCENT ( 5 GAL; �/��L� C Y YY D L 7�T AGAVE 5PEClfL r AGAVE - YUCCA PEIIDULA /SOFT LEAF' YUCCA rnt Gn7r 5w? , Pi5il1 s1 -1 �p� TREE NOTE:`t" n , no .mN tlln'lu�v' aiu ^opal.ln nnagn m caipwrlmn v.nn Ihn e .N y.,.emry a(Yrrny (fMy a Cdunyj - CKOIJN000VER II (,AT) ICE ALL TRSFA TO HESNGLE LEADEFI, LOW MUNCIANO WRH SDE mANCFm d1giR:X:i ApprovalollhisdmWngby CVWD9rdoesnolmnsbluleapplo,al to CAF155A GREEN CARPET / NATAL PLUM TO FEMAN. PER AJOONA NL ATAN AF0A. erxreerh inlo dislhcl end USBR Rg% f W.V. Trees, pam, wells. end DAI LA CAFII AlA SIEKKAGOLD' 1M1SILRKAG01IJDALCA pemunent e'ruclureaofany Wnd may not be planedaInala'bA In CVWD RC5MARINUS OFFICE=VALIS IPENE TM/IRENE TRAILIhIG ROSEMAP.1' NOM; and ISDR easemerLs r OphlroFwey Akul rr5lob�Whng en r ohmenl verml lrom CVWD. TREE$ PLANT. WALLA, SOEWALKS AND PER ANENT STRICTILM OF ANY KIND SMALL NOT BE PLAITED, WIFALLED OR SULT N CVWD AND UWR EAMAENT OR ROHT-OF-WAY VIn H= FWT OHTANM AN ENCROACHMENT FIRM CVWD, LAN=APE ARC, W- 730M EL PASEO, SURE 210 PALM DESERT, CA 92M (M) 588-3524 FAX (760) 773-W5 E-MAL: rpe*rWpdtxm N Q N N Z Z Q as i J a- I a� a U � J Q Z a W BPECIFiCATK)NS SHEET ■ BOOK ❑ PROJECT MANAGER TM DRAWN: TM CHECKED - PROJ. Na RI3W DATE: 9/20/13 SCALE; 11-10'-O' REVISIONS SHEET NO: L-5.00 P o 4u b .Pd 1690 as �!4 d- p ib4. y q �t�1° PLANT SLIGHTLY ABOVE �o q°pa 6° l q n0 9CLLEVEL KEEP SOL MOST. NOT WET �-PI-ANT PR DEPTH OF ROOT BALL ova n© EI g g° n u .:. TILT �A a o ✓? CUT OFF TOP SECTION OF 8 ��.,j e p 4� JB A] V TER®NATIVE BOIL RANT PIT 2 TAM DI0. OF ROOT BALL CUT OFF TOP SECTION STAKE DAMAGED BY HAMMERING'y"paP a d 7 OF STAKE DAMAGED BY � TREE TRW U �Q d O °..G HARSEiiiO f S u aNpi TEE CA ECR►AL CINCH TEO OR EOUAL ° TREE TRR1a( AROU D TREK AND POLE Asp AROUND TRINE 6� I(�!L AND9 OR POLE- W-S Br r BY 1D'-P REDWOOD �B 0.AMFS T� tef PAST 1M1� � I" STAKES OR LODt�ME POLE N TU GALVANIZED T WOE ,y NATIVEALL PLANTS _ (0-r BA r By v-Q Hr. TWa1CILEE T Fnlw ve HOOT BALL I WALL ANCHOR AND BRLYIB BE BAC PR LED WITH REDWOOD STAKE OR AID MAFrrAN TAVITEBB a wFe N � WITH ! GAUGE QAL WIRE NATRF SOL CALM �y LCO�IE POLE — TW. SOL LAX FOR $ TFK7(ICALB WATER BASIN WATERBASIN 213 NATIVE SOIL.. WATER BASIN. 1/3 KB100B WTRCMMIB FLATOP Or ROOT BALL R7BE1 GRADE NO.12 GALVANIZED WFq NT SLIGHTLY ABOVE SOL LEVEE l N 44 �FI#SR; GRADE d I,!A,—ROOT BALL BACKFia< MOP ....�� 4 ROOT BALL BACKrI L MOP OM 81008) SEE SPECIRCATICNS B1gcFF1 ►im (8EE t;�) UNDISTURBED ED NATIVE SQ. ASBA LL AALLPIT AS � UNDISRJF� NATIVE SOIL • LID6ITIFEEID, NATIVE BOIL PLANT PR 2 TBEB A6 WIDE AD ROOT BALL PLANT TIT 2 TLES AS WIDE AS ROOT BALL P 6 KA U PR AS DEEP AS ROOT BUJ. NOTE PLAN PR AS DEEP AS ROOT BULL NCRFa NOTES P t ALL NATIVE TRiS AND 0 IN'ONTO BE t ALL NATIVE TREES AND SMRIBB TO BE t ALL NATIVE TREED AND BMW TO BE lit VIE BACKFLLID WITH NATIVE SOL ONLY. BACKFILLED WITH NATIVE SCL ILY. OBAd(FILL D WITH NATIVE SOL ONLY WC 2. SUB-TROPI AL TREED SMALL BE 2. SUB-TROMOAL-TfffS SHALL BE 2. SUS -TROPICAL TREES SHALL BE PLANTED WITH FEili M TABLETS NOTES STAKE DETAIL ONLY APPLIED PLANTED WITH FERTILIZER TABLETS NOTE STAKE DETAIL ONLY APPLIES PLANTED WITH f$SLIZEi TABLETS NOTE GUYING DETAIL ONLY APPLES 17 GRADE SEE SPEC&) M STANCATD TR UW TREE MEE SPECS) TO STANDARD TERN( Tim (BEE SPECK) TO STANDARD TRUK TF83 SINGLE STAKE TREE DETAIL DOUBLE STAKE TREE DETAIL TREE GUYING DETAIL SHRUB PLANTING + VINE ESPALIER DETAIL a + 15 GALLON 2w BOO( w Box PLANngo — BOULDER tPEANTNO R-UN AM DAOAWATID POI OARTTY OF READNC MAIRNO Nro BE ADASTE )N FED A NEC05 M/. 2 RANT OIIAHTTIY LW E ROYE1mFORTIN oo1M■N01 OF THE CONTACIOVCENT AND N NOT INTENDED FOR AOOJATE ®DIKE R.POM OONTR%" NVLL ED NTNCOmE POIPROYDINO PLANTS AD INDICATED ON THE n.Mw aIAM TO AIRNNID rLAN7OAR0 CONTRA PTEDI7®ar an[IHR IaaN FIRAID OIA MIDW00 ST LA DA%Q GCONIMOTOI 2/ GRADE FORM LCNQ THE ONFEW OR WALK CONTROLO MW WAKA SNALM mmwF. WALL ME FBI®ALCp TES AM OIWALE TOCONTROLBE S [COI! MA PEANAAI! LOCANA ALL PLANTED DNA/ ARLU Me ro f! tTRA0f9 N 4, FARA TEAL Iwaalro GINI FOSUN OAIADC _ HSSAMTEALLlANNUAL41PEO DRArFrWW Of LA1ARNPROP LAIN ANEW WHIN I/3 ff� IeAoeeCIRO acorn CI ADONOT .A OMTHAL 7. PW 1101 70M M CPPA UH oo NOTR. CROM1 & AW'NNISSRt a--j ,_PYgroNI ANDOCAPR NIADSINOMF aRDMWAL AM'71MRMIC ITnal s aP HAICMaVE S IIAa mM a• IE> WAUL MALLS elIN0. ACTU ININTFHpIZI)IYTAL FLANS INS NAI! LIIAN RooT9YIl1 NRILLID AT TM OPRNANO RANNVAORRS PRRillrom SSIOW d.I`J GRADE G!O'IOAIIpR IXQ.IESpROLVNNPAWDmITFLG DILPOIEl aP QIY RLDIY IimHUIPAL PLARE PER W SIANpUO - � NOTES PALM Duo NOrrLANT SINES CLOW THAN a (THREE P@I) TO AN MM OF PAWN OR I WEISOAIEA ORaP PROM LAIDSONEIIOHT FNTUR A IBIQE WA EED PLAN11 PROA THERTRAINO MAL'GOIYE AD ATTACH TO - BURY BOULDER A MNMUA OF 1/3 ITS FEKW SOW GRADE IMWALLAOANTMMnWAMPLARM ATTAOHIMMSINTNE& NE - BOULDER SUES TO E APPROX. EQUAL N ALL DFEOT)ONS. PATTERN TFW NAVIN IIIIGN TRAINED. - PLACE AS PEAR AS APPLICABLE TO To.rREOsm. THE owmm OR OMaGA re wimmArm ALL mmam Nro PLAIyEXACTFINAL THE TEPLANHOANDAmOLMeDT3MIL¢NSRIORTOE1artTAL LOCATION TO RHDV BTLANDSCAPE ARCFREOT. SIM LICaFESACIR.LMTHE ROOT GALLWATIITHERANTNTEHOLE ANOTHER FROG® wmH S\W9U.M BOULDER DETAIL LK*fnNQ NOTES 1 ALLWOK AND UATIRAU GWL OOWOM ro LOC& OQOWAD ARs °d H', BUILDING RRI!)eRAla! O• ORION.LA DSOAPS AROIISOT OR ORM a 2 ALL LAC WINE LOCATIONS ARE GDNN DACEMIMMALLY ONTO PLAN ACTUAL LOCATIONS GALL HE DONMm NTHE PEED NO APPROVED SYTII n n $ EAADaCAPE AIII71ECr AFTER TRIES HAVE ®N PLAN=. a OIANmML PM-FOR7Ieo NQ UM0n TTNN OCIIIAOTCIIRLYAN) TAMP+WATM-SETTLE Q A W AN NOTNTNDO F01AoalNncoxolla OONIMOT01NTslalReJ WFiEFLANNG O(; im P' l ALL UON WfR1l GALL N LOCATE A7 A I OF I SIPS FAH N10A "(a1 f'J FOOL OVA LAq OR FOINTAN CM ALL UORS WHICH AM INALIM IWTINW °p i7 a NNI IQN OF WA7G10 EDON TO PAYS C4 E A NUALL OCNNNENCE OUTLETS AS LOW AS LOCAL OOM PAIR. O. °. a WTALL ELECTRICAL OCOUTTO THE RDOE O=R.ANTNO ARES aD All NOT TO INTERFERE WITH RANT HOLE EXCAVATION OOWIS N THE WAY OP THREE r HOES GALL M HROCATm AT NO BUM CHARM 7. UCR FF TISAIN TO LOCATED NO CLO W THAN 9INK INCHES FROM Tllm4c OPPAHOAIDLAWNAIMM ♦IE!BOG(SPECS ■ MMLLPHoromAOTp AASTOH vm 7IIORa -ov. ivamL aDlMT! VARIEDAWTCNTO R LOCATED RIOR TO HNIALLATIOFI OOOp1ATE LOCATION OF SARCII WIIN OME I RFDIBRI�DNATIVE 8Q B-P ORLI:1BS S-9ORLESS a ALL LIOCWDUESTO M#WALLED PER MAAFACRI6TS 4EMIOATI06 a MEOW PAAA 70IIOWT WHTI!A LOW AS PWOIlb SOSOI*M POMW VAIN ROOT BN.1. FLNM O SALLOONDUTTO SOHAONOOIH°NWAMWI IMM.LSP. 2 F OALVAI® SEES I LOIED WERION SI ON wn JINORW D OM, CRAG PER NSO orscom7mm IX ROOT CALL if IL ALL OSROtITNC aMfC NQ AND OONNOROIS TO M SY ELECTRICAL IIr - r OONMCIOR LIORNO PLAN MQATSa PDITIE LOCATION CLY AID G NOT NTNL>m TO1N AN E ACIROAL RAN OMWALK/PAMa CVWD LANDSCAPE APPROVAL DEAR ROOT BAR61 LS iF2 Bf s0000tlennooa wlm CalRomee en G i-ernemni Doo4 ee4doV nI SMi at segq rll In 7J� ROOT OR EQUAL INSTALL C regWng eMdard YnO.mp. Intl nigaam deeps In coopmLiGn with Ire PER MANAPACTUFM SPEC& loaf pmming spray (CkYC may)• N Appmvel of INS d-gng by CVWD 00 does no mmWul. approval to t ALL NATIVE 7FEE8 AND I!#RES TO E Np7Er encroach Mlo �trld and USER RIgh"way Trwa, pmm, w Ila end LL BAG(FED WITH NATIVE SOL ONLY. ROOT GUARDS SHALL NOT BE INSTALLED ON Prm.nNd ft.dt na of anykind may not be punted C YManed InCMD 2 SLID -TROPICAL TRIES SHALL BE sM USSR eamb lnena dphW way wW ml Net obt@Wng anPNT® WITH FERTILIZER TABLETS PROJECTS IN PALM DEBHiT PER DiCC11VE OF enaorinwla IArmII Mm CVWO LA No alem CITY OF PALM DESERT LANDSCAPE MANAGER PALM TREE DETAIL ROOT BARRIER DETAIL avooa'r LANDSCAPE ARCFiTECTB, HNC. 73= H. PASEO, SURE 00 PALM DESERT, CA 09280 (700) NO-3024 FAX (780) 773-15015 E--MAU rgaerM-pdcom J I CV N WQ N V Z J H J / ILL Q a D U J Q Z Q O J SPECIFICATIONS SHEET ■ BOOK ❑ PROJECT MANAGER, TM DRAWN TM CHECKED, - PROJ. Na R1350 DATE. 0/26/13 80ALEP PER DETAIL REMfXCNS- NTT z- - - SHEET NO L-6.00 GENERAL NOT ES 1 THESE SPECIFICATIONS TAKE PRECEDENCE OVER NOTES AND DETAILS ON THE DRAWINGS/PLANS 2 ALL WORK MUST BE COMPLETED BY LICENSED CONTRACTORS 3 SOIL TESTING: THE CONTRACTOR MUST HAVE THE SOIL TESTED FOR PH FACTOR, EXPANSIVENESS AND CHEMICAL COMPOSITION 'HOT' SOIL, (SOIL WITH A PH OF 7 OR HIGHER) MUST BE TREATED AS DESCRIBED IN THE CONCRETE AND PLANTING SECTIONS'. EXPANSIVE SOIL MUST BE TREATED OR REMOVED TO MITIGATE HARDSCAPE MOVEMENT AND EXCESS WATER RETENTION IN PLANTING AREAS 4 SOILS REPORT: AFTER SOILS REPORT HAS BEEN PREPARED FOR THIS PROJECT, ALL EXCAVATION, GRADING, AMENDMENTS, COMPACTION, ETC SHALL BE ACCOMPLISHED AND PERFORMED IN ACCORDANCE WITH THE SOILS REPORT THE SOILS REPORT IS HEREBY MADE A PART OF THESE DRAWINGS AND THE RECOMMENDATIONS CONTAINED THEREIN ARE TO BE FOLLOWED AND CONSIDERED AS MINIMUMS UNLESS MORE STRINGENT REQUIREMENTS ARE NOTED OR DETAILED IN THE DRAWINGS OR SPECIFICATIONS 5 CONTRACTOR MUST PROVIDE EVIDENCE OF LIABILITY AND WORKER'S COMP. INSURANCE TO THE OWNER 6 LIABLE FOR ENCROACHMENT: CONTRACTOR IS RESPONSIBLE FOR NON -ENCROACHMENT ONTO ADJACENT PROPERTY. EASEMENTS AND KNOWLEDGE OF THE LEGAL PROPERTY RESTRICTIONS, WHETHER MARKED OR UNMARKED 7 COORDINATION. CONTRACTOR IS RESPONSIBLE FOR COORDINATION WITH ALL OTHER TRADES, THROUGH THE GENERAL CONTRACTOR (IF APPLICABLE) B NOTIFICATION OF ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND/OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER AND LANDSCAPE ARCHITECT IMMEDIATELY ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER OR THE LANDSCAPE ARCHITECT IN WRITING ANY CONTINUATION OF WORK PRIOR TO RESOLUTION IS AT THE CONTRACTOR'S RISK AND EXPENSE 9 LIABLE FOR DAMAGE: THE CONTRACTOR SHALL BE LIABLE FOR DAMAGE CAUSED BY ITS WORK OR ITS SUBCONTRACTORS TO ALL UTILITIES, CONSTRUCTION, IRRIGATION AND PLANTING ELEMENTS, EXISTING OR NEW, MARKED OR UNMARKED, AND SHALL REPLACE OR REPAIR DAMAGE IN A MANNER ACCEPTABLE TO THE OWNER 10 LIABLE FOR LOSS: THE CONTRACTOR SHALL BE RESPONSIBLE AND LIABLE FOR ANY LOSS TO HIS EQUIPMENT, PARTS AND MATERIALS ON THIS PROJECT UNTIL COMPLETION AND ACCEPTANCE OF THE JOB IN WRITING FROM THE OWNER 11 SITE OBSERVATIONS BY THE LANDSCAPE ARCHITECT: DUE TO THE NATURE OF THE CONSTRUCTION PROCESS, ALL CONSTRUCTION WORK INCLUDES DEVIATION FROM THE PLANS/APPROVED DESIGN IT IS IMPERATIVE THATTHE LANDSCAPE CONTRACTOR MAINTAIN REGULAR COMMUNICATION WITH RGA AND THAT ANY PROPOSED DEVIATION FROM THESE CONSTRUCTION DOCUMENTS BE DISCUSSED IN ADVANCE WITH RGA IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO REQUEST A SITE OBSERVATION BY RGA TO OBSERVE ANY WORK WHICH DEVIATES FROM THE CONSTRUCTION DOCUMENTS PLANTING NOTES 1 PLANTING PLANS ARE DIAGRAMMATIC FOR CLARITY OF READING, PLANTING IS TO BE ADJUSTED IN FIELD AS NECESSARY 2 PLANT QUANTITY LIST IS PROVIDED FOR THE CONVENIENCE OF THE CONTACTOR/CUENTAND IS NOT INTENDED FOR ACCURATE BIDDING PURPOSES CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING PLANTS AS INDICATED ON THE PLANS 3 MOUNDING AND ROUGH GRADE TO 1/10 FT TO BE PROVIDED BY OTHERS FINISH GRADE TO BE PROVIDED BY LANDSCAPE CONTRACTOR 4 WHERE MOUNDING OCCURS ADJACENT TO STREET OR WALKS, SWALES SHALL BE FORMED ALONG THE STREET OR WALK TO CONTROL IRRIGATION RUN OFF SEE DETAIL ON PLANTING DETAIL SHEET 5 BEFORE ANY PLANTS ARE LOCATED„ ALL PLANTED AREAS ARE TO BE GRADED IN AN ACCEPTABLE MANNER TO ASSURE POSITIVE DRAINAGE IN ACCORDANCE WITH THE GRADING PLAN IF THERE IS NO GRADING PLAN,CONSULT WITH THE LANDSCAPE ARCHITECT PRIOR TO PLANTING 6 SEPARATE ALL ANNUAL AND SHRUB/GROUNCOVER AREAS FROM LAWN AREAS WITH HEADERBOARD AS SPECIFIED OR APPROVED BY LANDSCAPE ARCHITECT 7 WHERE CIRCUMSTANCES PERMIT, DO NOT PLANT TREES CLOSER THAN 5' (FIVE FEET) TO AN EDGE OF PAVING, HEADERBOARD OR ROOF LINE ANY TREE PLANTED WITHIN 5' OF HARDSCAPE SURFACE (EDGE OF SIDEWALK, WALL$, CURBS, ETC) MUST HAVE LINEAR ROOT BARRIER INSTALLED AT TIME OF PLANTING PER MANUFACTURE'S SPECIFICATIONS, EXCLUDING PROJECTS IN PALM DESERT PER DIRECTIVE OF CITY PALM DESERT LANDSCAPE MANAGER (SEE DETAIL) B DO NOT PLANT SHRUBS CLOSER THAN 3' (THREE FEET) TO AN EDGE OF PAVING OR HEADERBOARD, OR Xr FROM LANDSCAPE LIGHT FIXTURES 9 REMOVE ESPALIERED PLANTS FROM THEIR TRAINING FRAMEWORKS AND ATTACH TO THE WALL AGAINST WHICH THEY ARE PLANTED ATTACH PLANTS IN THE SAME PATTERN THEY HAVE BEEN TRAINED 11. BEFORE BACKFILLING THE ROOT BALL, WATER THE PLANT IN THE HOLE. FERTILIZER AND THEN PROCEED WITH BACKFILLING NATIVE DESERT PLANTS SHALL BE BACKFILLED WITH NATURE SOIL DO NOT FERTILIZE DESERT PLANT LIGHTING NOTES 1 ALL WORK AND MATERIALS SHALL CONFORM TO LOCAL CODES AND ARE SUBJECT TO APPROVAL BY THE LANDSCAPE ARCHITECT OR OTHER REPRESENTATIVE OF OWNER 2 ALL LIGHT FIXTURE LOCATIONS ARE SHOWN DIAGRAMMATIC ALLY ON THIS PLAN ACTUAL LOCATIONS SHALL BE DETERMINED IN THE FIELD AND APPROVED BY THE LANDSCAPE ARCHITECT AFTER TREES HAVE BEEN PLANTED. 3 QUANTITIES LISTED ARE FOR THE CONVENIENCE OF THE CONTRACTOR ONLY AND ARE NOT INTENDED FOR ACCURATE BIDDING USE CONTRACTOR IS RESPONSIBLE FOR PROVIDING LIGHT FIXTURES AS INDICATED ON THE PLANS. 4 ALL LIGHT FIXTURES SHALL BE LOCATED AT A MINIMUM OF 5' (FIVE FEET) FROM POOL, SPA, LAKE OR FOUNTAIN EDGE ALL LIGHTS WHICH ARE INSTALLED WITHIN 10' (TEN FEET) OF WATERS EDGE TO HAVE GFI, OR MUST BE LOW VOLTAGE OR FIBER OPTIC 5 INSTALL CONVENIENCE OUTLETS AS LOW AS LOCAL CODES PERMIT, 6 INSTALL ELECTRICAL CONDUIT TO THE EDGE OF PLANTING AREAS SO AS NOT TO INTERFERE WITH PLANT HOLE EXCAVATION CONDUITS IN THE WAY OF THREE HOLES SHALL BE RELOCATED AT NO EXTRA CHARGE 7 LIGHT FIXTURES ARE TO BE LOCATED NO CLOSER THAN 6-(SIX INCHES) FROM THE EDGE OF PAVING AND LAWN AREAS B INSTALL PHOTOELECTRIC SWITCH WITH TIMER SHUT-OFF AND MANUAL OVERRIDE SWITCH SWITCH TO BE LOCATED PRIOR TO INSTALLATION. COORDINATE LOCATION OF SWITCHES WITH OWNER 9 ALL LIGHT FIXTURES TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS 10 MOUNT FIXTURES AS LOW AS POSSIBLE: SCREEN (WHERE POSSIBLE) WITH PLANTING. 11. ALL CONDUIT TO BE SCH 40 PVC WITH GALVANIZED 90 RISERS USE UL LISTED EXTERIOR BELOW GRADE WATERPROOF JUNCTION BOXES, PER NEC SPECIFICATIONS 12. ALL CIRCUITING, SNITCHING AND CONNECTIONS TO BE BY ELECTRICAL CONTACTOR LIGHTING PLAN INDICATES FIXTURE LOCATIONS ONLY AND IS NOT INTENDED TO BE AN ELECTRICAL PLAN. ELECTRICAL WORK 1 SHOP DRAWINGS: ALL LIGHTING AND IRRIGATION CONTROLLER ELECTRICAL CIRCUITING AND PANEL SIZING WILLBEBYTHE CONTRACTOR, PROVIDE REPRODUCIBLE DRAWINGS SHOWING ALL CONTROL WIRING DIAGRAMS FOR ANY LIGHTING AND IRRIGATION CONTROLLER INDICATED ON THESE PLANS SHOW ALL CONDUIT AND WIRE SIZES INDICATE VOLTAGE DROP CALCULATIONS FOR PROPER WIRE SIZES. PROVIDE SHOP DRAWINGS OF FIXTURES AND PANELS TO OWNER FOR REVIEW PRIOR TO AGENCY SUBMITTAL OR ORDERING OF MATERIALS. 2 SERVICE: DETERMINE UTILITY COMPANY CONNECTOR AND VOLTAGEJAMPERAGE LEVEL AND COORDINATE WITH PROJECT ELECTRICAL SYSTEM COORDINATE SERVICE FROM UTILITY COMPANY, INCLUDING PAYMENT OF FEES. PROVIDE CONDUITS AS REQUIRED 3 WIRING METHODS: A. ALL WIRING CONDUITS SHALL BE CODE SIZE WITH ONLY COPPER WIRE B ALL CONDUIT UNDERGROUND SHALL BE PER NEC APPROVED SPECIFICATIONS C ALL CONDUIT ABOVE GRADE SHALL BE PER NEC APPROVED SPECIFICATIONS 6 LIGHT CONTROL: LIGHTS SHALL BE CONTROLLED BY A TWENTY-FOUR (24) HOUR TIME CLOCK AND PHOTO CELL COORDINATE LOCATION OF PHOTO CELL ANDCLOCK/OVER-RIDE SWITCH WITH OWNER 7 PANEL: PANEL SHALL BE NEC EXTEREOR CONSTRUCTION WITH METERING PER UTILITY COMPANY REQUIREMENTS ALL CIRCUITING AND PANEL SIZING SHALL BE BY CONTRACTOR S FIXTURES PROVIDE ALL FIXTURES WITH LAMPS, AS SPECIFIED ON THE LIGHTING LEGEND ON THESE PLANS. NOTE: THIS IS NOT AN ELECTRICAL PLAN, AND IS INTENDED TO ILLUSTRATE THE DESIGN INTENT OF THE LANDSCAPE LIGHTING AND FIXTURE LOCATIONS ONLY CONTRACTOR'S PLANTING WORK RESPONSIBILITIES 1 SCOPE OF WORK: THE CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, TRANSPORTATION AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL PLANT MATERIAL SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN 2 CONFORMANCE: ALL PLANTING WORK SHALL CONFORM TO APPLICABLE LOCAL, COUNTY ANDIOR STATE CODES, REGULATIONS AND RULES 3 PERMITS AND INSPECTIONS THE CONTRACTOR SHALL OBTAIN, COORDINATE AND PAY FOR ANY AND ALL PERMITS, FEES AND AGENCY INSPECTIONS, AS REQUIRED 5 SITE VERIFICATION: PRIOR TO COMMENCEMENT OF WORK, THE CONTRACTOR SHALL VERIFY, AT THE SITE, ALL CONDITIONS AND BE FAMILIAR WITH THE DESIGN OF THE LANDSCAPE WORK ANY DISCREPANCIES SHALL BE IMMEDIATELY REPORTED TO THE OWNER (JOB SUPERINTENDENT) 6 FIELD STAKING: THE CONTRACTOR SHALL LOCATE BY STAKES OR OTHER MEANS, ALL TREES, SHRUBS, VINES AND HEADERBOARD LAVOUT/GROUNDCOVER DELINEATION FOR APPROVAL BY THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT PRIOR TO INSTALLATION 7 WRITTEN GUARANTEE: ALL WORK SHALL BE GUARANTEED BY THE CONTRACTOR AS TO MATERIAL, INCLUDING PLANT MATERIAL, AND WORKMANSHIP FOR A PERIOD OF ONE YEAR FOR TREES AND W DAYS FOR SHRUBS, VINES AND GROUNDCOVER FOLLOWING THE DATE OF FINAL ACCEPTANCE OF PROJECT THE CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE ON HIS LETTERHEAD AT THE TIME OF THE FINAL INSPECTION B WRITTEN CERTIFICATION: THE CONTRACTOR SHALL PROVIDE A WRITTEN CERTIFICATION THAT THE PLANTING WORK IS INSTALLED IN FULL COMPLIANCE WITHTHE CONTRACT DOCUMENTS. ANY APPROVED SUBTITUTIONS OR DEVIATIONS FROM THE PLANS OR SPECIFICATIONS SHALL BE NOTED THIS CERTIFICATION SHALL INCLUDE THE CONTRACTOR'S LICENSE NUMBER. 9 UPON COMPLETION OF PLANTING: CONTRACTOR TO SCHEDUAL FINAL REVIEW BY LANDSCAPE ARCHITECT LANDSCAPE ARCHITECT TO REVIEW PLANTING N FOR CONFORMANCE TO THE INTENTS F THE APPROVED PLANTING PLAN AND THEN PREPARE A WRITTEN REPORT REGARDING THE REVIEW OWNER'S PLANTING WORK RESPONSIBILITIES 1 CONSTRUCTION RESPONSIBLITIES: THE OWNER WILL BE DIRECTLY RESPONSIBLE FOR ALL ASPECTS OF CONSTRUCTION INCLUDING ALL LANDSCAPE INSPECTIONS ALL FIELD MEETINGS SHALL BE INITIATED BY THE CONTRACTOR AND COORDINATED THROUGH THE OWNER (JOB SUPERINTENDENT) TO THE LANDSCAPE ARCHITECT THE LANDSCAPE ARCHITECT SHALL BE INA SUPPORT OBSERVATION ROLE TO THE OWNER (JOB SUPERINTENDENT) PROVIDING INTERPRETIVE ADVICE ONLY IN ACCORDANCE WITH THE OBSERVATION SCHEDULE AS NOTES THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR METHODS OF CONSTRUCTION OR FOR CONTRACTOR'S CONFORMANCE TO CODE, AND WILL PROVIDE AESTHETIC DIRECTION ONLY 2, DETERMINING LEGAL AND PHYSICAL ELEMENTS: OWNER (JOB SUPERINTENDENT) SHALL BE RESPONSIBLE FOR DETERMINING PROPERTY LINES, RIGHTS -OF -WAY, TRACT BOUNDARIES, GRADES EASEMENTS, UTILITY LOCATIONS (ABOVE AND OTHER BELOWGRADE AND ANY 1 R LEGAL OR PHYSICAL ELEMENTS AS REQUIRED FOR SUCCESSFUL COMPLETION OF THE WORK CONTRACTOR SHALL NOT BE PERMITTED TO PROCEED WRH ANY WORK WITHOUT DETERMINATION OF THE PRECEDING FACTS 3 ROUGH GRADE: OWNER (JOB SUPERINTENDENT) SHALL PROVIDE ROUGH GRADE TO WITHIN 1/10TH OF ONE FOOT OF FINISH GRADE THE CONTRACTOR SHALL BE RESPONSIBLE FOR FINE GRADING LESS THAN 1110TH OF ONE FOOT OR MOUNDING AS INDICATED ON PLANTING PLANS 4 SITE DISCREPANCIES: ALL DISCREPANCIES IN SITE CONDITIONS, DRAWINGS OR SPECIFICATIONS SHALL IMMEDIATELY BE BROUGHT TO THE ATTENTION OF THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT ITISTHEOWNER'S(JOB SUPERINTENDENT'S) RESPONSIBILITY TO CONSULT THE LANDSCAPE ARCHITECT PRIOR TO ANY FURTHER WORK IN THAT AREA ANY UNREPORTED DISCREPANCY AND CONTINUES WORK WITHOUT WRITTEN AUTHORIZATION FROM THE OWNER AND LANDSCAPE ARCHITECT SHALL BEAT THE OWNER'S AND CONTRACTORS RISK AND EXPENSE 5CONTRACT FULFILLMENT: ALL QUESTIONS RELATING TO INTERPRETATION OF THE DRAWINGS AND SPECIFICATIONS, QUALITY OF WORK AND ACCEPTABLE FULFILLMENT OF INTENT OF THE CONTRACT DOCUMENTS SHALL CONCURRENTLY BE DECIDED BY THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT LAN78CAF'E AACkYTC-£TS, NC,. 73M EL PA3EO, 9URI; 210 PALM DE:EFiI', CA 92200 (700)500-3024 FAX (780) 773-0015 E-MA1: roa-r9a-pdcom Z M ./ N _O ~ UN N LL U W Z N VZ/ J 0 U � F 0 Z Q 0- J U IL F _Q D Q � z SPECIFICATIONS SHEET ■ BOOK ❑ PROJECT MANAQEFb TM DRAWNI TM CHECKED: - PROJ. NOQ R13'So DATE: 9/28/13 SCAM PER DETAIL. REVISIONS NTC SHEET NO L-6.10 ATTACHMENT 5 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY, APRIL 2, 2014 CALL TO ORDER A regular meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10:00 a.m. by Planning Manager David Sawyer. Planning Manager Sawyer led the Board into the Pledge of Allegiance. PRESENT: Board Members Richard Gray, Kevin McCune, and Ray Rooker ABSENT: None STAFF PRESENT: Planning Manager David Sawyer, Consultant Planner Nicole Criste, Principal Planner Wally Nesbit, and Executive Assistant Monika Radeva PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Board Members Gray/McCune to approve the Architectural and Landscaping Review Board Minutes of January 15, 2014 as submitted. Motion passed unanimously. BUSINESS SESSION Site Development Permit 2013-934 submitted by T. D. Desert Development LP for consideration of architectural and landscaping plans for Andalusia at Coral Mountain. The project proposed the construction of 39 new single- family homes on 1 1 .21 acres and an amendment to Final Map 31681-3 to widen the lots from 55 to 65 feet to accommodate the newly proposed three model types. Location: Andalusia at Almeria, within the existing Andalusia at Coral Mountain project located at the southeast corner of Madison Street and Avenue 58. ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014 REVIEW BOARD MINUTES 1 Consultant Planner Nicole Criste presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Nolan Sparks, Construction Manager with T.D. Desert Development, L.P., La Quinta, CA - introduced himself, gave a brief presentation of the project and answered the Board's questions. Mr. Marc McAlpine, Sr. Vice President with T.D. Desert Development, L.P., La Quinta, CA - introduced himself, gave an overview of the project, and answered the Board's questions. Board Member Rooker said he would like to condition the applicant to add a direct walkway from the street to the front door in addition to the existing driveway access. He stated he felt strongly about incorporating this as a required condition and if the Board's recommended action to the Planning Commission did not include it as such, it would result in his inability to vote for approval of the project. General discussion followed regarding the proposed driveway access to the residence. Motion - A motion was made and seconded by Board Members McCune/Gray recommending approval of Site Development Permit 2013-934, as submitted with staff's recommendations. AYES: Board Members Gray and McCune. NOES: Board member Rooker. ABSENT: None. ABSTAIN: None. 2. Site Development Permit 2013-933 submitted by Nexus Palm Springs for consideration of architectural and landscaping plans for Tract 36279, The Orchards. The project proposed the construction of 11 new single-family homes on 9.14 acres. Location: southwest corner of Madison Street and Vista Bonita Trail (Avenue 51). Principal Planner Wally Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Steve Turley, Architect with Elemental Architecture, Palm Springs, CA - introduced himself, gave a brief overview of the projects, and answered the Board's questions. Mr. Thomas Doczi, President and Landscape Architect with TKD Associates, Inc., Rancho Mirage, CA - introduced himself and answered the Board's questions. ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014 REVIEW BOARD MINUTES 2 Mr. David Turner, President with Coachella Valley Engineers, Palm Desert, CA - introduced himself and answered the Board's questions. Board Member Rooker inquired as to the reason for the selection of the post- modern architectural style. Mr. Turley replied it was requested by the applicant and the architectural firm contracted for the development was renowned for its modern architectural designs. Board Member Rooker expressed a concern that the predominant architectural style of the city of La Quinta was much different than the one of Palm Springs. Particularly the area of the proposed project located directly across from the Polo grounds and surrounded by traditional haciendas and Mediterranean stucco -type, tile roof structures. Further, the very light color palette proposed strongly accentuated the modernistic style and he found the proposed landscaping to be extremely sparse and rigid. He said the proposed post-modern architectural design was very well executed; however, he found it to be inappropriate for the proposed location. Board Member McCune asked if the homes would be visible from the outside of the development, with the proposed perimeter landscape and wall design. Mr. Turley replied they would not be visible outside of the walls of the development. Board Member Gray asked what property was located to the south of the project. Mr. Turley replied it was a separate tract and the development was called The Orchards. Board Member McCune asked if the two developments would share an entry gate. Mr. Turley replied they would not. He added that similar modern architectural style homes were located within the Madison Club development located further to the south of the project. Motion - A motion was made by Board Member McCune recommending approval of Site Development Permit 2013-933 as submitted with staff's recommendations. Motion died from the lack of a second. Motion - A motion was made and seconded by Board Members Rooker/Gray recommending denial of Site Development Permit 2013-933 as submitted with staff's recommendations due to the proposed modernist architectural style which was perceived to be inappropriate for this location. AYES: Board Members Gray and Rooker. NOES: Board Member McCune. ABSENT: None. ABSTAIN: None. ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014 REVIEW BOARD MINUTES 3 3. Site Development Permit 2013-932 submitted by Prest Vuksic Architects for consideration of architectural and landscaping plans for a 3,400 square -foot, one-story medical/general office building, in the la Quinta Professional Plaza commercial center. Location; Parcel 2 or PM 29889 located on the south side of Avenue 47, ± 300 feet east of Washington Street. Principal Planner Wally Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Colin McDermott, Owner, Indian Wells, CA - introduced himself, gave a brief overview of the projects, and answered the Board's questions. Mr. John Greenwood, Project Manager with Prest Vuksic Architects, Palm Desert, CA - introduced himself and answered the Board's questions. Motion - A motion was made and seconded by Board Members Rooker/Gray recommending approval of Site Development Permit 2013-932 as submitted with staff's recommendations. Motion passed unanimously. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - None BOARD MEMBER ITEMS • Board Member McCune's current term is expiring effective June 30, 2014. The deadline to submit applications for re-election is June 2, 2014. The recently updated guidelines for all Boards and Commissions citywide allow for any Board Member or Commissioner to serve two consecutive three-year terms to the same Board or Commission. ADJOURNMENT There being no further business, it was moved and seconded by Board Members Gray/Rooker to adjourn this meeting at 11 :31 a.m. Motion passed unanimously. Respectfully submitted, MONIKA RADEVA, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014 REVIEW BOARD MINUTES 4 PLANNING COMMISSION PH 2 STAFF REPORT DATE: APRIL 22, 2014 CASE NUMBER: CONDITIONAL USE PERMIT 2014-157 APPLICANT: SHADOW ROCK CHURCH PROPERTY OWNER: LAWRENCE HENRY REQUEST: CONSIDERATION OF A CONDITIONAL USE PERMIT FOR A CHURCH TO OCCUPY AN EXISTING 7,840 SQUARE FOOT BUILDING WITHIN THE LA QUINTA VALLEY PLAZA LOCATION: 79390 HIGHWAY 1 1 1 RECOMMENDED ACTION: Adopt Planning Commission Resolution No. 2014- approving Conditional Use Permit 2014-1 57, subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: The applicant is proposing to establish a church in an existing retail building (Attachment 1). Staff recommends a four-year term to this CUP. With the recommended conditions of approval, the proposed church use complies with the development requirements of the La Quinta Municipal Code. BACKGROUND The property is an existing 7,840 square feet retail building located in the La Quinta Valley Plaza (Attachment 2). The building has been occupied by Patios Plus and has approximately 6,720 square feet of leasable area. The proposed use permit would allow for a 236-seat house of worship, and other ancillary uses, to replace the existing retail use. PROPOSAL & ANALYSIS: The applicant is requesting a Conditional Use Permit to allow temporary operation of Shadow Rock Church (Attachment 3). The church anticipates the construction of a permanent facility elsewhere within three to four years. Only interior tenant improvements are required for the church, and no alterations to the structure and site are proposed. P:\Reports - PC\2014\PC 4-22-14\PH-2_CUP 14-157 Shadow Rock\PH 2 (1)_CUP 14-157 REPORT - ds wn.docx Page 1 of 3 The church includes the following uses: • 3,045 sq. ft. auditorium with 236 seats, raised pulpit and AV monitoring station • 695 sq. ft. reception/lobby area • 370 sq. ft. office/conference space • 962 sq. ft. reception area • 562 sq. ft. children's church • 612 sq. ft. nursery/pre-school space Remaining space is dedicated to restrooms, storage area, electrical and miscellaneous hallway space. The church proposes daily activity and building use, with primary and peak use on Sundays. Administrative uses and small gatherings would also occur on weekdays and Saturdays (Attachment 4). Typical weekday uses include Pastoral office hours and bible study groups, most of which would occur during the center's off peak hours (early mornings and evenings), and with no more than 20-25 people in attendance. The scheduling of church -related functions is anticipated to be complementary to the existing surrounding uses as the most intensive use of the site would take place during periods when most of the surrounding uses are closed. The administrative uses of the church during normal weekday business hours would be of similar intensity to the other existing uses, which include general and medical offices, retail and restaurant. Staff required the applicant to prepare a traffic memo (Attachment 5), which found projected trip generation to be far less for the proposed church use than with the existing retail space. Staff's primary concern, however, was with parking demand of the proposed use, and required a parking study as well (Attachment 6), which found that sufficient parking is available to serve the proposed church uses. The study indicated that a supply of 258 spaces exists for La Quinta Valley Plaza, which can facilitate an estimated shared demand of 257 spaces at 100% center occupancy. The study notes that the center's existing parking demand appears significantly lower than City requirements and the Urban Land Institute estimates cited in the study. AGENCY & PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies for comment on March 24, 2014. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been incorporated into recommended Conditions of Approval. P:\Reports - PC\2014\PC 4-22-14\PH-2_CUP 14-1 57 Shadow Rock\PH 2 (1)—CUP 14-157_REPORT - ds wn.docx Page 2 of 3 Public Notice: This project was advertised in The Desert Sun newspaper on April 11, 2014, and notice of this hearing was mailed to all property owners within 500 feet of the site. To date, no comments have been received. Any additional written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Community Development Department has determined that this project is exempt from environmental review pursuant to Section 15332 (Infill Development) as it consists of a change in use of land having no permanent effect on the environment. Report prepared by: Wallace Nesbit, Principal Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Project Information 2. Vicinity Map 3. Shadow Rock Plan Set 4. Shadow Rock Statement of Operations 5. Kunzman Associates, Inc. Trip Generation Comparison; March 11, 2014 6. Carl Walker, Inc. Valley Plaza Shared Parking Study; March 12, 2014 P:\Reports - PC\2014\PC 4-22-14\PH-2_CUP 14-1 57 Shadow Rock\PH 2 (►)_CUP 14-157_REPORT - ds wn.docx Page 3 of 3 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ALLOWING THE OPERATION OF A CHURCH WITHIN AN EXISTING COMMERCIAL SPACE AT 79930 HIGHWAY 111 CASE NO.: CONDITIONAL USE PERMIT 2014-157 WITH A CLASS 32 CEQA EXEMPTION APPLICANT: SHADOW ROCK CHURCH WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 22nd day of April, 2014, hold a duly noticed Public Hearing to consider the request by Shadow Rock Church for a Conditional Use Permit to allow the operation of a church within a ± 7,840 square -foot commercial tenant space located within the La Quinta Valley Plaza at 79930 Highway 1 1 1, and more particularly described as, PARCEL 1 OF PM 31172 WHEREAS, said Conditional Use Permit 2014-157 is consistent with Specific Plan 99-036 as amended, as the proposed church use is permitted under the existing Specific Plan; and, WHEREAS, per requirements of the La Quinta Municipal Code, notice of the hearing was posted at three public places (Stater Brothers Market, La Quinta Post Office, and La Quinta City Hall) along with the project site, said notice also having been mailed to all property owners within 500 feet of the site; 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 9.210.020 of the Zoning Code to justify approval of said Conditional Use Permit: WHEREAS, said Conditional Use Permit application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Planning Department has determined that the proposed Conditional Use Permit is exempt from CEQA review under Guidelines Section 15332; Class 32 (Infill Development); and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Conditional Use Permit: Planning Commission Resolution No. 2014 - Conditional Use Permit 2014-157 Shadow Rock Church Adopted: April 22, 2014 Page: 2 1. The proposed use is consistent with the land use designation of General Commercial. The City's General Plan Policies relating to General Commercial encourage a wide range of commercial opportunities and support services. 2. The proposed use is consistent with the provisions of the La Quinta Zoning Code. Use of the space as a church and administrative offices will have similar characteristics and impacts as professional offices and similar uses which are permitted by right under the Regional Commercial zoning district and the La Quinta Corporate Center Specific Plan, and will conform to the development standards applicable to the use. 3. Processing of this Conditional Use Permit for the proposed use is in compliance with the provisions of the California Environmental Quality Act. The La Quinta Community Development Department has determined that the request is exempt from CEQA under Guideline Section 15332; Class 32 (Infill Development), in that the proposal constitutes a change in use of land having no permanent effect on the environment. 4. Approval of this proposed use, subject to required Conditions of Approval, is consistent with the surrounding uses and will not be a detriment to the public health, safety and general welfare, nor shall it be injurious or incompatible with other properties or uses in the vicinity. Use of the space as a church with administrative offices will have similar characteristics and impacts as the land use in which it is being located in. Hours and procedures of operations are based on the seating available and parking capacity of the facility and site, as supported by the required traffic memo and parking study documents that have been reviewed with the proposed use. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and correct, and constitute the findings of the Planning Commission for this Conditional Use Permit; SECTION 2. That it does hereby approve Conditional Use Permit 2014-157 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval; PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 22nd day of April, 2014, by the following vote: AYES: Planning Commission Resolution No. 2014 - Conditional Use Permit 2014-157 Shadow Rock Church Adopted: April 22, 2014 Page: 3 NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2014-157 SHADOW ROCK CHURCH APRIL 22, 2014 GENERAL The applicant agrees to indemnify, defend and hold harmless the City of La Quinta, its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Conditional Use Permit. The City of La Quinta shall have the right to select its defense counsel at its sole discretion. The City of La Quinta shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense. 2. The applicant shall comply with all applicable provisions of the La Quinta Municipal Code (LQMC), including LQMC Chapter 9.210.020. 3. This Conditional Use Permit shall expire four years on April 22, 2018, unless granted a time extension pursuant to the requirements of La Quinta Municipal Code 9.200.080 (Permit expiration and time extensions). 4. Conditional Use Permit 2014-157 shall comply with all applicable conditions and/or mitigation measures for Tentative Parcel Map 31172. In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 5. Any expansion of this use or substantial modifications to the approved floor plan may require an amendment of this Conditional Use Permit. Minor modifications to this Conditional Use Permit may be approved by the Community Development Director, provided notification of existing tenants is provided prior to such approval. 6. Prior to issuance of any construction or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • La Quinta Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2014-157 SHADOW ROCK CHURCH APRIL 22, 2014 • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board 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, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. Contact the City of La Quinta Building & Safety Department (760-777-7012) for more information. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). 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. PROPERTY RIGHTS 9. Prior to issuance of any permit(s), the applicant shall acquire easements and other property rights necessary for the construction or proper functioning of the proposed development. PARKING/CIRCULATION 10. No on -street public parking outside the La Quinta Valley Plaza parking areas may be reserved for church parking. All on -street public parking areas shall remain available for public use. 1 1 . Roadways/traffic aisles to structures and activities in and around the church shall be maintained accessible to emergency vehicles at all times. PLANNING COMMISSION RESOLUTION 2014 - CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2014-157 SHADOW ROCK CHURCH APRIL 22, 2014 12. Applicant shall provide a minimum of five (5) bicycle parking slots. Bike rack(s) shall be placed in shaded locations, out of the way of approved pedestrian ways and shall be provided with a mechanism which permits locking a bicycle onto the rack. MISCELLANEOUS 13. No signage is included in this Conditional Use Permit approval. A separate Sign Permit is required through the Community Development Department if the applicant proposes signs for the church. The applicant shall comply with the La Quinta Valley Plaza Sign Program. 14. Church services and other operations shall occur consistent with the days and times specified in the Conditional Use Permit, which are based on the written Statement of Operations provided to the City by Shadow Rock Church, marked as Exhibit A and attached to these conditions. Changes to this operational schedule that are found not to conflict with normal business hours of the other tenants in the La Quinta Valley Plaza may be approved by the Community Development Director. Day Sunday Sunday Sunday Sunday Sunday Sunday Sunday Sunday Sunday Monday Tuesday Tuesday Wednesday Wednesday Wednesday Thursday Thursday Friday Friday Saturday Saturday ShadowROCK Statement of Operations Time Event No. People 9:30a - 10:30a Sunday Main Church Services 240 9:30a - 10:30a I Sunday Nursery 10 9:30a - 10:30a Sunday Preschool Church Services 20 9:30a - 10:30a Sunday Children's Church Services 20 11:00a - 12:00a Sunday Main Church Services 240 11:00a - 12:00a Sunday Nursery 10 11 :00a - 12:00a Sunday Preschool Church Services 20 11:00a - 12:00a Tsunday Children's Church Services 20 6:00p - 7:30p Youth Group 50 9:00a - 5:00p Pastoral Office Hours 5 9:00a - 5:00p Pastoral Office Hours 5 6:00p - 8:00p Bible Study 20 7:00a - 8:00a Bible Study 20 9:00a - 5:00p Pastoral Office Hours 5 6:00p - 8:00p Bible Study 20 9:00a - 5:00p Pastoral Office Hours 5 6:00p - 8:00p Bible Study 20 9:00a - 5:00p Pastoral Office Hours 5 6:00p - 8:00p Bible Study 20 7:00a - 8:00a TBible Study 20 6:00p - 8:00p Bible Study 20 PLANS PREPARED P �y ! pc�I uu!! pe�I DUANE VALENCIA, ARCHITECT (C 15569) SCHrgULC C� CiIC!7Y S :1: WCCi1LY CiiC!lY S custom residential &commercial architecture All DRAWINGS, DOCUMENTS AND IMAGES ARE THE PROPERIV OE VISUAL rRONTIERS AND SNADOWROCK TI A,901 SNAIL NOT 6E REPROPUCEP, ALTERED OR COPIED WITHOUT TUE EXPRESSED WRIMN CONSENT Or DUANE VALENCIA, ARCHITECT IC11014 19-390 NWY III LA QUINTA CA 91153 ATTACHMENT 1 Project Information APPLICANT: SHADOW ROCK CHURCH PROPERTY OWNER: LAWRENCE HENRY REQUEST: CONSIDERATION OF A CONDITIONAL USE PERMIT FOR A CHURCH TO OCCUPY AN EXISTING 7,840 SQUARE FOOT BUILDING WITHIN THE LA QUINTA VALLEY PLAZA LOCATION: 79390 HIGHWAY 111 ENVIRONMENTAL CONSIDERATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332 (INFILL DEVELOPMENT) AS IT CONSISTS OF THE CONVERSION OF AN EXISTING SMALL STRUCTURE (SINGLE-FAMILY RESIDENCE) FROM ONE USE TO ANOTHER. GENERAL PLAN: GENERAL COMMERCIAL ZONING: REGIONAL COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: COMMERCIAL PARK EXISTING COMMERCIAL DEVELOPMENT SOUTH: HIGHWAY 1 1 1; REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT EAST GENERAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT WEST: GENERAL COMMERCIAL VACANT SITE INFORMATION: PARCEL 1 OF PARCEL MAP 31172, LA QUINTA VALLEY PLAZA - SPECIFIC PLAN 1999-036; APPROVED SEPTEMBER 7, 1999. THE LATEST EFFECTIVE AMENDMENT #3 WAS APPROVED MARCH 4, 2003 ATTACHMENT 2 La Quinta Valley Plaza Proposed Shadow b* IR Marshalls/ PetSmart AL CONDITIONAL USE PERMIT 2014-157 Vicinity SHADOW ROCK CHURCH Map An CONDIIYtIBNAL USE PERMIT' SUBMITTM 2!WG4 A615RE VIATION5 ATTACHMENT 3 D(.zsa);WR0CK ir'l QaIAJTA G,4 q12-53 CURRENT N.AZA OCCUPANTS We I: PAA06 PLUG BIIren OMLYIEW VACANT IIM S: CV BEAUTY IWD+: TRU I"PAINT VACANT CIGROMMI"OR VACANT IIDB S: DERMATOLOGY OFFICE SOLASALON I1.1106: BA66RY CAFE CLEANERS BLINDS MEXICAN RESTAURANT VACANT SUSIS PAR Shadow ROCK Slalement of Operations rwo INN Nd, It" 930 - 1030 Sunday Main Church Services 240 930-10:30 Sunday Nursery 10 930 - 10:30 Sunday P—h-1 Church Services 20 9:30-10:30 Sunday Children's Church Services 20 1100-1200 Sunday Man Church Services 240 11:o0-12:00 Sunday Nursery 10 1100� 200 Sunday Preschool Church Services 20 11 00 - 12:00 Sunday Chddren's Church Services 20 6:00-7:30 Youlh Group 50 900-Sao Pa9ora Office Hours 5 9:00-500 Pa9ora OGice Hours 5 6:00-a 00 Bible Study 20 700-600 Bible Study 20 9:00-5.00 Pastoral Odice Hours 5 600-6,00 Btule Study 20 900-500 Pastoral OOiceHours 5 I 6:00-6:00 Bible Study y 20 9:00- 5.00 P.—W 011ica Hours 5 600-600 Bible Sludy 20 7:00-6.00 Bible Study 0 6:00-6:00 Bible Study RECEIVED MAR 12 2014 SUBMITTAL T1 COVER SHEET CUPO 1 SITE PLAN CUP02 FLOOR PLAN PROJECT SCOPE OF WORK A. TENANT IMPROVEMENT OF EXI5TING COMMERCIAL SPACE FOR USE AS A PLACE OF WORSHIP WITH RELATED OFFICE AND GATHERING SPACE PROJECT' DESCRIPTION APN: 600-390-00i 9ENERAL RAN DESIGNATION: REGIONAL COMMERCIAL (RC) ZONINO DESIONATION REGIONAL COMMERCIAL (CR) SPECIFIC PLAN SP90-036 IXISTINO LAND OSE RETAIL PROPOSW LAND USE PLACE OF WORSHIP NET SITE AREA TSRo Sr (is AC) GUILDINO AREA 1460 SF LEASABLE AREA 6120 SF BUILDIN400Y6RABE L00% PAMNO RATIOS SNARED PARKING; SEE STUDY AVA PARI0N0 (PER COMPLEX) REQUIRED (TOTAL COMM I PROVIDED 13 OCCUPANCY A-3 CONSTRUCTION TYPE Y-A(SPRINNIED) VICINITY MAP /4*,^ shadow C H U R C H 9UANE VAUN01A ARM6TECT dnSf6G uaara ca Busr Affll wlwlva�1 iwef7.frrnLarws SNADOWROCK f I 7&!9G NY1Y II I ta AUN f A CA 91153 C[Ai RM7AIA111 C LRAWYFC{Cr.10TN ei•7p1MtRNiB IKIAUN PILYSCAGGFA !81 COVER SHEET' ALL MAY#A'I�NIRd1MiilYp1 � ; 1 , W.IYSRGN�fi0Vp1LLRGtEiL' �� I I ✓•10y��yILLIIOrR AifpFltt �� ` 041ILG11LlWRi►llflCl 5e GIIL�MA6BQ �� 3 D C� 2 m z il HWY Ill (E) HC PATH OF TRAVEL TO REMAIN G / S ON J` Cn eel CIE Z / Q 0 " O 191 � <. � � � 71 � � � �, • �T I � aol--as.es — N - - - — - - ' N 89 14'49" E - 20206 35' iv rs= P5 91 rix ILK4 I ❑ms< t lol� Nar xv, I VACANT _ _ 7, IN:)I 6� P2 IS I> _ A79 li'L fR } lli 1� LIf!'LEI[ It I. r ZI _ iqJl lkF 1 Ix; lSfi tJX 1st" bu. In I (3 AFY T 0 q +Irs: Itr.' Ise o v� A'� T �l ttr. ^OT Q Ay- Ai a 145: # 47 1 CA COMMERCIAL BLDG GENERALPLAN COMMERCIAL PARK (CP) ZONING COMMERCIAL PARK (CP) \ � 2'62•F - -�-10?00' 224 1 Tr:• yJ4 , (E) TRASH TO REMAIN PROJECT SITE { EXISTING BUILDING II ZERO LOT LINE f (E) HC PARKING & CURB CUT TO REMAIN (E) PARKING TO REMAIN NO MODIFICATIONS TO ANY PORTION OF THE SITE VACANTLOT GENERAL PLAN REGIONAL COMMERCIAL (RC) ZONING REGIONAL COMMERCIAL (CR) SHADOWKOCK TENANT IMPROVEMENT OTHEK BUILDINH WITHIN COMPLEX OUTSIDE THE COMPLEX CUKKENT PLAZA OCCUPANTS 6LDG 1: RAT109 FLU& BLD4 Z: ANK I VIEW VACANT 6L94 S: CV 6EAUTY BLV4 4: TKU TONE PAINT VACANT CHIROPRACTOR VACANT BLVG 5: VEKMATOL06Y OFFICE SOLA SALON 6LD4 6: BAKEKY CAFE CLEANERS 6LINVS MFACAN RESTAURANT VACANT SUSHI GAR PROJECT SCOPE Of WORK PROJECT DESCRIPTION A TENANT IMPROVEMENT OF AFN. 600-390-001 EXISTING COMMERCIAL 5PAGE SENERAL PLAN PESNNATION: REGIONAL 9IMMERCIAL(RC) FOR L15E A A PLACE OF WORSHIP ZONN9PESIONADON REGIONAL COMMERCIAL (CR) WITH RELATED OFFICE AND GATHERING 5PAGE SPECIFIC PLAN SR99'036 [XISTIN9 LAND USE RETAIL B INTERIOR NALLCON5TRUCTION PROPOSEPLANPUSE PLACE OF WORSHIP NET sITE AREA. FORO SF (it AC) C ADJU5T1-.I6HTIN6 AND HVAC 9UILPIN9 AREA 1930 SF D UP6RADE RE5TROOM5 LEASABLE AREA 6120 SF 9UILOIMCOVERA9E 100% PAMNo KATIos SNARED PARKING; SEE STUDY APA PARKINS (PER COMPLEX) UQUIREP(TOTAL COMM) F PROVIPEP 13 OCCUPANCY A-3 CONSTRUCTION TYPE V-A (SPRINKLED) NOTES: A THE PROPERTY IS A ZERO LOT LINE PARCEL TO THE EXTENTS OF THE BUILDING B THIS 15 A TENANT IMPROVEMENT PROIJECT ONLY C D THERE ARE NO PROPOSED NEW BUILDINGS THEREARE NO MODIFICATIONS TO THE SITE, PARKING OR LANDSCAPE E SEE PARKING STUDY FOR MORE . INFORMATION PLAZA SITE PLAN s' � ;• DUANE V,4 9—a F ...•wr�r•^••r ^�•^* ARCHITECT (C L95691 `" v9iTna SHADOWNOCKTI nnwu - 79.990NWYIIIIAWNTACAM CLLKLI�IkLfILY 1 �GA651 is fl9 EpJ9q vsAAoeuRi"im A3iluurn S111 I'M AIL PAAWINLS,9WUAYNfsAN91AAAN$ < � 1. OR APF PAL PR91IXfYAYIS�AI FRONNlRS �� p:J' ANI9ULL NOf RPEIACNG9,AlIfRF99R IL A WN19 OF PUAIK IXfl% AFt9JRFN C9NSUUCf PIANL9ALW;V, ARCMIU.f 10514 PROJECTSCOPE OF WORK TENANT IMPROVEMENT PLAN .. m IF- SIC = T.IT A. TENANT IMPROVEMENT OF EXISTING COMMERCIAL SPACE FOR USE AS A PLACE OF WOR5HIP WITH RELATED OFFICE AND GATHERING SPACE B. INTERIOR WALL CONSTRUCTION C. ADJU5T LIGHTING AND HVAC D UPGRADE RESTROOMS CONSTRUCTION ScOrr A. METAL STUD FRAMING THROUGHOUT a MAINTAIN EXISTING 12' 5USP,CLG C. FRAME NEW BATHROOM 61-65 TO MATCH EXISTING (1 O') D. ADJUST HVAC REGISTERS $ LIGHT FIXTURES PER ROOM, E ADD ELECTRICAL AND SWITCHING TO ACCOMMODATE NEW LAYOUT. F. MAINTAIN EXISTING FLOORING (PATCH WHERE NECESSARY) 6. PROVIDE AND INSTALL AUDIO VISUAL, PHONE AND DATA H. ADJUST EXISTING FIRE 5PRINKERS WHERE NEEDED. ®wr.� .ili+r n�nnaMAW rALrOX Awmr 4MR0 _ {ninlne. ualxai,u al,„ SNADOWNOCK it �� 19d90NYlY IIINQI�NfACA 81151 NItlCL1Qb/RILI d9AIR�,HY9pCtARp if'9A RA11¢Il1P IYOGGNl:IiRG4N11F If9DA Ill Aar !r.j U Whi9l4iiWffi . �[� � C�PO� iA [Ii R'JR(f 6f3'a{Ri $IY�( A pp VU aYAll%wlTNE7[WWP{lIIIi1G[ 9 XIp Day Sunday Sunday Sunday Sunday Sunday Sunday Sunday Sunday Sunday Monday Tuesday Tuesday Wednesday Wednesday Wednesday Thursday Thursday Friday Friday Saturday Saturday ATTACHMENT 4 ShadowROCK Statement of Operations Time Event No. People 9:30a - 10:30a Sunday Main Church Services 240 9:30a - 10:30a Sunday Nursery 10 9:30a - 10:30a Sunday Preschool Church Services 20 9:30a - 10:30a Sunday Children's Church Services 11:00a - 12:00a Sunday Main Church Services 240 11:00a - 12:00a Sunday Nursery 10 11:00a - 12:00a Sunday Preschool Church Services 20 11:00a - 12:00a Sunday Children's Church Services 20 6:00p - 7:30p Youth Group 50 9:00a - 5:00p Pastoral Office Hours 5 9:00a - 5:00p Pastoral Office Hours 5 6:00p - 8:00p Bible Study 20 7:00a - 8:00a Bible Study 20 9:00a - 5:00p Pastoral Office Hours 5 6:00p - 8:00p Bible Study 20 9:00a - 5:00p Pastoral Office Hours 5 6:00p - 8:00p Bible Study 20 9:00a - 5:00p Pastoral Office Hours 5 6:00p - 8:00p Bible Study 20 7:00a - 8:00a Bible Study 20 6:00p - 8:00p Bible Study 20 RECEIVED APR 3 2014 CITY OF LA QUINTA COMMUNITY DEVELOPMENT PLANS PREPAREPBV cp tc c°�� DUAN6 VA001A, WHITECT IC 11569) SCHEDIJ C OF Ch1icCINr'S t WEEKLY [1 N1S c�slomresidenlial8commeuiola«hiiecwre ALL PRAMNKVOCUMENiSANPIMAKSAUTRROPER1VOFNALERONTERSANP EN OSRkDOWhOCKTI A,901 CONSF FUN ARCM1ECf (CI1014 OVi THE EXPRESSEP WPJ1iEN 19490 HWV III LAB QUINia CA 91193 ATTACHMENT 5 1(1 KUNZMAN ASSOCIATES, INC. SHADOWROCK CHURCH TRIP GENERATION COMPARISON ANALYSIS March 11, 2014 Prepared by: Perrie Ilercil, P.E. Carl Ballard, LEED GA William Kunzman, P.E. , ,,o ESS/o/v G? 171 No. TR0056 l L�f st�.r�w� GInI� cr_ OF CAi 1111 Town & Country Road, Suite 34 Orange, California 92868 (714) 973-8383 www.traffic-engineer.com 5655 KLINZMAN ASSOCIATES, INC. OVER 35 YEAPs or EXCELLENT SERVICE March 11, 2014 Pastor Craig Cunningham SHADOWROCK CHURCH 75-580 East Ramon Road Thousand Palms, CA 92264 Dear Pastor Cunningham: INTRODUCTION The firm of Kunzman Associates, Inc. is pleased to provide this trip generation comparison analysis for the ShadowRock Church project in the City of La Quinta. The church is proposed to be located at 79-390 Highway 111 within the La Quinta Valley Plaza. The location map for the project site is shown on Figure 1. Although this is a technical report, every effort has been made to write the report clearly and concisely. To assist the reader with those terms unique to transportation engineering, a glossary of terms is provided within Appendix A. OL-� LLOPMFNT DESCRIPTION La Quinta Valley Plaza currently includes approximately 63,267 square feet of commercial space. Based upon information provided by the applicant, this includes: ■ 8,714 square feet of salon 9,056 square feet of retail ■ 8,542 square feet of restaurant ■ 8,400 square feet of beauty college ■ 1,795 square feet of dry cleaner 8,273 square feet of medical office ■ 18,487 square feet of vacant space (includes the square footage that will be used by ShadowRock Church Previously, 79-390 Highway 111 was occupied by Patios Plus, Inc. The proposed use consists of a 6,720 square feet of church use. The proposed site plan is illustrated on Figure 2. PREVIOUS PROJECT TRIP GENERATION The trips generated by the project are determined by multiplying an appropriate trip generation rate by the quantity of land use. Trip generation rates are predicated on the assumption that energy costs, the llll TowN &c CouNTRY RoAo, SUITE. 34 ORANGE, CALIFORNIA 92868 (714) 973-8383 W W W.TRAFFIC-ENGINEER.COM Pastor Craig Cunningham SHADOWROCK CHURCH March 11, 2014 availability of roadway capacity, the availability of vehicles to drive, and life styles remain similar to what are known today. A major change in these variables may affect trip generation rates. Trip generation rates were determined for daily traffic, morning peak hour inbound and outbound traffic, and evening peak hour inbound and outbound traffic for the previous project land use. By multiplying the trip generation rates by the land use quantity, the traffic volumes are determined. Table 1 shows the project trip generation rates, project peak hour volumes, and project daily traffic volumes for the previous project land use. The trip generation rates are from the La Quinta Corporate Centre Traffic Impact Study prepared by Endo Engineering, May 10, 1999. The previous project (commercial) is projected to generate approximately 497 daily vehicle trips, 12 of which will occur during the morning peak hour and 46 of which will occur during the evening peak hour (see Table 1). asROPOSED FIR0,PE i TRIP &iiDN The proposed church trip generation rates are from the Institute of Transportation Engineers, Tr�i Generation, 9th Edition, 2012. In addition, the applicant provided the ShadowRock Church schedule of weekly events (see Table 2). In order to provide a conservative analysis, the weekday (Wednesday) bible study/classes were added to the church trip generation (see Table 3) The proposed project (church) is projected to generate approximately 141 daily vehicle trips, 23 of which will occur during the morning peak hour and 24 of which will occur during the evening peak hour (see Table 3). Trip generation comparison calculations are depicted in Table 4. The difference in vehicle trips and percent difference in vehicle trips are calculated between the previous and proposed land uses. The proposed project compared to the previous project is projected to generate approximately 356 less daily vehicle trips, 11 more of which will occur during the morning peak hour and 22 less of which will occur during the evening peak hour. The proposed project is not projected to add 50 or more new trips to any peak travel direction to or from the site during the peak hours. WWW.TRAFFIC FNGINEER.COM 2 Pastor Craig Cunningham SHADOWROCK CHURCH March 11, 2014 It has been a pleasure to service your needs on this project. Should you have any questions or if we can be of further assistance, please do not hesitate to call at (714) 973-8383. Sincerely, KUNZMAN ASSOCIATES, INC. Perrie Ilercil, P.E. Senior Associate #5655 like c -Y Z W No, TR0056 b tt KUNZMAN ASSOCIATES, INC. William Kunzman, P.E. Principal Table 1 Previous Project Trip Generation' Land Use Qua nti UnitS2 Peak Hour Dail Morning Evening Inbound Outbound Total Inbound Outbound Total Trip Generation Rates -Commercial TSF 1.07 0.68 1.75 3.27 3.53 6.80 74.02 Trips Generated Commercial 6.72 TSF 7 5 12 22 24 46 497 1 Source: La Quinta Corporate Centre Traffic Impact Study, Endo Engineering, May 10, 1999, 2 TSF=Thousand Square feet Table 2 ShadowRock Church Schedule of Weekly Events' Day of Week Time Period Event Estimated Number of People Sunday 9:30 AM - 10:30 AM Sunday Main Church Services 240 Sunday 9:30 AM - 10:30 AM Sunday Nursery 10 Sunday 9:30 AM - 10:30 AM Sunday Preschool Church Services 20 Sunday 9:30 AM - 10:30 AM Sunday Children's Church Services 20 Sunday 11:00 AM - 12:00 NOON Sunday Main Church Services 240 Sunday 11:00 AM - 12:00 NOON Sunday Nursery 10 Sunday 11:00 AM - 12:00 NOON Sunday Preschool Church Services 20 Sunday 11:00 AM - 12:00 NOON Sunday Children's Church Services 20 Sunday 6:00 PM - 7:30 PM Youth Group 50 (Monday 9:00 AM - 5:00 PM Pastoral Office Hours 5 Tuesday 9:00 AM - 5:00 PM Pastoral Office Hours 5 'Tuesday 6:00 PM - 8:00 PM Bible Study 20 'Wednesday 7:00 AM - 8:00 AM Bible Study 20 'Wednesday 9:00 AM - 5:00 PM Pastoral Office Hours 5 'Wednesday 6:00 PM - 8:00 PM Bible Study 20 Thursday 9:00 AM - 5:00 PM Pastoral Office Hours 5 Thursday 6:00 PM - 8:00 PM Bible Study 20 Friday 9:00 AM - 5:00 PM Pastoral Office Hours 5 Friday 6:00 PM - 8:00 PM Bible Study 20 Saturday 7:00 AM - 8:00 AM Bible Study 20 Saturday 6:00 PM - 8:00 PM Bible Study 20 ' Source: ShadowRock Church Table 3 Proposed Project Trip Generation Peak Hour Morning Evening Inbound Outbound Total Inbound Outbound Total Land Use Quantit Units' Dail Trip Generation Rates Churchz TSF 0.35 0.21 0.56 0.26 0.29 0.55 9.11 'Trips Generated +Church 6.72 TSF 2 1 3 2 2 4 61 IBible Study/ClaSS 20 PRS 0 20 20 20 0 20 80 Total 1 2 21 23 22 2 24 141 1 Source: Institute of Transportation Engineers, Trip Generation, 9th Edition, 2012, Land Use Category 560. 2 TSF =Thousand Square feet; PRS = Persons 3 Source: ShadowRock Church schedule of weekly events (Wednesday). Table 3 Project Trip Generation Comparison Land Use Peak Hour Dail Morning Evening Inbound Outbound Total Inbound Outbound Total Previous Project' 7 5 12 22 24 46 497 Proposed Project2 2 1 21 23 22 2 24 141 rDifference -5 +16 +11 0 -22 -22 -356 a See Table 1. ' See Table 3. Figure 1 Project Location Map f� 1 9 1 1 A. f ,z 1 . ' vzv`id virlino r NWOVOIIOA2W1795N.NYre"d _ - . -- . _ _ '\ Cn +� � 3lli1�3fONd s, L wamo1X1m(A ; . - 79d19 NT5 5655/1 KUNZMAN ASSOCIATES, INC. OVER 35 YEARS OF EXCELLENT SERVICE 8 Figure 2 Site Plan I _ -• A v +L ` Y 1 .� J N3� KUNZMAN ASSOCIATES, INC. 5655/2 OVER 35 YFARB OF ExCELLEW SERVICE 9 APPENDIX A Glossary of Transportation Terms GLOSSARY OF TRANSPORTATION TERMS COMMON ABBREVIATIONS AC: Acres ADT: Average Daily Traffic Caltrans: California Department of Transportation DU: Dwelling Unit ICU: Intersection Capacity Utilization LOS: Level of Service TSF: Thousand Square Feet V/C: Volume/Capacity VMT: Vehicle Miles Traveled TERMS AVERAGE DAILY TRAFFIC: The total volume during a year divided by the number of days in a year. Usually only weekdays are included. BANDWIDTH: The number of seconds of green time available for through traffic in a signal progression. BOTTLENECK: A constriction along a travelway that limits the amount of traffic that can proceed downstream from its location. CAPACITY: The maximum number of vehicles that can be reasonably expected to pass over a given section of a lane or a roadway in a given time period. CHANNELIZATION: The separation or regulation of conflicting traffic movements into definite paths of travel by the use of pavement markings, raised islands, or other suitable means to facilitate the safe and orderly movements of both vehicles and pedestrians. CLEARANCE INTERVAL: Nearly same as yellow time. If there is an all red interval after the end of a yellow, then that is also added into the clearance interval. CORDON: An imaginary line around an area across which vehicles, persons, or other items are counted (in and out). CYCLE LENGTH: The time period in seconds required for one complete signal cycle. CUL-DE-SAC STREET: A local street open at one end only, and with special provisions for turning around. DAILY CAPACITY: The daily volume of traffic that will result in a volume during the peak hour equal to the capacity of the roadway. DELAY: The time consumed while traffic is impeded in its movement by some element over which it has no control, usually expressed in seconds per vehicle. DEMAND RESPONSIVE SIGNAL: Same as traffic -actuated signal. DENSITY: The number of vehicles occupying in a unit length of the through traffic lanes of a roadway at any given instant. Usually expressed in vehicles per mile. DETECTOR: A device that responds to a physical stimulus and transmits a resulting impulse to the signal controller. DESIGN SPEED: A speed selected for purposes of design. Features of a highway, such as curvature, superelevation, and sight distance (upon which the safe operation of vehicles is dependent) are correlated to design speed. DIRECTIONAL SPLIT: The percent of traffic in the peak direction at any point in time. DIVERSION: The rerouting of peak hour traffic to avoid congestion. FORCED FLOW: Opposite of free flow. FREE FLOW: Volumes are well below capacity. Vehicles can maneuver freely and travel is unimpeded by other traffic. GAP: Time or distance between successive vehicles in a traffic stream, rear bumper to front bumper. HEADWAY: Time or distance spacing between successive vehicles in a traffic stream, front bumper to front bumper. INTERCONNECTED SIGNAL SYSTEM: A number of intersections that are connected to achieve signal progression. LEVEL OF SERVICE: A qualitative measure of a number of factors, which include speed and travel time, traffic interruptions, freedom to maneuver, safety, driving comfort and convenience, and operating costs. LOOP DETECTOR: A vehicle detector consisting of a loop of wire embedded in the roadway, energized by alternating current and producing an output circuit closure when passed over by a vehicle. MINIMUM ACCEPTABLE GAP: Smallest time headway between successive vehicles in a traffic stream into which another vehicle is willing and able to cross or merge. MULTI -MODAL: More than one mode; such as automobile, bus transit, rail rapid transit, and bicycle transportation modes. OFFSET: The time interval in seconds between the beginning of green at one intersection and the beginning of green at an adjacent intersection. PLATOON: A closely grouped component of traffic that is composed of several vehicles moving, or standing ready to move, with clear spaces ahead and behind. ORIGIN -DESTINATION SURVEY: A survey to determine the point of origin and the point of destination for a given vehicle trip. PASSENGER CAR EQUIVALENTS (PCE): One car is one Passenger Car Equivalent. A truck is equal to 2 or 3 Passenger Car Equivalents in that a truck requires longer to start, goes slower, and accelerates slower. Loaded trucks have a higher Passenger Car Equivalent than empty trucks. PEAK HOUR: The 60 consecutive minutes with the highest number of vehicles. PRETIMED SIGNAL: A type of traffic signal that directs traffic to stop and go on a predetermined time schedule without regard to traffic conditions. Also, fixed time signal. PROGRESSION: A term used to describe the progressive movement of traffic through several signalized intersections. SCREEN -LINE: An imaginary line or physical feature across which all trips are counted, normally to verify the validity of mathematical traffic models. SIGNAL CYCLE: The time period in seconds required for one complete sequence of signal indications. SIGNAL PHASE: The part of the signal cycle allocated to one or more traffic movements. STARTING DELAY: The delay experienced in initiating the movement of queued traffic from a stop to an average running speed through a signalized intersection. TRAFFIC -ACTUATED SIGNAL: A type of traffic signal that directs traffic to stop and go in accordance with the demands of traffic, as registered by the actuation of detectors. TRIP: The movement of a person or vehicle from one location (origin) to another (destination). For example, from home to store to home is two trips, not one. TRIP -END: One end of a trip at either the origin or destination; i.e. each trip has two trip -ends. A trip -end occurs when a person, object, or message is transferred to or from a vehicle. TRIP GENERATION RATE: The quantity of trips produced and/or attracted by a specific land use stated in terms of units such as per dwelling, per acre, and per 1,000 square feet of floor space. TRUCK: A vehicle having dual tires on one or more axles, or having more than two axles. UNBALANCED FLOW: Heavier traffic flow in one direction than the other. On a daily basis, most facilities have balanced flow. During the peak hours, flow is seldom balanced in an urban area. VEHICLE MILES OF TRAVEL: A measure of the amount of usage of a section of highway, obtained by multiplying the average daily traffic by length of facility in miles. March 12, 2014 Mr. Craig Cunningham Shadow Rock Church 75580 Ramon Road Thousand Palms, California 92276 Re: Valley Plaza Shared Parking Study Dear Mr. Cunningham, ATTACHMENT 6 Ca rl %Mzo l ker MAR 12 2014 CITY OF LA QUINTA COMMUNITY DEVELOPMENT In January 2014, Carl Walker, Inc. (Carl Walker) was commissioned by Shadow Rock Church to conduct a shared parking study for the Valley Plaza development in La Quinta, CA. The shared parking study is intended to determine if sufficient parking is available to support the additional parking demand of the Shadow Rock Church. The designated scope of services for this project is summarized below: 1. Review existing conditions including the current parking supply, parking demands, and property characteristics. 2. Review current land uses and associated parking characteristics for the property using parking requirements from the City of La Quinta and various industry standards. 3. Develop a parking demand model estimating property demands. Compare city and Urban Land Institute (ULI) parking demand projections to actual utilization data. 4. Review potential demand reduction opportunities including alternative modes of transportation, captive market, code reductions, shared parking opportunities, etc. 5. Determine estimated typical peak parking demands for the property. Compare the current parking supply for the property to estimated parking demands. 6. Provide a brief letter report that summarizes the results of the parking demand analysis. This report represents the first draft deliverable for this project. Summary of Development Information and Standard City Requirement Valley Plaza currently includes approximately 63,267 square feet of commercial space. This includes: • 8,714 s.f. of salon space • 9,056 s.f. of retail space • 8,542 s.f. of restaurant space • 8,400 s.f. of beauty college space ideas for parking. SOLUTIONS FOR QEOPLE 1,795 s.f. of dry cleaner space • 8,273 s.f. of medical office space 18,487 s.f. of vacant space (includes the 6,720 s.f. that will be used by Shadow Rock Church) 5136 Lovers Lane, Suite 200, Kalamazoo, MI 49002 Tel: 269.381.2222 Fax: 269.349.4656 1 carlwalker.com Valley Plaza Shared Parking Study (UPDATE) C: C-3�rI /r March 12, 2014 'V V--a11Ce'r Based on the site plan provided by Duane Valencia (Shadow Rock Church's project architect), the development includes 258 surface parking spaces. The total available parking supply equates to approximately 4.08 spaces per 1,000 square feet of building space. Applying standard City of La Quinta parking -related zoning codes to the Valley Plaza land uses previously listed would result in the following requirement (sum of all land uses, no shared parking adjustments): • Salon (37 stations, 3 spaces per station): • Retail (9,056 s.f., 1 space per 200 s.f.): • Restaurant (8,542 s.f., 1 space per 200 s.f.)1: • Beauty College (1 class, 20 spaces per room): • Dry Cleaner (1,795 s.f., 1 space per 200 s.f.): • Medical Office (8,273 s.f., 1 space per 200 s.f. for first 2,000 s.f., then 1 per 175 s.f.): • Church (240 seats, 1 space per 3 seats) Z: • Vacant Space (11,767 s.f., 1 space per 200 s.f.) 3 TOTAL STANDARD CITY REQUIREMENT: 111 spaces 46 spaces 43 spaces 20 spaces 9 spaces 46 spaces 80 spaces 59 spaces 414 spaces 1 - Per city code, restaurants in shopping centers that are not in excess of 20% of the total shopping center GFA do not have to be counted separately using restaurant ratios. 2 - Other church uses such as the children's church, nursery, preschool, etc. will not generate additional parking demand beyond those estimated for Sunday church services. 3 - Parking demands for vacant spaces are estimated using the retail demand ratio. Estimated Shared Parking Demand for the Proposed Development A shared parking model is typically used to more accurately estimate parking demands for a mixed -use development. Shared parking is defined as parking that can serve more than one single land use, without conflict. Shared parking is generally applied to mixed -use and downtown developments composed of several different land uses (e.g., retail, restaurant, office, and/or hotels) that are significantly integrated. Using the shared parking model reduces the amount of parking needed for a mixed -use development as the effect of sharing parking requires fewer spaces than the sum of the parking needed for the individual land uses. This analysis calculates the parking needed based on the projected land uses in the development, and estimates a hypothetical parking accumulation throughout a typical weekday and weekend day (6:00 a.m. through 12:00 a.m.). Captive markets can also significantly reduce parking demand for a mixed -use development. Captive Market, also known as "market synergy," refers to a reduction in parking due to the proximity of land uses that allow individuals to walk between destinations in a single trip. For instance, development employees or college students that are already present on -site will patronize the site's restaurants and other services. For this study, a captive market estimate of 10% is used for retail commercial customer parking and 5% is used for the salon. Ideas for parking. SOLUTIONS FOR QEOPLE Valley Plaza Shared Parking Study (UPDATE) 4Ca rl --- -- March 12, 2014 Wkdker The use of alternative modes of transportation such as carpooling, public transportation, walking, bicycling, etc. should also be considered in a shared parking analysis. The main goal of a shared parking study is to provide sufficient parking to support the development while minimizing the area and resources dedicated to parking. In order to determine the estimated percentage of development employees that will drive to the site and park, Carl Walker reviewed available census data concerning mode choice (2008- 2012 American Community Survey 5-Year Estimates). According to the latest census estimates, approximately 96% of people traveling to work drove alone or carpooled. Assuming 50% of carpoolers were passengers and did not drive, Carl Walker has estimated employee drive ratios at 90% for this development. Data isn't available for potential customer mode choices. In previous shared parking analyses for this property, it was assumed that 95% of customers would choose to drive to the development. That assumption is continued in this report. Base Shared Parking Estimate The following table (Table 1) illustrates the base parking demand per ULI and City of La Quinta demand ratios. The base estimate is calculated using weekday demand ratios as the anticipated land uses result in higher weekday parking demands. The estimated base parking demand for the development, existing and proposed land uses, is 362 parking spaces (52 spaces less than standard city requirements - see page 2). This result reflects the sum of the individual land uses using the ratios noted in the table. Therefore, adjustments for captive market effects, drive ratios, and shared parking will need to be included to better reflect realistic conditions. Vacant building spaces are included in the retail land use category. Table 1. Base Parking Requirements Land Use Quantity Parking Demand Ratios Required Parking Retail Commercial 31,160 sq. ft. 3.60 spaces per 1,000 sq. ft. 113 Salon 8,714 sq. ft. 3.00 spaces per Station III Beauty College 8,400 sq. ft. 20.00 spaces per classroom 20 Church 6,720 sq. ft. 1.00 space per 3 seats 80 Medical Office 8,273 sq. ft. 1 4.50 spaces per 1,000 sq. ft. 38 Total: 362 (1) Ratios for salon, beauty college, and church land uses are from the City of La Quinta zoning code. Assumes 37 stations in the salon, 1 classroom in the beauty college, and 240 seats in church. Retail commercial and medical office ratios are from Urban Land Institute's Shared Parking (2nd Edition). (2) Per City of La Quinta zoning code (9.150.060) and Urban Land Institute guidance in Shared Parking (2nd Ed.), retail and restaurant uses are combined into the Retail Commercial category due to the integrated nature of Valley Plaza. Idecis for parking. SOLUTIONS FOR QEOPLE, Valley Plaza Shared Parking Study (UPDATE) March 12, 2014 Captive Market and Modal Split Adjustments Ca rl Waliceer Table 2 separates the base parking estimate for the individual land uses into customer/guest and employee components based on parking demand ratios presented in ULI's Shared Parking. The table also includes the estimated captive market and drive (modal split) adjustments that can reduce overall parking demands. Table 2. Revised Parking with Captive Market and Modal Split Adjustments Revised Revised Customer/ Modal Non -Captive Customer/ Modal Revised Total Guest Split Market Guest Employee Split Employee Revised Land Use Parking Factor Factor Parking Parking Factor Parking Parking Retail Commercial 91 0.95 0.90 78 22 0.90 20 98 Salon 89 0.95 0.95 81 22 0.90 20 101 Beauty College 20 0.90 18 18 NA Church 2 76 80 0.95 1.00 76 NA 13 0.90 12 Medical Office 25 0.95 1.00 25 37 Total: 286 260 76 70 330 (1 ) The full estimated demand for the beauty college is included in the employee section. (2) The full estimated demand for the church is included in the customer/guest parking section. The total revised parking demand estimate is 330 parking spaces, not including any additional adjustments for shared parking (time of day and seasonal parking demand adjustments). As previously described, it is estimated that 5% of the customers/guests and 10% of employees will arrive by an alternative mode of transportation such as bicycling, walking, mass transit, or carpooling (modal split factors of 0.95 and 0.90, respectively). Additionally, it is estimated that 10% of retail commercial customers/guests and 5% of salon customers/guests will come from another land -use within the development and will not generate additional parking demand (depending on the land use). Hourly and Monthly Variations in Parking Demand - Final Shared Parking Estimate Table 3 illustrates hourly variations in parking accumulation as a percent of the peak accumulation for the land uses included in the development during the weekdays. Based on the land uses in the development, and the fact that the beauty college, salons, and medical offices are closed on Sundays, it appears that weekdays will have the highest overall parking demand. The percentages for retail, restaurant, and medical center land uses are taken directly from Shared Parking -2nd Edition and based on data collected from hundreds of mixed -use development projects throughout the country. The accumulations for salon land uses are the same as retail. Beauty college and church accumulation percentages are based on available data and information provided by Shadow Rock Church. ideas for parking. SOLUTIONS FOR OEOPLE. Valley Plaza Shared Parking Study (UPDATE) C-a r March 12, 2014C�"f"` Table 3. Hourly Variations in Parking Demand - Weekdays Hour Retail Commercial Salon Beauty College Church Medical Office Cust. Emp. Cust. Emp. Total Total Cust. Emp. 6:00 AM 1 % 10% 1 % 10% 0% 0% 0% 0% 7:00 AM 5% 15% 5% 15% 0% 0% 0% 0% 8:00 AM 15% 40% 15% 407c 10070, 0% 90% 60% 9:00 AM 35% 75% 35% 75% 100% 6% 90% 100% 10:00 AM 65% 85% 65% 85% 100% 6% 100% 100% 11:00 AM 85% 95% 85% 95% 100% 6% 100% 100% 12:00 PM 95% 100% 95% 100% 10070 6% 30% 100% 1:00 PM 100% 100% 100% 100% 100% 6% 90% 100% 2:00 PM 95% 100% 95% 100% 100% 6% 100% 100% 3:00 PM 90% 100% 90% 100% 100% 6% 100% 100% 4:00 PM 90% 100% 90% 100% 100% 6% 90% 100% 5:00 PM 95% 95% 95% 95% 100% 6% 80% 100% 6:00 PM 95% 95% 95% 95% 50% 26% 67% 67% 7:00 PM 95% 95% 95% 95% 0% 26% 30% 30% 8:00 PM 80% 90% 80% 90% 0% 26% 15% 15% 9:00 PM 50% 75% 50% 75% 0% 12% 0% 0% 10:00 PM 30% 40% 30% 40% 0% 0% 0% 0% 11:00 PM 10% 15% 10% 15% 0% 0% 0% 0% 12:00 AM 0% 0% 0% 0% 07.1 0% 1 0% 0% Table 4 (next page) applies the hourly accumulation adjustments shown in Table 3 to the revised parking demands calculated in Table 2. The peak parking demand of 257 is projected to occur during weekdays at 1:00 p.m. ideas for parking. SOLUTIONS FOR QEOPLE. Valley Plaza Shared Parking Study (UPDATE) Ca rl March 12, 2014 V .-alker Table 4. Parking Demand by User Group and Hour - Weekdays Retail Commercial Salon Beauty College Church Medical Office Hour Total Cust. Emp. Cust. Emp. Total Total Cust. Emp. 6:00 AM 1 2 1 2 0 0 0 0 6 7:00 AM 4 3 5 3 0 0 0 0 15 8:00 AM 12 8 13 8 18 0 23 8 90 9:00 AM 28 15 29 15 18 5 23 12 145 10:00 AM 51 17 53 17 18 5 25 12 198 1 1:00 AM 67 19 69 19 18 5 25 12 234 12:00 PM 75 20 77 20 18 5 8 12 235 1:00 PM 78 20 81 20 18 5 23 12 257 2:00 PM 75 20 77 20 18 5 25 12 252 3:00 PM 71 20 73 20 18 5 25 12 244 4:00 PM 71 20 73 20 18 5 23 12 242 5:00 PM 75 19 77 19 18 5 20 12 245 6:00 PM 75 19 77 19 9 20 17 9 245 7:00 PM 75 19 77 19 0 20 8 4 222 8:00 PM 63 18 65 18 0 20 4 2 190 9:00 PM 39 15 41 15 0 10 0 0 120 10:00 PM 24 8 25 8 0 0 0 0 65 11:00 PM 8 3 9 3 0 0 0 0 23 12:00AM 0 0 0 0 0 0 0 0 0 Peak Hour The final adjustment is for monthly variations in parking demand. Table 5 illustrates monthly variations in parking accumulation as a percent of the peak accumulation for the land uses included in the development. The seasonal adjustments for retail, restaurant, and medical center land uses are from Shared Parking - 2nd Edition. The adjustments for salon land uses are the same as retail. Beauty college and church adjustments are estimated by Carl Walker. Ideas for parking. SOLUTIONS FOR QEOPLE. Valley Plaza Shared Parking Study (UPDATE) Ca�rI -� March 12, 2014 V Yalk4ar Table 5. Monthly Variations in Parking Demand - Weekdays Month Retail Commercial Salon Beauty College Church Medical Office Cust. Emp. Cust. Emp. Total Total Cust. Emp. January 56% 80% 56% 80% 100% 100% 100% 100% February 57% 80% 57% 80% 100% 100% 100% 100% March 64% 80% 64% 80% 100% 100% 100% 100% April 63% 80% 63% 80% 100% 100% 100% 100% May 66% 80% 66% 80% 100% 100% 100% 100% June 67% 80% 67% 80% 100% 100% 100% 100% July 64% 80% 64% 80% 100% 100% 95% 95% August 69% 80% 69% 80% 100% 100% 95% 95% September 64% 80% 64% 80% 100% 100% 100% 100% October 66% 80% 66% 80% 100% 100% 100% 100% November 72% 90% 72% 90% 100% 100% 100% 100% December 100% 100% 100% 100% 100% 100% 100% 10070 Using the hourly peak accumulation of vehicles per land use as highlighted in Table 4 (6:00 p.m.), Table 6 (next page) applies the monthly variation percentages shown in Table 5. Table 6. Parking Demand by User Group and Month - Weekdays at 1:00 PM Retail Commercial Salon Beauty College Church Medical Office Month Total Cust. Emp. Cust. Emp. Total Total Cust. Emp. January 44 16 46 16 18 5 23 12 180 February 45 16 47 16 18 5 23 12 182 March 50 16 52 16 18 5 23 12 192 April 50 16 52 16 18 5 23 12 192 May 52 16 54 16 18 5 23 12 196 June 53 16 55 16 18 5 23 12 198 July 50 16 52 16 18 5 22 12 191 August 54 16 56 16 18 5 22 12 199 September 50 16 52 16 18 5 23 12 192 October 52 16 54 16 18 5 23 12 196 November 57 18 59 18 18 5 23 12 210 December 78 20 81 20 18 5 23 12 257 Peak Month Summary Base Parking Requirement 362 Shared Parking Calculation 257 Reduction in Parking 105 Percent Reduction -2976 Ideas for parking. SOLUTIONS FOR QEOPLE, Valley Plaza Shared Parking Study (UPDATE) Ca_ �r/I March 12, 2014 V .-alker The development has an estimated peak parking demand of 257 parking spaces at 1:00 p.m. in December. The final estimated shared parking demand represents a reduction of 29% from the base demand estimate of 362 spaces. During other months of the year, projected demands range from 180 to 210 spaces. The projected demands for the development are likely to be significantly below the current development parking supply during the majority of the year. The calculated shared parking demand for the development may be a conservative projection of future demands. As part of this project, parking occupancy data was collected by Shadow Rock Church on one Sunday, Tuesday, and Thursday. The following table illustrates the parking occupancies observed by Shadow Rock Church. Table 7. Parking Occupancy Survey Results (# of spaces occupied) 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM Sunday (1 /19/14) 14 18 27 30 25 23 23 Tuesday (1/21/14) NA 91 90 81 88 95 85 Thursday 1 /23/ 14) NA 98 ill 96 85 79 83 The observed peak occupancy was 1 1 1 spaces at 11:00 a.m. on Thursday, January 23. Approximately 43% of the total supply was occupied (147 spaces were unused and available). Applying city parking requirements to currently occupied land uses would result in a requirement of approximately 193 spaces - far more spaces than are currently used. Even adjusting for shared parking, the projection would be higher than actual conditions. Adding potential weekday church parking demands would only increase observed demand by 5 to 20 spaces. Summary of Findinas Based on our review of development land uses and observed parking occupancies, Carl Walker believes sufficient parking is available to support existing land uses, vacant land uses (assuming they are used for retail), and Shadow Rock Church. The development has a current supply of 258 spaces (not including nearby on -street parking - which could provide 25 to 27 additional spaces if needed). With an estimated shared demand of 257 spaces during the peak month (assuming 100% occupancy of building spaces), a sufficient parking supply appears to exist. In addition, existing demands appear to be significantly lower than city requirements and ULI estimates. Any future changes in the land uses associated with the proposed development could positively or negatively impact the parking demand estimates contained in this report. In addition to the vehicle parking needs detailed in this report, Shadow Rock Church is also required to provide a minimum of five bicycle parking spaces per city code. The bicycle racks should be placed in locations that provide shade and are outside of pedestrian flows. The racks should provide a means of allowing bicyclist to securely lock their bicycles. Ideas for parking. SOLUTIONS FOR QEOPLE. Valley Plaza Shared Parking Study (UPDATE) Ex Ir1 March 12, 2014 —Alkol hr Thank you very much for providing Carl Walker with this opportunity to be of service. Please let me know if you have any questions or concerns. Sincerely, Matthew Q. Inman Vice President, Studies and Operations Consulting Ideas for parking. SOLUTIONS FOR QEOPLE '&y 4 4a�w MEMORANDUM To: Honorable Chairman and Members of the Planning Commission From: imothy R. Jonasson, P.E., Public Works Director /City Engineer Date: April 22, 2014 Re: Requested Revisions to Recommended Conditions of Approval for Conditional Use Permit 2014-157 The Public Works Department recommends the following: 1) Please delete Conditions No. 4, 6, 8, and 9 in their entirety and replace with the following: 4. Deleted 6. Prior to issuance of any construction or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the applicable agencies, if required. 8. The applicant shall pay 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. 9. Prior to issuance of a building permit, the applicant shall have a signed property lease to permit the tenant construction and proper functioning of the proposed development. RE411-e.-i-FIVED APR 2 2 2014 CITY 0! 111; QIUINTA COMMUNITY DEVELOPMENT APPLICANT'S REQUESTED CHANGES: Delete condition #4 The Parcel Map has been recorded, public and private improvement plans approved, constructed and accepted by the City. Old condition #4 4. Conditional Use Permit 2014-157 shall comply with all applicable conditions and/or mitigation measures for Tentative Parcel Map 31172. In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. New Condition #6 6. Prior to issuance of a final occupancy permit the applicant shall obtain necessary clearances or services from the following agencies, if required: Riverside County Fire Marshal La Quinta Community Development Department Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) Old condition #6 6. Prior to issuance of any construction or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: Riverside County Fire Marshal La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) La Quinta Community Development Department Riverside Co. Environmental Health Department Desert Sands Unified School District (DSUSD) Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board 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, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. Contact the City of La Quinta Building & Safety Department (760-777-7012) for more information. New condition #8 8. The applicant shall pay 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. Old condition #8 8. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). 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. New condition #9 9. Prior to issuance of a building permit, the applicant shall have a signed property lease to permit the tenant construction and proper functioning of the proposed development. Old condition #9 9. Prior to issuance of any permit(s), the applicant shall acquire easements and other property rights necessary for the construction or proper functioning of the proposed development. PLANNING COMMISSION STAFF REPORT DATE: APRIL 22, 2014 CASE NUMBER: SITE DEVELOPMENT PERMIT 2013-933 APPLICANT: NEXUS PALM SPRINGS PROPERTY OWNER: COACHELLA HOLDCO REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR TRACT 36279 LOCATION: SOUTHWEST CORNER OF MADISON STREET AND VISTA BONITA TRAIL (AVENUE 51) RECOMMENDED ACTION: Adopt Minute Motion 2014 - , approving Site Development Permit 2014-933, subject to the recommended findings and attached conditions. EXECUTIVE SUMMARY The construction of 11 homes is proposed within a previously -approved tract (Attachment 1). The proposed architectural and landscaping plans conform to the development standards of the La Quinta General Plan and Municipal Code. BACKGROUND The Orchards JR 36279) was approved in August 2011 but is not yet a record map (Attachments 2 and 3). Beth Circle and Evangeline Way were constructed without City permits or inspections, but the present applicant is working toward the necessary approvals. Beth Circle provides access to the proposed lots from Madison Street. The internal streets will be private and will also provide access to an existing approved tentative map to the south (TTM 33085). An existing wall surrounds the property on the north, east, west, and portions of the south property lines, and will remain as part of the project development. PROPOSAL & ANALYSIS Architecture: Two prototype floor plans are proposed, each with two front elevation treatments (Attachment 4, Sheet A3.0 - A3.6). The homes are a Modernist architectural style P:\Reports - PC\2014\PC 4-22-14\BI-1_SDP 2014-933 Orchards\BI 1 (1)—SDP 2013-933 ORCHARDS_PC REPORT - draft final.docxPage 1 of 4 that evokes a clean and uncluttered design. House 1 is a 3,557 s.f. six -bedroom plan with four -car garage, while House 2 is a 3,530 s.f. five -bedroom plan with three -car garage. All lots will have rear yard pools and fire pits. Both plans are single story; heights are at 10' 6"feet to the main parapet and 14' 6" to the upper clerestory parapet. The chimney is the highest point at 16' 8". Architectural features include decorative wall sconces, smooth stucco finishes, aluminum windows/fascia and white PVC roofs (Attachment 4, Sheet 0.8 — 0.9). Exterior materials consist of stucco walls, aluminum panels, and wood -look ceramic wall tile. Exterior stucco colors include white and varying shades of gray. The architectural style and layout of the proposed units are well designed. While they are not necessarily compatible with existing surrounding residences, they are proposed in a gated and walled stand-alone project and are consistent with the low density design and character of the area, as well as the development standards of the La Quinta Municipal Code. The building heights are below 15 feet, reflecting a minimal visual impact, if any, to views outside the project. The surrounding properties (Polo Estates) are sparsely developed with large, custom homes that are not subject to any specific guidelines or consistency in architectural styles. Consequently, staff is recommending approval of the project's proposed modernist architectural style. Landscaping: Preliminary landscaping plans for common areas (perimeter, entrance, retention basin) and front yard landscaping plans are proposed (Attachment 4, Sheets L-1 to L-3). The perimeter landscape plan for Madison Street (Attachment 4, Sheet L-1) incorporates existing citrus trees, which will be supplemented with new trees where needed. Accent vines and shrubs include Bougainvillea, Green Carpet, Gold Lantanas, and Little Johns. California Fan Palms will be placed at the entry and in the Beth Circle islands, while Mexican Fan Palms will be in the four Evangeline Way islands; all of these islands will incorporate a mix of Desert Spoon and Gold Lantanas as accents. Decomposed granite will cover all remaining planting areas throughout the plan. Mexican Fan palms and Hybrid Palo Verdes will anchor the interior common area landscaping, with desert friendly shrubs and cacti such as Green Carpet, Regal Mist and Golden Barrel cactus (Attachment 4, Sheet L-1). The retention basin will primarily consist of these low- to moderate -water use plants and Hybrid Palo Verde trees utilized around the slopes and perimeter of the basin The existing perimeter wall will remain and matching sections will be added along Beth Circle to the community entry gates. A scored block will be used for the interior lot walls (Attachment 4, Sheet L-3). P:\Reports - PC\2014\PC 4-22-14\BI-1_SDP 2014-933 Orchards\BI 1 �1)_SDP 2013-933 ORCHARDS_PC REPORT -draft final. docxPage 2 Of 4 The typical front yard planting plans incorporate Mexican and Mediterranean Fan Palms and Hybrid Palo Verdes trees. Pockets of turf traverse the individual lot frontages and make up about 14% of the total landscaped area (Attachment 4, Sheet L-1). Plant materials consist of low to moderate -water use plants and shrubs, including Ocotillos, Texas Sage and Desert Spoon. Lighting: The master lighting plan consists of landscape lighting only, for tree uplighting and accent lighting in common areas and front yards (Attachment 4, Sheet L-2). The proposed lighting layout and design is acceptable and should not create any significant light wash or other impacts. The proposed landscape and lighting plans are acceptable, with the addition of conditions related to the approved tract map regarding palm tree types at the entry area and citrus replacement sizing. The assorted species of plants add character to the community and provide diversity, while having the characteristics of being functional and low water users. Trees and accent shrubs/vines are fully -utilized in complementing the architecture and layout of the residential units. The plant species are compatible with or native to the southwestern desert. COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS: On April 2, 2014, the Architectural and Landscaping Review Board reviewed these plans and recommended denial of the site development permit as proposed, on a 2-1 vote with Board Member McCune voting against denial (Attachment 5). The Board discussed the architectural concept in relation to the surrounding community and general architectural styles prevalent throughout the City, and determined they could not support the project architecture based on its modernist style and its inconsistency with other existing architectural styles in the area. AGENCY & PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on February 6, 2014. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice: No public hearing is required for this case pursuant to Section 9.60.330.C. of the La Quinta Municipal Code. Notice of the Planning Commission meeting was posted at three public places. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the Planning Commission hearing. P:\Reports - PC\2014\PC 4-22-14\BI-1_SDP 2014-933 Orchards\BI 1 �1)_SDP 2013-933 ORCHARDS_PC REPORT -draft final. docxPage 3 Of 4 ENVIRONMENTAL REVIEW The Community Development Department has determined that this request has been previously addressed in conjunction with Environmental Assessment 2010-608, prepared for Tentative Tract Map 36279 and which was certified in accordance with the California Environmental Quality Act (CEQA) by the La Quinta City Council on August 2, 2011. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21166. Report prepared by: Wally Nesbit, Principal Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Project Information 2. Vicinity Map 3. Project Area Map 4. The Orchards Site Development Permit Plan Set 5. Draft ALRB Minutes from April 2, 2014 P:\Reports - PC\2014\PC 4-22-14\BI-1_SDP 2014-933 Orchards\BI 1 �1)_SDP 2013-933 ORCHARDS_PC REPORT -draft final. docxPage 4 of 4 FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 1 of 21 FINDINGS A. Compliance with General Plan - The project is in compliance with the La Quinta General Plan, in that the property to be developed is designated and has been approved for residential development. B. Compliance with Zoning Code - The project is consistent with the provisions of the Zoning Code for the RVL Zoning District, in regards to the applicable development standards for this project. In addition, the project is in compliance with Section 9.60.330 of the Zoning Code, in regard to residential tract development review for subdivisions. Specifically, the proposed units comply with the development standards as cited in Subsection 9.60.330. C. Compliance with CEQA - This request has been previously assessed in conjunction with Environmental Assessment 2010-608, which was certified by the City Council on August 2, 2011, and therefore, no further environmental review is needed. D. Architectural Design - The modernist architectural design of the project, including, but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, is a more simplistic, minimalist architecture, than commonly seen in the surrounding built environment. However, the proposed perimeter wall and landscaping, combined with the height, mass, and scale of the units, the tallest being at about 15 feet high, will significantly minimize any visual impact on surrounding neighborhoods.. In addition, the project is within a fully walled and gated community environment, that is typical of other existing projects in the area, which has resulted in a lack of any significant defining architectural character in this area. In that context, the proposed architectural design of the project is considered compatible with surrounding development and the quality of design prevalent in the City, with imposition of Conditions of Approval as recommended. E. Site Design - The site design of the project, including, but not limited to project access, interior circulation, pedestrian amenities, and other site design elements, is compatible with surrounding development and with the quality of design prevalent in the City. A portion of the project improvements have been previously installed, and plans for their ultimate design are in compliance with Zoning Code requirements and the approved Tentative Tract Map 36279. FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 2 of 21 F. Landscape Design - The location, type, size, color, texture and coverage of plant materials is designed to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. Interior common area, perimeter, and preliminary individual lot landscaping plans as proposed are consistent in type and quantities, and provide a diversity which distinguishes the new units within the tract's setting, and properly reflect a Desert Southwestern environment in context with the proposed architectural style. Detailed review of the proposed preliminary landscaping plans will be required through the Final Landscape Plan review process. The landscaping plans also reflect the City's requirements and policies toward lower water -use landscapes and will be required to comply with City and Coachella Valley Water District water efficiency requirements, further ensuring efficient water use. CONDITIONS OF APPROVAL GFNFRAI The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("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, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2014-933 shall comply with all applicable conditions and/or mitigation measures for the following related approval: • Environmental Assessment 2010-608 • Tentative Tract Map 36279 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 3 of 21 3. This Site Development Permit shall expire on April 22, 2016, and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit► • La Quinta Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District (CVUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 4 of 21 Riverside County Ordinance No. 457; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-2013-001 1 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. 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. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 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 SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. G. The owner shall execute and record an agreement that provides for the FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 5 of 21 perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction 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 maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 6 of 21 proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. STREET AND TRAFFIC IMPROVEMENTS 13. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 14. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses): A. OFF -SITE STREETS 1) Madison Street (Primary Arterial): Widen the west side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. Interim improvements shall be designed and constructed as approved by the City Engineer. Other required improvements in the Madison Street right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. b) A 10-foot wide Multi -Use Path. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The trail surface shall be binder stabilized decomposed granite as approved by the City Engineer. Multi -Use Path boundaries shall be delineated by a 4-inch wide concrete FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 7 of 21 border between the trail and adjacent landscaping. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi -use path in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the City Engineer on the street improvement plan submittal. Improvements in the Madison Street right-of-way eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program: c) Half width of an 18-foot wide raised landscaped median along the entire boundary of the Site Development Permit. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). B. PRIVATE STREETS 1) Beth Circle - Construct full improvements within a 60-foot right- of-way, which shall be divided into two minimum 20' traveled lanes with a center landscaped median (Entry Street) as approved by the City Engineer. 2) Private Street "E" - Construct full improvements within a 62-foot right-of-way, which shall be divided into two minimum 20' traveled lanes with a center landscaped median as approved by the City Engineer. 3) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Private Cul-de-sacs shall be constructed to Riverside County FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 8 of 21 Standard 800 for symmetrical Cul-de-sacs and Standard 800A for offset Cul-de-sacs, and both shall be constructed with a 50-foot curb radius, measured gutter flow -line to gutter flow -line. 15. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles or as approved by the City Engineer. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn -around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, 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. 16. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential Collector Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c./5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 17. 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. FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 9 of 21 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 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. 18. General access points and turning movements of traffic are limited to the following: Primary Entry (Beth Circle): Right turn in, right turn out, and left turn in only. Left out turning movement is prohibited. 19. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 20. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 21. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. IMPROVEMENT PLANS 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. 22. 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 LQMC Section 13.24.040 (Improvement Plans). 23. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 10 of 21 Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. D. Off -Site Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: D through F to be submitted concurrently. (Separate Storm Drain Plans if applicable) The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. G. On -Site Precise Grading Plan (submitted to Building and Safety Department) 1 " = 20' Horizontal FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 11 of 21 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. All Off -Site Plan & Profile Street Plans and Signing & 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. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1- foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. 24. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la-quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 25. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 26. Upon completion of construction, and prior to final acceptance of the improvements by the City, 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" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 12 of 21 of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. GRADING 27. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 28. 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. 29. 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 civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an engineer registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. 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 as submitted with its application for a grading permit. FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 13 of 21 Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 30. 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. 31. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1 . All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1 .5") in the first eighteen inches (18") behind the curb. 32. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 33. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 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. 34. 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 with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 14 of 21 soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. nRAINAC;F 35. Stormwater handling shall conform with the approved hydrology and drainage report for Tentative Tract Map No. 36279. Nuisance water shall be disposed of in an approved manner. 36. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 37. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 38. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 39. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 40. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 41. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 15 of 21 not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 42. 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 LQMC Section 9.100.040(B)(7). 43. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 44. 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. 45. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 46. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2008-001 . A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2008-001 . B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2008-001 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 16 of 21 provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. lIjimillgisy 47. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 48. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 49. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. Interim improvements shall be designed and constructed as approved by the City Engineer as well as the appropriate utility provider. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 50. Underground 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 all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 51. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly- FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 17 of 21 maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 52. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 53. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 54. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 55. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Community Development Director determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscape inspection that adjustments are required in order to meet the intent of the Planning Commission approval, the Community Development Director shall review and approve any revisions to the landscape plan. FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 18 of 21 56. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition" or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 57. Front yard landscaping for each dwelling shall consist of, at minimum, 36" box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), 5-gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 58. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. 59. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets" or latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 60. To encourage water conservation, no more than 50% of front yard landscaping shall be devoted to turf. A no -turf front yard option shall be provided for each plan type. 61. Applicant shall comply with the following landscape -related conditions from TT 36279: A. Both Washingtonia Robusta and Washingtonia Filifera palms shall be planted at the project entry, with every third palm to be of the Filifera species. B. All Citrus trees, when relocated or removed/replaced, shall be an equivalent minimum 24-inch box size (equivalent 2.0 caliper). MAINTENANCE FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 19 of 21 62. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 63. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 64. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 65. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). 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. 66. Provisions shall be made to comply with the terms and requirements of the City's adopted Art in Public Places program in effect at the time of issuance of building permits. 67. Applicant shall pay the fees as required by the Coachella Valley Unified School District, as in effect at the time requests for building permits are submitted. 68. Permits issued under this approval shall be subject to the Coachella Valley Multi - Species Habitat Conservation Plan/Natural Community Habitat Conservation Plan Mitigation Fee, in accordance with LQMC Chapter 3.34. 69. A fee of $50.00, payable to Riverside County, is due to this office within 24 hours of any City Council approval. This is required by the County to post the Notice of Exemption and offset costs associated with AB 3158 (Fish and Game Code 711.4). A fee of $72.00, payable to City of La Quinta, is due to this office within 24 hours of any City Council approval. This is required by the City to prepare the Notice of Exemption. FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 20 of 21 FIRE DEPARTMENT 70. For residential areas, approved standard fire hydrants, located at each intersection, with no portion of any lot frontage more than a maximum of 500 feet from a hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2-hour duration at 20 PSI. 71. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 72. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. It should be 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 73. Residential fire sprinklers are required in all one and two family dwellings per the California Residential Code. Contact the Riverside County Fire Department for the Residential Fire Sprinkler Standard. 74. Fire Apparatus access road and driveways shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15 %. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 80 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. 75. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Automatic gates shall be provided with backup power. FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-933 THE ORCHARDS ADOPTED: APRIL 22, 2014 Page 21 of 21 76. The minimum dimension for gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access from a road shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 77. Any turn -around requires a minimum 38-foot turning radius. Proiect Information CASE NUMBER: APPLICANT: PROPERTY OWNER: REQUEST: ARCHITECT: LANDSCAPE ARCHITECT: ENGINEER: LOCATION: GENERAL PLAN DESIGNATION: ZONING DESIGNATION SURROUNDING ZONING/LAND USES: SUBDIVISION INFORMATION ATTACHMENT 1 SITE DEVELOPMENT PERMIT 2013-933 NEXUS PALM SPRINGS COACHELLA HOLDCO CONSIDERATION OF ARCHITECTURAL LANDSCAPING PLANS FOR TRACT 36279 CHRIS PARDO DESIGN TKD ASSOCIATES, INC. COACHELLA VALLEY ENGINEERS AND SOUTHWEST CORNER OF MADISON STREET AND VISTA BONITA TRAIL (AVENUE 51) LOW DENSITY RESIDENTIAL VERY LOW DENSITY RESIDENTIAL (EQUESTRIAN OVERLAY) NORTH: VERY LOW DENSITY RESIDENTIAL POLO ESTATES SUBDIVISION SOUTH: VERY LOW DENSITY RESIDENTIAL VACANT; APPROVED TT 33085 EAST: CITY OF INDIO VACANT LAND/POLO FIELDS WEST: VERY LOW DENSITY RESIDENTIAL POLO ESTATES SUBDIVISION TR 36279 (1 1 SINGLE FAMILY RESIDENTIAL LOTS) APPROVED AUGUST 2, 2011 j� ue�5 gnur150 �—A�rPFroue-5�i7 av°enuf f�_ — ��+nven i Filv iiN- — . • � ject Site r. ,unrr} CBuo `.. ► o ,+' , .r �. r r" ► JAI T- x Op 'r► • ' j„ "r • n5w - _. •+ - \ wag isww A d l� mlyIL a ? e. Y des �y 'r?iue�1C w ft ., .^"� F-41i 1i'r�VJAy.•'� tom. -- � f � � � f. 6 r f �lffi�$ r �—-.$ Rx1.• n s ,, ! l s _% .. I ILK.. +a J, =i a � r y ji �. did 11 :.'��..' � .y� � ,� '"", •• . ME �lAVe: °Iq el5 ATTACHMENT 4 The Orchard La Quinta, California Vicinity Property Information Parcels 1, 2, lot "C^, Lot"D", A portion of lot "B^ and a portion of/ot 3, parcel map no. 16457, tiled in P.M.B. 100, page 48, O.R. County of Riverside, State of California. APN 777-030-001, 002 & Por. of 003 Tenetive Tract Map No. 36279 9.14 Acres (398,054 SF) Gross 9 06 Acres (394,685 SF) Net Project Data General Plan Designation Western Coachella Valley Zoning Designation RVL Rssldslial Vey Low Denny Land Use Existing VLDR My Low Density nesidenrial,02 Land Use Proposed VLDR very Low oensiy Resident r, 0-2 Total Site Area 398,054 SF Total Landscaping Area Per Landscape Plan, Sheet 1.5 Parking Spaces Required 28 2Ga,agelUnif 1 0.5 Guest/Unif X 11 Units Parking Spaces Provided 66 3G—geWud � 05GnesuunitX 11 Units Greatest No. Stories 1 SingleSYoryResidences Level 1 Floor Area 38,965 SF Ile. �s TUN Project Team Owner Civil Engineer Coachella Music Festival LLC Coachella Valley Engineers 5750 Wilshire Blvd # 501 77-933 Las Montanas Road, Ste 101 Los Angeles, CA 90036 Palm Desert, CA 92211 [323] 930-5700 [760] 360-4200 Architect Landscape Architect Chris Pardo Design/ TDK Associates, Inc. Elemental Architecture 71-771 San Jacinto Dr., Suite C 700 Tahquitz Canyon Way, Suite A Rancho Mirage, CA 92270 Palm Springs, CA 92262 [760] 776-1753 [206] 329-1654 Contents Cover Sheet 0.0 Existing Site Photos 01 Existing Site Aerial Photo 0.2 Renderings: Aerial Views 0.3 Renderings: Streetscapes 0.4 Renderings: Streetscapes 0.5 Renderings: Houses + Materials 0.6 Renderings: Section 0.7 Materials 0.8 Materials Board Photo 0.9 Landscape Plan L-1 Exterior Lighting Plan L-2 Master Wall Plan L-3 Development Site Plan 1.0 Development Site Sections 1.1 Development Site Sections 1.2 Typical Site Plan: House 1 1.3 Typical Site Plan: House 2 1 A f 'aCElVED JAN 3 12014 CITY OF LA QUINTA COMMUNIW DEVELOPMENT Plans: House 1 A2,0 Plans: House 1 Enlarged Plan A2.1 Plans: House 1 Enlarged Plan A2.2 Plans: House 1 Roof A2..3 Plans: House 1 Roof Enlarged Plan A2,4 Plans: House 1 Roof Enlarged Plan A2.5 Plans: House 2 A2,6 Plans: House 2 Enlarged Plan A2.7 Plans: House 2 Enlarged Plan A2.8 Plans: House 2 Roof A2.9 Plans: House 2 Roof Enlarged Plan A2.10 Plans: House 2 Roof Enlarged Plan A2.11 Elevations/Materials: House 1 A3 0 Elevations/Materials: House 1 A3.1 Elevations/Materials: House 1 A32 Elevations/Materials: House 2 A3.3 Elevations/Materials: House 2 A3.4 Elevation Alternate: House 1 A3.5 Elevation Alternate: House 2 A3.6 RIS PARDO DESIGN RV!. 1 At L4-'4 1� IlkF 1620 111h Ave Suite G Seattle WA 96122 [206]329-1654 The Orchard La Gulnla, CA No Dale Issue t 1010.13 SDPA 2 121713 SDPA i 'oversheet m No u5a 7 Civil Plan 1 of 1 Existing Site Photos EXISTING From Outside Development Views From Madison Street EXISTING Within Development View from Norlh proper{y line, showing rusting paving HRIS PARDO DE •k-Ixlll ra-. . 'ILrh' IIIll. f r tulle G 8n&Mo WA 99 ra [2m[329-1G5-0 The Orchard Ov� rA Nu. Dam 1- 1 Eq 1r)la SPPA r 1711 MPA Existing Site Photos 0.1 Existing AERIAL PHOTO Access road already constructed Photos CHRIS PAROO DESIGN -M=M 1!I W4 fClla 152011lh Ave Suile G SeaLLle WA 96122 [206] 329-1654 dm ate, uc mia w.ae w The Orchard La Duinla, CA Na Dale Issue 1 101013 SDPA 2 121713 SDPA Renderings: Aerial Views 0.3 I" Sam I MR. it f"Og II fl f{I.'r+ y I I ri + .It �i A 40, tat F � _ � �� 4 ,tom •� - � * �} � �- .y'1 si• :�y`; �- _ •+L:" - 4 HRIS PARDD DESIGN -M-HM , - I . 1520 11lh Ave Suite G Seallle WA 98122 E206E 329-1654 e�brm� ucma mf•a..� an The Orchard La Ouinle• CA No Dale Issue 101013 SDPA 121713 SDPA Renderings: Streetscapes 0.5 HRIS PARDD DESIG 1520 111h Ave SuAe G Seallle WA.9B122 [2061 329-1654 The Orchard La 0—la, CA No. Dale Issue 1 1010.13 SDPA 2 121713 SDPA Renderings: Houses + Materials [flue SECTION RENDERING Bright open living space, clean simple. Modern interior and exterior design. HRIS PARDO DESIGN nura 1520 111h Ave Suite G Seattle WA 96122 [206]329-1654 Vern:rnM,u[1 lntinn.crnri w iw YYdu m'vgmi� W �, cn nmxa id nanwi iw m � mr a�wv+a The Orchard La Dania, CA No Date_ Issue _ 1 101013 SDPA 2 121713 SDPA Renderings: Section 0.7 Materials f" i - STUCCO White Dunn Edwards DEW351 STUCCO Dark Grey Dunn Edwards DE6299 WOOD TILE Dal Tile Alpine Fern CONCRETE MASONRY Greystone CMU HRIS PARDO DESIGN 1520 111h Ave Suite G Sea10e WA 98122 (206) 329-1654 The Orchard Le Gulnla, CA No, Dale Issue _ L 101011 SDPA 2 121713 SDPA Materials KkIVERIAl- 33CHEICVLA� WX T. It"I W 0 ,t "A IV'-, Lt P%hW I.t I AA# M wall sconce scored concrete block smooth stucco finish whIt(-.--' V)V(- roof aluminum framed windows and fascia Matef tals 4 -A The Orchard oucluler la spl— Yv.usr Jtastn,a p MATCH LINE "A" SEE THIS SHEET - i w �� o0 .. i\ 000 � o a@@ � LOT Ii @ O a O O a j �� @ o a OooC7°` °o@ 1f�F I J C y I LOT 611r1� 0 00 o0O ° oq son: U 29131 5F �J n aam 00 IY q i3 4 p 1111r 1 1 r{ BALMS SH S C +. I-_- ANOPY E T . - ems. - , VINES N -- ..- -- -- - - - - -- - ---- f �7� , _ _ _ _ _ _ _ — — _ _ � �7r WALL � "' ' t ' T K D ASSOCIATES. INC LOT 81 c I VIN O -.i.. wonnurw,e.wox.ve,uamfata @ i101 -J. 24HE19 SF I J W 1 1. M Oee frsltm fAu bW n4 cc I i_. _ .-__ _ � D I � ai $$g {ya µ�. A LOT 5 o 7- Ulaehin i nla rubuele Lantana New Gold' 2e4a0 SFLa J` —�- nW2—R 0 CO R I f, u r� , :>-.. @ oo OR N CO R �. O CHARDS I n fi0 4 — J ~3i a { 0 ri-�-. 0InIc L ,-_ — - ._ --- —_ -- . _ @- — _ _ _ _ _ L3 Q � UQUINTA CAUFORNIA r. CO) LOT 0 2530E 9F J V tl� LOT 4 1, 29420 SF j>°o°e p 4 O O C -- fl. , ° "'""L. 0 !Cercldlum 'Desert Mu.—Ir, r O - aa'© PROJECT LIMIT @ aoo Ci" I 1 ' 1 �1 — 1 C1�4 - ; 11 0 00`'. f 4 All tIIAAA _ratatat !et* exnNar'-., 1 --- - - - - -- t L- -- - I all:oft] *10 - - - O 1 ! 4' COL L r -- - SHRU � II I ---_-_-tx�anTO i LOT Im 1 p COLORL I LOT 3 i.T, � 1 1 $ �° ;� 25— SF GRC7UN i5t4!' 4 1 2-421 sF � _ I : 4 0a C3c Q. j{9 $ o 0 o f `_" EXISTI 4 @ @ ° I Q CrrRUS EES � —TORE IjV I - L------ - - - - -- --- - - - - _ _ _ a @%O F_ __ _ 0101 w, n � 4 LOT z P L a@a( QQ€� r ^" 29422 {"Iq G TE AY °o t7 0 00 0 °� ' Q LOT II 1 SF V F] 3- LU EXI C1 S I o do 0 i._`rlO1i• _ --------j _ W Y � _ o a o TO A+F IN Fµ.me «o o I MIN r - - ---- ----- - -vfOQ a CAI o OO aO o f�3 C. C4 ..m. m ---O O o a .Qoa i^ . o- Q` j PRELIMINARY @@ o@ RETENTION BASIN ( I C t Q LANDSCAPE PLAN LOT ILt. laj4ya U ooaoQa z°OO gO00 29422 5Fki ' - -- I� RlVArESTREE7)1032 PALMS I ;NIS ! COLORFUL GROUNDCOVER MASTER PLAN ONCEPT STREETSCAPE BLOW-UPMATCH LINE "A" SEE THIS SHEET ND DA3E TVPE By Aoove !pusean Yiclprls' aw,�. fan . del a; rcrC4 ue gruson 5G,4LE: "=20' Vlnee and 51rubs Ouantlty Symbol Salerltirlc Name Common Name Pl MM Slze Irrl atlon 26 Cercldium h'Desert Museum' Hybrid palo verde 36"-Box Multi Lr. Bubbler 10 Citrus ep. Coachella Valle Grown m Exlel.rng to remain Bubbler 14 Ghamaerope Yumllle Medllerenean fan palm 24"-Box MuILI tr, Bubbler. 9 Waehingtonla rl UTera Ca llfornla fan palm 10' Ht. Skinned Bubbler 44 Washingtonla robusta Mexican fan palm 12' HL, Skinned Bubbler Quantll Symbol e.i—vir c Name Common Name Planting Size NOTE: etion TO BE .� TURF BE SET BACK A MINIMUM 21 %F Bougainvillea 'Barbara Kars[' Boualnvlllea IS -Gel es - Drip OF2PFROMAWHARDSCAPE 40B Carlesa g_'Green Carpet' _ Green Carpet Natal plum 5-Gal Drip 0 (, ) 15ou2a1nv111sa 'Oh La La' Bougainvillea 5-Gal Drip 153 _ Ca ieLemon vim lne le Little J.In 5-Gal Drip "WAK affiTe11; 39 Leues>F+hylum r �Gree„Glciud' Taxes says 5-Gal Drip 0e1'It tz-late Cacti and suculents 63 Muh enbergla capllarls Regal mist 5-Gal Drip IedUfifl PoR Quantity Symbol Scientific Name Common Name pantln. Size krlga{rpm 30 Tacoma etans Trumpet bush 5-Gal Drip _ - NWXDTNELI4T& BT Agave 'Queen Victoria' Agave 5-Gal Drip 83 Acacia redo ena Acacia 5•Ga (Drip Bag"r IB Ft.prq' Leucoply um 'Green Clold' TtCntne Name EaNall ev: T7i0 54 Echlnocactue grusanll Golden Barrel Cactus 14"-RIe, Drlp 51 Baccharle Nbrfcl 'Stern' Thompson Ba—marls 5-Gal Drip CROWN". 202 Daeyllrlon wheelerl Desert spoon 15-Gal Drip 1I Lantana 'New Gold' New Gad lantana 5-Gel Drip �ysyye tees FYrOpdq 35 Hesperad loe parvlrlora Red yucca 5-Gal Drip DG 2a eloth 3/8" Desert Gold 04,cpmpemmo Granite In all pldnlare , 49 Fouquierle plendene Ocotillo B' HL Mm 20 Cemee Drip TUf'vF 1141111 Bermuda 114,300 w:e51 rU Spre - .- SHEET NCI. -- TarK �. Turf 14.300 SOFT. = 14%of Total L Ara Final Landscape Plane mgolre WIMP11•np eld eppI of Cky of La Oulnte WatatEMlWWOrdne's»W—W Total PMIWepe Area: 166 S SOFT. = 26%ef Tda1 PioJect Area Coachella Valley Water 01 a Landscaping mat kdpsllnn BYsIMR Del Ordlnencce. I :<.;• _ TOUR Preje0l Alegi_ $�3' 4$C3 t3:wgadr,vlll'ea ' a a Carissa 'Gram Carper Cilltetamcoi v.1ILLe1 JoW Muhkinio r is to Marie attErre r - - -- - -ga-- - -- �I LOT l nn ^w 1 25011 BFl LOT I 291319E F - - - - - - LOT I 24305 9FI LOTS 284511 11-- I ((To k� Ll I -------1-7 LOT 9 h P --. 25305 sE 11L LOT 4 ------ � 3 r - — ___ _--------J I i I I Iry.. I rt LOT 10 j LOT 3 t 4A HIE ¢ I I C ib cL 1 i}3I LOT 2 7 -- I ..� [MFlILOT II 29421 9F sy.: ,,�j� Y `s „ ---------- -At - _- ' RETENTION BASIN LOT I- I 29422 91 -- ----- -- I— ETHCIRcIE I R/i//�TESTREE7J - —-------------- \ i l MASTER LIGHT PLAN 5G,ALE I'=30' LIGHTINCa SCHEDULE SYMBOL OTY. FIXTURE COMMENTS NP-9-LED FX Lumina fr. qg E ectrlcel: 12v (619) 119-2331 Reular.1— Flnlah: BZ PALM UPLIGHT LC-9-LED FX Lumine lre 36 Electrlcal: 12V (619) 1IS-2331 Rau1arx1—m F[W.h: BZ TREE UPLIGHT P5-3-LED FX Lumfnaire 14 Electrical: 12V (619) IT-2331 Raularxl— Finish: BZ ACCENT LIGHT 4 LUXOR ZD 300 WATT FX Lumine ire (619) 119-2331 Raularxlaom Ffnleh: 99 TRANSFORMER RemwY PRELIMINARY LANDSCAPE LIGHTING PLAN 1832 i W4S NO DATE TYPE BY JOE wlli �rTrllh W1m iFlF17 /IUBiPoW 9FE6TNRAni& offAm 1 : TAp _ GRAt' V. m. xwmjl I aA11E =" Mvft SHEET WO TmK L_2 911EM F-- - - - - ---- - - - --- ------- I LOT ll 9 zsm,l �F LOT !(o 291319E � Iir `�'`-� / 1y � \ tT 3EULILUA - - - - - - - - ----- -� -- - - J T 81 LOT 52a�s sFI 284B9 9F p L% ,;1' - - t '4— —~ - _• •_ v] -rm � II L I i -- ----------- _� L-------- -� LOT 9 J 2530e sF I LOT 4 -, . ` jrr,rrru{u f_1 I 29420 9F L--- - - - - - - - - - - - - - - - - - ---L� I. h4 LOT Im 25309 9F LOT 3 Y 25421 9F --I W9 J I 9 - --J I L- - - - - - - - ---- -- - - -- -------�--L FI T I I r LOT 2 ;� I I ro: LOT II 29422 9F I � I I —r - I I _ L- - - - - -- - ----- J - RETENTION/BASIN jLOT I L I 9J L-------—- — E7itCIRCLE IY^TESTREE NEW WAIL TO MATCH 1, E�R5i11•!C SHi{I{ijr FINISH 10 Front Eiintry Gate Elevation V,Ate NOTE: GATE TO HAVE PUNCH KEY ENTRY - FINAL SYSTEM - TBD GATE MATERIAL SCHEDULE r..fa "aaw, —L-1 I mo-w'sH --- IMgMApe Wuoma,urur - ware Ml F/Y DMET&FL t 5W _ _ rWi rf"". �TrrrrFCW pF•YRf[f rY.A Mnsit'VMlIAlNMjN :,t Mr4T fiLM1—. MFm Rm..,f, IeWiril AVML.�EO N.I1rMWW NALL ENDS _ II �I 4 II WALL LEGEND SYMBOL DESCRIPTION EXISTING 6' WALL WITH SLURRY FINISH - PROPOSED 6' WALL TO MATCH EXISTING WALL -. — — PROPOSED 6' WALL SCORED BLOCK WALL LX151INU b" LEI-O(.K WALL SCORED BLOCK WALL MAaEFt WALL PLAN $L..AI—r- 1`230, fJ! T K D ASSOGIAMS INC MOOPMW"rm . wmorre,uanru.�;u - trq m�1°vsr ORCHARDS LA QUIWA, CGUJFORNIA MASTER WALL PLAN �nm VARIES 1e31 REVIsoms NO IE APE- rV ow" Trrka Dam raro-ra wubs- em FmF,rNAE: 1lSL PYOpbq SHEET NO, L-3 ■a A rl LOT 6 , aEllin, LOT 21 PE 519.4 ZONING: RVL PE 519.4 N89'45'0 I "E 2649.51' ZONING: RVL BgN!ITA2LRAIL(_PRIVLTE STREET-----__ 7 nWrr 7 '—WT IM W—VE 20. % LOT 7 2507110 w1 U a-1w I I r I 11; k LTI T 17: 11 i I 11, VT LOT 5 - — ---------- OT .F L -M - ---------- — )r" w z Lora PI w 29420 SF LO z I J_ L w -------------- L1 ---- ------- LOT 3 tq 29421 SIF 77 1 hocol"Im R m W I � LOT 2 M22 SF L LOT 20 PE 519.1 ZON ING: RVL LOT 1 21122 SF C9 — -- — ------- ------- T_ LA QUINTA - Site Plan SCALE: 1.1 = 40' T.T.M. NO. 33085 ZONING: RVL LOT 8 24305 SF 6 LlRct5 LOT 9 F 0 B r--j LOT 10 2!KJOE) SF F-0= M)o w ----------- — ---------- LOT11 Ear 2530E SF HN —7 LOT "G" 22041 SF LANDSCAPE & ORAINAGE BETH CIRCLE CITY OF INDIO ZONING ADJ PROPERTY = CE-M 717 CHRIS PARDO DESIGN '! I -I I!, i! ..I.I 1520 11 [h Ave Suite G Seattle WA 98122 [2061329-1654 The Orchard La Quhla. CA No Dale Issue 101013 SDPA 2_ 121713 SDPA Site Plan lii Al .0 C Site Section - Evangeline Way South 5CAI C: 3+32" = T-0" ID Site Section - Evangeline Way (North) SCALE: 3/32" = T-0" - CHRIS PARDD DESI( 11 -n-.H1:1 ARC 4, I111 1520 111h Ave Suile G Seattle WA 96122 [2061 329-1654 �rn�aa,m o.� ucsoia e wP.a io amwr ww�+�"�n a.ti. cn Itiyw M"MMbiwmvry mu pgtl The Orchard Le Duinla, CA No. Date le- 1 1010.13 SOPA 2 1217.13 SDPA Development Site Sections A1.1 1 Sri Site Section - Evangeline Way South SCALE: 3/32" = P-D' u Site Section - Evangeline Way North SCALE: 3132` = V-0" PARDD DESIGN 1520111h Ave SuKe G SWIle WA 96122 [2061 329-1654 oo..r.mow.. ucmu "va�w ro—.. ewr�gw��a..n cn *rcr� swum The Orchard No Dale Issue __ 1 101013 SDPA 2 121713 SDPA Development Site Sections A1.2 LA QUINTA - Typical Site Plan SCALE: : 12' = 1'-0" 8 0 LA QUINTA - Typical Site Plan SCALE: 3132" = V-O" A9,1 .W I mw MIS PARDD DESIG I h-hlGl �7.a :I I: 1520 111h Ave Suile G Seellle WA 98122 [2061 329-1654 The Orchard La Ounla, CA No Date Issue 1 101013 SDPA 2 12 17 13 SOPA Key Plan House 1 Key Plan - House 1 (3557 sFa A2.0 ,it A9.1 2 2.1 ro)' 5 G F ' 2a•s' __._ 17.0' z'-8" 6'•0' 2A" 11'-10" W-1(r T-W F& 45r ._ I a' d'_D' — -- 4'-07'-10" T-10' 4sp^ 6' I I- I GCOR00 2 11'-d-%1 I 'L N _. _.QUO I _ . :MASTER SUITE 1 0 ^ � O xE09 pR 4 RC7C3M 3 11'.q°7( 17 1 •tl'.Y 1T'•9` f _ T -9' L� L ! - BECKIooM _ � 2.-6. I.d• .�.... �.� MATCH LINE 2-DR _ I �"•i c O1 d• ,. _ XO L'J O1 %O AF.2 1t•r l I 1 a ; kit) A3.1 HRIS PARDO DESIGN I-11-HIl1 141, .:11;4 1520 111h Ave Suite G Seattle WA 98122 (2061 329.1654 tlrtimlWtrifilinr_eea�i The Orchard L. Ouk ta, CA No Dale Is- 1 101013 SDPA _ 2 121713 SDPA Enlarged Plan House 1 A2.1 r- rd- A9.1 `B),—. — . `. _ .__ . A9.1 Floor Plan - Livinq, Master Suite, Garaae SCALE: 114" = 1'-0" - - - IRIS PARDO DESIGN -Lh.! : . I.. 1520 11 th Ave Sulle G Seallle WA 96122 [206) 329-1654 a o., eemlk.� uc via m'vv�+�"i"aa cn The Orchard La Ounla. CA No. Dale Issue I 1113 SDPA A3.0 2 12 17 13 SOPA Enlarged Plan House 1 Ns 0 A2.2 Ir©l 0 HRIS PARDD DESIG L- m'N-AL � -IC I T-C TL7 152011Ih Ave Sulle G SeaNle WA 96122 (2061 329-1654 "a:n caw The Orchard No Dale Issue 1 101013 SDPA 2 121713 SDPA Roof Plan House 1 Roof Key Plan - House 1 (5108 SF) SCALE: T18" = 1'.0" --... A2.3 RIS PAROO OESI )626 111h.Am 80W SwILI. WA 96122 [2061 329-1654 .ao w.v� uc m�a Team rw arenma The Orchard La Oulnle, CA W Dal. Issue 1 101013 SDPA 2 12 17 13 SDPA Enlarged Roof Plan House 1 Roof Plan -Bedroom Win A2.4 CD E i 17.1V 2 i. !F"' —fi 21tg' I A3.3 3, 4 I I I T,Z(r, T4, o-- M r I I I I ;E1 fF) Key Plan - House 2 (3530 SF) SCALE: 3/19" = 1'-0" CHRIS PARDD DESIGN LLLML Si AL 01.4 TLCTIDt 162011lh Ave Sulte G Seattle WA D6122 [2061320-1654 dwunWdYYs.r. nsrt+ o.irer.wana.aw.,w llww�d IYNtl W �wmry The Orchard le UMla, CA No Date Im. 10.1013 SDPA 1P 1713 SDPA Key Plan House 2 He WA A2.6 I Enlarged Plan House 2 House 2 Floor Plan - Living Wing SCALE 1/4" = V-O" 2 �. 3�, e � F . E C ,- I P I HRIS PARDO DESIG I 1 NQ 1MAv. &4.G 8"11e WA M22 (200] 329-1554 e On Amoa�PlLL -dmYpr PPM W pok1Y� I�OWe. W lly �p�,mmw The Orchard La lLOaa, CA Q,I C ] k 9 No Date I— I -101013 3DPA 2 1217A3 SDPA Enlarged Plan House 2 F. 4., A) p: EF) j i j I i s L - 2V4r I A B B.9 ( C ,Y I D E; F 1 Roof Key Plan - House 2 (4130 SF) SCALE: 3/16" = 1'-13" 4 3: CHRIS PARDO DESIGN 100 11 hAi. Sulo G Seahle WA 88122 (2001329-1654 .wryriRMUHIKtun dfn, Vtlm6-.aml hlegw�,G Ilryw- mN �e The Orchard No Dale Issue 1 10 10 13 SDPA Q IV.1.1 SDPA Roof Plan House 2 Nn Id• A2.9 A ; B c ©') 1 E') 2 I �� 1, E,. CHRIS PARDO DESIGN EL7M[%'61 All. 11(01GI 1520 111h Ave Suite G SeelOe WA 99122 j2061329-1 e54 ekn.nWSieIYWMeumi Ylrl�b'PT'1 YIeQ�.G p*1 m. n=F. The Orchard L. 0-mta, CA No Deis issue 1 101013 SDPA 2 121713 SDPA Enlarged Roof Plan House 2 A2.10 E;I a - -- - -- _ - -- - ;' P '. iE -- ---- -1- - -r Q; House 2 Roof Plan -Kitchen Bedrooms Gara e SCALL 114" = 1'•0" - ---- - - B.9 IRIS PARGO GESIG W%1\ 1 e0— I T[i1111 1520 111 h Ave Sulle G Sea6le WA 95122 [206) 329-1654 m o.�ucxon inn m�rm�ia�� y m.�aord The Orchard 1>s f]einla �A i No Dale le— Enlarged Roof Plan House 2 A211 5 4�: (3'i Elevation - EAST @ Entry SCALE: 1/4" = 1'-0" MATERIAL SCHEDULE TAG MATERIAL COLORIFINISH REMARKS ML-1 STUCCO GREY ML-2 STUCCO WHITE ML-3 ALUMINUM PANEL SILVER 111L4 WOOSI RAINKAE1,1N NAIL)RAL 1 11 17i 2 3 i 4'I 6f HRIS PARDD DESI( L H,h AL II - I I_ -IL 1520 111h Ave Suite C Seallle WA 98 122 [206j 320-1654 c uw w.0 u—uc xis a..:rr...."i.4..l1. The Orchard La Ouinta, CA N., Dale I.- 1 10.10,13 SDPA Elevations House 1 No Elevation - WEST @,Courtyard SCALE: 114"= V-0" I: cWel A �A.1) B; i D E j Elevation/Section - SOUTH Bedroom Wing a Courtyard SCALE: 114" = 1'-0" MATERIAL SCHEDULE TAG MATERIAL COLOR/FINISH REMARKS ML-1 STUCCO GREY ML-2 STUCCO WHITE MI:. S ALIR41NUM FAN, U- SILVER _ MLA WOOD RAINSCREEN NATURAL D'I D; C' B A.1 :A., HRIS PARDO DESIGN I H=14T11 aR 4 T7.:TI IF 152011th Ave Su1W G S..11lu WA 98122 ]205] 320-1554 r>a�e..m ux: aiw iav sjoY n waurq u ix.�P"ra The Orchard La Oui01a CA 140. Dete Issue 1 1010.13 SDPA Elevations House 1 Elevation - NORTH Cad. Bedroom Wina SCALE: 1/4" • V-0' A3.1 /1lTO_CHIMNEY E :D C 1` I. L. � I Elevation/Section - NORTH Garag_e/Kitchen/Master lQ Courtyard SCALE: 1/4" = 1'-0" iB, C1 I MATERIAL SCHEDULE TAG MATERIAL COLOMFINISH REMARKS ML•1 STUCCO GREY MLQ STUCCO WHITE ML-a ALLIM114UM PANEL SILVER MLA WOOD RAINSCHFEN NATURAL E` IF IRIS PARDD DESII IH-N AL 34-4 1__I1 152011 tN Aw Sulte G Sw& WA 98122 (206) 320-1654 o cM. wa. u..m uumR n... �n...ar� nn�-��• 'Q"vof � a u0urq G The Orchard Le Wr4a, GA Nu, D.I. lams. 1 10 10 13 SDPA Elevations House 1 Elevation - SOUTH Garage/Master SCALE: 1/4" . 1'-0" A3.2 Elevation - EAST @ Entry SCALE: 1/4" = 1'-0. MATERIAL SCHEDULE TAG MATERIAL COLOR/FINISH REMARKS ?At -I STUCCO GREY MW STUCCO WHITE Mi.-3 ALUMINUM PANEL SILVER ML4. WOO4"W44CIR5EN NATURAL 'is 2 S ( 4j b i 0 CHRIS PARDO DESIGN LL-H-N .AL 14:1 I:_IL 4k 1520 1111h Ave Suite C Se.Nle WA 98122 [2061 320-1654 Iwm uslm w:x.0 "..yhr u o�nU G The Orchard L. OWN., CA N. D.I. I..- 1 101013 SDPA Elevations House 2 Elevation - WEST @ Courtyi SCALE: 1/4" • V-0" rd A3.3 A .' k3 8.9t C `. lD_i iEF;� I' 1 1 1 Elevation/Section - SOUTH Living/Bedroom Win Courtyard MATERIAL SCHEDULE TAG MATERIAL COLORIFINISH REMARKS ML-1 STUCCO GREY ML-2 STUCCO WHITE ML-3 ALUMINUM PANEL SILVER MLd WOOD RAINS0WEN NATURAL 4,F , E.; D Elevation - NORTH SCALE: 1/4" - 1'-0" HRIS PARDD DESIGN r 11 IL .. . ..;I 1.. 1110 1111 Ave Suite G Seellle WA 8S122 [20fi] 320-1fi54 wr;.n,e.d�k,wwn; n m, The Orchard La Ouinla, CA No. Lie iscw I 19,ID.43 SpPA Elevations House 2 A3.4 1' C`il 2 3� Via, I I � i I 0 I T.O. CHIMNEY '1614/ MATERIAL SCHEDULE _ aTAG ZMATERIAL XCOLORMINISH JREMARKS�j House 1 Alternate Front Elevation SCALE: 1/4" = T-0" CHRIS PARDO DESIGI rr 4 urn MIIITC RF. 152011 th Ave Suite C Seattle WA N122 [2061320-1654 1656 N. Palm Canyon Drive Palm Springs, CA oaa rrmo.�ucmu itie«a..... Z. QtlaN Pof'f 1, V OiaNM ilNwMia.Ytlbr•mry The Orchards Le OuINa, CA House 1 Alternate Front Elevation A3.5 SCALE: 114" = MATERIAL SCHEDULE TAG MATERIAL COLOWINISH REMARKS ML-1 STUCCO GREY WHITE ML-2 STUCCO ML-3 ALUMINUM PANEL SILVER MLA WOOD RAINSCREEN NATURAL House 2 Alternate Front Elevation SCALE: 1/4" = T-0" IRIS PARDO DESIG =PF`, T41 1RFN T:'-.I 1520 111h Ave Sulle G Seattle WA 98122 [206]329-1654 1556 N. Palm Canyon Drive Palm Springs, CA 1. ;0 a nn1. �,mmmr The Orchards La oalnla. CA No. Date Issue House 2 Alternate Front Elevation r EDGE PE 519.4 - _ ABM J519.77l PAVEMENT - - - - - PE 519.0 ti` _ - TRENCH 1,- y - ---PE519. - - - - DRAIN N89.45'O1 "E 2649.5, ' _ WSM _BONITA. TRAIL 1/ S IN - ��-CA� f _ 1954.26' - - - - - -� - - - - - s a - � 655.2e (PR�IV� AT_+E S7REET� - - �� Exrsr ErAON LINE .H 6.15 EXIST. WAr---r LL 6. 15' 1VB `Of E 592. 11 273 ff7'- _-� - �- _ .., df'IS _75.00'- - 24J,44'- --� - �- - SDI - -•a5X o o 'w O 2 I �� R,s+ �T L i?� p v, m ti ,n O.OB r, 3.6' FF 517.96 (3,537 \ W MI I 1 r'W LANDSCAPES,-n�, U� / v 1S� I Llp} Il'i+h o [ / \� C, o EXIST. u z m 3 GE (❑ 2D1 EMlST �- -{ 4- �T j]E '' .(M 516.01) --.F .071S.F. ni O ^ N 3 .oI RE 4 68AC. 45 Dy E. I ci PLANTER 515 �6 / srl R � l 1 2tl'! I - 260-38'.. ! _ 'f v - N89'45'0I E'- 228.81' AJJtnUKJ YAKC:tL NUMI51::10 APN 777-OJO-001, 002 & POR. OF 003 LEGAL DESCRIPTION PARCELS 1, 2, LOT "C, LOT D", A PORTION OF LOT B" AND A PORTION OF PARCEL 3, PARCEL MAP NO. 16457, FILED IN P.M.B. 100, PAGE 48, O.R. COUNTY OF RIVERSIDE, STATE OF CALIFORNIA. ZONING EXISTING: RVL - VERY LOW DENSITY RESIDENTAL LAND USE _ EXISTING: VLOR - VERY LOW DENSITY RESIDENTAL, 0-2 PROPOSED: VLDR - VERY LOW DENSITY RESIDENTAL, 0-2 ©0FL..� -0.7,s� I�t �laaTasra�tarrxryr ® MIM107M iETT, iSFrli111111117.FA �1111111111 y'• 11117i•'.'9 WIM �J IIIIIIAM M1F'lSwl"131rgF7111TACi1:MM il:sm I es� 515,75 u I I a 5f5- a T I h.Hp 5l7.00 1,. 2 b P5, 7S •:_--.. w j J £xisT. WALL _ d 66 AC. o' wa I (TO BE REMOVED I PE 517.3 P I E i1 Y 11 l / 9 f 20' I m r t 1 24, 05 SF 4) I f 0. A � "� I -i---- IXIST. ;.�, F. WALL- PE 518_ R I I l ry`HY; /^plp• j{"' ) I !1'l�•°11� Iy w �U 0' Y ACREAGE 9.14 ACRES (398,054 S.F.) - GROSS 9.06 ACRES (394,665 S.F.) - NET 1 d'I I ! 4 u2 0} N2 THOMAS GUIDE o YP h t r z s+I I I c w COORDINATES 2009 EDIT/ON - MAP PAGE 5470, GRID C-7 SCHOOL DISTRICT COACHELLA VALLEY UNIFIED SCHOOL DISTRICT FLOOD ZONE FLOOD ZONE DESIGNATION C" - PANEL 06024.5-227a4 DATED APRIL N - BASIS OF BEARINGS 1, 1980 I _� e� w'[4' .,.�-f.7X ^•._ _0.5X .._... _. ey m _ _ VSL AyX- _ j I N8g' r5'(J f Yi,' --^ 748. 12 - - S+ IYa THE B.15I5 OF BEARINGS FOR THIS SURVEY IS BASED ON O rn + N89'45 U.1 T '-� 2B0.19' - - _ �' - - - -r'AI `O I T W THE EAST LINE OF THE SOUTHE4ST QUARTER (SE1/4) OF 1 Z ro Q I. , I I d G 6X6X _..__ _ D r,�y LJ Q SECTION 4, T.6S, R.7E. S.B.M., AS SHOWN ON PARCEL O 1 4' 3 MAP NO. 16457, FILED IN P.M.B. 100, PAGE 48, O.R. Imp m I m COUNTY OF RIVERSIDE, STATE OF CALIFORNA e m I FL 5rc.00 05L Q5X- 51 l I L- o ^ BEING: S00'1023"W N W ry I f' I lut �I EXIST. W44t I^ I O I +(j WWW $ I 0.58 ExrsT a [?Q. 25,309 LEGEND w.m 29.421 S.F. �� I I Ii SEWER A PE 51 :., �lm' I 0.8B AC k`I L, o GRAPHIC SCALE POWER POLE • PLANTER PE 518.3 ! m ') 1 40 0 20 40 ae 120 �- SIGN LLJ y w I - - -- �, ,IA ,�, �p SANITARY SEWER MANHOLE M... L _. wq ❑ 08 AG I 4 I R. w x VINYL FENCE a « f{27 $ S f ( IN a ET - CENTERLINE - - ` SY w I IDen = 40 rt Z - N69'4s17t E r9920' - - y Y .. (MADI 20" �. '0'=' - -��-0' - - BOUNDARY BSL . I - - - _ �+' I I -f --• � r.1 �' i Z 3W EASEMENT P. U.E./ SYi,f7 I I _ 4.}. I d W D.E. PER FL 5J5.50 I I I I k 514.74 p 7YP. w FUTURE IMPROVEMENTS TR. 21176 ' O E REMO I I _ '�__ 10' - _. IL IIII o 13p'-€XIST. 8" ^ '-- I. ,I I FLOWLINE (PROPOSED) I I YF I I 11 D.E. g ELEC OVERHEAD ELECTRIC LINE 30 �. ~ 7YP'I.d I Y I � - - 25,309 S. ,ti i O'. I k l .� $ i.L...`. }_ 0.58 AC. m o 20 I ,�_�, w U - - -515- - - CONTOUR (EXISTING) _ 2 PE 514.8 I _ h ] 11 CITRUS TREE N Ci.� o 422 S.F.. I I.. f I I C } I�' 'S 1 I O PALM TREE C O d ^ I Ft 1G Fxa G'URB I -j I I ��- 0. N739':.5'Dt'E' Q'SX 1 TOP 51 50 3 . - }I m AAC ASPHALT CONC. PAVEMENT 0.68 AC. I I I sr'I I 3 J 11 +•�� 48.13' - .. P.U.E. PUBLIC UTILITY EASEMENT _ w � D.E. DRAINAGE EASEMENT - - N89', '01 E - -� $W.2.1' PE PAD ELEYA770N BSL- 0.5X 513.67 - I l ®M. TfOT 507,50 �.. MAX}VELL Pf r • I I HP HIGH POINT 8 �_ LOT 'C' g' p m LP LOW POINT T } h ' OR EOUIV. I^ W I ¢ \ FL FLOWLINE yyr y� r5 to' I? I -` 513,50 0.51 AC ` w 4 I I P. U.E -i I I R LP (22,047 SF) -2 TOP 513.50 { I j ✓\00 BSL BUILDING SETBACK LINE o Ca. FL 51783 LANDSCAPE & VS 512.50 a :- r - 3 i 1 MAXWf1L PLUS DRAINAGE BOT 507.50 r 1 xY m h I-u C.L.O. CITY OF LA QUINTA FL�,7Q 2 ,423 5.F 5T3.56 a I i\k` OR EOU/V CURB RAN!UWN (62219 C.I. 4F \ (TC 513.68) EXIST. TOP OF CURB ELEVATION ,B8 C. frRE' l2.6;J R�-£hT 5.1 rOR 11� cups pt10- - �v-,_ -� f11 n I �M EASEMENTS ORIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE L�r p N6945O1 - 2/i'0�,170' - �... �S O J UN17ED STATES, AS RESERVED IN UNITED STATES PATENT REC. •'A'Q,6X-_ ___ - '{ ;I � G f �- 4.f�yL„ O.S.i� !��+++•[ 4`Jo+�--� - 16u7956 IN Bk 1844, PD. 2 OF PATENTS, AND PER RM NO. OF RIVERSIDE T.._. ._ 0.51 AC. ,v.e. r00, PG , BOTH of oR COUNTY .-�. (22,388 VF,)' 99 r Y' .J54, t4 -- - _ - SPATE of cwFORN14, 3 n V ` 589.45'pr "W' 280.22" 1 • F,�Oy4a;HPt v +00 ° �T " H-1-q1 ,^ _ 92 ry Ot OD OB A NON-EXCLUSIVE EASEMENT /N FAVOR OF GEORGE A STEARNS 589'45'01 "W 86 ,SB' " {+�A•4�•� O.SX a '. BEM L SRARNS FOR INGRESS, EGRESS AND THE USE AND qq p ffG •'•. ;`� ,f a N + MA/MI¢JANCE OF DOMESTIC AND /RR/GATTON WATER LINES, REC. s ___ �If.14 _ ''�'i^ IK, y O 911211.986, AS INST. NO. 222323, O.R. COUNTY OF RIVERS/DE, I O w - EXIST; CURB--- _ SIGH m ELEC. - I�3 +Y m - -d I.l STALE OF CAUFORNk. T.T.M. NO.33085 EASM'r. + -NOTE: _ 5 'OJ�47 -� C 3p WATER FASFMFM rA{rmxTrs ro cacH¢u VALLEY WATER AII/NIENAMCE OF PRIVATE SMEEl� STDITM PCL. 3 3f377 -�'. �ELL"C, o CURB T"C" �\ ..�'{. v 3 �TyL' O DWWT Pa INST. ND 2007-241279, REC. 411012007, O.R. ORAL FACxR1ES AND I ! O«Oi AC. ;`x I {I CaWrV OF MVIEBSIB£. SPATE OF CAUFORNA. d Li \ rAH�BE ME RESPoNSIIYUTI' P.M.NO. 16457 E4sM'T. f _j V, { HP {040 S,F,) D 10' PUBLIC UTILITY EASEMENT DEDICATED ro IMPERIAL OF ME HOMEOWNERS ASSOCNTION AND tX EXIST. 8" WATER - 1"n O rr.M. la. 38278. P.M.B. 100/48 (IWA01S0N ST.) IRRIGATION-7, DISTRICT PER INST. VNO.ER IDE sm129, REC. f RECMUM � dh MARE "wr EXIST. WALL- \ � ..`tl. � y x B/9/1007, O.R. COUNTY OF R/VE'RS/OE, STALE OF Gll1FORNL4 MAIN/ENANCE OF UITUITES MLL BE THE FUTURE ACCESS TO EifSIWENr• 04lR GOT 'b' (BE7if pRCIAj LV ypp ?c �79v RESPOA5Id1T11' OF THE RESPEC/B'E URLIiY T.T.M. NO. 33085 AVENUE 5L FA4AP aF Y.T.Y. NaHR 3752 AFlD PA9CL7.' 7 �I AJY4 NO. I@437, P.M.B. 100/4B, )! BOT 510,[10� IF J coArPANr/unulr PUM EYOR a A CO. RV, STATE OF MF V58R -05'54'W 2632,39' SECrON LINE Underground Service Alert RECOMMENDEDFORSEAL SEAL APPROVED BY THE CITY DATE IN THE CITY OF LAOUINTA,STATE OFCALIFORNIA SHEET NO. egOEeidrq OF LA OUINTA I ;�i 77-933 Las Montanas Road, Suite 101 19 °Bt r4 +`p RT U'VE Palm Desert, CA 92211 a Call. TOLL FREE - - w o tIMOTFiVR.JONA990N,CITYENOINEER � PRELIMINARY GRADING PLAN ,i' m RCE. NO. 45M Ex9.DATE` t2 uI4 TW: (760) 360-4200 Fax: (760) 360-4204 1 -800 No 35T7B PREYAR£pImmTHE TENTATIVE TRACT MAP NO.36279 n'7 �] �` * * DATE Coachella Valley Engineers emalt cve(d7.ve.ner web: www.eve.ner OF 1 SHTS 22 7 -2600 DATE W.6 15 DIRECT 9LPEIfY13xlN OF: DATE BV MARK AIWR. DATE OHECKEO BY - yr C/ylL �` SCALE: BENCHMARK: FILE No ENGINEER REVISIONS CITY 1"=40' Af'IXi OF THE NEIIA OF THE SECTION 4,TSS., R.IE.SBM TWO WORKING DAYS BEFORE YOU DIG DE9xi(dEp ¢Y; GJG DRI M BY: CJG CHECKED BY: DKR GATE OF ONwT DAVID K. RICE JR. DATE: OCT, 2013 EllV.1�313.7BPON 1ovice O�T3' O El/µme 'g�B3) R.7E SB.M. epq GOLDENVOICE, LLC J� N0' 13123 3bi28 elm. dnTF:gN30n5 N 6fYOF y I I F+ 51 53 �. -`k, I p I L14tD. Q, _ S0 "H I aw -- 0, -- 17 n - N89`45'O1'F -"' 248.12'� - 0.5 FtC. o� - N8745'0rt - maF9' - - to a ti - - (11,450 h a� - 1 I O. X 0.5X FJx 143+ , 0.3X - -- I I 0- I' 5F.,5f.A25 BSL ti� fF L EDEXIST GE OF L 2,�5 i 1 "7 1 PAVEMENT I J7 0.58 O. II 1 :. I I m 0. 8 A F. R _ y I I , I I a, PE 51 .5 ❑ D. c�7 o'i S J I � I �f ❑ P 510 9.) H m .- m Z A m I t -nF _ I FL 5T6.13 [(TO BE RE -) I I I_. -I...-�P.U.E B 1a N RlM St421 LOT TARE 81![47BLE (Y111WN LOT SfBf 1 k 29 A2- .S.F i X 29 4J+ S f 3 k 94°r S.T; 4 k �942a S . 3 X 'N7 489 S.F. @ X 29171.5 7 071 SF, @ x r a@3 s . D x ? dell S.F. rri x S:F. 1 r x SA r X 337 SF, x 7 S.F. ATTACHMENT 5 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY, APRIL 2, 2014 CALL TO ORDER A regular meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10:00 a.m. by Planning Manager David Sawyer. Planning Manager Sawyer led the Board into the Pledge of Allegiance. PRESENT: Board Members Richard Gray, Kevin McCune, and Ray Rooker ABSENT: None STAFF PRESENT: Planning Manager David Sawyer, Consultant Planner Nicole Criste, Principal Planner Wally Nesbit, and Executive Assistant Monika Radeva PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Board Members Gray/McCune to approve the Architectural and Landscaping Review Board Minutes of January 15, 2014 as submitted. Motion passed unanimously. BUSINESS SESSION Site Development Permit 2013-934 submitted by T. D. Desert Development LP for consideration of architectural and landscaping plans for Andalusia at Coral Mountain. The project proposed the construction of 39 new single- family homes on 1 1 .21 acres and an amendment to Final Map 31681-3 to widen the lots from 55 to 65 feet to accommodate the newly proposed three model types. Location: Andalusia at Almeria, within the existing Andalusia at Coral Mountain project located at the southeast corner of Madison Street and Avenue 58. ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014 REVIEW BOARD MINUTES 1 Consultant Planner Nicole Criste presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Nolan Sparks, Construction Manager with T.D. Desert Development, L.P., La Quinta, CA - introduced himself, gave a brief presentation of the project and answered the Board's questions. Mr. Marc McAlpine, Sr. Vice President with T.D. Desert Development, L.P., La Quinta, CA - introduced himself, gave an overview of the project, and answered the Board's questions. Board Member Rooker said he would like to condition the applicant to add a direct walkway from the street to the front door in addition to the existing driveway access. He stated he felt strongly about incorporating this as a required condition and if the Board's recommended action to the Planning Commission did not include it as such, it would result in his inability to vote for approval of the project. General discussion followed regarding the proposed driveway access to the residence. Motion - A motion was made and seconded by Board Members McCune/Gray recommending approval of Site Development Permit 2013-934, as submitted with staff's recommendations. AYES: Board Members Gray and McCune. NOES: Board member Rooker. ABSENT: None. ABSTAIN: None. 2. Site Development Permit 2013-933 submitted by Nexus Palm Springs for consideration of architectural and landscaping plans for Tract 36279, The Orchards. The project proposed the construction of 11 new single-family homes on 9.14 acres. Location: southwest corner of Madison Street and Vista Bonita Trail (Avenue 51). Principal Planner Wally Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Steve Turley, Architect with Elemental Architecture, Palm Springs, CA - introduced himself, gave a brief overview of the projects, and answered the Board's questions. Mr. Thomas Doczi, President and Landscape Architect with TKD Associates, Inc., Rancho Mirage, CA - introduced himself and answered the Board's questions. ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014 REVIEW BOARD MINUTES 2 Mr. David Turner, President with Coachella Valley Engineers, Palm Desert, CA - introduced himself and answered the Board's questions. Board Member Rooker inquired as to the reason for the selection of the post- modern architectural style. Mr. Turley replied it was requested by the applicant and the architectural firm contracted for the development was renowned for its modern architectural designs. Board Member Rooker expressed a concern that the predominant architectural style of the city of La Quinta was much different than the one of Palm Springs. Particularly the area of the proposed project located directly across from the Polo grounds and surrounded by traditional haciendas and Mediterranean stucco -type, tile roof structures. Further, the very light color palette proposed strongly accentuated the modernistic style and he found the proposed landscaping to be extremely sparse and rigid. He said the proposed post-modern architectural design was very well executed; however, he found it to be inappropriate for the proposed location. Board Member McCune asked if the homes would be visible from the outside of the development, with the proposed perimeter landscape and wall design. Mr. Turley replied they would not be visible outside of the walls of the development. Board Member Gray asked what property was located to the south of the project. Mr. Turley replied it was a separate tract and the development was called The Orchards. Board Member McCune asked if the two developments would share an entry gate. Mr. Turley replied they would not. He added that similar modern architectural style homes were located within the Madison Club development located further to the south of the project. Motion - A motion was made by Board Member McCune recommending approval of Site Development Permit 2013-933 as submitted with staff's recommendations. Motion died from the lack of a second. Motion - A motion was made and seconded by Board Members Rooker/Gray recommending denial of Site Development Permit 2013-933 as submitted with staff's recommendations due to the proposed modernist architectural style which was perceived to be inappropriate for this location. AYES: Board Members Gray and Rooker. NOES: Board Member McCune. ABSENT: None. ABSTAIN: None. ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014 REVIEW BOARD MINUTES 3 3. Site Development Permit 2013-932 submitted by Prest Vuksic Architects for consideration of architectural and landscaping plans for a 3,400 square -foot, one-story medical/general office building, in the la Quinta Professional Plaza commercial center. Location; Parcel 2 or PM 29889 located on the south side of Avenue 47, ± 300 feet east of Washington Street. Principal Planner Wally Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. Colin McDermott, Owner, Indian Wells, CA - introduced himself, gave a brief overview of the projects, and answered the Board's questions. Mr. John Greenwood, Project Manager with Prest Vuksic Architects, Palm Desert, CA - introduced himself and answered the Board's questions. Motion - A motion was made and seconded by Board Members Rooker/Gray recommending approval of Site Development Permit 2013-932 as submitted with staff's recommendations. Motion passed unanimously. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - None BOARD MEMBER ITEMS • Board Member McCune's current term is expiring effective June 30, 2014. The deadline to submit applications for re-election is June 2, 2014. The recently updated guidelines for all Boards and Commissions citywide allow for any Board Member or Commissioner to serve two consecutive three-year terms to the same Board or Commission. ADJOURNMENT There being no further business, it was moved and seconded by Board Members Gray/Rooker to adjourn this meeting at 11 :31 a.m. Motion passed unanimously. Respectfully submitted, MONIKA RADEVA, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014 REVIEW BOARD MINUTES 4