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2014 03 11 PCI 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, MARCH 11, 2014 AT 7:00 P.M. Beginning Resolution No. 2014-005 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 February 25, 2014. PUBLIC HEARINGS For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Secretary 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 MARCH 11, 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. 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. BUSINESS SESSION CORRESPONDENCE AND WRITTEN MATERIAL COMMISSIONER ITEMS Report on City Council meeting of March 4, 2014. 2. Vice Chair Wright is scheduled to attend the March 18, 2014, City Council meeting. DIRECTOR'S ITEMS ADJOURNMENT The next regular meeting of the Planning Commission will be held on March 25, 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, Secretary 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 1 1 1 , and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on March 6, 2014. PLANNING COMMISSION AGENDA 2 MARCH 11, 2014 DATED: March 6, 2014 MONIKA RADEVA, Secretary 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 Secretary 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 MARCH 11, 2014 PLANNING COMMISSION MINUTES TUESDAY, FEBRUARY 25, 2014 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 7:02 p.m. by Chairperson Barrows. PRESENT: Commissioners Blum, Weber, Wilkinson, Vice Chair Wright, and Chairperson Barrows ABSENT: None STAFF PRESENT: Community Development Director Les Johnson, Planning Manager David Sawyer, Attorney Peter Howard with Rutan and Tucker, LLP., Associate Planner Jay Wuu, and Secretary Monika Radeva Commissioner Blum led the Commission in the Pledge of Allegiance. PUBLIC COMMENT Public Speaker: Thomas Allen Worthy, former Palm Springs resident, CA - introduced himself and referenced an article published in The Desert Sun on February 19, 2014 titled "Critics Blast Loitering Solution" in regards to a new law passed in the City of Palm Springs prohibiting loitering which in his opinion has a negative impact on the homeless population in the city. He stated that he hopes that the City of La Quinta does not follow in the same footsteps regarding the issue of homeless individuals. Commissioner Wilkinson joined the meeting at 7:05 p.m. 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 January 28, 2014 as submitted with the following addition: Commissioner Wilkinson asked Director's Items No. 1 on page 3: for the following comments to be included to PLANNING COMMISSION MINUTES 1 FEBRUARY 25, 2014 Commissioner Wilkinson suggested establishing an end date to the proposed increased assessment district fees which will be reflective of the infrastructure improvements and savings to be realized from the conversion of turf into desertscape. Thus, identifying a more reasonable amount that would cover the estimated costs for maintenance and upkeep, but would not result in a surplus for the City. He mentioned that the proposed increase to the fees could be lessened if the identified improvements and conversions are phased out and completed over a longer period of time. He noted that a few residents have expressed concerns to him that once the fees are raised then even if no longer needed in the future they will remain at the same amount. Public Works Director Jonasson explained the City's established yearly review and audit process for all assessment districts and stated that a few years ago the City Council had in fact reduced the yearly assessment rate to the current amount of $35.60 because there was a surplus of funds at the time. Motion passed unanimously. PUBLIC HEARINGS 1. Conditional Use Permit 2013-155 submitted by Leah and Patrick Swarthout for the establishment of Bella Cristia Bed and Breakfast Inn in an existing 2,100 square -foot, three -bedroom, three -bathroom, and three -car garage single-family residence. Location: within the Desert Club Estates (78-705 Avenida Torres). Additional letters of support and opposition received after the distribution of the staff report were provided to the Commission before the Planning Commission meeting was called to order. Associate Planner Jay Wuu presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Barrows declared the PUBLIC HEARNG OPEN at 7:20 p.m. Public Speaker: Mr. Brian S. Harnik, Esq., Attorney with Roemer & Harnik, LLP. and a representative of the applicant, Indian Wells, CA - introduced himself and gave a brief description of the project. He addressed some of the concerns identified in the letters opposing the proposal, including the use of the pool, the number of rooms available for rent, the maximum number of guests, the total square -footage of the residence, the potential fiscal impacts to the surrounding PLANNING COMMISSION MINUTES 2 FEBRUARY 25, 2014 property values, and the findings stated in the staff report, and answered the Commission's questions. Public Speaker: Mr. Patrick Swarthout, Applicant, La Quinta, CA - introduced himself and answered the Commission's questions in regards to the floor plan of the residence. Public Speaker: Mr. John Melvin, General Counsel with JCM Farming, Inc., owner of the adjacent property, La Quinta, CA - introduced himself, noted that he has submitted three opposing letters to the proposal dated February 18, February 24, and February 25, 2014, asked the Commission to deny the project and answered the Commission's questions. Public Speaker: Mrs. Kay Wolf, La Quinta resident, CA - introduced herself, spoke favorably of the proposed project and said that she and her late husband had run a successful bed and breakfast in the La Quinta Cove for many, many years. She noted that a private bed and breakfast is far less disturbing to the neighboring residences than vacation rentals in which cases the owner(s) are absent and typically the renters are likely to engage in loud parties. Public Speaker: Mr. Ronald Villa, La Quinta resident, CA - introduced himself and spoke in favor of the proposal. He asked if the La Quinta code identified a limitation to the number of bed and breakfast uses that can be approved within a certain area. Staff replied that although the code has a 300 feet limitation, since the use requires the approval of a Conditional Use Permit application, the Planning Commission would have the opportunity to review each application on a case -by - case basis and determine whether or not there might be an overconcentration of the same use within the proposed area. General discussion followed regarding the very limited historical interest for bed and breakfast uses within the La Quinta community. Chairperson Barrows declared the PUBLIC HEARING CLOSED at 7:58 p.m. Motion - A motion was made and seconded by Commissioners Blum/Wright to adopt Resolution 2014-004 approving Conditional Use Permit 2013-155 as submitted with staff's recommendations. AYES: Commissioners Blum, Wilkinson, Vice Chair Wright, and Chairperson Barrows. NOES: Commission Weber. ABSENT: None. ABSTAIN: None. BUSINESS SESSION - None CORRESPONDENCE AND WRITTEN MATERIAL - None PLANNING COMMISSION MINUTES 3 FEBRUARY 25, 2014 COMMISSIONER ITEMS 1 . Report on City Council meetings of February 4 and 8, 2014. 2. Reminder that the joint meeting between the City Council and the City's Boards and Commissions has been re -scheduled to Wednesday, February 26, 2014 at 5:30 p.m. at the La Quinta Library. DIRECTOR'S ITEMS - None ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Blum/Wilkinson to adjourn this meeting at 8:04 p.m. Motion passed unanimously. Respectfully submitted, MONIKA RADEVA, Secretary City of La Quinta, California PLANNING COMMISSION MINUTES 4 FEBRUARY 25, 2014 PLANNING COMMISSION PH 1 STAFF REPORT DATE: MARCH 1 1 , 2014 CASE NUMBER: CONDITIONAL USE PERMIT 201 1-135 EXTENSION 1 SITE DEVELOPMENT PERMIT 201 1-920 EXTENSION 1 APPLICANT: LA QUINTA HOUSING AUTHORITY PROPERTY OWNER: LA QUINTA HOUSING AUTHORITY REQUEST: FIRST TIME EXTENSION FOR REHABILITATION AND DEVELOPMENT PLANS FOR THE WASHINGTON STREET APARTMENTS LOCATION: SOUTHEAST CORNER OF WASHINGTON STREET AND HIDDEN RIVER ROAD RECOMMENDED ACTION: Adopt Planning Commission Resolution No. approving the first time extension for Conditional Use Permit 201 1-135, subject to the attached Findings; and, Adopt Planning Commission Resolution No. approving the first time extension for Site Development Permit 201 1-920, subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: The approved project consists of rehabilitation and development plans for the Washington Street Apartments. The applicant is requesting the first time extension for a period of two -years. Staff -recommended revisions to the conditions of approval are minimal and have been accepted by the applicant. BACKGROUND & ANALYSIS: The project was originally approved by the Planning Commission on February 14, 2012, and included a Conditional Use Permit, Site Development Permit, and Tentative Parcel Map. On January 27, 2014, the applicant applied for the first time extension, and is requesting a two-year extension. This extension, if approved, will extend the approval of both the Conditional Use Permit and Site Development Permit to February 14, 2016. P:\Reports - PC\2014\PC 3-11-14\PH 1_WSA EXT. 1\PH 1 (1) WSA EXT1 PC REPORT - ds.docx Page 1 of 3 There are no changes proposed to the project. Staff -recommended revisions to the conditions of approval are minimal and limited to updates based on changes in codes, procedures, and other requirements. All referenced conditions relate to their renumbered format, as reflected in the recommended conditions. The applicant accepts the updated Conditions of Approval. Project Description The Washington Street Apartments consists of 72 one -bedroom apartment units located on approximately 4.7 acres of land. Up until 2007, the community was located within unincorporated Bermuda Dunes. In 2007, the City of La Quinta purchased and annexed the community, along with surrounding vacant un-entitled parcels. The City's Housing Authority is the current owner of the properties. The project includes the interior and exterior rehabilitation and remodeling of the existing 72 units, the construction of 26 new apartment units, and overall project improvements such as new parking areas, a Commons Building, a Laundry/Maintenance Building, and retention/recreation areas. Tentative Parcel Map Extension Tentative Parcel Map 36421 was also approved by the Planning Commission on February 14, 2012, which subdivided the approximately 12-acre project site into two parcels. The map's original expiration date was the same as the Conditional Use and Site Development Permits (February 14, 2014); however, Assembly Bill 116 has automatically extended the expiration date an additional two years. The new expiration of the map would coincide with the proposed expiration date of the permits. AGENCY & PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on January 30, 2014. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on February 28, 2014, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Community Development Department has determined that the time extension PAReports - PC\2014\PC 3-11-14\PH 1_WSA EXT. 1\PH 1 (1) WSA EXT1 PC REPORT - ds.docx Page 2 of 3 request has been previously assessed in conjunction with Environmental Assessment 201 1-613 prepared for this project. 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: Jay Wuu, Associate Planner Report approved for submission by: David Sawyer, Planning Manager Attachment: 1 . Project Information 2. Vicinity Map 3. Previously -approved Washington Street Apartments development plan PAReports - PC\2014\PC 3-11-14\PH 1_WSA EXT. 1\PH 1 (1) WSA EXT1 PC REPORT - ds.docx Page 3 of 3 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE FIRST TIME EXTENSION FOR CONDITIONAL USE PERMIT 2011-135, ALLOWING DEVELOPMENT REGULATION CONCESSIONS FOR DENSITY BONUSES FOR THE WASHINGTON STREET APARTMENTS CASE NO: CONDITIONAL USE PERMIT 2011-135, EXTENSION 1 APPLICANT: LA QUINTA HOUSING AUTHORITY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 1 1 t" day of March, 2014, hold a duly noticed public hearing to consider a request by the La Quinta Housing Authority for approval of a first extension of time to allow a number of density bonus development regulation concessions per LQMC Section 9.60.270 for the Washington Street Apartments, generally located on the southeast corner of Washington Street and Hidden River Road, more particularly described as: APN: 609-040-028, 609-040-023, 609-040-007 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 14t" day of February, 2012, hold a duly noticed Public Hearing and approved by adoption Resolution 2012-005, a request by the La Quinta Housing Authority for approval of a Conditional Use Permit; and, WHEREAS, the applicant, on the 27t" day of January, 2014, applied for a first time extension; and WHEREAS, the Community Development Department has determined that the time extension request has been previously assessed in conjunction with Environmental Assessment 201 1-613 prepared for this project. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21 166.; and, WHEREAS, the Community Development Department published a public hearing notice for this request in The Desert Sun newspaper on February 28, 2014, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and Planning Commission Resolution 2014 - Conditional Use Permit 2011-135, Extension 1 Washington Street Apartments (La Quinta Housing Authority) Adopted: March 11, 2014 Page 2 WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify approval of Conditional Use Permit 201 1-135 Extension 1: 1 . Conditional Use Permit 201 1-135 Extension 1 is consistent with the land use designation of High Density Residential. The City's General Plan Policies relating to High Density Residential encourage affordable multi- family dwelling communities. 2. Conditional Use Permit 201 1-135 Extension 1 is consistent with the provisions of the La Quinta Zoning Code. The continued use of the site as an affordable apartment community will have minimal impacts on the surrounding land uses, and will conform to the development standards applicable to the use. 3. Processing of Conditional Use Permit 2011-135 Extension 1 for the proposed use is in compliance with the provisions of the California Environmental Quality Act. The Community Development Department has determined that the time extension request has been previously assessed in conjunction with Environmental Assessment 201 1-613 prepared for this project. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21 166 4. Approval of Conditional Use Permit 201 1-135 Extension 1 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. 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 Conditional Use Permit 2013-155 Extension 1, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. Planning Commission Resolution 2014 - Conditional Use Permit 2011-135, Extension 1 Washington Street Apartments (La Quinta Housing Authority) Adopted: March 11, 2014 Page 3 PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 11" day of March, 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 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE FIRST TIME EXTENSION FOR SITE DEVELOPMENT PERMIT 2011-920, SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR THE WASHINGTON STREET APARTMENTS CASE NO: SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 APPLICANT: LA QUINTA HOUSING AUTHORITY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 1 1 t" day of March, 2014, hold a duly noticed public hearing to consider a request by the La Quinta Housing Authority for approval of a first extension of time for site, architectural, and landscaping plans for the rehabilitation and development of an apartment community, generally located on the southeast corner of Washington Street and Hidden River Road, more particularly described as: APN: 609-040-028, 609-040-023, 609-040-007 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 14t" day of February, 2012, hold a duly noticed Public Hearing and approved by adoption Resolution 2012-006, a request by the La Quinta Housing Authority for approval of a Site Development Permit; and, WHEREAS, the applicant, on the 27t" day of January, 2014, applied for a first time extension; and WHEREAS, the Community Development Department has determined that the time extension request has been previously assessed in conjunction with Environmental Assessment 201 1-613 prepared for this project. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21166.; and, WHEREAS, the Community Development Department published a public hearing notice for this request in The Desert Sun newspaper on February 28, 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, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did Planning Commission Resolution 2014 - Site Development Permit 2011-920 Extension 1 Washington Street Apartments (La Quinta Housing Authority) March 11, 2014 Page 2 find the following facts, findings, and reasons to justify approval of Site Development Permit 201 1-920 Extension 1: 1. Consistency with the General Plan Site Development Permit 201 1-920 Extension 1 is consistent with the La Quinta General Plan, as it proposes a multi -unit residential community, which is General Plan -designated for HDR (High Density Residential) development. 2. Consistency with the Zoning Code The proposed structures, as conditioned and with approval of Conditional Use Permit 201 1-135 Extension 1 for Density Bonus concessions, are consistent with the development standards of the City's Zoning Code in terms of architectural style, building height, building mass, and landscaping. The community is consistent with the La Quinta Zoning Map, as it proposes a multi -unit residential community which is General Plan -designated for HDR (High Density Residential) development. The site development permit has been conditioned to ensure compliance with the zoning standards of the HDR district, and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with the California Environmental Quality Act (CEQA) Processing of Site Development Permit 201 1-920 Extension 1 for the proposed use is in compliance with the provisions of the California Environmental Quality Act. The Community Development Department has determined that the time extension request has been previously assessed in conjunction with Environmental Assessment 201 1-613 prepared for this project. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21 166 4. Architectural Design The architectural design aspects of the proposed community provide interest through use of varied roof elements, enhanced building and facade treatments, and other design details that will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the City. Planning Commission Resolution 2014 - Site Development Permit 2011-920 Extension 1 Washington Street Apartments (La Quinta Housing Authority) March 11, 2014 Page 3 5. Site Design The site design aspects of the proposed community, as conditioned, will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the City, in terms of interior circulation, pedestrian access, and other architectural site design elements such as scale, mass, and appearance. The apartment units and common buildings are properly sized with regards to height and floor area, and are situated at engineer -approved locations with regards to vehicular and pedestrian access. 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The project landscaping for the community, as conditioned, shall unify and enhance visual continuity of the community with the surrounding development. Landscape improvements are designed and sized to provide visual appeal. The permanent overall site landscaping utilizes various tree and shrub species to blend with the building architecture. 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 201 1-920 Extension 1, 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 City of La Quinta Planning Commission, held on this the 11 th day of March, 2014, by the following vote: AYES: NOES: ABSENT: Planning Commission Resolution 2014 - Site Development Permit 2011-920 Extension 1 Washington Street Apartments (La Quinta Housing Authority) March 11, 2014 Page 4 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 SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS ILA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 GFNFRAI 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. Site Development Permit 201 1-920 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 201 1-613 Tentative Parcel Map 36421 Conditional Use Permit 201 1-135 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. 3. The Site Development Permit shall expire on February 14, 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 • Desert Sands Unified School District (DSUSD) Page 1 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 • 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 General Construction 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. R7-2013-0011 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. Page 2 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 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 inclusion in the Master HOA Conditions, Covenants, and Restrictions (CC&Rs), a requirement 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. 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 Page 3 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 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 1 1 . 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. 13. The applicant shall offer for dedication on the Final Map all public street rights -of - way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 14. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Washington Street (Non -conforming Major Arterial, 1 10' ROW) - Additional 15-foot right of way dedication along the east side of Washington Street at the southwest corner of the project for fifty- five feet (55') from the centerline of Washington Street for a total 1 10-foot developed right of way. 2) Hidden River Road (Local Street, 60' ROW) - No additional right of way dedication is required for the standard 30 feet from the Page 4 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 centerline of Hidden River Road for a total 60-foot ultimate developed right of way. 15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 16. When the City Engineer determines that access rights to the proposed street rights -of -way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 17. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 18. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 19. Direct vehicular access to Washington Street and Hidden River Road is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. 20. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 21. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is Page 5 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 22. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 23. 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. 24. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Washington Street (Non -conforming Major Arterial; 1 10' R/W): No street widening is required for Washington Street. Other required improvements in the Washington 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) 8-foot wide meandering sidewalk as approved by the Public Works Director/City Engineer and Community Development Director The applicant shall extend improvements beyond the project 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). The applicant is responsible for construction of all improvements mentioned above. Reimbursement for any improvements which are eligible for reimbursement from the City's Development Impact Fee fund shall be in accordance with policies established for that program. Page 6 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 B. INTERNAL STREETS 1) Construct internal streets per the approved Site Development Permit Preliminary Grading Plan and/or as approved by the City Engineer. Minimum street width shall be 26 feet except at the entry accessway. On -street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the "No Parking" restrictions. 25. 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. 26. General access points and turning movements of traffic are limited to the following: Hidden River Road: Full turn movements are permitted. 27. 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. 28. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. Page 7 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 PARKING LOTS and ACCESS POINTS 29. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet as shown on the Preliminary Precise Grading Plan or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 30. 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: Parking Lot & Aisles (Low Traffic) Parking Lot & Aisles (High Traffic) Loading Areas or the approved equivalents of alternate materials. 3.0" a.c./4.5" c.a.b. 4.5" a.c./5.5" c.a.b. 6" P.C.C./4" c.a.b. Page 8 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 31. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months 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. 32. 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 engineers registered in California. FINAL MAPS 33. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City's map checker on a storage media acceptable to the City Engineer. The Final Map shall be 1 " = 40' scale. 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. 34. 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). 35. 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. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) Page 9 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 D. On -Site Precise Grading Plan 1 " = 30' Horizontal E. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical F. On -Site Private Water and Sewer Plan NOTE: A through F to be submitted concurrently. (Separate Storm Drain Plans if applicable) 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 2010 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. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. Page 10 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 36. 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. 37. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 38. 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. IMPROVEMENT SECURITY AGREEMENTS 39. Prior to constructing any off -site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements, or as approved by the City Engineer. 40. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 41. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of Page 11 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS ILA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 42. Depending on the timing of the development of this Site Development Permit, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20 % Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 43. The applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. Page 12 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 GRADING 44. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 45. 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. 46. 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 appropriate 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. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. 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. 47. 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. Page 13 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 48. 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. 49. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 50. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 51. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 52. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 53. 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. nRAINA(;F 54. Stormwater handling shall conform with the approved hydrology and drainage report for the Washington Street Apartment, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Page 14 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 55. 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 the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 56. 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. 57. 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. 58. 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. 59. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 60. 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. 61. 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). Page 15 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 62. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 63. 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. 64. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 65. 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. R7-201 3-0011. 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. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 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. UTII_ITIFS 66. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 67. 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 Page 16 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 68. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 69. 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 70. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - 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 71. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 72. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 73. 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). 74. Lighting plans shall be submitted with the final landscaping plans for a Page 17 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 recommendation to the Community Development Director for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 75. All water features shall be designed to minimize "splash", and use high efficiency pumps and lighting to the satisfaction of the Community Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 76. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 77. 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. 78. 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. 79. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 80. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. Page 18 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 MAINTENANCE 81. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 82. 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 83. 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. FIRE DEPARTMENT 84. The required fire flow shall be available from Super hydrant(s) (6" x 4" x 21 /2" x 21 /2") spaced not more than 450 apart and shall be capable of delivering a fire flow 1500 GPM per minute for two hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 85. 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. 86. Prior to building plan approval and construction, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. 87. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority. 88. Blue dot retro-reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. 06-05 (located at www.rvcfire.org) Page 19 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 89. Fire Apparatus access road 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 60 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. 90. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be obtained at the Fire Department. 91. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. 92. Install a complete fire sprinkler system. Fire sprinkler system(s) with pipe sizes in excess of 4" in diameter will require the project Structural Engineer to certify with a "wet signature", that the structural system is designed to support the seismic and gravity loads to support the additional weight of the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. 93. The FCD and PIV shall be located to the front of building within 50 feet of approved roadway and within 200 feet of an approved hydrant. Sprinkler riser room must have indicating exterior and/or interior door signs. A C-16 licensed contractor must submit plans, along with current permit fees, to the Fire Department for review and approval prior to installation 94. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more heads, along with current permit fees, to the Fire Department for review and approval prior to installation. 95. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every 3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted 3.5 to 5 feet above finished floor, measured to the top of the extinguisher. Where not readily visible, signs shall be posted above all extinguishers to indicate their locations. Extinguishers must have current CSFM service tags affixed. Page 20 of 21 PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-920 EXTENSION 1 WASHINGTON STREET APARTMENTS ILA QUINTA HOUSING AUTHORITY) MARCH 11, 2014 96. No hazardous materials shall be stored and/or used within the building, which exceeds quantities listed in 2010 CBC. No class I, II or IIIA of combustible/flammable liquid shall be used in any amount in the building. 97. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2010 California Building Code. 98. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside of door. 99. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on outside of door. 100. Fire Riser Sprinkler room doors if applicable shall be posted "Fire Riser" on outside of door. 101. Roof Access room door if applicable shall be posted "Roof Access" on outside of door. 102. Access shall be provided to all mechanical equipment located on the roof as required by the Mechanical Code. COMMUNITY DEVELOPMENT DEPARTMENT 103. If buried cultural materials are encountered during construction activities, the Community Development Department shall be notified immediately, and all work in that area should be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds. 104. No signage is permitted with this approval. A separate permit from the Community Development Department is required for any temporary or permanent signs. Page 21 of 21 ATTACHMENT 1 Project Information APPLICANT: LA QUINTA HOUSING AUTHORITY PROPERTY OWNER: LA QUINTA HOUSING AUTHORITY REQUEST: FIRST TIME EXTENSION FOR REHABILITATION AND DEVELOPMENT PLANS FOR THE WASHINGTON STREET APARTMENTS LOCATION: SOUTHEAST CORNER OF WASHINGTON STREET AND HIDDEN RIVER ROAD ENVIRONMENTAL CONSIDERATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE TIME EXTENSION REQUEST HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 201 1-613 PREPARED FOR THIS PROJECT. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF SUBSEQUENT ENVIRONMENTAL ANALYSIS PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN: MEDIUM/HIGH DENSITY RESIDENTIAL ZONING: HIGH DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: RIVERSIDE COUNTY (BERMUDA DUNES) EXISTING RESIDENTIAL COMMUNITY SOUTH: HIGH DENSITY RESIDENTIAL EXISTING RESIDENTIAL COMMUNITY EAST: RIVERSIDE COUNTY (BERMUDA DUNES) EXISTING AGRICULTURAL LAND WEST: CITY OF PALM DESERT EXISTING RESIDENTIAL COMMUNITY SITE INFORMATION: EXISTING APARTMENT COMMUNITY f r11t M : ,.:. iy .. .:. . , • -_ - Jam_ r='J - - � , a r. r- • fi h � •• ar.,- . •_ � �,� � _ � —_ r r . ! ill' � r' �' h I � � r , d ' � r it . , d l® , �r ■ I _ - '� dell —' ear PF 1 , , '7 llII Vf 1 - ... 6 Z 'VF < !l INGE irr -., r _k -es`I�, _ _ "'�`Y" � ' � Ord' •` i O k I j r • ` I ..-... i filet!®1i ;. -_.,� � "�„r'-•. ,.. ,s c �.6 -� kc. \ W — _ 1 s , f a _ J �y ,,�� ' 1 u: h Irk, OR 717 Ty, - 4. '� .:•-.... 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S4onti Washington Street Apartments, La Quinta Project Data APN: 609-040-007. 609-040-023, 609-040-028 Legal Description: Refer to Title Reportfor full legal description. PARCELI A PORTION OF PARCEL "A" OF LOT LINE ADJUSTMENT NO. 5167 RECORDED OCTOBER 15, 2007. AS INSTRUMENT NO.. 2007-0636486, OF OFFICIAL RECORDS COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, IN THE SOUTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER (SOUTH 1/2 SOUTH 1/2 NORTHWEST 1/4) OF SECTION 18, TOWNSHIP 5 SOUTH, RANGE 7 EAST OF THE SAN BERNARDINO MERIDIAN, IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA PARCEL2 A PORTION OF PARCEL "A" OF LOT LINE ADJUSTMENT NO, 5167, RECORDED OCTOBER 15, 2007, AS INSTRUMENT NO 2007-0636486, OF OFFICIAL RECORDS COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, SAID PORTION CONVEYED AS PARCEL "B" TO THE LA QUINTA REDEVELOPMENT AGENCY, A PUBLIC BODY CORPORATE AND POLITIC, BY DEED RECORDED OCTOBER 15, 2007, AS INSTRUMENT NO 2007-0636489, OF OFFICIAL RECORDS COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, IN THE SOUTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER (SOUTH 1/2 SOUTH 1/2 NORTHWEST 1/4) OF SECTION 18, TOWNSHIP 5 SOUTH, RANGE 7 EAST OF THE SAN BERNARDINO MERIDIAN, IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA Existing General Plan Designation: Medium Density Residential (MDR) Existing Zoning Designation: Medium Density Residential (MR) Existing Specific Plan Designation: N/A Existing Land Use: Multi -family Residential Proposed Land Use: Multi -family Residential Total Site Building Area: 67,474 sf Total Parking Area: 20,815 sf (4.24 % of Net Site Area) Total Landscaped Area: 68,275 sf Total Active Recreation Area: 23,89E sf 35% of total landscaped areas Parking Ratio Required: 1.7 spaces per unit Including guest spaces Parking Ratio Provided: 0.84 spaces per unit Parking Required: 167 spaces Parking Provided: 82 spaces Accessible Parking Required: 5 spaces (5% of total parking provided) Accessible Packing Provided: 12 total spaces (including 4 van spaces) Greatest Number of Stories: One Existing Building Floor Area: 4962 sf Proposed Building K Floor Area: 3986 sf Proposed Building L Floor Area: 5582 sf Proposed Building M Floor Area: 5355 sf Proposed Building N Floor Area: 4190 sf Laundry/Maintenance Building Floor Area: 966 sf Commons Building Floor Area: 2737 sf Typical Existing Unit: 613 sf Typical Proposed 1-Bed Unit 683 sf Typical Proposed 2-Bed Unit: 1181 sf Greatest Building Height:26!-0" ATTACHMENT 3 f- 14 C:-> LI J Cl-�� Q C �... t Cn N E M CL �r ^O L C/ / C O C (,n M O U td C (0 J A R C H I T E C T S 2258 First Avenue Son Diego California 92101 rnmlostudioearahitects com D T 619235.9262 F 619.2350522 N Sheet Index TS1 Index Sheet SDP, CUP & TPM ( ) A1.10 Elevations - Building N SDP only) 9 ( Y) 10121/2011 SDP, CUP &TPM sNs tm A1.11 Elevations - Laundry Building (SDP only) CIA Site Plan (SDP & CUP) A1,12 Elevations - Commons Building (SDP only) 12/022011 end submioai C1.2 Preliminary Precise Grading Plan (SDP & TPM) Al 13 Elevations - Commons Building (SDP only) C1.3 Preliminary Precise Grading Plan (SDP & TPM) Al.14 Accessory Structures (SDP Only) TM1 Tentative Map Index Sheet (TPM Only) A1.15 Accessory Structures (SDP Only) TM2 Tentative Map Sheet (TPM Only) A2 1 Roof Plan - Existing Buildings (SDP only) L3.0 Preliminary Landscape Plan (SDP & TPM) A2.2 Roof Plan - Building K (SDP only) L3.1 Enlarged Landscape Plans (SDP & TPM) A2.3 Roof Plan - Building L (SDP only) L3.2 Enlarged La ndscape andscape Plans (SDP &TPM) A2.4 Roof Plan - Building M (SDP only) Washington L3.3 Washington St Parkway Enlargement (SDP&TPM) A2 5 Roof Plan - Building N (SDP only) A2.6 Roof Plan - Laundry Building (SDP only) Street E-1 Exterior Lighting Plan (SDP only) A2.7 Roof Plan - Commons Building (SDP only) Apartments E-2 Site Lighting Photometric Calculations (SDP only) E-3 Light Fixture Schedule (SDP Only) A3.1 Floor Plan - Existing Buildings (SDP & CUP) Proud number 11111 A3.2 Floor Plan - Building K (SDP & CUP) A1.1 Elevations - Existing Buildings (SDP only) A3.3 Floor Plan - Building L (SDP & CUP) Rosenow Spevacek A1.2 Elevatlons - Existing Buildings (SDP only) A3.4 Floor Plan - Building M (SDP & CUP) Group, Inc. A1.3 Elevations - Building K (SDP only) A3.5 Floor Plan - Building N (SDP & CUP) 309 Waal Fourth Si Al A Elevations - Building K (SDP only) A3.6 Floor Plan - Laundry Building (SDP & CUP) soma Ana,CA 92701 A1.5 Elevations - Building L (SDP only) A3.7 Floor Plan - Commons Building (SDP & CUP) (714)5414SS5 A1.6 Elevations- Building L (SDP only) Index Sheet A1.7 Elevations - Building M (SDP only) A4.1 Renderings (SDP only) A1.8 Elevations - Building M (SDP only) A4.2 Renderings (SDP only) A1.9 Elevations - Building N (SDP only) sae Total Gross Site Area: 514,029 sf (11-80 acres) Total Net Site Area: 491,180 sf (11.28 acres) Occupancy Classification: R-2, A-3, B Construciion Type: V-S Unit Count: 98 units (96 One -Bedroom, 1 Two -Bedroom and 1 Three -Bedroom) TS1 SCAM ED SCREEN WAL�� {f0 ># MWTEIm) 65 KG' 36 33' I ROW UNE/ PROPERTY UNE P 2 Q 13 BOUNDARY UNE — HIDDEN RIVER ROAD "O" ""�PROPERY OU5 Mc fr N ROM LINE 29 65' 29.64 PA - ----+wG.ra.w w s o w--!.----rr ww--w.w• .F, f�1- Tom .. e -17. W EJOQITI4K) BULDM C 7.57' E)OBTNO BULDHO Is ITT I' 4266' 16.06' 18.36 IN A PROJECT OM — Rz5 (ce) _.— r-1 rn rn PA i_ .,.., �.... � PA PA _ PA r-"* C [ 28.00' [ PA Y r4� L �[ ' � F7.28' �," `. •y` PR3PO5E0 FAtXIHNO AAMlt E>tIBIHO BULDNO D COURTYARDE)WTIN F PROPQ'f GARDEN WALL Y BULDIrq A r IN IN PA I._iL L— J P IT Af- [ � � • rD.6r pp� i • �..� PRGPOSED Rn.E[ ��jjj � l .FI D ai.�,w w w .... r rz r ,..; PA � I � 26 39'8jINLET )'-- SwTm PROPOSED PAiKWG AREA -... :..- 6 —` — — — PROPOSED PARKING AREA a 1 BUILDINCI E ; ADOCS lURll Y F i4 P ® r, PA I �N I l FA T+ LIVINGSCRT4!$ YJ.ZO' M affu PA COMMON AREA t I COIMIIY'ATD EDILI)m SDEWALf� BILDPKiJ F �i y`{ r px I� 17.26' DOBTNO BILDl10 F G I { - PROPOSED GARDEN WALL NI O 42.11' PA & L PROPOSED A�w 3 .. - H. WALL PROPOSED PA � STOROSEfl SIQRM 9OR#M ;�� 7E:9 77 I. �T�= -� T I A PROFebFA I SCREEN WALL'"' II ♦ _. (TO DE umnED) - ! i P Og®RETENTION BABA N0.1/ OUTDOOR JJS.Di<' 0"-r 3 7,33, EXISTING BLJHH FECIFEA7pN . - PAF3091M 41.20, 39 si' C E' GALE Ph J I PA I VPx' �G� .� w , . w� L7 m �1 �. � E-1 O 40.00' 4 D I! 6 IT M f 6 12.20' ; 17,36' 20.00' 0D;00` 1 31. w • PROPOIED BUILDING L N ANOVGOem O'L[dM:OR M [ PPK P'OEm OUILO11 O N PA y - FIE ACCESS TURN ( B 7 ! I A.w w wwwwwwwwww w wrR Awwwww www w w wn. w wr w�•wi f 44 PA ROW LIVE DINE AISLE PROPOSED PRpPOSED NCING NWIkT 2' N RMNWALL - %% -_ -:- PA PROifJ5FA SCREEN WALL EXISTING WAL-\ 1 APN:609-051-010 rw i. nrr PROPERTY LINE/ PROPOSED CMU WALL APN:609-040-022 JOANNE BARAJAS PHABE 2 QVTUF0 ASSESSOR'S PARCEL NUMBERS 609-040-007 609-040-023 609-M-028 LAND USE DESIGNATION ZONNG - RM. MEDIUM DENSITY RESIDENTIAL GENERAL PLAN - MDR, MEDIUM DIMN RESDEHINL LEGIEND ROW/PROPERTY LINE -- EXIS71ING CMU WALL - PROPOSED SCREEN/CMU WALL ADA PATH OF TRAVEL fs w > m N PROPOSED STORM DRAIN — -- — FIRE TRUCK TEMPLATE b DECORATIVE AC PAVEMENT f PAVEMENT CONCRETE PAVEMENT LIVISCREENS ABBREVIATIONS RIGHT-OF-WAY ROW PROPERTY LINE PL ASPHALT CONCRETE ASPH CONCRETE PAVEMENT CONC CONCRETE SIDEWALK SW DRIVEWAY DWY FIRE DEPT, CONNECTION FDC POST INDICATOR VALVE PIV FIRE HYDRANT FH PLATER AREA PA UTILITIES WATER/SEWER- COACHELLA VALLEY WATER DISTRICT (760) 398-2651 POWER- IMPERIAL IRRIGATION DISTRICT (760) 335-3640 TELEPHONE- VERIZON (760) 778-3603 GAS- SOUTHERN CAL GAS CO~ (760) 422-4133 CABLE T.V- TIME WARNER CABLE (760) 340-1312 UTILITY NOTE UTILITY SERVICES ARE CURRENTLY PROVIDED TO ALL OF THE EXISTNG BUILDINGS. ALL OF THE EXISTING ONSRE UTILITIES WILL BE MODFIED AID/OR RELOCATED DURING THE CONSIRUCTON OF PHASE 1 PROJECT. PUBLIC UTILITIES (EG., SEWER AND WATER MAINS) WILL BE REALIGNED WITHIN THE PROPSED DRIVE AISLES. QENERAL NOTES 1. SEE CONCEPTUAL LANDSCAPE PLAN FOR ADDITIONAL HARDSCAPE DETAIL 2, SEE LIGHTING PUN FOR LOCATION AND TYPE OF LANDSCAPE AND PARKING LIGHTS 3. ALL PROPOSED PARKING STALLS (STANDARD AND HANDICAP) SHALL BE COVERED. 4. THE GENERAL ADA PATH OF TRAVEL IS SHOW! HEREON. ALL APARTMENT UNITS AND COMMON AEA BUILDINGS SHALL BE ACCESSIBLE PARKING SUMMARY PARKING RATIO STANDARD (18'X9') - 70 CARS REQUIRED - 1.7 (SPACES PER UNIT) HANDICAP (18'X9') - 12 CARS PROVIDED - 0.84 SPACES PER UNIT) 28` 6' CURB PA AND GUTTER 1.02-3.0% PA PRIVATE DRIVE AISLE (TYP.) NOT TO SCALE DUDLEY DR Ar ]� STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92101 rmi 147stud hear chitiechoom T 6192359252 F 61924a1]522 N AC W r— a CL A� AWA' V! O E Q CCA \V WW7 J El Is The Altum Group •Svc •&nhan•G•YI 7�R361Ittwol)dR B•W 14 Pd. Dwat CA 92260 L7603MA790 L76034DAM rnvror,TdrA&uacra Na 51107 Fp 9/30/13 e 11M1lD11 ZPAG IdSieid IZOM 11 QaOLlr2ld@k* W ) DELAWARE PLWHIDDEN RIVER ROADWaBhlngtm Street STARLIGHT LN Pr*dmnLW 11111 ROddIIOW 1�INdONT �I ITAIN A'1E'.W AVE I PAL (►141141�IIIII SMe Plan DARBY ROAD F� 1'•70 VSMS ICINrrY MAP G I. -MY C 1.1 NOT TO SCALE 8J BOUNDARY LN� .- HIDDEN RIVER ROAD IXISRNG FH r � -III ROW LIVE. ROW LNE/PROPERY LINE GALE PA LATE OlSi�kW�WAl7. J) 1 �} I Lfi PA ° . J 008111I13 BlLDNO C OAF-126.56) TJDHTND BLEDNO B ff•F•'1ZS.E0 SCRpN TN.G (TO BE IJOOffIEp) ._ . i ��•8-'V15- u t SW PA 3W 55.00' =l J+ " .. PROPOStG GARDEN WALL ElOBITIO BlL0f10 D �,CY3IRTTYAW D�-Ivoo) ROW LIRE/ SIN PRDPER,Y LRNE - I -- PA J �_ J 6. 1.581 SW �-- -- �1 PA I PA W �II a 0 3 I SW EJOBTNO BUILDING A OT- =7) I —I i = Tj = PROPOB® BULDNO K Ff-125.77 PAD -MID LINING SCREENS (TYP.)-t PA TAP. PROPOSED F7R MG AREA i I i I PROJECT ENTRY- 1'2 1 �P PAje 20.00' GATE Hp03T0124. ePA )2 T24:IOFL 26.04' - 124:11M 1 4,3OTP PROPERTY LIVE/ PROPOSED CMU WALL 1!t 124-7QTC 124 2OTP PA EO IB• °2+.30TC I'S.4� h II � W L__j j51 _.. 23:60TO II T r.5fs �B _ . j-FFSRNG f F211 i 126. 2TP 4:0' �28:1107 PA 124: 1TP $A' 12{ PA 124.= T17TAP. 2.Dut 125.1211r � I25 Slut use II � m Old' PROPOSED PARS:TG AREAPROPOSED PARKING AREA 0 r • 9.D' 128. / 12d.4OTC iPA 12& `-' 1 126. 12I. A _1254M P PROPDSEJ 24' Jr- w I A'� J VI I• TRA51, � `tii4:H�T� I PA II _. }g I OFFICE Of. rr 28:W' ll I .41FT', PA '. PA o3N.J�7 �' / F410POB® I IPA 0016WN AFEA FT•126.6D PE-12630 PA ICEO �R COL ITYAW BILDNCI 01F-W.6s, PA I I MATCHLINE — SEE SHEET C1.3 . - SCREENS (TAP.) •D cF . __..., STUDIOS A R C H I T E C T S 2258 First Avenue Sm Diego California 92101 rrai IOsfld ioeordlitects.00m T 6192759252 F61QZ550522 El DR & & � g N E HIDDEN RIVER RDIAD C M STARLIGHT LN aY A PALM nW DMRr ROAD r}n+ I✓ VICINITY MAP O T TO SCALE of a L LEGEND CF ROW/PROPERTY LINE EXISTING CMU WALL PROPOSED SCREEN/CIAU WALL - PROPOSED STORM DRAIN —— ADA PATH of TRAVEL � iril tF11i I� 'T+•r � � rli AC PAVEMENT RFPAVEMM CONCRETE PAVEMENT CR S SCREE ENS ABBREIfIATIONS The Altum C�Eoup .jar RIGHT-OF-WAY ROW -la1n�TY PROPERTY LINE PL~� ASPHALT CONCRETE ASPH fiapl101tiwoCelRBdb]A CONCRETE PAVEMENT CONC hyDo.%C'AI= CONCRETE SIDEWALK DRIVEWAY SW DWY t710AF1AM F.7'81MCW FIRE DEPT. CONNECTION FDC ��' POST INDICATOR VALVE PN FIRE HYDRANT FH PLANTS AREA PA HIGH POINT LOW NT HP LP N FINISHS RFACE FINISH FLOOR FS FF '. 6 TOP OF CURB TOP OF PAVEMENT TOP OF GRATE TC TP TO ' Na 11167 F i1< E0 °�O�D T¢ ,wow LMLmES 'i WATER/SEWER- COACHELLA VALLEY WATER DISTRICT (760) 398-2651 POWER- IMPERIAL IRRIGATION DISTRICT (760) 396-5841 tpIR5LfI0t5 /OPBPAJF IIEJMI B TELEPHONE- VERRON (760) 778-3603 t9 p gpPaG4#'tIMFM�e CAS- SOUTHERN CAL GAS COMPANY (760) 422-4133 CABLE T.V.- TIME WARNER CABLE (760) 340-1312 WlsshIVw Street admednwow nul 1friT Group, WA 7� � V"ft Fm01 1M (FM�4+4wi Preliminary Precise Grading Plan w P-v 1 �pScam C1.2 21 w b STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92101 rrnilOstldioeard iteCH corn MATCHLINE - SEE SHEET C1.2 T6192M9252F619Z'Ei0522 - 1 DWT"°ffr-m�°NO F � � PGa �, �4 ma I I LEGEND 125.JDiD ca COU TTYAFID EXISTING 124.801P I I - - ROW/PROPERTY LINE -' ^ v+ Ir� BUILDING J �f . � 0 PROPOSED METAL FENCE PROPOSED GARDEN WALL EXISTING CMU WALL - - I +.__. I I' PROPOSED SCREEN/CMU WALL PROPOSED 3' HIGH PROPOSED STORM GRAIN RETANNG WALL �t 124.66FS I I 1-8 I� ADA PATH OF TRAVEL L� L _ 1 FM 7 PA c i i rE 5 u AC PAVEMENT DECORATIVE ca CURB NlE'r 7. _ PA - ..�� - CONCRETE PAVEMENT SCREEN EN EXISTING AI B :-:MATIONS� lima 124.301L SCREEN tAL1 : I PROPOSED 1218INLET I I I PROPERTY LIRE PL 123.BO1P (TO BE MOTNH®) 0 ASPHALT CONCRETE ASPH L �E�) �'vTION I� CONCRETE PAVEMENT CONC FECI � BUILDING a � �� H BOTTOM EEIFVATpR-119.0 _ _ _ CZ �M ' I CONCRETE SIDEWALK SW I i CONCRETE DWY TOP ELEVATMM-125.0 20% n I FIRE DEPT. CONNECTION FDC 0T-1277M) O'F'127,D 100 YEAR WS. = 123.2 14>< - 8'I{{ �+, POST INDICATOR VALVE PN FIRE HYDRANT FH 5500' �1 _ PLANTER AREA PA iii I 2 7 HIGH POINT HP O '� LOW POINT LP E STMRS (10 RISERS O 8� FINISH SURFACE FS FINISH --. _ FF .... I TOP OF CUB C ^ lO -: C (� TOP OF PAVEMENT TP •� 144.45TC I TOP OF GRATE TG L PROPOSED GATE �� f27 ' PA I PA 126.4 _... O 'y/,� J SW �'�=-. - ilia 1MII�: _ -. 41� 1� � � M>✓SW� �M1 �� Yet � - L- I PA � 1 I E!� L7_ 124.78TC ' 1�4.2&7 I WATER/SEWER- COACHEIU VALLEY WATER DISTRICT (760) 398-2651 5 �p 7 POWER- IMPERIAL IRRIGATION DISTRICT (760) 398-5841 J II m TELEPHONE- VERIZON (760) 778-3603 �, �or`V�' GAS- SOUTHERN CAL GAS COMPANY (760) 422-4133 I� CABLE T.V.- TIME WARNER CABLE (760) 340-1312 u PROPOSED B LDR70 L FNOPOeED BULDl10 M PA PROPOB® BELONG N PA 2.O% I $ 8 f FPW.SD PAD-128AO I FF-177.1f1 PAD -MGM � Ff-127.1D PAD-M& ME3 15 ME ACCESS TURN � I I The 1Alt= C.Mup (�)r = ( i7�.. _.... _.- ._- II •Mmw� •TlahamdLL 7T�X j 77,7�0F5 f26.10TC II .11E 7.1■ 126-M Ia5.001P I I Pd.D IA CAd.wadr.lM, 11 P.1mOrr,G937(0 3 26 f2E,35TC 126. 5T0 12Is.00FCZZ I L740S1647p L74a S10S R4 r 126. 125''1 51P 125.151E 1 .90TP T25. 2FC ��• 124. 61P 4A T r/' 9-D' 8 TYPo PA 9.0' 12 .92FLLL PROPOSED PARKING AREA ESSr Uw pR{�p�,r,�p 25 SCIpEFUf Wlil. PA 126901C 0.5x - 2' HIGH RETAINING WAIL 5' HIGH RETAINING WALL 2' HIGH RETNi WAIL a_sxf25-00Td 03W EV.i/JO/i12512TC. N. J 126.3t)FLmpolo _. �~ EXISTING WNl FENCE PA +1}kvx IOF fAl1 �y\e EXISTING WALL - 2:1 MAX. SLOPE 21 Wx SLOPE •- 2:1 WIT. SLOPE _ F 10141121111 /WiWT/4046lieil 33826° 1f 11 BOPLCLIP >r• N" APN:609-051-010 WRY LA' QUINTA I Washington F F-X13.30 FIF-129.70 Sb1w ApaftMft N ommm6w 11111 RON1101IF epww ( N o�. WA �� Preliminary Predse Grading Plan GROW 3= goo 1'' W sou I'.& ,D m r22E s. io C 1.3 I FAffl4R1F5) ALW NE AAa,asEfs) 9A1NV Ala AW NOR6 NCAIO/TAL nDiFM NNGa. ACOLWEIC NESEIIIm AI Earl® fm PIa,C LIY a a04anu YVLEr MITER a611Bcr, FOWMW.Y CU499W VMLEY CNNTY W MT AWNC7 N FA NW OF.- WE R.AVX Purr mw ROWS AND NWN OF MY, P WV47E LL93CM AAO AW75 OF MY FW Ra= PPE LIES MOTS DNNDD M Nl OIEII LNOBH CR ACWOSS 7AE NNW VER110 D A 497M VBPM RW WE PIAPM Or NIREA' AAD EROSS FRw OW LADS BY AE.WS W A.XN ROW AW FEW HE FMW OF = MM: NWM Na AAO Dow= DI V m AAx Onal L 4W RY W,WS 01 SM POW LNa N00 AW WW M Ifl EAS EMY^NCoS� sIArL nEKAS aaAN ERA:Z D1AFarm SmErr AAD PI.A'.N' Umj AFFECTS As saw ON SW ALAP a MeN FCIP TIE AWR M Saw Ala ADD NW6 NWAOO/TAL nE1Cm AS WAPIW N A OOCUE//r. WANIM IM SOONEIN CV/LAM CAS 01APANY CY Amin im taa tm2 NSRLAOITIAE AA7 II24)4 a CrrX%/1. WCOW AgWIS POPNW NRw LOr c QE1R(A' me ROIO) RESIN6W016 w RE LIST Fr nE MW 0` SW LAAG (r nE MENNr ABFA AS SET fwN N BE E.Amw OoameT Saw NAINWIIE MMVXI6 W11E m SAD MAW IW RIL PAPnNURS UMejmA M ME R A1 90W 0a NOEI D ROM NEIRAL n[AEID AS MWED NN OIAV® 7Q 5MHM CV/VW CAS COWARY purcz MUMMY ftTa mt JAY 10114 NSRLEBYrIHE AlaIMML OF NRWL AWW AM= Farr NNW LOT O (AV= mlo AOAO) M37 W AMb OW ME = or NE OWERS 6 SO LAA4 W IW E.ASiIW AREA AS SET RRN N WE FASOOTT OcauNT saw /EAWM7IE A voa 6 sw m LAID SW414&r raw nu PAWR7A,w 3 FAfOOa�SI Foe RE FL#bv $) Saw Ala AND NI7115 N10IINWrH W" AS QAYAlD N A ccawIf. FEIPWI . 1N5OAtiIS1.N9 M4200 fifoam XMAR A Z ATMEACITIPtE Ala18MI,, CF a7M A7:1XMO.5 MUM PAACIZ AW I11E1 W r= SHWwo N AM r ONrAN OCC[mi TNRnAO vw saw tkna, AARAIAEYr• A4V A9% I IWWS L7WWM BY FMw I WXW.W A ASS"M MD CANR04Rd1W X Ur OjtA :L A NAIC'1ILW WPMY X nS Slf M=ff' AIV AW4 AEGW ALR61 74 IWIE N5M0T AO MW. W 04iONl. &M= N4W OCaMWr.. 4M4 OnAR BRCS aNTANS Of RRM0 FM AS UNNM AFAM Nl8DMI6 AOUY WOE m 50 OOaMW FLIP FAA. PM0.'1.14NS ❑ - ROTTARE EAZMr IN THE CITY OF LA GUINTA. COLKrY OF FOVErAM STATE OF C UJFC AA TENTATIVE PARCEL MAP NO.36421 BEING A SUBDIVISION OF A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 18, TOWNSHIP 5 SOUTH, RANGE T EAST, SAN BERNARDINO MERIDIAN MOVM L.A EPZT 12 7 AVENUE 4? — 13 —1 16 /01 APFt AOF010841 AM 00600M AM B040B010 saxrC HICI Mii1VERRiDuAO 1 x' L0TGpXMAIRPNo. 12325ABSIMS ®-v'LOT D,PAFZMMAP Na12INAWill BEV-3 SRRA Sp.74Y 4 GRAPMC S= STILE 1'-10(f PRASE 1 PAFM 1 CDC 20*= APR: E1111146 Q/ ay_ SIW�I Iwo � ,1 9 P1{A73E 1 T PAY11 UE Sitn' pAX4WZ %W 2E uE Bran• Inv 12n.W SWW2E'0rW 13n W APN:lOG -MO APR: EOY0104)71 PARCa 2 PHASE 2 AM 1111111040MI 12OLW ENGNEER/MAP PREPARER THE ALTIM GROUP 73-255 EL PASTED DR, STE, 15 PAW DESERT, CA 92260 RICHE (760) 346-4750 CONTACT - DOUG FRANKLN OWNER THE CITY OF LA OUwTA 78-495 CARE TAMPICO LA QUINTA, CA 92253 (760) 777-7000 AP W 800640- 05 API* lONID02D +1* APPLICANT ROSFNOW SPEVACEK GROUP, INC. 309 NEST FOURTH STREET SANTA ANA CA 92701 (714) 541-4585 ASSESSOR'S PARCEL NUMBERS 609-040-007 609-040-023 609-040-028 LEGAL DESCRIPTION BEING A SUBOINSRIN OF A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 18, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN ZONING AND LAND USE DOSTNG GENERAL PLAN: MDR; MEDIUM DENSITY RESIDENTIAL EASTNG ZONING: RM; MEDIUM DENSITY RESIDENTIAL TOTAL SffE AREA TOTAL GROSS SITE AREA: 514,029 SO FT, 1180 ACRES TOTAL NET SITE AREA: 491,180 SO, FT, 1128 ACRES LOT SUMMARY COMMERCIAL 2 LOTS - SEE STa7 2 (TMI) WATER SUPPLY / SEWAGE DISPOSAL SEWAGE DISPOSAL AND WATER SUPPLY W4L BE PROVIDED BY CVWO ABBREVIATIONS RIGHT-DF-WAY ROW PROPEIM LINE PL ASPHALT CONCRETE ASPH CONCRETE PAVEMENT CONC CONCRETE SIDEWALK SW DRIVEWAY DWY FlRE DEFT. CONNECRON FDC POST INDICATOR VALVE PN FIRE HYDRANT FH PLANTER AREA PA UTILRIES WATER/SEWER- COACFELLA VALLEY WATER DISTRICT (760) 398-2651 POWER- IMPERIAL IRRIGA110N DISTRICT (760) 335-3640 TELEPHONE- VERMON (760) 778-3W3 GAS- SOUTHERN CAL GAS COMPANY (760) 422-4133 CABLE T.V.- TIME WARNER CABLE (760) 340-1312 UTILITY NOTE UTRITY SERVICES ARE CURRENTLY PROVIDED TO ALL OF THE DOS71NG BUILDINGS. ALL OF THE EXISTING ONSITE UTILITIES WILL BE MODIFIED AND/OR RELOCATED DLMNG THE CONSTRUCTION OF THE PHASE I PROJECT. PUBLIC UTILITIES (E.G., MVER AM WATER MANS) WILL BE REALIGNED WITHIN THE PROPOSED DRIVE AISLES PARKING SUMMARY STANDARD (18'X9') - 70 CARS HANDICAP (18'X9') - 12 CARS BASIS OF BEARING THE WEST LNE OF SECTION 18, ALSO THE CENTERINE OF WASIINCTON STREET. BEING NOO'W48'E AS SHOWN ON RECORD OF SURVEY RS 133/58-59. BENCHMARK CITY OF LA OUINTA CONTROL SURVEY MOMMENT NUMBER 156, 2' BRASS DISC, FLUSH, N TOP OF CURB STAMPED *CITY OF PAW DESERT BENCHMARK /131'. LOCATED 84 FEET SOUTH OF THE EC.R OF THE SOUTHEAST CURB RET" AT THE INTERSECTION OF WASHNGTON ST. AND AVE 42. NGV029 ELEVATION - 118397 EASEMENTS SEE HEREON N THE CIITY OF LA MOM, COUNTY OR RNERM111, STATE OF GALAI'ORNIA TENTATIVE PARCEL MAP NO.36421 BEND A SUBON1910N OF A FORIION OF T!E BOUIN M QUARM OF THE NORT111411111111MCRINMIMOF OEM= it TOIMMH P 5 8M RANGE 7 EA8f/ 8M1 BEiNARM IEi�DIAN 1 — �� — hDDEid FtlV6a ROAD mx.1R M oWn4o NJLDM C �� rr-tKw u �L �'-L ' 1 04�1 U �w 1PA91 a'If I I9.IN0lILOfq I• 1PtlE0'ZD RAR43N ILYL 11 1 L� I ` I I j—� u I r, v v I EXrINO BI1L01/0 ■ p*.y5A PIIOPOWD KLLCNO K TVL7J PAPY6.0 F f 1. S 1 3 sar offp�FPt' r -. ; 1 N P63 M PA1VI11a SA I' Lr �mILLDM a L Y I -Jai `�f1X/G & POW ma ,inf I N N4141II 4IFA ICI i�*I 1' 1 1 i r1 �7L . CO1 MAM IEIUTNO J 1 I 1 P00L � 1 FETENTION _. I SqA1R1Mp pNOIOpWWV — 1R.71[A310N IrnmM , Ia I M�H i wi715A. S3 I di I PA PA r c�K! wu. A LEGEND ROW/PROPERTY LINE ---- EXISTING CMU WALL PROPOSED SCREEN/CMU WALL - PROPOSED STORM DRAIN ADA PATH OF TRAVEL Luo No m Im _:� r"" 0— O= AC PAVEMENT DECORATIVE PAVEMENT PAVEMEM <� < �•; C:TINLpi?E"IlAYEIxEE1t L.--.A.—.J SORELIVIN SCREENS , 37' EXIST. 6' � SIDEWALK 6, C&G ME VARIES L`I b Iii339 p PA L k A 11IIE ACQSS 11R1 - IAOPC®""0IN "MU10 PADA" � I q1 I - - I e- _ s_ --"X.1_ 1 I I it I W V ipl PA. AIVA �:"� iJ I 1rLL T Y 1W011[ilII�C w,i ' IIW RETMN" 1141 Y NM IEVI" IV11 1.3 11 /f 115135' 21 111C 11gE 5.4 W,a.. 16p[ IiW'XM .:I INt 717)[ � 5/1'1606ti' 13211w SfpX�E I'�10 7a 40 IM 1 TYPICAL SECTION WASHINGTON STREET N, T.S oA. i ENGMEER/MAP PREPARER ASSESSOR'S PARCEL NUMBERS THE ALTUM GROUP 609-040-007 73-255 EL PASEO DR, STE 15 609-040-023 PALM DESERT, CA 92260 609-040-028 PHONE (760) 346-4750 CONTACT - DOUG FRANKLIN LEGAL DESCRIPTION OWNER ON OF THE SOUTHWEST WARTER�OF THE THE CITY OF LA OUNTA NORTHWEST WRRTER OF SECTION 18. 78-495 CALLS TAMPICO TOWNSHIP 5 SOUTH. RANGE 7 EAST, LA WINTA, CA 92253 SAN BERNARDNO MERIDIAN (760) 7n-70oo ZONING AND LAND USE APPLICANT EXSTING GENERAL PLAN: MDR; MEDIUM DENSITY RESIDENTIAL EXISTING ZONING: RM; MEDIUM DENSITY RESIDENTIAL ROSENOW SPEVACEK GROUP, INC 309 WEST FOURTH STREET TOTAL SITE AREA SANTA ANA, CA 92701 (714) 541-4585 TOTAL GROSS SITE AREA: 514.029 SO FT, 1180 ACRES EXIST. —AC PVMT PRi]P4 SIDEWA TYPICAL SECTION HIDDEN RNER ROAD N.T.S. TOTAL NET SITE AREA: 491.180 90 FT, 11 28 ACRES LOT SUMMARY COMMERCIAL 2 LOTS - SEE SHEET 4 (TMI) WATER SUPPLY / SEWAGE DISPOSAL SEWAGE DISPOSAL AND WATER SUPPLY WILL BE PROVIDED BY CVAD ABBREVIATIONS RIGHT-OF-WAY ROW PROPERTY LINE PL ASPHALT CONCRETE ASPH CONCRETE PAVEMENT CDNC ^I CONCRETE SIDEWALK SW !IIEXIST. SCREEN WALL DD%Y FIRE DEFT. CONNECTION FDC (M BE MODIFIED) POFIRE IVALVE A HYDRANT F H PROP 3.5' PLANTER AREA PA NIGH R£T. WALL 1 fTE �u "ES PROP. 2' GARDEN WALL WATER/SEWER- COACHELLA VALLEY WATER DISTRICT (760) 398-2651 N%BENC1i POWER- IMPERIAL IRRIGATION DISTRICT (760) 335-3640 ' TELEPHONE- VERIZON (760) 778-3603 PROW. S'-'r GAS- SOUTHERN CAL- CAS COMPANY (760) 422-4133 SIDEWALK CABLE T.V.- TIME WARNER CABLE (760) 340-1312 UTILTY NOTE UTILITY SEROUS ARE CURRENTLY PROVIDED TO ALL OF THE EXISTING BUILDINGS ALL OF THE EXISTING ONSITE UTILITIES WILL BE MODIFIED AND/OR RELOCATED WRING THE CONSTRUCTION OF THE PHASE I PROJECT. PUBLIC UTIUTES (E.G., SEWER AND WATER MAINS) WILL BE REAUGNED WTHN THE PROPOSED DRIVE AISLES. PARKING SUMMARY RIW STANDARD (18'X9') - 70 CARS HANDICAP (18'X9') - 12 CARS ' BASIS OF BEARING THE WEST LIE OF SECTION 18, ALSO THE ,EXIST, 5' CERTERLM OF WASHINGTON STREET, BEING ALK NOOVB'48'E AS SHOWN ON RECORD OF SURVEIL' IRS 133/50-59. BENCHMARK CITY OF LA "TA CONTROL SURVEIL' MOWMENT NUMBER 156, 2' BRASS DISC, FLUSH, IN TOP OF CURB STAMPED 'CITY OF PALM DESERT BENCHMARK /131'. LOCATED 64 FEET SOUTH OF THE E C R OF THE SOUTHEAST CURB RETURN AT THE INTERSECTION OF WASHINGTON ST. AND AVE 42. NM29 ELEVATION - 118397 EASEMENT SEE SHEET I (Tut) 0 I" PLANT LEGEND _ j .7 1a ENLARGEMENT SEE PAGE L. 3.30 r cn o� � CD I c. .. I Hidden River Rd 1r 1 ENLARGEMENT I ISEE PAGE L-3.101 Irr .t f0 1ML=11 BCP CUP B�bniYl Washington Street Apartments P' .d r br 11111 Ro" ww Spwaoek Grow, Im 3W wM Far/l!L - Brr AnkCAOMI (i14)541-4M OVERALL RENDERED LANDSCAPE PLAN Ncarrr L-3.00 STUDIO I ENTRY ENLARGEMENT TIPU TREES COURTYARD ENLARGEMENT SEE L-3.20 FOR PLANT LEGEND TrHr e so NRom1 swaarslrrr 1NL7011 Meond Subm11W Washington sblwt ApaAm nft poodawfir 11111 Rosmaw Spovemk a -a*, kr- X4 Wwl Iprt lc !rY /YRGl SQ70} COURTYARD AND ENTRY ENLARGEMENTS L-3.10 r r MI 'ram , ti MME I i ff�llli:! ��1 ,� �. 11,E - , - � • - OF I^—r--i-r—r-�' il�rrlit �T:;� /JF �•A sA-"� _ " I . � C...,7r7rr��---,:%'F'T'�i�ir�I.'i• _ 7 r" . I te'Y'Y°_'".`"ram .,��I:"iA ,*n�• � i �..' _ .1 Y• �_•� -��. t ,. • _ ""f"'i'S�:"—�� C:`#� � ��, _III - - �r fir;{ter ' tom"•'-�"t"'.F'T>"ir- r•-f'i�. Big NEWT SWwEM �[., - - .ice' -�. ► � - ` �; � � . i I • Iyj I I I S" SIDEWALK �r ENCY ACCESS GATE FLOWERING TREES -12" COB•BLF BAND �— WALL ACCENT HIDDEN RIVER ENLARGEMENT z o e Q z w. 2 I ' Q 1 RED YUCCA OR - I STIPA TENUISSIMA r. r PORTULACA AFRA NA OR DWARF BUSH LANTA DEER GRA . , REGAL MIST, I OR DESE MILKWEED -� I. 4' JJ I 12" COBBLE BAND-" f �i . l� IIIi - L WASHINGTON STREET ENLARGEMENT HIDDEN RIVED UPRIGHT TREES E It cc CL c 0 c Z 3 �Gl\ ^!+• � ry ri�a r r C E Y nrasnnpWn abld Apartrmnts pl*dxm w 11111 Ro wlow Opmu ok omm Ica f�0�;1f#laif WASFAYEN STREET PARKWAY ENLARGEMENT 110FiTii s" ..w L-3.30 Ft. F41 IF4 IF4 F41 IF4 Ikk IF4 [ F41 Y� 4 F41 F IF4 F41 1F4 F41 IF4 F41 IF481 IEF41 F2 IF41l E41 is i 1174 F41 IF4 F41 I llfjl F1 S, till F1 LF � I IF4 IF4 j 1174 I_ F' IF4 IF4 F1 f F F99 t IF4® 1 F481 IF4 F1 �� FIF4 Fp -------_ ------ SITE LIGHTING PLAN SCALE: 1" = 30'-0" LEOBD 25OW HIGH—PRESSURE SODIUM LIGHT FIXTURE ON 18' POLE, DARK BRONZE 4 F1 FINISH. (U S ARCHITECTURAL LIGHTING VRS—II-250HPS—MT—I—RAL8019—T) 10OW HIGH—PRESSURE SODIUM LIGHT FIXTURE ON 12' POLE, DARK BRONZE Q F2 FINISH. (U.S. ARCHITECTURAL LIGHTING LUMPT2—III-1 DOHPS—MT—PTA—RAL8019—T) 50W METAL HALIDE SQUARE F3 BOLLARD, DARK BRONZE FINISH. (EMCO LIGHTING BS8—R-50MH-120—BRP) 4' LONG, 2—LAMP WIDE FLUORESCENT FIXTURE LISTED FOR 8 F4 WET LOCATION. MOUNTED UNDER CARPORT ROOF. (DAY—BRITE LIGHTING LWPE232—UNV-1/2—EB) COMPACT FLUORESCENT WALL I F5 SCONCE AT EACH UNIT'S MAIN ENTRY. (SHAPER LIGHTING 684—WP SERIES) I STUDIO E A R C HI T E C T S 2258 Flrst Avenue Son Diego California 92101 rnoilQstudioearchitects corn T 6192359262 F 619235M W E cu Q VJ O 0 C a iE L cn CU ct C a 10R112011 SDP SuBritiu.M 12102l2011 2ND SDP W.b Washington Street Apartments Prol.d—b.r 11111 Rosenow Spevaoek I-- i.... SITE LIGHTING 5d. PLAN 1•=3, E-1 I I LualnaIre Schedule ProjeASIIINGTON ST APTS SITE symbol Qty f Arreny—t Totel taR Lurn• LLt Deeorlption g E7 �SIIIGLE 28000 0. 800 VRS-II-2]011PS-MT-I-RA000 -T .. — �- SINGLE 19500 10.800 1 LUMPT2-III-IO011PS-MT-PTA-RAL8019T SITE LIGHTING PHOTOMETRIC CALCULATIONS SCALE: 1" = 30'-0" ME ME �im 10MMUMM MM STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92101 rrmilastudioearchi tects. corn T 6192359M F 6192350622 —0 W cu AW L V J 0 R E c a � c CU C 16e1mit 90P8Wmiu 12102M11 2ND 9DP Subm11W Washington Street Apartments waled numb. 11111 Rosenow Spevecek Group, Inc. UALUULA I IUNZ SOMe 1-31 E-2 FIXTURE TYPE 71" • fir»« LOW PROFILE VAPORLUME TYPE FI - CARPORTS ih. Lo W I. Vqwk"e I, a ..! 1xP N,W k . ma. Nwr ircapwa... 6r P.M. ha,.l.y dw'. nd h 6— �.s r!� r,..r, .y.. n.r 4.• a..l..Y a�•rd a.+ `�ti..wa. � : ..• w.. z..o I. .•I'alY rll.•i,u air.•IIo, . cam. � i n a..o alrn nal>f : it sir'. "•'na .-w+µ. . •wW'�.�. { . tH 1rCl Im PaY r�/r 114.�1+•ri WrIM� a a.r6li Yr ram.►..a. .f Mrw rA, r ��.gmi......•r..�. :law, l.awar .+.+a,. anm rl ! ��/+r I•W� a M � Ir a,r h.rul.Cl „ r.l.r rlb M air _ W nrru rAru.. vlere uvnaaaurav-, ra-n eve a rP a....._�.,_ I'� , ••4•r_ :.L~ 101L�yidvAi�wl.0a..lk d�uryl+r%Mr..w a.W week `i.irr�v�w wr..l..e FIXTURE TYPE 72" •r fey. w�+.� mill.. �..�o... w; I.IL .rnwl�l.n env _.iMr... .. o.v..ar.lCc •' WN+. nr.an'p u..lr M,.Y+. wa,w T Nr+bM.. .• Qar.......1 r., yc bm.. N....{ .r FIXTURE TYPE "F4" FIXTURE TYPE "F5" Lk S&1•MIP SERIES LYL]LL^J 3ULLARDS Nab.-tw 7g".)&WY Aamer.ala.a9ear0 arl7 LMd' VI.7.*.k bl"". a.rd..e.a d,"" atl'-1/W—d r.'rM-0�1 lm&%7 PN �7 a' A aak bile,u.U>mbFy'Aaid adJ.n n b---d-a I,.—b.—A Y.l M'n 1.•.. d BACO h11NN ThE nypot NV.pIb..RT Il.'rY m i[uY.wN Y+.m u.tt.i.ss ra1vM rani ry\ uay.ae'am h.dak and a.°tee arh aoa �Ils na.lw reel y oPL.re waain h, a. r, SWn na rwd o..*k lan a bVAftb"Wftt a W*IIPLD "O B9.rds onk apac ftl dF a aiQ ryH d oval110Pat .wap IV M.1 rvys a Pb II M tx Prlatr Po}0. .l,Y .\mr rs In.ln«.r 1rm ern•, ia.drq ridrmnal ws a fae q, Pee.. rem r ucn Na'>rap r ere.. nlry' Pv �e.r {r •+e 4v.ar w . r ..r rzee-+1 s.ra� 9aa.ca.ca..e a P.�r aaa..av,. arrw n 7,rr.Y,r .a1Te[C.r\.a•Iq ♦w � alraaraaw Can •d Y. As is FIXTURE TYPE "F3" STUDIOS A R C H IT E C T S 2258 First Avenue Son Diego Colifomio 92101 rrailftudloeorclltectS: oonl T 6192 59252 F 6192350522 .0 Z U Lo c CJ J ED IWimnn„ asrPnr,Ps,.,...IW Washington Street Apartments Prcjod nunbx 11111 Rosenow Spevecek Group, Inc. 309 W..I Foufl SL S.M. Au'C192701 5 S LIGHT FIXT. SCHEDULE Sul. NONE E-3 Louvered Thermal Chimney wl Condenser Behind Existing Building and Roof — Proposed Roof Over Patios r 1 Proposed Painted Steel Lath Screen Integral Color 8' High CMU Wall with on Painted Steel Vertical Supports wl Field Sandblasted Finish, Typical Sliding Glass Door Beyond —•- Existing Building H North Elevation (Existing Buildings B, C, D, F & G Similar} 114• = 1'-W ..... Existing Clerestory Windows wl Proposed Painted Steel Lath Screen Proposed 18' High Stained Concrete Seal Walls, Typical Existing_ Building H South Elevation Existing Buildings B, C, D, F & G Similar} 114' F 1,�• Existing Clerestory Windows Proposed Aluminum Windows Proposed Privacy Screen Fence Proposed 18" High Stained Proposed Painted Steel Roof Supports Concrete Seat Walls, Typical Proposed Aluminum Windows Proposed Privacy Screen Fence Proposed Painted Steel Roof Supports ---- Louvered Thermal Chimney w/ Condenser Behind Existing Building and Roof Proposed Roof Over Patios integral Color 8' High CMU Wall with Field Sandblaalsd Finish, Typical PaintedMetal Door T.O. Thermal Chimne — —20' 4 U) -4--r Existing Cement Plaster TO. Existing Roof �rC^' 12'-8314" W Painted Metal Door Existing Cement Plaster • - L L — Proposed PaInited.Steel Lath Screen on Painted Steel Vertical Supports w/ Sliding Glass Door Beyond 3 i U L rvum! Lev I r}/�, C O la i--' E 0) o C in I� IM lU J T.O. Thermal STUDIO E Chimne 20'-0 A it C H I T E C T 5 2258 First Avenue T.O. xistin Roof OIL San Diego California 92 10 1 E 12' - 8 3/4" mai I@st udioeo rchitects,com T 619.235-9262 F 619.2350522 c:�5et0- ""k�rrs^ U or 0AL1 round Level Ll' - 0' 1012it2011 SDP, CUP 6 TPM Suhmhla� vvasningion Street Apartments Propel numb,, 11111 Rosenow Spevacek Group, Inc Note: Access ladder hooks to be provided at each thermal chimney. Elevations - Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. Existing Rehab A1.1 Existing Cement Plaster Louvered Thermal Chimney w/ Condenser Behind Existing Building and Roof Proposed Roof Over Patios - T.O. Thermal Chlmne 0' tF Kr T.O. Existing Roof 12'- 8 3/4" �.1 �3 See Sheet Al,15 for Existing Painted Metal - Existing Water Heater Cabinet 1nlegral Coiar 8' High iCMU Wall with Buildings with Laundry Louvered Doors Field Sandblasted Finlah. Typical Rooms. Existing Building H East and West Elevation (Existing Buildings B, C, D, F & G Similar) V4" = V-0" Existing Cement Plaster Existing Clerestory Windowsw/ Proposed Palmed Steel Lath Screen Proposed Aluminum Windows Beyond Proposed Painted Steel Roof Proposed 18' High Shined Proposed Privacy Screen Fenco w/ Supports Concrete Seat Walls, Typical Painted Metal Screw Above Existin Buildin{ J East and West Elevation (Existing Buildings A & E Similar) 1f4' = V-0" Louvered Thermal Chimney w/ Condenser Behind Existing Building and Roof Proposed Roof Over Patios — integral Color F HiOh CM Wall with (Field Sandblasted Flnlah, Typical — Painted Metal Door '1 3wt u x Proposed Painted Steal Lelh Screen on Painted Steel Vertical Supports wl Sliding Glass Door Beyond C N lL ^—r W L Vf/fi^r J C O� }' E 0) o C 'U L U) M IJ STUDIOS A R C H I T E C T S T.O. Thermal _Chimney 20'-0" 2258 First Avenue Son Dego Californm 92 10 1 moil@studioearchitects.com T.O. ExistiN Roof OILT 619.2359262 F 6192350522 12'- 8 3/4" j 5 Af1! w y�or ar,�'oo� Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located in the thermal chimneys. Washington Street Apartments NOW number 11111 Rosenow Spevacek Elevations - Existing Rehab SrA. 1f: 1'-e- A1.2 ,+ 16" High Stained Concrete J Seat Walls, T ical -- Proposed Building K North Elevation Rods at Random Spacing Finish, Typical "Fie .. , ,.y,.....,.. ..-�---- . _....-- -'--' --- ----- - - - - - Wall with Field Sandblasted on Painted Steel Vertical Supports w/ Finish, Typical Aluminum Window Beyond Pro osed Building K South Elevation 1ry1. � 1.ad. Aluminum Sliding Glass Door Beyond Louvered Thermal Chimney w/ Condenser Behind Asphalt Roof wl Painted Metal Fascia T.O. New Thermal _C "Imna 22' - 0' T.O. New High Roof 16' - 3 11 /32' T.O. New Thermal Chimney Al Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. (n 4—j W E V— ^M i.i CID (t� V / 0 CM 'E'^ Vi M i STUDIO E A R C H I T E C T S 2256 First Avenue Son Diego California 92101 moi&studloeorchiteas, corn T 619235.9262 F 619235.0522 t i Washington Street Apartments ProiM numb., 11111 Rosenow Spevacek Group, Inc. 309 W.1 Fourlh st Swis An.,CA 92701 (711)541-4595 Elevations - RIM K S Adjacent finlsh Pro osed Building K East Elevation 1fA" = i'-tY' r ivia oanaalaateu r'lM-, t rNlt:lfl ;] Proposed Building K West Elevation G 114• = 1'-0" T.O. New Thermal Chlmne 22'-0" gh Roof 3 11132" Level 0'-0" Field Sandblasted Finish, Typical T O. New Thermal Chlmne toof r32" Level 0'_0" Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. W E } L ^u Y.L ^W W L VJ C O ""' E U coCo ca c_ a STUDIO E A R C H IT E C T S ,256 . - lei A.. -- r San Diego California 92101 "i l6ht ud ioeorchitects„com T 69.235.9262 F 69.235.0522 4J�"n i r 9ult} f M e♦' C✓t�t� 10211Za1t SUP. CUP A TPM S.bMIWI wasningTon Street Apartments Prq.d n�mwr t t t 1 t Rosenow Spevacek Group, Inc. A1.4 16" High Stained Concrete �/�� -'— Painted Metal Uoor n' sign raimea weer imvurai t ,— Seat Walls, Typical Fencing; Round Vertical Wall with Field Rods at Random Spacing Finish, Typical Pro osed Building L North Elevation 11 " - 1 la' Wail with Field Sandblasted on Painted Steel Vertical Supports Finish, Typical w/ Aluminum Window Beyond ,Proposed Building L South Elevation Aluminum Sliding Glass Door Beyond T.O. New Thermal Chimne N — 22' 0" -0 W T.O, New High Roof �E L,. 16' - 3 11-/3-2"-KPr c^ Y. L a p S2 E C)) o C .( Glound l avel U 0 0' in c_ J T STUDIOS T.O, New Thermal Chimne — 22'-0" A R C H I T E C T S 2258 First Avenue San Diego California 92101 f,0. New High Roof 16' -- 3 11/32" moilFstudioearchiietts,tom T 619. 235,9262 F 61R2350522 L7 My^ 4H�a�, w * er. CY117 # t dr CAL 14 Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located in the thermal chimneys. Washington Street Apartments Pfo'-t[umber 11111 Rosenow Spevacek Grot1U. Inc. Elevations - Bldg L A1.5 ...,_a. _, ........ .. ...........I ...... Adjacent Finish with Field Sandblasted Flnlsh, �.y� Pro t7sed Buildin L East Elevation Typical rroiu oanumasreu rmimu .YV.w, ....�___........_.. Pro osed Building L West Elevation T.O. New Thermal Chimney h 22' - 0" �,V O. New High Roof 16'- 3 T1/32" Ground Level 0,_0. T.O. New Thermal Chlmney h ew HRo of < 3 i 16' - 3 1/32' Ground Level giiI o' -o" Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. STUDIO I A R C H I T E C T S 2256 First Avenue San Diego California 92101 na i l(Pst ud ioeo rchitects. corn T 69,235,9262 F 619.235.0522 0 t9C k�44- fs••! t .. slurs 1k N �A €€ aF G,A1.li 1021I2011 SDP, CUP 6 TPM 12/02=11 2nd SubnilW Washington Street Apartments Proi.d numbs 11111 Rosenow Spevacek Group, Inc. a309 WMI Fourth sl Bldg L S.W. 1p1-=1 0 A1.6 T.O. New Thermal _ _ _Chlmne -- — _ Cement - ---__ Louvered Thermal 22''0' Cn Plaster _.. - — � _--'_= Chimney w/ Condenser '4"r _ --�--- Behind C ^^'' ` Aluminum - _- W per_ . Clerestory - - Asphalt Roof w/ ... Window - Painted Metal Fasca T.O. New High Roof ^♦.r ^W^,, W - 1 _ ; l t }r Y = 'V^i 1. 3 1 it I Q m Ii C`C c III,_11 I. _ ,. will HIU414MGroundOev0el U J , I g f, I — ,, . , 18" High Stained Concrete — Painted Metal Door 8' High Painted Steel Integral Color 8 High CMU Aluminum Sliding " Seal Walls, Typical Fencing; Round Vertical Wall with Field Sandblasted Glass Door Beyond Prcaposed. Building M North Elevation Rods at Random Finish, Co — - J CU T.O. New Thermal nnaiSTUDIO I Chimney — 22' - 0" Louvered Thermal -_ . I- -� — — A R C H I T E C T S Chimney wl - Condenser Behind =17_. -. -.. ---1= Aluminum -- _�'--- Clerestory 2258 First Avenue -y=- As halt Roof wl - - Window _ P _.— -= T.O. New High Roof Ah- Painted Metal Fascia- - 16'-311/32' San Diego California92101 ma i l(rst od ioeo rchi tects,com T 619.2359262 F 679,235.0522 A _. a .�.. b f 10/21/2011 SDP, CUP & TPM Proposed Painted Steel Lath Screen '-- Cement Plaster — Integral Color 8' High CMU 0 0 t r+nl i IptiEW on Painted Steel Vertical Supports Well with Field Sandblasted wl Aluminum Window Beyond Finish, Proposed Building M South Elevation 1lA' _,,-0" Street Apartments Noied numb r 11111 Rosenow Spevacek Note: Access ladder hooks to be provided at each thermal chimney. Elevations - Two ladders are to be stored on site for accessing condensers located in the thermal chimneys- Bldg M Sol. 1 /P " 1- 0' A1.7 T.O. New Thermal Chimney AdJacent Flnlsh Field Sandblasted Finish, Typical � Prv� ased Buildin M East Elevation T r-1 Olu JPiruu,oawu rii ii , ,,Y,w, { Proposed Building M West Elevation 1'w ` v-n• 1 J T.O. New Thermal Chimney h W E O CU U .9 c a CU J STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92101 ma i l(Pst ud io ea rch i le cts. co m T 619.235.9262 F 619.235.0522 g69 uacy� c * + camu r nr c><1.1t 10121/2011 SmP,CUPATPM Subrrieu-- 12MZTOT1 2ntl Suar•+in:u Washington Street Apartments ProleammWr 11111 Rosenow Spevecek Group, Inc. 30e Wrl Fourer St c..u. �,,. ra W— Note: Access ladder hooks to be provided at each thermal chimney. Elevations - Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. Bldg M sc.]. 1/4' = V-0' FTI :, TO. New Thermal Chimne Cement --- - —.. Louvered Thermal —22 _ p• OIL Plaster T Chimney wl Gond 1--- - -. Behind - Aluminum -- `-----'-- _ —— Cleresto ry — Asphalt Roofw/ - - -- Window - - Painted Metal Fascia ---- T O. New Huh Raof { a Ground Level 18" High Stained Concrete Painted Metal Door 8' High Painted Steel or egral Color 8' High CMU I Aluminum Sliding 0' - 0" Seat Walls, Typical Fencing; Round Vertical lf vnih F1e'd Sandblasted Glass Door Beyond Rods at Random Spacing nish, Proposed Building N North Elevation t 114' _ 11_0" pyrdbl Wall withe Field Sandblasted Finish, Typical Proposed Building N South Elevation H4" = r-a- vy�a vvr r rer n r ravror on Painted Steel Vertical Supports w/ Aluminum Window Beyond T.O. New Thermal Chimne 0" 400�/32" oval .p ^C W E r— CC ^—^'e ^W W rr ^fi^r VJ O i"e E 0) o C U viCU c_ U J STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92 10 1 ma ilQst udioeo rchitectsxom T 619.2359262 F 6192350522 w JISO c k�r� a w csru `s 4r OAt+f Washington Street Apartments Project number 11111 Rosenow Spevacek Group, Inc. 309 West Fourth st Sonia Ana,CA 92701 Note: ,714)541-45E5 Access ladder hooks to be provided at each thermal chimney. Elevations - Two ladders are to be stored on site for accessing condensers located in the thermal chimneys. Bldg N S.W. 114-=r-0• Al.9 q Pro osed Buildin N East Elevation r I.,u aunuureakuu runsn, i ypl— Pro- used Bu!ldln N West Elevation T.O. New Thermal Chlmnov %1 Adjacent Flnlsh FieIQ Sandhlaslednlsh, Tyyllaal I T.O. New Thermal Chlmne Level 0'- 0" Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. coco C N }E CC CL ^ —^+0 ^W W L VJ 0 a -a 0) C 7 Cn STUDIOS A R C H I T E C T 5 2258 First Avenue San Diego California 92101 ma i l0st ud ioea rchitects-cam T 619.2359262 F 619.235.0522 taGD �l y a� * .. Caro ,F of CAi1t 1021/2011 SD E, PBTPM i1>?P77e4.11-2..� ILMI Washington Street Apartments Propel numb. 11111 Rosenow Spevaoek Group, Inc. 309 Wet Fourth St. Santa Ana.G 92701 Bldg NJ S.W. 1M' = V-0' A1.10 L- Painted Metal Fence `— Painted Metal Door Proposed Laundry Building North Elevation Cement Plaster Typical Site Trellis; Painted Steel T.O. Laundry Columns, Beams and Lattice Members _ _ _Parapet 10-0" Living Screen Beyond 4 -1 )•+ ✓ i+r.• 1 + i ryC 7S f '3 114J r" 7t2''+ r r q.� * !< SMr}1�? yi. i 4 L L { � �"E I♦.{{� -.0 Ground Level jd�, Painted Metal Fence w/ Gale Fountain 18" High Stained Concrete Seat Walls, Typical Typical Site Trellis; Pointed Steel Columns, Beams and Lattice Members S•t i :r{r'r'�9n�s'r i 4� rTYr�d'izt�rl;r�� . _: of f _titr 1 ti tifl �y ✓.�`I YT �Yy 4Ji1{ F A i.rl } yt� I '} Y+�x �ydr.-J i rq �— 18' High Stained Concrete Seat Painted Metal Fence wl Gate Walls, Typical Proposed osed Laundry Building South Elevation r7 L '-0' _ — --- 114" = 1 Cement Plaster P L T.O. Laundry _Pere et OIL 10- 0' ainted Metal Fence Ming Screen 1 , Proposed Laundry Building East Elevation `1 V4" = 1'-0" d Level 0'-0" Cement Plaster T.O. Laundry Para et To. -0" Ir` Living Screen Beyond Ground Level igh 0' - 0' Painted Metal Fence r Typical Site Trellis; Painted - Painted Steel Screen w/ Steel Columns, Beams and Lattice Members Cement Plaster Aluminum Storefront Beyond T.0. Laundry 10' - Painted Metal Fence w/ Gale Gate Ground Level Dark Bronze 0 0" Aluminum Storefront Proposed Laundry Building West Elevation Note: See Sheet A1.15 for additional Information on typical painted steel fence used throughout site, typical painted steel gate used throughout site, living screen at parking areas, stone wall at Commons pool area. 4-0 ^C W CC ^W L U) C O� E w° � m L) C c_ C IJ STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92 10 1 rrw i IfPst udioea rchitects.com T 619 235 9262 F 619.235.0522 a '�C 1t w. 1:+nl3 eo t ti W CK0 2ro2n011 2nd Suomitlai Washington Street Apartments Proj.ot number 11111 Rosenow Spevacek (;rrmin inn Scale 1M--1•-0' A1.11 High CMU Wall with Hlgh Painted Aluminum Concrete Seat Field Sandblasted Steel Fence Storefront Walls, Typical Finish, Typical osed Commons Building North Elevation _V Stain w! Random Spacing on Painted Steel Supports; Open to Garden Beyond Pro osed Commons Building South Elevation Palnted Steel Fence & Gale Aluminum Storefront Fence and Gate Beyond Fence Beyond T.O. Commons _Thermal Chimney 26' - 0' T_O. Commons Roof N 17' - 7" �r ^C W .�E L Y L ^W W L CO Ground Level 0' - 0" O cu }' E O Its U L Cl) 15 (>0 a J T.O. Commons _ Thermal Chimney_OIL 26'-0' STUDIO E A R C H I T E C T 5 2256 First Avenue T.O_Commons Roof San Diego California 92101 1T-7" mailPstudioearchaects com T 619.235.9262 F 6192350522 Gc"'„r. C' rk' srbn y� * as evnrs fr r Aifr C. a.s1 �` tlr CA4YA Ground Level jil 0'-0" ilgh CMU Wall with Field Sandblasted Finish, Typical Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located in the thermal chimneys. Note: See Sheet A1.15 for additional information on typical painted steel fence used throughout site, typical painted steel gate used throughout site, living screen at parking areas, stone wall at Commons pool area. 12/02/2011 2nd Subnillal Washington Street Apartments Pryed number 11111 Rosenow Spevacek Group, Inc. scale A1.12 I T.O- Commons Thermal Chimney h ors Roof 17'-7" mum16" High Stained Concrete Seat Walls, Typical LL - _ Ground Level OIL 7' High Painted Steel Fencing; Round Painted Steel Cement Plaster Dark Bronze Cement Plaster Vertical Rods at Random Spacing Columns Aluminum Storefront Proposed Commons Building East Elevation w 1/4" = i,_a" - Metal G„y„ate Pro osed Commons Building_ West Elevation T.O. Commons Thermal Chimne T.C. Commons Roof 17' 7" ing Seam to Match Roof h Painted Steel ng; Round Vertical at Random Spacing Ground Level Note: Access ladder hooks to be provided at each thermal chimney. Two ladders are to be stored on site for accessing condensers located in the thermal chimneys. Note: See Sheet Al.15 for addillonal information on typical palmed steel fence used throughout site, typical painted steel gate used throughout site, living screen at parking areas, stone wall at Commons pool area. ^C W }E L lL ^W W V/ O la }- E 0)'O l0 :E U ld UCU c a —j STUDIOS A R C H I T E C T S 2256 First Avenue San Diego California 92101 moilhslud ioearchitects com T 619,2359262 F 619,235.0522 d�Ee Ao it r srnn k M ar CAL1i 12102/2011 2nd SubmIIW Washington Street Apartments Prged number 11111 Rosenow Spevacek Groun. Inc. Elevations - Commons S.W. 1/1' = 1'-0' A1.13 Perforated Metal Fins Material CMU Pilaster w/ Plaster Finish Composite Aluminum Awning r a' 3 L7 Sound Wall Section Perforated Sheet Metal Fins CMU Pilaster wl Plaster Finish CMU to Match Existing Medilerra Wall 2" Cap, Typ. Ll b IF L 11 iii T-111 I -• F.G. al ashington St. +/- 4'W - 0' (Varies) 18" High Stained Concrete Seat Well Ground Level 0'-0"(Beyond) — — — — — — — — — — — — — — — — — — — — — — — — — — — — -- j�'4�^�� Partial Sound Wall West Elevation,_ Typical 1 J 114" a V-W CMU Pilaster w/ Plaster Finish Perforated Sheet Metal Fins, Beyond 2" Cap, Typ. - b b z F.G. aIWdshingionSL .......— — ----------- —-- ---—--..�----- kr +/- 4' - 0" (Beyond, Varies, Y... L ! - — Ground Level _ - T 0• — Partial Sound Wall East Elevation, Typical I I E Meandering Sidewalk & Planting Per Landscape Pilaster Awning Above 18" High Stained Concrete Seat Well ^� W Maintained Raised E Planting Beds L ^-0 W Q� L VJ O IQ i"' E 0 Garden Beds = For Residents U r CU •5 CY 18" High Powder -Coated — Steel Seal, Typ. STUDIO E A R C H I T E C T 5 2258 First Avenue Son Diego California 92101 mailOstudioearchitects com 24' High Powder -Coated Steel Seat, Typ. T 6192359262 F 6192350522 Awning Above N or [I „p 102112011 SDP, CUP & TPM S 1,.0,kW Line of Walkway per Landscape Perforated Sheet — -- Metal Fins, Typ. Washington Street Apartments CMU Pilaster w/ Plaster Finish Prq. 1 number I I I I I Rosenow Spevacek Group, Inc. Partial Sound Wall Plan„ Typical 1d4,� = 1� d" 1 Accessory Structures S.W. µe,o"Wd KNOX BOx(YHERE OCCURSI �-� Typical Metal Fence Elevation Existing Roof Beyond Extend Existing Roof Typical Pedestrian Gate Elevation - Wood Roof Support Post Cement Plaster - Dark Bronze Aluminum Storefront Existing Wall - Tile Wainscot Bulkhead Ground Level 0 _0" Laundry Room South Elevation Laundry Room East Elevation 174" -1-tr- 114' = t'-0" — i I i i Painted Steel Roof Support Post - Line of Roof Above Dark Bronze Aluminum Storefront ' - Tile Wainscot t Bulkhead Below T WH F o a r-,7 (--) FAII 1 Walkway and Planting per Landscape Painted Steel Roof Support Post 10 Existing Wall —� I A7.1B I Laundry Room at Exist. Bldgs D & F V ua^ =1•-0' f D, 1 3fA" �-- Extend Existing Roof Existing Cement Plaster Beyond Painted Steel Roof Support Post Dark Bronze Aluminum Storefront Tile Wainscot Bulkhead Ground, Lavel 0'-0" SLOPE GROUND 2N A1t AY FPO CUES I8'-0' PARKING SPACE Typical Carport Section 4 1/2, - 1, — PAINTED STEEL BRACKETS PER SCREEN MANurACTUREA, TOP 3 BOTTOM FYI` PAINTED STEEL POSTS eB'-0'OC WNICHOLS 'ECO MESH' SCREEN PANELS 4 VINES PER LANDSCAPE CONCRETE PIER FOOTING -- Stone Material , , Stone Wall Section , , Living Screen Section i'' 12• = 1'•0" 1/3• = 1'-0' V, W E CL O O sr C O ,E M STUDIOS A R C H I T E C T S 2250 First Avenue San Diego California 92101 moil@sludioearchilects com T 66.2359262 F 619235.0522 �SFA Artcyp �a >B w mars A + f Ax CA7.11 10/21/2011 SDP, CUP A TPM s,dwm Washington Street Apartments Praj.cl rwmD.r 11111 Rosenow Spevacek Group, Inc. 309 W.I. F. Si Santa An.,CA 92701 (714)5/14SB5 — Accessory Structures Scal. A. indintea A1.15 n II II ° § I I & II II I I II I I II n — Proposed 8' Hlgh CMU Wall Below n It" EI II lE I! Proposed Roof Support Below I I it II !I II I I Proposed Gutter w! Downspouts II II I I Line of Existing Roof to Remain I I II II a n II II § I°I N !! tl - EI li � ! I II n II a Iol I I II I II I II I l.rne of Extaling Wall H al ow to Remain I I I I I I I Proposed Louvered Thermal Chimney I l I - N m 1 CondenserScreened By Removable Louvers 4 Line of ExlstIng Roof to r Remain W k I _ luJ I -------------._ Line of Existing Wall - ---------------- - - - - - - - - - - - - -- - - - - - - - - - - - - - t7 Below to Remain 4 � w , Existing Valley and Cricket — I ! Existing Ridge -`�- Exlslln Ridge g Existing Ridge I I I L_l §_ 4 l I I r-J I I w N w I I I I I4------------,---_.------.--_--_.------ -. I I I I I I i I I I I I I I II i II I II § ll II 1l. II it II Il II 11 II II § II II II II II II �_ II II II � II II I l bj I I is Ildj a II „ b1 II � a of II ii '" U II II u u II - u II u Cn E ICU CL ^W L VJ C O� u CU c STUDIO E A It C H I T E C T S 2258 First Avenue All San Diego California 92101 rnrr r 1r ud nen rcr+nn co, ron.- T 619.2359262 F 619235.0522 SEp �R/ •f * ,.. crnu wr ra +a+l 12102/2011 NO SuCmxa1 Street A„ Apartments PrajwA nurnWr 11111 Existin Building Roof Plan ( All Existing Buildings Similar} RosenowSpevacek Group, Inc. Sfd' = V-Q' _.. 309 Wwl Fourvr 5L S-1. A —CA 92701 Note: (71,),5,145e5 Access ladder hooks to be provided at each thermal chimney. Roof Plan - Two ladders are to be stored on site for accessing condensers lofted In the thermal chlmneys. Existing A2.1 CMu wall Below Pro osed Building K Roof Plan Below i TyE i CC CD 2) C O au 4—' E 0) c C m ♦� L V/ C 7 STUDIO E A R C H I T E C T S 2158 First Avenue San Diego California 92101 (mil@studiotarchitects.com T 6119.235.9262 F 619.235D522 actin "r+crx, p. Ask, d '�' w tl1t13 of C lLrt Street Apartments Prated rturrber 11111 Rosenow Spevacek Group, Inc. 300 Weel Fovrlh sL 6en1e Mu,G 02701 Note: (714)e414M Access ladder hooks to be provided at each thermal chimney. } Roof Plan - Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. } Bldg K ,lf sews 114- P-0• A2.2 k Proposed Building L Roof Plan 1A"= V-7 x1 a QD E CC a 0 a--r C CU STUDIOS A R C H I T E C T S 2258 First A v e n u a Son Diego California 92101 mail0studiaeorchitects corn T 619235 9262 F 619.235.0522 ,w r cmu a Or C`A5.y4q 12/02t2011 2rra eubntt.l Washington Street Apartments Proj.d r.nftr 11111 Rosenow Spevacek Group, Inc. Note: ..-- (714)541450e o, Access ladder hooks to provided each thermal chimney Roof Plan - Two ladders are to he stored for on site far accessing condensers located In the thermal chimneys Bldg L sx,9 1 rr =1-- A2.3 Proposed Building M Roof Plan (A C N E O Q Q O O i Cn C O to *- CMo C .0 L N C6 c J STUDIO E A R C H I T E C T 5 2258 First Avenue Son [sego California 92101 mail6lstudioeorchilects corn T 619,2359262 F 619235.0522 # rr. —w d yxF re r_r•�sYr wasntngcon Street Apartments Praj.d n..b r 11111 Rosenow Spevacek Group, Inc. Note:/��—�j Access ladder hooks to be provided each thermal chimney. / iZOOf Phan - Two ladders are to be stored on site for for accessing condensers located In the thermal chimneys. _ Bldg M 5cw 114'=1'-0- A2.4 Utility Below Utility c Below Proposed Building N Roof Plan Ja• WW V-In' - Note: Access ladder hooks to be provided at each thermal chimney. fo Two ladders are to be stored on site for accessing condensers located In the thermal chimneys. Cn ^C W E . L CC Q a) L r� VJ C 0 m 4— E 0),0 C .0 i%) c � 5 cc J STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92101 mail@studioearchitects corn T 619235.9262 F 619.235.0522 '6 w ♦ .r crnu f 1 OP Gxy�i a„m��aa1 ^�4,s,�nxxrx Washington Street Apartments FrojednumMr 11111 Rosenow Spevacek Grotto. Inc. Roof Plan - Bldg N SW� 7M°.f'd1° A2.5 Ms 2 A7.11. Proposed Laundry Building_ Roof Plan —- Note: See Sheet A1.15 for additional Information on typical painted steel fence used throughout site, typical painted steel gale used throughout site, Ihring screen at parking areas, stone wall at Commons pool area. N C O E (U Q Q O U) C O a 4-1 E C) :t C �o U 0CU CY �c 9 STUDIOS A R C H 1 T E C T S 2258 First Avenue San Diego California 92101 ma i Imst ud ioeo rch itelta.com T 619.235.9262 F 619.235022 astc tiAc a r° orC0.tti" wasnington Street Apartments Prged lumber 11111 Rosenow Spevacek Group; Inc. It.13 e: ass ladder hooks to be provided at h thermal chimney. 1 ladders are to be stored on site for easing condensers located In the met chimneys. 9: Sheet A1.15 for addlllonal informalion yplcal painted steel fence used ughoul site, typical painted steel gate d throughout site, Ilvtng screen at (Ing areas, stone wall at Commons pool 1. Proposed Commons Building Roof Plan VA. � r_n^ STUDIO E A R C H I T E C T S 2258 First Avenue Son Uego California 92101 moil@studioeorchilecls con, T 619,235.9262 F 679235.0522 • .. curls A r ar e.l,.ti ta/]1/Iatt SnP.CUPATPM Washington Street Apartments Proled numb. 77117 Rosenow Spevacek Group, Inc. 309 West Fourth SL Commons Sole ..,_7M• t.A. A2.7 fsalsa i C/) +r C N i E 4 y. I a I Qi a� CD c p - $ee Sheet Al 15 for p` $uildings with _ laundry Rooms. �_ @ �I C) I Cq c / M co i J I I STUDIO E A R C H I T E C T S 2258 F-st Avenue 1 San Diego Californm 92101 madWstudloearchltects com T 679,2359262 F 619.2350522 i I i a Eop Ok,%I l___ _ f ___ _ I I_------------------------ — --------------------------- J_-------- r---- ----_-___-_. Line of Roof Above A1.1 Existing Buildin�Floor Plan (All Existin�Buildings Similar} 12/02/2011 2nd Subrnlal Washington Street Apartments Prq•d numb@, 11111 Rosenow Spevacek Group, Inc. Floor Plan - Existing scat. 1N' = 1.•-0• A3.1 I .. 1-H— Ql.i A Painted Metal Screen Proposed Building K Floor Plan 1 -t V! W E Q ^W W L r� V J O 4--r E O C m IF U Cli C 7 J STUDIO E A R C H I T E C T S 2258 First Avenue Son Diego Colifornio 92101 moi lost udioeorchnects. com T 6192359262 F 619..2350522 Sk10 y sy w cn1t� R i or c&,.rF IZM212011 2no SubrnitLW Washington Street Apartments Project number 11111 Rosenow Spevacek Group, Inc, Floor Plan - Bldg K sob 114' = T-0' A3.2 i I I i dosed Building L Floor Plan .,--1- Painted Metal Screen 2 S V, 4-0 Q% a) �� v/� ! C O i"b E 0) COf m L U C Co J STUDIO E A R C H I T E C T S 2258 First Avenue San Diego California 92101 m0ilest udioeo rchitects. com T 619.2359262 F 619.2350522 yGit Rgra' 1J� T k w chin N, +r 'fror c��zco� QtOV2011 2nd SubnilW wasnington Street Apartments Projed numWr 11111 Rosenow Spevacek Group, Inc. Floor Plan - Bldg L S.W. 1M' - P-0' Painted Metal Screen PcloBdM Floor Plan fU E O U c ('1 ca J STUDIOS A R C H IT E C T S 225E First Avenue San Diego California 92101 mai liPst udioearchitects,com T 619..2359262 F 679.235.0522 y{,0 Apm;A, * W. C1i11i } OF I: AL1{ 1021r2011 SDP,CUP&TPM 51r1aiii1lN 12, Z"11 mu 0 W." Washington Street Apartments Prq.tl nand., 11111 Rosenow Spevacek Group, Inc. 309 Wml Fwrlh sl SwW An.,CA 92701 (714)541-45/5 Floor Plan - „ Bldg M Sum. 1/4 = 1'-0" A3.4 n-1 .{ Proposed Buildin_cg_ N_Floor Plan A1.9 Palmed Meta! Screen I C 0 4.60 'F\ UI I., ME STUDIOS A R C H I T E C T S 2258 First Avenue San Diego California 92101 mad Wstudioea rchltects,com T 619.2359262 F 619.2350522 t1 A9C M `aF CM1-1� 10r2112011 SDP, CUP 6 TPM 12/02/2011 2nd 9ubniliel Washington Street Apartments Projed number 11111 Rosenow Spevacek Group, Inc. 309WentF- St. Floor Plan - Bldg N Srewe IW=' 0 A3.5 Living Screen Pro osed Laund Building Floor Plan n111 Pointed Metal Fence Note: See Sheet Al.15 for additional Information on typical painted steel fence used throughout site, typical painted steel gale used throughout site, living screen at parking areas, stone wall at Commons pool area. C E V- (U Q Q ^—^,r ^W i W L VJ C O *- E O �C/�: IC v/ C CU 7 J STUDIO E A R C H IT E CT 5 225E First Avenue San Diego California 92101 moil@studioearchitects.com T 69.235.9262 F 6LR235.0522 10/2112011 SDP,CUPSTPM Sutraalal 19!QVM112nd8iAm/1W Washington Street Apartments P,o)ad numbs, 11111 Rosenow Spevaoek Group, Inc. 309 Waal Fourth SL Santa Ma,G 92701 Floor Plan - Laundry Scala 1/4'-1'-0' A3.6 Mall i Outdoor Sitting Garden kper Landscape pf f F f Opening in Roof above O0 ` REF. -1 l Kltci1e11 StoragWMechwllcel Men's WasPrraDm 7Women's Washroom ------ --- - - 1,R. ---------'------------------------------ Thermal Chimney above Lounge Hell --------------------- Multi-Purpose Room — Screen Wall Gale Typical 8'-0' High Painted Steel Gate �• ------------------------ Line of Roof above - ----------- Rain Chain or Scupper to Retention Basin Gale - Planting Area per - Landscape �- Typical 5'-0' High Painted Steel Fence = wl Gate 7' High Painted Steel Fencing; Round y Vertical Rods at Random Sparing • f // Retention Area Planting [ Area and Walkways per Landscape � Spa Commons Building Floor Plan Typical 5'-0" High Palmed t� Steel Fence w/ Gate Rain Chain or Scupper ----------------- Orf x Gale Typical 6-0" 1111 II -f"f' High Painted i Steel Fence I 8 I i t�l `'•- Lath Screen 18" High Stained Concrete above Seat Walls, Typical 6'-0' High CMU Wall - m Covered Outdoor Area 1n Painted Steel Columns P.( 42' High Slone Wall from Pool Deck 5' High Stone Wall from Retention Basin [is] t 'I 1 �1 Pool 11 Equipment I} i t I L ^' W -0fir Lu _0 U Outdoor Showers U) C 7 M J 146 } 4 Af-fy STUDIO E 1 r ARCHITECTS 5 x258 flrsl AvonUP i I San Diego California 92101 i 1 t nroil0studioearchitects com 1 T 6E 235.9262 F 619235.0522 0 "t,ye�`rin • .... rind • or 10212011 SDP, CUP 6 TPM 4ebmlllpl L.+&Zr_ntt xns.subm,nn Note: See Sheet A1.15 for additional Information on typical painted steel fence used throughout site, typical - - - __— painted steel gate used throughout site, living screen at parking areas, stone wall at Commons pool area. Street Apartments Prq.dnumbx 11111 Rosenow Spevacek f'mu Inc Floor Plan - Commons S.W. 1N'=1'-0" A3.7 View from Centerline of Hidden River Road Looking Southeast View from Centerline of Washington Street Looking Southeast STUDIO E A R C H I T E C T S 2256 Fret Avenue San Diego CahFomin 92101 ma i 16,,s tud idea rchde cl s.com T 6 19 235 9262 F61R 2350522 7 4Tri t' at a'n Gx911e' 'k N T�tl CAi{.?'e 10/21/2011 SUP, CUP & TPM aIACRIIw 12tt1212011 2nd Submdlel Washington Street Apartments Prgecl number 11111 Rosenow Spevacek Group, Inc. 3N Weal Faurlh Sl Same Ana,CA 027U1 (711)511d5B5 Renderings Scale A4.1 e r i t 66 _ .�30Vl 1� ilk �y fill i' rt�