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PP 1993-501CITY OF LA OUI PLANNING 6 DEVELOPMENT DEPARTMENT 78 -105 CALLE ESTADO LA QUINTA, CALIFORNIA 92253 Case No.: q3 -6J0 � Date Received: RESIDENTIAL and COMMERCIAL FEE � 7 &09a PLOT PLAN APPLICATION In order to process your application in a timely manner, please complete and sign this form. The information which is required to be shown on the plans and submitted with the application is stated` on the back of this form. Failure to provide the required information is justification for rejection of the application. THIS APPLICATION MUST BE ACCOMPANIED BY A NON- REFUNDABLE FILING FEE OF $ , (00 - AND _ COPIES OF THE COMPLETE AND ACCURATE PLOT PLAN, LANDSCAPE PLAN AND ELEVATIONS. Name of Applicant G�,p%_ �� P.3 Mailing Address Address 7(- �TGS'�i�oq,ed�,gL,�G �gCMp�s�e�Gq QZ?-Go S?Z�10� Street City Zip Code Legal Owner �4- 4(liw-�-o6 L P Address SGL 4'&e(!6 Proposed Use G�..(j01,l9j The net and gross square footage for each proposed use and building. The square footage allocated for sidewalks /walkways, parking, landscaping, and building. Location.of Property (Address if known) ns `? in 7295' 06- 01-93 4 1 J() '�-ANH i iU 76 ©�00 Assessor's Parcel Number Legal Description of Property (give exact legal description as recorded in the office of the County Recorder) -- (may be attached) Signature of Applic Signature of Owner r Date Date 'c r � i PLOT PLAN APPLICATIONS MUST INCLUDE SUCH INFORMATION AND DOCUMENTS AS MAY BE REQUIRED BY THE PLANNING DIRECTOR, IN ADDITION TO THE FOLLOWING: 1. A plot plan, drawn to scale, that shows the following: a. Boundary and dimensions of property. b. Topography of the property. C. Location of adjacent 'streets, drainage structures, utilities, buildings, signs, and other features that may affect the use of the property. d. Proposed development, including planned buildings and structures, access, drainage, yards, drives, parking areas, landscaping, signs and walls or fences, with dimensions. 2. A complete set of elevations of the proposed buildings. 3. A landscape plan showing size, type (botanical and common name), and location of proposed plant material. 4. A list of the exterior materials and colors to be used, including identification of where each will be painted or used; also, an 8" X 13" -color and materials board which contains color swatches and representative likeness of the materials to be used. 5. The net and gross square footage for each proposed use and building. 6. The square footage allocated for sidewalks /walkways, parking, landscaping, and building. 7. If the application requires a public hearing: a. One complete set of colored renderings for the elevations, plot plan and landscape plan. b. A list of the names and addresses of all owners of real property located within 300 feet of the exterior boundaries of the property to be considered, as shown on the last equalized assessment roll and any update issued by the City Assessor. The list must be .certified by a title company, architect, engineer, or surveyor.. MR /DOCJH.001 A list of the names and addresses of all owners of real property located within 300 feet of the 'exterior boundaries of the property to be considered, as shown on the last equalized assessment roll and any update issued by the City Assessor. The list must be certified by a title company, architect, engineer, or surveyor. 9.1830 Applications. Residc_-�al and commercial plot plan applications shall be submitted to the planning and development department and provide the following in- formation and exhibits: A. Complete application form; B. One copy of the preliminary title report or deed of trust to the subject property; O Sets of the site development plans (number as re- quired by the planning and development department), each set to incorporate the following: O 1. Dimensioned floor plan(s) relating to all build- ing layout aspects, showing applicable sales /display, office area, bedrooms, kitchens, hallways, bath /restrooms, etc., for the particular use under review, O 2. Four -point elevations of any and all buildings proposed on the site, delineating any outstanding architec- tural feature(s), relationships to any existing structures and /or other adjacent properties, and listing proposed building materials, finishes, colors, etc., ' O 3. A detailed site plan delineating all siting aspects of the development (i.e., setbacks, topography, fencing locaitons, locations provided for ground- mounted mechanical and heating /air conditioning systems, parking, accessways, adjacent streets, utilities, drainage, and any proposed signage. O Note: In some instances, a preliminary grading plan • may be required if it is determined to.be necessary due to topographic considerations and other related site factors. O 4. A complete site landscaping plan, showing a listing of quantities, species, location and plant sizes to be incorporated into the final landscaping of the project. The final approved landscape plan must be stamped "approved" by the Riverside County Agricultural Commissioner's office O prior to the issuance of a building permit. D. Two sets of all plans reduced to eight and one -half inches by eleven inches, and submitted on acetate or other similar format suitable for presentation. O E. One eight -inch by thirteen -inch color, material and finish sample board for the building's exterior areas, in- cluding, but not limited to, roof covering, facia boards, tile inlays, stucco finish, wood or other plant -on mater- ials, etc. Colors and materials shall be keyed on at least O one set of architectural elevations. F. One colored elevation of all sides of the build- ings, oriented to public view, in accordance with the mater- ials sample board submitted. A colored swatch (band of color on the drawings) may be substituted for a complete colored drawing. O G. If the application requires a public hearing: A list of the names and addresses of all owners of real property located within 300 feet of the 'exterior boundaries of the property to be considered, as shown on the last equalized assessment roll and any update issued by the City Assessor. The list must be certified by a title company, architect, engineer, or surveyor. • L V i it % ri I I i 7 60 A A 4 Lj T -,TAI 4 C) P iA 111P, i RECEIPT. City of La Quinta, 78 - 105 RECEIVED FROM ADDRESS Estado, P. O. Box 1504, La Quinta CA 92253 19 �? Z NO. 11190 I I 91 COUNCIL MEETING DATE: JULY 6, 1993 ITEM TITLE: ACCEPTANCE OF REPORT OF PLANNING COMMISSION ACTION ON PLOT PLAN 93 -501 TO ALLOW CONSTRUCTION OF A 29,800± CLUBHOUSE FOR "THE QUARRY" GOLF COURSE PROJECT LOCATED SOUTH AND WEST OF LAKE CAHUILLA AT THE WESTERLY TERMINUS OF SCHWABACKER ROAD. APPLICANT: WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) SUMMARY: FILE COPY, w AGENDA CATEGORY: PUBLIC HEARING . BUSINESS SESSION: CONSENT CALENDAR: STUDY SESSION: This request was considered by the Planning Commission at its meeting of June 22, 1993. After a presentation of the project, the Planning Commission on a 5-0 vote approved the application, subject to conditions. FISCAL IMPLICATIONS: None APPROVED BY: RECONIWNDATION: By Minute Motion 93- move to accept for file this report of action taken by the Planning Commission. Submitted -by: Approved for submission to City Council: Signature ROBERT L. HUNT, CITY MANAGER cc114 ♦y M.t• r.�7'r Pf. ^_tliLii,nS�_�`_'±_��i ��:j1�1/J2.t'i� �! �b.:1ii J£'.:. .�. 1 i.1 - ., . r. �:.,:,.� vrr`:.�� .i� .;.:. .i._ ,n. a.4.0 I�J.:W ��..IJ �..I C:I ♦1... ..n...N .. •1l. f.r V ♦ .i .• .!'.J . \4' \_.. ... ... .f4....'.L.\.i l.�It �. \."J ;'Y'� ''.]..t L .a. A. T N E� La 1982-1992 U D A USA ♦ "I at Y'-U"%4 . TO: FROM: DATE: CASE NO.: Wily lot cleal, vollon4a MEMORANDUM HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL PLANNING & DEVELOPMENT DEPARTMENT JULY 6, 1993 PLOT PLAN 93 -501 SUBJECT: ACCEPTANCE OF REPORT OF PLANNING COMMISSION ACTION ON PLOT PLAN 93 -501 TO ALLOW CONSTRUCTION OF A 29,800± CLUBHOUSE FOR "THE QUARRY" GOLF COURSE PROJECT LOCATED SOUTH AND EAST OF LAKE CAHUII.LA AT THE WESTERLY TERMINUS OF SCHWABACKER ROAD. APPLICANT:. WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) LOCATION: SOUTH AND EAST OF LAKE CAHUILLA AT THE WESTERLY TERMINUS OF SCHWABACKER ROAD. ISSUES: Before the City Council at this time is a report of Planning Commission action approving the subject application. "The Quarry" project, of which this clubhouse is a part, was approved by the City Council on May 4, 1993. The Conditions of Approval by the Design Review Board and Planning Commission require approval of the clubhouse as a plot plan application. The Planning Commission considered this item at their meeting of June 22, 1993, and approved . it on a unanimous vote (5 -0), subject to conditions. nmoss. ist 001 BACKGROUND: General The applicant has submitted architectural and landscaping plans for the clubhouse facility. These plans include the floor plans, roof plans, exterior elevations, section views, preliminary grading plan, and preliminary landscaping plan. The clubhouse is located on the easterly end of an old rock and gravel pit which ceased operation several years ago. An 18 -hole golf course is being designed to be located within the excavated pit area with the clubhouse located above the floor of the gravel pit on the easterly perimeter. Due to the topography, the clubhouse has been designed as a split level structure. From the east side, which appears to be one story, patrons would enter the restaurant, locker room and pro -shop level. The golf cart storage area would be located at the rear or west of the clubhouse at a lower elevation. As noted, the facility would include a restaurant with an outdoor covered veranda, locker rooms, a pro -shop, offices, and a lower level cart storage area. The interior size of this building is proposed to be 29,800± square feet. The building has been constructed in a style which the applicant describes as "desert" with exterior materials consisting of a grey -blue flat concrete slate tile roof, metal roof trellis, beige stucco walls, brown pale yellow wood columns, natural stone veneer, and some wood trim and trellis work. The applicant has submitted a landscaping plan for the parking lot area and the area surrounding the clubhouse. The plant pallet consists of a variety of plants most of which are low water usage. However, very few are actually indigenous to the immediately surrounding desert area. The lawn area has been limited to the area adjacent to the perimeter road leading into the parking lot and adjacent to the front entry of the clubhouse. Parking required for this use is 165 spaces. The applicant proposed to provide 148 paved parking stalls with a overflow area which is lawn to allow parking for an additional 60± cars. ANALYSIS Design Review Board Action The Design Review Board considered this request at its meeting of June 2, 1993, and recommended approval subject to conditions. There was discussion regarding whether a real slate roof should be used as opposed to the concrete slate roof submitted by the applicant. However, the concrete slate roof was recommended for approval. Planning Commission Action As noted the Planning Commission considered this request at its meeting of June 22, 1993. There was discussion regarding whether this building is truly "indigenous" to the immediately surrounding area as required by the conditional use permit approval. There was also discussion as to whether the grey -blue .colored roof was appropriate for the area. It was felt by MEMOSS.155 002 Commissioner Ellson that a more earth tone colored roof material should be utilized to match the color of the surrounding mountains. It was also suggested by Chairwoman Barrows that more truly indigenous plants be utilized in the plant pallet. However these were items not added as Conditions of Approval. RECOMMENDATION: By Minute Motion 93- move to accept for file this report of action taken by the Planning Commission. Attachments: 1. Location map 2. Planning Commission Staff report dated June 22, 1993 3. Adopted Conditions of Approval 4. Plan exhibits including floor plan, roof plan, elevation plans, section views, preliminary grading plan, and preliminary landscaping plans (large plans for City Council only). MEMOSS.155 003 N UhM ' 5 1; L7 MW --------------- J—" too R 0 ATTACHMENT 1 V!lv M ;�� KO .. ........ SITE 041 c E6cwfi, immAp a Fa .•fir' � �� .0 21 33 AL N ............. ...... . ........ - Quarry 1 Vft --------------- J—" too R 0 ATTACHMENT 1 V!lv M ;�� KO .. ........ SITE 041 c E6cwfi, immAp a Fa .•fir' � �� .0 21 33 AL N ............. ...... . ........ - Quarry 1 DATE: CASE NO: APPLICANT: ARCHITECT: REQUEST: �'TACHMENT 2 STAFF REPORT PLANNING COMMISSION MEETING FILE COPY JUNE 22, 1993 PLOT PLAN 93 -501 WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) MONIGHAN ASSOCIATES, ARCHITECTS APPROVAL OF ARCHITECTURAL AND LANDSCAPING PLANS FOR GOLF COURSE CLUBHOUSE. LOCATION:. "THE QUARRY" PROJECT LOCATED SOUTH AND WEST OF LAKE CAHUILLA AT THE WESTERLY END OF SCHWABAKER ROAD. BACKGROUND: The subject property is "The Quarry' project which was approved by the City Council on May 4, 1993. The plans included a clubhouse located near the easterly end of the project adjacent to the entry road (Schwabaker Road). The Conditions of Approval require that the Design Review Board and Planning Commission review and approve the plans. Additionally, the conditions stipulates that the architecture be 'similar with colors, materials, etc., indigenous to the surrounding desert environment'. The applicant has submitted plans for the clubhouse facility. These plans include floor plans, roof plans, exterior elevations, sections views, preliminary grading plans, and preliminary landscaping plans. Additionally, colored renderings of the proposed facility have been submitted'. SITE DESIGN: The clubhouse is located on the easterly end of the old rock and gravel pit which ceased operation several years ago. The golf course is being designed to be located within the excavated pit area with the clubhouse located somewhat above the floor of the gravel pit on the sloped perimeter. Because of this, the clubhouse has been designed as a split level structure. From the east side which appears to be one story, one would enter the restaurant, locker and pro shop level. The golf cart storage would be located at the rear of the clubhouse at the lower level. PCST.133 005 The structure is somewhat rectangular in design with the long axis of the building running in a north/south direction. The clubhouse facility includes a restaurant with an outside covered veranda, locker rooms, a pro shop, offices, and a lower level cart storage area. The size of the building will be 19,800± square feet. The main drop off area and entry to the clubhouse would be located in the middle of the east side of the clubhouse. Most of the parking would be located to the north and south of the clubhouse area. The delivery area is located at the north end of the clubhouse with access to the main street which runs north /south along the eastern boundary of the property. ARCHITECTURAL DESIGN: The applicant has submitted plans which he feels comply with the "indigenous" requirement. The exterior materials and architectural features utilized in the structure will consist of the following: 1. Cal -slate concrete flat roof slate tile (grey- blue). 2. Metal roof trellis structures to screen the mechanical roof units with a matching metal roof trellis (dark blue -grey color) over exposed mini wood laminated beams utilized in various portions of the building. 3. Beige cement plaster walls used in the upper portion and light grey used on the lower portion (below 3'0 "). 4. Round pale,yellow wood columns will be utilized around the structure especially on the west elevation supporting the roof over the veranda area. This wood columns will also be utilized around the entry area on the east elevation. 5. Earthtone stone veneer will be utilized adjacent to the main entry area on the east elevation around each exterior door and on the west elevation along the lower barn cart level. This store is to be similar to that existing in surrounding area. 6. Wood windows trim with the color to be white. 7. Along the west elevation at the veranda level there will be a low metal railing utilized between the wood columns. 8. A wood entry trellis will be provided over the main entry into the clubhouse. As viewed from the east or entry into the clubhouse the height of the structure will be approximately 26 -feet. Due to the grading of the site, along the west elevation which is at the rear the height will appear to be approximately 38 -feet. However, the highest point of the structure is actually setback and at the level of the clubhouse entry. If you review the north elevation on Sheet A -6.1, this can be seen. PCST.133 00 6 SI NA E: No signage for the clubhouse is indicated on either the site plan or elevations plans. The signage will need to be reviewed and approved at a later time. LANDSCAPING: The applicant has submitted a preliminary landscaping plan for the parking lot area and the area surrounding the clubhouse. The plant pallet consists of a variety of plants most of which are low water users. The plant material in general consists of a variety desert type and non -desert originated material. Lawn use is limited to the area adjacent to the perimeter road leading into the parking lot and adjacent to the front entry of the clubhouse. CIRCULATION AND PARKING ANALYSIS: The clubhouse facility has been designed with parking adjacent to the north, south, and east aides of the clubhouse. The main driveway aligns with the entrance road into the project (Schwabaker Road). Two other driveways are located to the north and south of this driveway and would provide full turn access to the main private collector road. A drop off valet area is provided in front of the entry to the clubhouse. Although for golf carts and service vehicles, a service road does circulate around the west side of the clubhouse building. Pursuant to Municipal Code requirement, the following parking spaces are required: 18 -hole golf course at 5 spaces per hole = 90 spaces 3,623 square foot public area at 1 stall per 50 square feet (dining room /mixed grill, bar, lounge and foyer) = 72 spaces 804 square foot pro shop /retail at 1 stall per 250 square feet = 3-spaces TOTAL REQUIRED SPACES = 165 spaces TOTAL PROPOSED PARKING STALLS = 148 stalls (includes 5 handicapped stalls and 1 van stall) PROPOSED OVERFLOW PARKING = 60 stalls PCST.133 00 7 The applicant has requested that rather than providing 165 paved parking spaces that he be allowed to have the 148 paved stalls with an area for overflow parking. This overflow parking which according to the applicant can accommodate up to 60 cars is located at the north end of the clubhouse site and has access through the parking lot. The applicant's landscaping plan has indicated that the overflow parking are would be primarily planted in lawn with trees and shrubs planted along the perimeter. Therefore, the total amount of parking provided on the site will exceed the 165 ' spaces. However, it is expected that the overflow area will only be utilized when the parking lot becomes full. DESIGN REVIEW BOARD ACTION: The Design Review Board considered this request at their meeting of June 2, 1993. The Design Review Board felt that the overall design of the structure and landscaping were acceptable. The Board indicated they felt the architectural style of the building complied with the requirement for an architectural style which is "indigenous" to the surrounding canyon area. There was some discussion regarding the concrete slate roof material. Some of the Board members did feel that real slate should be utilized for the roof material. However, the Board did not .require any modification of the roof material. The Design Review Board took action to recommend approval subject to their trash enclosure provisions being clarified as recommended by Staff. This item has been inserted as a condition of approval. ANALYSIS: The action of the Design Review Board indicates that they feel the project is acceptable. Staff had indicated in the Design Review Board Staff report that whether the architecture of the clubhouse is truly indigenous to the surrounding desert environment is subject to review. Staff feels that while the architecture is attractive, Staff still feels that the architecture is not what.we envisioned when the original concept was presented. RECOMMENDATION: . Based on the recommendation of the Design Review Board, the Planning Commission can approve this project, by adoption of Minute Motion 93- , subject to the attached conditions. Attachments: 1. Location map 2. Quarry parking scenario as presented by the applicant in letter dated May 21, 1993 3. Partial conceptual site plan showing general location of clubhouse area 4. Plan exhibits including floor plan, roof plan, elevation plans, section views, preliminary grading plan, and preliminary landscaping plans PCST.133 0.08 Ana Managcm w • Dcvdopmm Savkca May 21, 1993 Mr. Jerry Herman Planning Director City of La Quinta P.O. Box 1504 La Quinta, CA 92253 Dear Jerry: RE: Quarry Parking Scenario as Presented with the Site Preliminary Grading Plan The Quarry at La Quint& is a private membership club, playing an eighteen -hole Tom Fazio designed golf course. The development contains sixty -five custom home sites. With this in mind, it was felt the required clubhouse parking requirement for one- hundred sixty -five cars; is excessive. The parking plan at the clubhouse area, denotes one- hundred forty -eight stalls (including ADA requirements for five handicap stalls, plus one van stall). In addition to the proposed parking count, there is an adjacent grassy area north of the paved parking (approximately 27,000 square feet) , that will be utilized for overflow parking for approximately sixty cars should the need occur. With this overflow area and the fact that many homeowners will be driving their private golf carts from their homes to the clubhouse, we are requesting that the proposed count of one- hundred forty -eight stalls be accepted as adequate parking for the clubhouse. Parking calculations, as follows: 18 -hole golf course.@ 5�stalls/hole 90 31623 sq. ft. public'are_a @ 1 stall (dining room /mixed grille, bar, lounge and foyer) 72 804 sq. ft. pro shop /retail @ 1 stall /250 sq. ft. _ ,3 TOTAL REQUIRED Total Proposed Parking Stalls 148 (Includes 5 HC stalls and 1 van) Proposed Plan provides access to Overflow Parking for 60 cars. MrNrhmtes Asset Management, Inc. = 165 004 Mr. Jerry Herman May 21, 1993 Page -2 We are requesting parking relief as noted above or interpretation of the parking requirements to allow. one-hundred forty-eight stalls,.especially in view of the fact that no evening dining will be featured at the clubhouse, only breakfast and lunch. CD /rc 010 11 ..' ' �; :it i • ,. :fit �, CLUBHOUSE AIN ENTRY SAND DUNE 1 O ' s 1 O PUTTING GREEN .j- 1 PRNCKE AREA ' A N -.�► �' PARTIAL SITE PLAN Oil #"ATTACHMENT 3 CONDITIONS OF APPROVAL - ADOPTED PLOT PLAN 93 -501 - "THE QUARRY" WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) NNE 22, 1993 GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 93 -501, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date (June 22, 1993); otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off - street parking requirements. 4. The trash enclosure area shall be provided or identified which is in compliance with the requirements of the City and the Iocal trash company. Plans for the trash enclosure shall be reviewed and approved by the Department of Planning and Development. 5. Handicap parking spaces and facilities shall be provided per Municipal. Code and State requirements. 6. The project shall comply with all existing off street parking requirements, including but not limited to 26 -feet aisle widths. 7. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Desert Sands Unified School District o Imperial Irrigation District o Riverside County Health Department o Coachella Valley Water District 012 CONAPRVL.090 Evidence of said permits or clearances from the above, mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 8. Final exterior colors shall be reviewed and approved by the Department of Planning and Development. 9. Final landscaping and irrigation plan shall be reviewed and approved by the Planning and Development Department, Riverside County Agricultural Commissioner, and the Coachella Valley Water District, prior to installation occurring. 10. A parking lot stripping plan shall be reviewed and approved by the Planning and Development Department. Said plan shall comply with Off -Street Parking Requirements and the requirements of the Engineering Department. 11. All applicable conditions of Conditional Use Permit 93 -005, Parcel Map 27727, Tentative Tract 27728 shall be complied with. 12. If in the future, should the Planning and Development Department determine that the paved parking facilities are insufficient, the applicant/operator shall pave the overflow parking per City requirements to provide sufficient parking spaces. FIRE MARSHAL 13. Prior to issuance of building permit, applicant shall pay inspection fee to the City Fire Marshal for plan check. Construction plans shall be in compliance with all requirements of the City Fire Marshal prior to issuance of a building permit. ENGINEERING DEPARTMENT: 14. The applicant shall submit plans to Engineering Department for review and approval prior to issuance of any permits (building, grading, etc.). 0.1.3 CONAPRVL.090 Al DATE: CASE NO: APPLICANT: ARCHITECT: REQUEST: STAFF REPORT PLANNING COMMISSION MEETING JUNE 22, 1993 PLOT PLAN 93 -501 BI 1 FIE COP7 WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) MONIGHAN ASSOCIATES, ARCHITECTS APPROVAL OF ARCHITECTURAL AND LANDSCAPING PLANS FOR GOLF COURSE CLUBHOUSE. LOCATION: "THE QUARRY" PROJECT LOCATED SOUTH AND WEST OF LAKE CAHUILLA AT THE WESTERLY END OF SCHWABAKER ROAD. BACKGROUND: The subject property is "The Quarry" project which was approved by the City Council on May 4, 1993. The plans included a clubhouse located near the easterly end of the project adjacent to the entry road (Schwabaker Road). The Conditions of Approval require that the Design Review Board and Planning Commission review and approve the plans. Additionally, the conditions stipulates that the architecture be "similar with colors, materials, etc., indigenous to the surrounding desert environment ". The applicant has submitted plans for the clubhouse facility. These plans include floor plans, roof plans, exterior elevations, sections views, preliminary grading plans, and preliminary landscaping plans. Additionally, colored renderings of the proposed facility have been submitted. SITE DESIGN: The clubhouse is located on the easterly end of the old rock and gravel pit which ceased operation several years ago. The golf course is being designed to be located within the excavated pit area with the clubhouse located somewhat above the floor of the gravel pit on the sloped perimeter. Because of this, the clubhouse has been designed as a split level structure. From the east side which appears to be one story, one would enter the restaurant, locker and pro shop level. The golf cart storage would be located at the rear of the clubhouse at the lower level. PCST.133 1 0 . The structure is somewhat rectangular in design with the long axis of the building running in a north /south direction. The clubhouse facility includes a restaurant with an outside covered veranda, locker rooms, a pro shop, offices, and a lower level cart storage area. The size of the building will be 29,800± square feet. The main drop off area and entry to the clubhouse would be located in the middle of the east side of the clubhouse. Most of the parking would be located to the north and south of the clubhouse area. The delivery area is located at the north end of the clubhouse with access to the main street which runs north /south along the eastern boundary of the property. . ARCHITECTURAL DESIGN: The applicant has submitted plans which he feels comply with the "indigenous" requirement. The exterior materials and architectural features utilized in the structure will consist of the following: 1. Cal -slate concrete flat roof slate tile (grey - blue). 2. Metal roof trellis structures to screen the mechanical roof units with a matching metal roof trellis (dark blue -grey color) over exposed mini wood laminated beams utilized in various portions of the building. 3. Beige cement plaster walls used in the upper portion and light grey used on the lower portion (below 3'0 "). 4. Round pale yellow wood columns will be utilized around the structure especially on the west elevation supporting the roof over the veranda area. This wood columns will also be utilized around the entry area on the east elevation. 5. Earthtone stone veneer will be utilized adjacent to the main entry area on the east elevation around each exterior door and on the west elevation along the lower barn .cart level. This store is to be similar to that existing in surrounding area. 6. Wood windows trim with the color to be white. 7. Along the west elevation at the veranda level there will be a low metal railing utilized between the wood columns. 8. A wood entry trellis will be provided over the main entry into the clubhouse. As viewed from the east or entry into the clubhouse the height of the structure will be approximately 26 -feet. Due to the grading of the site, along the west elevation which is at the rear the height will appear to be approximately 38 -feet. However, the highest point of the structure is actually setback and at the level of the clubhouse entry. If you review the north elevation on Sheet A -6.1, this can be seen. PCST.133 2 SIGNAGE: No signage for the clubhouse is indicated on either the site plan or elevations plans. The signage will need to be reviewed and approved at a later time. LANDSCAPING: The applicant has submitted a preliminary landscaping plan for the parking lot area and the area surrounding the clubhouse. The plant pallet consists of a variety of plants most of which are low water users. The plant material in general consists of a variety desert type and non -desert originated material. Lawn use is limited to the area adjacent to the perimeter road leading into the parking lot and adjacent to the front entry of the clubhouse. CIRCULATION AND PARKING ANALYSIS: The clubhouse facility has been designed with parking adjacent to the north, south, and east aides of the clubhouse. The main driveway aligns with the entrance road into the project (Schwabaker Road). Two other driveways are located to the north and south of this driveway and would provide full turn access to the main private collector road. A drop off valet area is provided in front of the entry to the clubhouse. Although for golf carts and service vehicles, a service road does circulate around the west side of the clubhouse building. Pursuant to Municipal Code requirement, the following parking spaces are required: 18 -hole golf course at 5 spaces per hole = 90 spaces 3,623 square foot public area at 1 stall per 50 square feet (dining room /mixed grill, bar, lounge and foyer) = 72 spaces 804 square foot pro shop /retail at 1 stall per 250 square feet = 3 spaces TOTAL REQUIRED SPACES = 165 spaces TOTAL PROPOSED PARKING STALLS = 148 stalls (includes 5 handicapped stalls and 1 van stall) PROPOSED OVERFLOW PARKING = 60 stalls PCST.133 3 0 . The applicant has requested that rather than providing 165 paved parking spaces that he be allowed to have the 148 paved stalls with an area for overflow parking. This overflow parking which according to the applicant can accommodate up to 60 cars is located at the north end of the clubhouse site and has access through the parking lot. The applicant's landscaping plan has indicated that the overflow parking are would be primarily planted in lawn with trees and shrubs planted along the perimeter. Therefore, the total amount of parking provided on the site will exceed the 165 spaces. However, it is expected that the overflow area will only be utilized when the parking lot becomes full. DESIGN REVIEW BOARD ACTION: The Design Review Board considered this request at their meeting of June 2, 1993. The Design Review Board felt that the overall design of the structure and landscaping were acceptable. The Board indicated they felt the architectural style of the building complied with the requirement for an architectural style which is "indigenous" to the surrounding canyon area. There was some discussion regarding the concrete slate roof material. Some of the Board members did feel that real slate should be utilized for the roof material. However, the Board did not require any modification of the roof material. The Design Review Board took action to recommend approval subject to their trash enclosure provisions being clarified as recommended by Staff. This item has been inserted as a condition of approval. ANALYSIS: The action of the Design Review Board indicates that they feel the project is acceptable. Staff had indicated in the Design Review Board Staff report that whether the architecture of the clubhouse is truly indigenous to the surrounding desert environment is subject to review. Staff feels that while the architecture is attractive, Staff still feels that the architecture is not what we envisioned when the original concept was presented. RECOMMENDATION: Based on the recommendation of the Design Review Board, the Planning Commission can approve this project, by adoption of Minute Motion 93- , subject to the attached conditions. Attachments: 1. Location map 2. Quarry parking scenario as presented by the applicant in letter dated May 21, 1993 3. Partial conceptual site plan showing general location of clubhouse area 4. Plan exhibits including floor plan, roof plan, elevation plans, section views, preliminary grading plan, and preliminary landscaping plans PCST.133 4 E CONDITIONS OF APPROVAL - PROPOSED PLOT PLAN 93 -501 - "THE QUARRY" WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) JUNE 22, 1993 GENERAL 1. The development of the property shall be generally, be in conformance with the exhibits contained in the file for PP 93 -501, unless amended otherwise by the following conditions. 2. The approved plot plan shall be. used within one year of the final approval date (June 22, 1993); otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off - street parking requirements. 4. The trash enclosure area shall be provided or identified which is in compliance with the requirements of the City and the local trash company. Plans for the trash enclosure shall be reviewed and approved by the Department of Planning and Development. 5. Handicap parking spaces and facilities shall be provided per Municipal Code and State requirements. 6. The project shall comply with all existing off street parking requirements, including but not limited to 26 -feet aisle widths. 7. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Desert Sands Unified School District o Imperial Irrigation District o Riverside County Health Department o Coachella Valley Water District CONAPRVL.090 • • Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 8. Final exterior colors shall be reviewed and approved by the Department of Planning and Development. 9. Final landscaping and irrigation plan shall be reviewed and approved by the Planning and Development Department, Riverside County Agricultural- Commissioner, and the Coachella Valley Water District, prior to installation occurring. 10. A parking lot stripping plan shall be reviewed and approved by the Planning and Development Department. Said plan shall comply with Off - Street Parking Requirements and the requirements of the Engineering Department. 11. All applicable conditions of Conditional Use Permit 93 -005, Parcel Map 27727, Tentative Tract 27728 shall be complied with. 12. If in the future, should the Planning and Development Department determine that the paved parking facilities are insufficient, the applicant/operator shall pave the overflow parking per City requirements to provide sufficient parking spaces. FIRE MARSHAL 13. Prior to issuance of building permit, applicant shall pay inspection fee to the City Fire Marshal for plan check. Construction plans shall be in compliance with all requirements of the City Fire Marshal prior to issuance of a building permit. ENGINEERING DEPARTMENT: 14. The applicant shall submit plans to Engineering Department for review and approval prior to issuance of any permits (building, grading, etc.). CONAPRVL.090 -p ------- - - - - -- - - - -- fI - Lit- NIL p _ - SITE -.. - -. -- 9 II •� s Cr.Ob i o iw. v.l c. c 1�-- � MAP__ J- _�� - - - -- '- • . -- - -- ..•. The Quarry I' 5mm ✓mot f �� c �`�< MARTINEZ MTN.,CALIF._ _.- .�..� jt - .•.._t _.rte. _. _.-. _• - ••' - � L _ � j ^-•� } J ) I < .. ��. ��/� -�..� I -"32 111 MAP__ J- _�� - - - -- '- • . -- - -- ..•. The Quarry I' 5mm ✓mot f �� c �`�< MARTINEZ MTN.,CALIF._ _.- .�..� Asset Management • Development Services May 21, 1993 Mr. Jerry Herman Planning Director City of La Quinta P.O. Box 1504 La Quinta, CA 92253 Dear Jerry: RE: Quarry Parking Scenario as Presented with the Site Preliminary Grading Plan The Quarry at La Quinta is a private membership club, playing an eighteen -hole Tom Fazio designed golf course. The development contains sixty -five custom home sites. With this in mind, it was felt the required clubhouse parking requirement for one- hundred sixty -five cars, is excessive. The parking plan at the clubhouse area,, denotes one - hundred forty -eight stalls (including ADA requirements for five handicap stalls, plus one van stall). In addition to the proposed parking count, there is an adjacent grassy area north of the paved parking (approximately 27,000 square feet) , that will be utilized for overflow parking for approximately sixty cars should the need occur. With this overflow area and the fact that many homeowners will be driving their private golf carts from their homes to the clubhouse, we are requesting that the proposed count of one - hundred forty -eight stalls be accepted as adequate parking for the clubhouse. Parking calculations,.as follows: 18 -hole golf course @ 5 stalls /hole = 90 3,623 sq. ft. public area @ 1 stall (dining room /mixed grille, bar, lounge and foyer) = 72 804 sq. ft. pro shop /retail @ 1 stall /250 sq. ft. TOTAL REQUIRED = 165 Total Proposed Parking Stalls = 148 (Includes 5 HC stalls and 1 van) Proposed Plan provides access to Overflow Parking for 60 cars. Winchester Asset Management, Inc. O 22690 Cactus Avenue • Suite 150 • Moreno Valley, California 92553.714/653 -6982 a FAX 714/653 -5308 rrl A 7 _AFS Rrrarl ■Nett . Suite 101 • Palm Desert, California 92260 . 619/340 -3575 *FAX 619/346 -9368 Mr. Jerry Herman May 21, 1993 Page -2 We are requesting parking relief as noted above or interpretation of the parking requirements to allow one - hundred forty -eight stalls, especially in view of the fact that no evening dining will be featured at the clubhouse, only breakfast and lunch. CD/ rc �V :� ,�1R1f0�00�1 � t r � —'� i�♦T � f'oc'i I``'iY � �K.!'� ► I 1 ' r. r c r t DATE: CASE NO: APPLICANT: ARCHITECT: REQUEST: LOCATION: BACKGROUND: BI #F STAFF REPORT DESIGN REVIEW BOARD MEETING FILE JUNE 2, 1993 PLOT PLAN 93 -501 WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) MONIGHAN ASSOCIATES, ARCHITECTS APPROVAL OF PLANS FOR GOLF COURSE CLUBHOUSE "THE QUARRY" LOCATED SOUTH AND WEST OF LAKE CAHUILLA 4 The subject property is "The Quarry" project which was approved by the City Council on May 4, 1993. The plans included a clubhouse located near the easterly end of the project adjacent to the entry road (Schwabaker Road). The Conditions of Approval require that the Design Review Board and Planning Commission review and approve the plans. Additionally, the conditions stipulates that the architecture be "similar with colors, materials, etc., indigenous to the surrounding desert environment ". The applicant has submitted plans for the clubhouse facility. These plans include floor plans, roof plans, exterior elevations, sections views, preliminary grading plans, and preliminary landscaping plans. Additionally, colored renderings of the proposed facility have been submitted. SITE DESIGN: The structure is somewhat rectangular in design with the long axis of the building running in a north /south direction. The clubhouse facility includes a restaurant with an outside covered veranda, locker rooms, a pro shop, offices, and a lower level cart storage area. The size of the building will be 29,800± square feet. The clubhouse is located on the easterly end of the old rock and gravel pit _which ceased operation several years ago. The golf course is being designed to be located within the excavated pit area with the clubhouse located somewhat above the floor of the gravel pit on the sloped perimeter. Because of this, the clubhouse has been designed as a split level structure. DRBST.095 1 C 0 From the east side which appears to be one story, one would enter the restaurant, locker and pro shop level. The golf cart storage would be located at the rear of the clubhouse at the lower level. The main drop off area and entry to the clubhouse would be located in the middle of the east side of the clubhouse. Most of the parking would be located to the north and south of the clubhouse area. The delivery area is located at the north end of the clubhouse with access to the main street which runs north /south along the eastern boundary of the property. ARCHITECTURAL DESIGN: The applicant has submitted plans which fe feels comply with the "indigenous" requirement. The exterior materials utilized in the structure will consist of the following: Cal -slate concrete flat roof slate tile (grey- blue). 2. Metal roof trellis structures to screen the mechanical roof units with a matching metal roof trellis (dark blue -grey color) over exposed mini lambs utilized in various portions of the building. 3. Beige cement plaster walls used in the upper portion and light grey used on the lower portion (below 3'0 "). 4. Pale yellow -wood columns will be utilized around the structure especially on the west elevation supporting the roof over the veranda area. This wood columns will also be utilized around the entry area on the east elevation. 5. Earth, tones stone veneer will be utilized adjacent to the main entry area on the east elevation around each exterior door and on the west elevation along the lower barn cart level. This store is to be similar. to that existing in surrounding mountains. 6. Wood windows trim with the color to be white. 7. Along the west elevation at the veranda level there will be a low metal railing utilized between the wood columns. 8. A wood entry trellis will be provided over the main entry into the clubhouse. As viewed. from the east or entry into the clubhouse the height of the structure will be approximately 26 -feet. Due to the grading of the site, along the west elevation which is at the rear the height will appear .to be approximately 38 -feet. However, the highest point of the structure is actually setback and at the level of the clubhouse entry. If you review the north elevation on Sheet A -6.1, this can be seen. DRBST.095 • 2 SIGNAGE: No signage for the clubhouse is indicated on either the site plan or elevations plans. The signage will need to be reviewed and approved at a later time. LANDSCAPING: The applicant has submitted a preliminary landscaping plan for the parking lot area and the area surrounding the clubhouse. The plant pallet consists of a variety of plants most of which are low water users. The plant material in general consists of a variety desert type and non -desert originated material. Lawn- use is limited to the area adjacent to the perimeter road leading into the parking lot and adjacent to the front entry of the clubhouse. ANALYSIS: As previously indicated, the Conditions of Approval require plot plan review of this application. This clubhouse is required to have the architecture, colors, materials, etc., be indigenous to the surrounding desert environment. Whether this is achieved by this submittal, is subject to review. In general, Staff feels that the plans submitted may not reflect what we consider to be architecture indigenous to the surrounding mountainous area. As a result of Staff's review of the plans, we would like to offer the following comments: 1. It is not apparent where the trash enclosure is located. Therefore provisions for trash should be provided. 2. The kitchen area is provided with' a flat roof and visually appears to architecturally conflict with the rest of the building. The roof eaves around the buildings varies with a minimum of three feet. Over the west facing veranda the overhang is 15± feet. Except for extreme early morning and late afternoon times, it is probably sufficient to provide acceptable shading of the glass area. 3. While the landscaping does contain many desert species of landscaping, it also contain planting materials not indigenous to the immediate area. It has been proposed and approved that the golf course area will contain planting which is the same as that existing in the area. The use of additional plant material is probably acceptable in this location as a transitional type of planting. SUGGESTED CONDITIONS OF APPROVAL: 1. The trash enclosure area shall be provided or identified which is in compliance with the requirements of the City and the local trash company. Plans for the trash enclosure shall be reviewed and approved by the department of Planning and Development. DRBST.095 3 . r , RECOMMENDATION:. In light of the above comments, the Design Review Board should review the submitted plans and determine the acceptability. Should you take action to recommend approval, your recommendation will be forwarded on to the Planning Commission for their approval. Attachments: 1. Location map 2. Partial conceptual site plan showing location of clubhouse area 3. Plan exhibits including floor plan, roof plan, elevation plans, section views, preliminary grading plan, and preliminary landscaping plans. 1 d DRBST -.095 r 4 F 13 — — ---------------- 1,- 0 0 4P- 21 Ur 1 ol: Is. 25 ff Iir 28 2N. j 0 E Ilse C--b 0 tr., if 30-- 212 G�lm w k --r-. ATibN C 3 % I _ �` t !� 1l` `�� i rf, 4b 77 Z7, —4' :41 ,32 33 rj Opl. WI, MP }.,. --�, - The Quarry �� 5 MARTINEZ MTN., CALIF. '.- 4w 0 m Ids �u a 4 78-495 CALLE TAMPICO — LA OUINTA, CALIFORNIA 92253 - (619) 777 -7000 FAX (619) 777 -7101 October 4, 1993 Mr. Craig Bryant Winchester Asset Management 41 -865 Boardwalk, Suite 101 Palm Desert, CA 92260 SUBJECT: LANDSCAPING PLAN FOR PLOT PLAN 93T501 Dear Mr. Bryant: This letter is to acknowledge approval of your final landscaping and irrigation plans for the Quarry clubhouse. These plans which were prepared by Ronald Gregory Associates are approved as submitted. They still require approval from the Coachella Valley Water District specialist and the Riverside County Agricultural Commissioner. Please submit verification of these approvals to our office prior to installation of any of the landscape improvements. Should you have any questions concerning this matter, please feel free to contact the undersigned. Very truly yours, JERRY HERMAN PLANNING & DEVELOPMENT DIRECTOR STAN B. SAWA Principal Planner SBS:bjs cc: Ronald Gregory Associates LTRSS.409 MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 T4tyl 4 OP Y 78-495 CALLE TAMPICO LA OUINTA, CALIFORNIA 92253 - (619) 777 -7000 FAX (619) 777 -7101 July 14, 1993 Mr. Craig Bryant Winchester Asset Management 41 -865 Boardwalk, Suite 101 Palm Desert, CA 92260 SUBJECT: PLOT PLAN 93 -501 (THE QUARRY CLUBHOUSE) _ Dear Mr. Bryant: This is to inform you that the City Council at their meeting of July 6, 1993, accepted the report of Planning Commission action for your 29,800± clubhouse. Attached is a copy of the final Conditions of Approval. Please note that these conditions must be complied with in order to obtain. a building permit. Should you have any questions regarding this matter, please feel free to contact the undersigned. Very truly yours, JERRY HERMAN PLANNING & DEVELOPMENT DIRECTOR 4 3 + z; o), a: STAN B. SAWA Principal Planner SBS:bja cc: Mr. Craig Pearson, MAA LTRSS.375MAILING ADDRESS - P.O. BOX 1504 LA OUINTA, CALIFORNIA 92253 a CONDITIONS OF APPROVAL - ADOPTED PLOT PLAN 93 -501 - "THE QUARRY" WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) JUNE 22, 1993 GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 93 -501, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date (June 22, 1993); .otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights-of-way. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off -street parking requirements. 4. The trash enclosure area shall be provided or identified which is in compliance with the requirements of the City and the local trash company. Plans for the trash enclosure shall be reviewed and-approved by the Department of Planning and Development. 5. Handicap parking spaces and facilities shall be provided per Municipal Code and State requirements. 6. The project shall comply with all existing off street parking requirements, including but not limited to 26 -feet aisle widths. 7. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant . shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City. of La Quinta Planning & Development Department o Desert Sands Unified School District o Imperial Irrigation District o Riverside County Health Department o Coachella Valley Water District CONAPRVL.090 w Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 8. Final exterior colors shall be reviewed and approved by the Department of Planning and Development. - 9. Final landscaping and irrigation plan shall be reviewed and approved by the Planning and Development Department, Riverside County Agricultural Commissioner, and the Coachella Valley Water District, prior to installation occurring. 10. A parking lot stripping plan shall be reviewed and approved by the Planning and Development Department. Said plan shall comply with Off - Street Parking Requirements and the requirements of the Engineering Department. e 11. All applicable conditions of Conditional Use Permit 93 -005, Parcel Map 27727, Tentative Tract 27728 shall be complied with. 12. If in the future, should the Planning and Development Department determine that the paved parking facilities are insufficient, the applicant/operator shall pave the overflow parking per City requirements to provide sufficient parking spaces. FIRE MARSHAL 13. Prior to issuance of building permit, applicant shall pay inspection fee to the City Fire Marshal for plan check. Construction plans shall be in compliance with all requirements of the City Fire Marshal prior to issuance of a building permit. ENGINEERING DEPARTMENT: 14. The applicant shall submit plans to Engineering Department for review and approval prior.to issuance of any permits (building, grading, etc.). CONAPRVL.090 f H E C I T Y 041 A La Uinta 1981 - 1992 Ten Cam Decade June 23, 1993 Mr. Craig Bryant Winchester Asset Management 41 -865 Boardwalk, Suite 101 Palm Desert, CA 92260 SUBJECT: PLOT PLAN 93 -501 (THE QUARRY CLUBHOUSE) Dear Mr. Bryant: This is to inform you that the Planning Commission at their meeting of June 22, 1993, approved with conditions your request for a plot plan application to allow construction of "The Quarry" clubhouse. This item has been scheduled to go before the City Council as a report of action on July 6, 1993, at 3:00 P.M. You should plan on attending this meeting should questions arise. The City Council has the option of accepting the Planning Commission's action or requesting Staff to set a public hearing to consider the application. Prior to the meeting a Staff report will be sent to you for your use. Should you have any questions concerning the above information, please contact the undersigned. Very truly yours, JERRY HERMAN PLANNING & DEVELOPMENT DIRECTOR STAN B. SAWA Principal Planner SBS:bjs 14 LTRSS.370 City of La Quinta Post Office Box 1504 ♦ 78 -105 Calle Estado La Quinta, California 92253 Phone (619) 564 -2246, Fax (619) 564 -5617 Design 8 Production: Mark Patmer Design, 6193460772 CONDITIONS OF APPROVAL - ADOPTED PLOT PLAN 93 -501 - "THE QUARRY" WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) JUNE 22, 1993 GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 93 -501, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date (June 22, 1993); otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off - street parking requirements. 4. The trash enclosure area shall be provided or identified which is in compliance with the requirements of the City and the local trash company. Plans for the trash enclosure shall be reviewed and approved by the Department of Planning and Development. 5. Handicap parking spaces and facilities shall be provided per Municipal Code and State requirements. 6. The project shall comply with all existing off street parking requirements, including but not limited to 26 -feet aisle widths. 7. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Desert Sands Unified School District o Imperial Irrigation District o Riverside County Health Department o Coachella Valley Water District CONAPRVL.090 �Y Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 8. Final exterior colors shall be reviewed and approved by the Department of Planning and Development. 9. Final landscaping and irrigation plan shall be reviewed and approved by the Planning and Development Department, Riverside County Agricultural Commissioner, and the Coachella Valley Water District, prior to installation occurring. 10. A parking lot stripping plan shall be reviewed and approved by the Planning and Development Department. Said plan shall comply with Off -Street Parking Requirements and the requirements of the Engineering Department. 11. All applicable conditions of Conditional Use Permit 93 -005, Parcel Map 27727, Tentative Tract 27728 shall.be complied with. 12. If in the future, should the Planning and Development Department determine that the paved parking facilities are insufficient, the applicant/operator shall pave the overflow parking per City requirements to provide sufficient parking spaces. FIRE MARSHAL 13. Prior to issuance of building permit, applicant shall pay inspection fee to the City Fire Marshal for plan check. Construction plans shall be in compliance with all requirements of the City Fire Marshal prior to issuance of a building permit. ENGINEERING DEPARTMENT: 14. The applicant shall submit plans to Engineering Department for review and approval prior to issuance of any permits (building, grading, etc.). CONAPRVL.090 Asset Management • Development Services May 21, 1993 Mr.-Jerry Herman Planning Director City of La Quinta P.O. Box 1504 La Quinta, CA 92253 Dear Jerry: RE: Quarry Parking Scenario as Presented with the Site Preliminary Grading Plan The Quarry at La Quinta is a private membership club, playing an eighteen -hole Tom Fazio designed golf course. The development contains sixty -five custom home sites. With this in mind, it was felt the 'required clubhouse parking requirement for one - hundred sixty -five cars, is excessive. The parking plan at the clubhouse area, denotes one - hundred forty -eight stalls (including ADA requirements for five handicap stalls, plus one van stall). In addition to the proposed parking count, there is an adjacent grassy area north of the paved parking (approximately 27,000 square feet) , that. will be utilized for overflow parking for approximately sixty cars should the need occur. With this. overflow area and the fact that many homeowners will be driving their private golf carts, from their, homes to the clubhouse, we are requesting that the proposed count of one - hundred forty -eight stalls be accepted'as adequate parking for the clubhouse. Parking calculations, as follows: 18 -hole golf course @ 5 stalls /hole = 90 3,623 sq. ft. public area @ 1 stall (dining room /mixed grille, bar, lounge and foyer) = 72 804 sq. ft. pro shop /retail.@ 1 stall /250 sq. ft. = 3 TOTAL REQUIRED =165 Total Proposed Parking Stalls = 148 (Includes 5 HC stalls and 1 van) Proposed Plan provides access to Overflow Parking for 60 cars. Winchester Asset Management, Inc. 1122690 Cactus Avenue • Suite 150 • Moreno Valley, California 92553 * 714/653 -6982 • FAX 714/653 -5308 1141-865 Broadwalk Suite 101 • Palm Desert, California 92260 * 619/340 -3575 • FAX 619/346 79368 ' 0 i Mr. Jerry Herman May 21, 1993 Page -2 We are requesting parking relief as noted above or interpretation of the parking requirements to allow one - hundred forty -eight stalls, especially in view of the fact that no evening dining will be featured at the clubhouse, only breakfast and lunch. CD /rc 6. Plot Plan 93 -501; a request of Winchester Asset Management (for La .Quinta Golf Properties) for approval of plans for a golf course clubhouse for "The Quarry" project located south and west of Lake Cahuilla. Staff report by. Questions of Staff yet& 40 L* Minute Motion 93- Moved by Commissioner / Sr Roll Call: Boardmember Anderson Rice Curtis Wright Campbell Planning Commissioner Adolph Chairman Harbison FORM.008 J 7 by Commissioner H E C I T Y 010 AL m ch -inta 1982 - 1992' Tell Carat Decade June 1, 1993 . �b. Mr. Craig Bryant Winchester Asset Management 41 -865 Boardwalk, Suite 101 Palm Desert, CA 92260 SUBJECT: FILING FEE FOR�PLOT PLAN 93 -501 Dear Craig: Attached is your receipt for $760.00 drawn on your personal account (check #394) for the filing fee of Plot Plan 93 -501. This plot plan is for approval of your clubhouse facility at "The Quarry" project. Should you have any questions concerning the above, please contact the undersigned. Very truly yours, JERRY HERMAN PLANNING & DEVELOPMENT DIRECTOR STAN B. SAWA Principal Planner SBS:bja LTRSS.358 City of La Quinta Post Office Box 1504 ♦ 78 -105 Calle Estado La Quinta, California 92253 Phone (619) 564 -2246, Fax (619) 564 -5617 - Design 8 Production: Mark Palmer Design. 619.346.0772 MAA 01ners Environmental Recreational 41 -865 Broadwalk Suite 101 PALM DESERT, CALIFORNIA 92260 (619) 346 -0196 TO WE ARE SENDING YOU(>�ttache ❑ Shop drawings El Copy of letter Il LIETTIO ofd 'T�aR%DM o�TaL Ff a3 -G of DATE. �J JOB NO. ATTENTION RE: d ❑ Under separate cover via the following items: ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Change order ❑ /-1�� 5�%/?�� COPIES DATE NO. DESCRIPTION , e THESE ARE TRANSMITTED as checked below: REMARKS ❑ For approval ❑ Approved as submitted ❑ For your use ❑ Approved as noted ❑ As requested ❑ Returned for corrections ❑ For review and comment ❑ ❑ FOR BIDS DUE ❑ Resubmit copies for approval ❑ Submit copies for distribution ❑ Return corrected prints 19 ❑ PRINTS RETURNED AFTER LOAN TO US .bPr i !:'RC . � M A egg COPY TO F `16t ' �1 SIGNED: PRODUCT239 � Inc, GrMm, Man01/ 71.ToOrdu PHONE TOLL FREE IaO.?25.63M 11 enclosures are not as noted, kindly notify us at once. 1 _ J , _. . AGL ryj Go for - ,,,o 6a-6 uo -1... WAab is to 1 ,, 4+ �! o C-,(A✓+ 40) 3� Z f t VL- The Quarry at La Quinta "N,-". a The Quarry at La Quinta � D O z i 0 je Z o �s I I� a I l TA � o ot I J N , 2 1 1993 CITY OF LA �UINTA PLANNING DEPARTMENT I r L-� I� o I iI m df Clubhouse Au a QuInta at La uYnta, California � G?u� -,z �r t.4 D�imr� Fsd i Z N n r aj.�.: ju a- t U L O MAA. Environmental Recreational Planners 41 -865 Broadwalk Suite 101 PALM DESERT, CALIFORNIA 92260 (619) 346 -0196 TO .................. ... ... _ ....... - .� ... .. .... 7(f!V ---- - - - -.. LIEUTEIM OF MUMMUML DATE JOB NO. 6 Z� � ATTENTION /A? RE: WE ARE SENDING YOU tKAttached ❑ Under separate cover via H __0j7) the following items: ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications Copy of letter ❑ Change order ❑ COPIES DATE NO. DESCRIPTION of X00 OX-&- 710 THESE ARE TRANSMITTED as checked below: or approval ❑ Approved as submitted > ❑ For your use ❑ Approved as noted ❑ As requested ❑ Returned for corrections ❑ For review and comment ❑ ❑ Resubmit copies for approval ❑ Submit copies for distribution ❑ Return corrected prints ❑ FOR BI B$ DUv E,, - 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS JUN 2 1 1993 CITY OF LA did iNTA PLANNING DEPARTMENT COPY TO PRODUCT239 �Inc.• MIW.Mm.01a21. To Ordu PHONE TOLL FREE 14DD-225.63M SIGNED: If enclosures are not as noted, kindly notify us at once. , .�: �•. i . .. ... ... ''!4" � � ,� `'f1 .;*' l �'� . s � . �' � \ . _ .� � i � � ..� � . . "; � ..� ' e C{ � 1 ._ �. F •i 'r �. S., , ,. � f �J t � ` � r � ' a \ -� c ... ^/ i ' Environmental Recreational Planners Suite 101 PALM DESERT, CALIFORNIA 92260 O IEUTEN MIF U11RAMMUMO DATE JOB NO. ATTENTION ' VE ARE SENDING YOU KAttached O Under separate co —the following items: LJ Shop drawings [] Prints [] Plano [] Gomp|oo [] Specifications 0 Copy of letter 0 Change order n COPIES OATE NO. [DESCRIPTION moDUCT239 �Inc, Groton. m"014^*order PHONE TOLL FREE uMowm x enclosures are not "" noted, kindly notify "o"'once. ,� '-_ _---- ( � ARE TRAN8MITTEDao checked below: VFor LJ Approved oosubmitted ^ [] For your use [] Approved aanoted /^ []Aorequested [] Returned for corrections ^�~ [] For. review and comment [] � �. . � [] FOR ' BIDS DU ` ; ' -REMARKS \ � ` Y o ' ~ ORooubmd-------copiaofor approval OSubmd fondistribubon' " .[] Return —corrected prints 0 PRINTS RETURNED AFTER LOAN TO US ' ` \ COPY TO SIGNED: moDUCT239 �Inc, Groton. m"014^*order PHONE TOLL FREE uMowm x enclosures are not "" noted, kindly notify "o"'once. ,� * ^ \` ` ` amftoyEE PARKIN* \ - ` - . \ ' All ~ / '�^==° ' } ' Irr r LA60ON -A LU FXISTIN& CLM*101151! SITE 3. '1 LOT 2 LL PF.5400 ./ FUr,AltE OEVrA..�F44EWT r,-'\ PROJECT SITE PLAN LOT 1: BUILDIN& AREA 3.Ioq SP EXHIBIT CASE ~� ,"�'_�_�__�� v THE UTREAT r' »'r L ^ o_u I * T x MAI w",,^ ^ ^""""*^"m"" `------wmnomxx' PLANNING 'INTERIORS `~.�` FUr,AltE OEVrA..�F44EWT r,-'\ PROJECT SITE PLAN LOT 1: BUILDIN& AREA 3.Ioq SP EXHIBIT CASE ~� ,"�'_�_�__�� v THE UTREAT r' »'r L ^ o_u I * T x MAI w",,^ ^ ^""""*^"m"" `------wmnomxx' PLANNING 'INTERIORS G (AREA. SJO-1 8.P) SPA 5UILOIN6 FLOOR PLAN 1 KAlai V4' . 1'd• - RETREAT HE UARRY 6666.. L A Q,U I N T A MMAI ARENITECTOYE•PLANNIN6•INTEp10BS TI. a..r.• .1 ITC • 1.19 I.11 116.111. 114. 1.111 1.1 117/111.61.1 1.1/114.619.1.. ...11 a6414.119W.— SPA BUILDING ROOF PLAN THE -� RETREAT THE C UARRY A T - -L A -- Q. U 1 N T A MMAI . ANC HITECTONC•PLANNING - INTERIORS i1.0..ra•.1 �iC• 71.....1....11.. I•t /.IIe Irl Lr......1 /111.15 C.I. r.l. rrl I l III /II. .111 IN /11. •Ilfr l!! . • .11 111111.11 � ..I.l.0 MAIN rI -"\ SOUTH ELEVATION A. RIDGE Pli i 0.24igi: vv. va 2 - - - - --- - - - - ------ - ------- --- -------- NORTH ELEVATION mem.A vm g ...... ... v - - ^: ..... . . ..... — — — — — — — — — — — — — — — — — — — — — — — — — — — — — - — — — 1; HE HN.2 i H. . _.l.; 2. 1. 1111-2. iiiiiiii •I ...R.-R.12; -N '. '-. - '-. .1 -.' *. i ; 12 ; -.' ; i ; i ............... . m mg A ............ ........... . ........... ZZ. -.1— -.A .. ... ;^Aj.-... � ... SM.; ............ . .............. MW :A ...• A-.-.:Z rA :.::A' ::A W % ..... . .:A IIIIIIIIIWIl EAST ELEVATION 4 94AIX, BAO'. 1'-0• THE RETREAT THE CZUARRY A T L A 0_ U I N T A March A AixaciaLekinc. ARCH ITICTURE- PLANNING - INTERIORS ^ ' ' '--'- - SPA 5UILDIN& SECTION V TO. WV61! _tl �14 P?�Tt�� --- T771 T7r ir - RFl 0OOM | _---� ` ~ ° Em - sa�=� TO. PA CONFEREWIE Poom --./�IWcINISH FLOOF�� HE A Lx o- uIwrx MAI Marsh o ^""""mt"^^p ^o:m/o TUNE-PLANNING 'INTERIORS ` -_—_'--_— i V1 �i x 4 GRADING GENERAL NOTES 1. ALL WON 1WL N DDR M MMOOM Nw M TMMO MAIN OF 09 On O U OAOI MO M PMMO SPECIFICATIONS FDA PAZ WOKS OMB1RXBM LAMP @NIL MO RIM= 071MY STM NN NN VEWU PJ IMMUNE a 4111. LATEST mItOL L K amrawn POLL cello ALL FOem M RNPKD IN K On A LA AAA OR om OTAom me= 1 K wume O low man*" Ullim ON POO N M MPWDRMR WAY Oly. K ONaACOO AO WVME K OACT t=l= a Ml O MM VIUIO WON OWOOM ON R MINKS O K FULLY IN70SEM YP MI NO ALL OW"m WI MAT R =AMC IN 06 FAIR 10 ELACEY UmAR NO PREEN Mn No ILL LOCOM 0 MII[t a 99 O MA4T01 POLL R avomE Too RN ROIwAL OM T P mmum O ALL RaLAM, AIMwo AD a" am S inm MME PS NO NAYS E OWM PAS TIM! AM LMC11P PAL R APNDM IN K On OCR= RMM SMMRl IERIOI APO PARDON VAMM FIR 40 U IMWG POLL R WWO N1 DN an O17mt A. K OIIRACTP POLL 0101 OSIKN [IR1IM lNWt W01AOr" P WIw MUMS am w K PAM at FO/O on Mazmt REMOVAL AND ROUWOM PALL R amm IN A Rmlom CHI alm MR M ECL RAW OlA 1LMa P A Lte m LNO SAW= Olt. 1. otgn WALL R a #=Do a 1IN K aOmO OVO M RamplS O K crow "Am 7 REPORT 14Imxlsiim 1100 TTI - a K CMVL% ON PALL MON T ME On LIAR EMS DEPARTMENT " NM Palo M MI OIAT NI9WM P OLNM NO LADY MA1 a CMUX P AT ([M) m -101! NO M Wa00 11101 10 Ra m AN![0004 It otow am= DUPM "As" MO PM 10 ammcmm 0' PO ANon OIMAO. aRRYEL WatMY OIMMO O1II01 PULL R MOM 10 NEW POOKM 11101 NO MMARE O ACMOII O OOTIetP M MOIL No NAMDINQ O DO EM1 Paw cc wo AE O MAMA ampART PALL R PERFORMED Olt MOWN a( m POLO! AS nudm DOWN III O MR AM UMT-MMY *m A O to t SATURDAY am AP m O t Op N WAY FIT TO WRAD A1k gamy -IMAI oaw O pia" NI SAM adMOaceM ROW IMAM NI PWOU Aga IK P SAWY P FEDERAL IAOAT. T1. MTP alAR M (a1RIG O M PALL R SOLED 10 A VIE" O r ON K OWN S1[ P M ROaA00m 91 SOU 10011. It PAMRA WI W FU 10[S . 11. 13 ►Ace POLL N COPACBD 10 M IN" OF R 141ASAt 009" Q ALT.a f[OM AIO" An W4 womo IOU RUM. M BMW NMDID PAD CL OM PAIL R a PAM R SPACES POLL N A NORMAN O 0J OMP Am N wawa lm A MAIM O F Taw K of or oil P Tu 100 =am PO[ O WNW DIAL N aSOL S ALL w PULL N aYACRO O . IPNWM O IiW(1[ (p) PpO11 O "MA W9n AS aIUNO IN UNIT" BACK 0001 SL ISO P [PIN A[ MNRM 1y THE cm ITIOmI T001" D a7 POLL N O[101MO a Am00AR M , K WfA WILDIND OXX SC. I= P EISRYAIP7. U Q1EROU IN K CITY oOmL It. W [MEET PCO6 AR 1PAM1L K ONA 1COP 5 Jr AC /1.J ALL AOTO L R 971 WAY N IEaREO ATP MAIN OtO M O MI PME PACT SECTOR INUIIOEIIS On DOW O AF-WK CIVIL PWI mcwt 11. wum% 0 FELD OP/it RSI POLL K DIaNKO NY It R amm P APPaOm 13"M AmcY NO 9111 N SarmA a IOM NOOIIAL AM 1I1CAL MAGGOT O NOTNL RDRENATIN TESTING O NA FILL PLAN RTAM M WAS O A ONW A WANE or MAL CRAMPS PALL N N AM" O K .04" OUMMAIVE SWUM INL ML U•IOOOlaPO /MEIN M LAIPALL MULL N 0 KAa NO MS ECRD 1001 O PAM C. N71OM an a LORD ID It TWOMM !Q UR OECM CAS MO MAMAa- 13. N Tom unity in 4014 1EP011 law It PF"Cl R OKOW PALL M01L41 M NaWwM [ATOP/ WAY K KAwu a A?IMLE PP K INTO UL A K MA mvwm RDCHI MD ~AL Pw K R3 Dow PAM cou K FIR O YIELD IONS PUMO. EACH RT PALL R OPMO MM M W[wm O o mn K W-KANE OO9n. 0"0 SM WE P RUN 4M NO PAIL K m NORD P71 UCH al. 9T1W11 "AIM DOW" OE WMAnM PULL K PERFORMED O TAT K ACCURACY O K NAMaW WSn ONTO Ulm IT K FIELD EOROM M ALL TRAVELED WAYS WAY R aEUm DART a ML am. WD me MORRIS OPORO w KM AS A R1LT O K P.MC am" =ARM a O N mR to M MIPACRON O K 07 DvmE KM WALLS AR Not PMI O K OAOWM POI? NA11 M 11PARAE MOAN PMI. 2101 MONX11w ARAf 7W1 N PMOpLy PmR W IAIEp M O.OwN41 WIN K TAR I MAIN a mime SONS, DOUR No a $ no u1 ■ K PGFOwMa O Yoe PCH NDMAVL N am O to • ll an KUMM N, M RS VIOW NO OO<AM 4101,0001 PULL 16P01 RPYWI 1UPPS6a1T CMUM OHIO PAOM O •SINE ORIN41 aM K KARL SNO MIP1 APO 01301 WMw TRP pUrE1 a K W90 OW MM PULL MM WWI amm DOOM PAPS MO O floxwo OANUC?P O 197E Ca/UAM WIN K RM6 f[ mmm we ma Paw m RaVEW N K On PPRm PULL Rtrw am DQ (7) MUMPS DAYS PTT TWIN %"a? acme ATTP WwnA a TF 14" RSS FOR MOOwy 1dAi 17. DE CMAKIP 6 R(70m[ O PREVENT RI CCNA 90 O SRDR 41P 8111IM101 FpUIU O RK OTIIRXP O 1ERaAT APWTIOS IT K OIRM7CR MOAIat PRIOR O I" AO41PTN41 or IIOR PMA41 RaYiOI/IR1 MASON FAMVEL K OPIRACiP 90" SPORT.. K n®Aa O K O" M9G;OE A PUnWANM EST CCKP D S QLMY 0006RM4 K NOtOW MaalAEN or K FADUR! M K C"XIO YAM MI MOA01 MO UMM ND MI OIAa RASH! AS RAPED By K AOIM WTI OIR01 km NPROED R /6 PaaCT PAVING NOTES I. ALL MOdORPIND FACILITIES, INCLUDING SERYt W I[ X LATERALS. SML M N W ICK N IRENCNES OOMPACTED FIND TESTED PRIOR 10 WE FADE •ISKCtOW AM PNNO M CONTRACTOR SHALL SUBMIT WRITTEN EVIDENCE TO ME CITY ISSUED T M MOPECTM UYS!" PURVEYOR INDICATING M SUBSURFACE PORTION Or MM UNDDOnOUND FACILITIES PAVE BEEN PITALLED APO ACCEPTED. AND 7. SEPCRAIT PERMIT LANE SCU15ARtC5 ANDA10 OITPIRS TOLL 0[ POSTED UOOPfA1roA1IOAy7U0M1ID IN CONFORMANCE WMN M CALMWS• •WAUAL OF TRAFFIC 00NTRMS FOR CONSTRUCTION AND M MMACE EN WORM 20NEr AND AM ADD1 OMM REOUMENEMM DIMMED NECESSARY F M CITY OC74M SEN . 3 AALI CONCRETE PANTO, EXCEPT FOR OVERLAYS. SMALL K INSTALLED 0 TWO (7) OR MORE COURSES TIN MIX DOONS MAY CCPWORM TO SECTION 203 -8,12 Or ME T SPECIFICATIONS (OREEM BOOK) NOTED AS FOLLOWS. WfMRIG COURSE (UPP[P COIROQ. C2-M -4am BAS[ OOURST (COMER COIAS[t B- AIR -4000 M W[IMIND COURSE POLL BE A 0.1 FCEI THICK; M BAT[ COURSLL(S) 11W1 COONN THE fAIAAC[ O' M REQUIRED ASNALT ppNORT[ TWON S. SEVCN (BWYt)S OAn PRIORI TO M OOwOCDRDn Or PAVING OPERMON3. ME CON 0. TALL FOR CITY APPROVAL A OOUPLM PROPOSED MS DESON OONMYM M M1 CKWMRSM3 SUCH 45. ACCIR IT CRA LATONS. VOIDS IN MINERAL ADDRECATT (11". AR VOW. AND S -VALUE FOR VM03 OIL COMAS FOR EACH YIN. A TACK COAT SWLL 81 APPLIED To EXISTING PAYDADn, P.C.C. SURFAC 3 AND ME A.C. BASE OOUIRSE. IF TRAFTIO WAS OMEN ON M. M[ TACK COAT SMALL BE SLOW Sr"M AMOIC EMLPFED ASINALT TYPE •SS -IN' COWORMNO TO SECTION 203-1 7 M STANDARD SRa"[�LTORS. ME LOW ASPMWLT TALL BE GRAM 00-70 AND APPUEO AT M RATT or 0,1 oAl/VO. (EY) S. NEW WaRPTUENTS MAY JOIN EXOTINO IMPROVEMENTS TALL JOIN ON MAICH IN A WINNER 41CNACTORY To 14E CITY [M PW. CONSTRUCTION OPERATIONS REWIRED TO ACHIEVE A SAIL DURABLE. AESTHETICALLY PLEASING TRANSITION KTWEIDN THE NEW AND EIOSTIND IMPROVEMENTS MAY INCLUDE SAW CU REMOVAL REP ACEMEMJ CAPPING. AMD /ON COLD PLAMq. AS NEEDED. 0. ALL -MODELS AND VALVE 801 F4M0 TALL It AWUT[D TO FINAL DIVIDES AFTER PAVEMENT INSTALLATION 6 CONPLLI[D. 7. ME CURB TALL a EY04p P STRIPED SIIONINO M UTILITY SERVICE LATERAL LOCATIONS AS FOLLOMS: -r FOR S[WEI, or FOR OAS, NO •C FOR ELECTRICAL POW". IN THE CITY OF LA QUINTA THE RETREAT AT THE QUARRY TENTATIVE TRACT 28650 �r f. A C • � , IIII■, - p � .� I STRIPING AND SIGNING NOTES PU gam POLL N mR a mumaE1 MINT K SwOMO PmEA106 no NAX DIO O6INRIOL LATEST miP. NO "YORK man irmw "O MOM NO TTNam NAWL UNLESS arlowu fEOO. I LOAM Imm. aARD PM KM d"M. NO SOIL L poom MDm1. Pau (8Ny W K tow @LO a 141 cxmn T AM1 aIO TIAAIINO 9KOFUTIM -0 TAR V&Mm RM6 1 MOOD ULDM POLL MIDI On -ONTO /T17R1 W CDT IAenoP M (RO) m -1015 O WK wwamm Am WRA or CRY fn)cu OR OOuMIP ROWOS am Im O CITY TWCU I. M6m YWOET am PALL OEMM O K vramm a St m O or K TOR SNOW f[OG104 oMMllp PATMDM omm MADE MR PWOEM -MIS PPM m roll" O K PWO 0 M NCRDI 95-tod O K am fNONO VCWIDW 6 Dpmm we SIT gory AOtPA FOR P-U M umn T Rot TIOO ONO 41a1m WMu a aP[LD a IA MAIL M 41t000[D wm M wm COLS NO You omm O %V" W3 ENTITLED MWM Marc STRIPES AaD MOON ■NIMMS M f[OO a M TOR EPon PIOEAtm A W T1wm fRMO NM P•A7UI UWRM MINT RA® PAAIoOM W1W IIMI m nn P aDN1r: MAR'4 A IOU a M MMT IMMO ICI OWN 04 M PINT POLL M NIKKO IN on "CRASIR P at O . I. 000 MOW RWOM MENTION PINA N ON tOO Mlles K IOM w 00 K OORVWCMR SOLL ME AL PROtnm RmMNY O OOL Plow F me SMA MOGTIr Imam O K omism 00706 K RNm MOMMA MOW K SMONACIM POLL N WAMMT woo O IIpw "WAD P mowpo l MOPE A sma PARDIOM PRAU TOIATAM TION NW^ ap606 POLL N SEAM RUN WIWI PM mMaum O TOP 3034 of K TMMIO fmrt'AS06 SOME) MIAMI RQAIM FRO 100 P OIMMC =0 LOOM 901 R FULLY ON= m M APTRT M o AINR P IMLO LM 9"E TIM COMPLETELY ONAOMl6 M DD L870 FOR, 1. ALL S06 RIVAL OROR O KOM WL OTMRED *$== WW 4 PEceO M M TAR TTM0IRO fmPOV06 PW !Wl N AUMC10L® SMW 400" USPO MAN MMISn PAVE 941110 nM >• 11 So PwTmTK OOA A• P N QM (aw- ALL 906 PALL R AOATIm M fW m PTO FAROO6 omwm POLL 16M1 ROOM P6 N0 MITI PDT K 90 90 POP m1O U w ?I= M6 LAIRS oeOMd um 10. 10 move@= OUR SEOm 4111. P M IOM 6 IN M1 AREA 04M 6 LOOM[ P NERMWAT POLO N WORK. O OMM PRMLAPAa PWAAMM CD"W= POLL OIWOC1 LPOOOPD JUM AM >A M I�OD -An -.111 NO OR" M6 MOMM OON1INa1IOM WALp M MINI SO PR (M N01P6) RIP O mwIOOW MM I= TWAT Pp[IINtD M Cam SURFACE IT T"P M EMX 9ML R AFRIM IN CITY 004MG OEPMfWM MWI O APMfApI O POMOI PONT. CONTACT K Cm OOCU M WMTWM M HIM Fm1 O U w. It STEEL 9w POS1S A61glm a COMMIT MOW SMALL K 06TALm N LYE ILEM UI O TADU[ RDIAWOM. mm MA TAY[ TS 9MLL If 1 If OE7Q11 Slm RDP016 Ann M POST. INDEX MAP SCALE: 1'.W' I IF CURB 2R or c•c C J AC P-4mm 4 1/T AB TYPICAL PRIVATE INTERIOR STREET SECTION LEGEND EXISTING GRADES e' CVNM- I ir ! r CURB r CONCRETE FLUME FINISHED SURFACE . . . . . .. FS CRUSHED AGGREGATE BASE PER CITY APPROVAL SEE GRADING NOTE 16. TYPE A -6 CURB PER RIVERSIDE COUNTY SID FLOWUNE . ........ FL R 3 /WAR r 1 -12 200. MODIFIED AS SHOWN. GRADE BRC.IK .. GO 15 LF. P 1,305 NIGH POINT HD T 1. '.Cr URFACRO INVERT .. INV I L- 3/r LIMITS OF GRADING. 261 S.F. ®B IN 5��PHAN� SYMBOL AND a BLUE HANDICAP STRIPE. INSTALL 3 EA SIGN AND POST. LOW POINT .. .... . . . .... . LP 3 /4W,P _ C TOP OF CURB ...... .. .. ..... TC ()CONSTRUCT CONCRETE PATIOS PER DETAILS SHOWN ON ARCHITECTURAL PLANS. ®INSTALL 46 - EMERGENCY ACCESS GATE PER FIRE DEPARTMENT REOUIREMENTS AND FINISHED FLOOR ...... ...... ... FT CURB�CUTTER DET�L %- PAD ELEVATION ......... ..... . PE ()INSTALL lIP THICK RIP RAP PAD OVER GEOTEXTILE FABRIC W/ 17 STONE. 32 S.F. ®REMOVE EXISTING CURB AND GUTTER. TOP OF WALL . . . . . . . . . . . . . . . TW N.T.S. TOP OF FOOTING .. .... ...... ... TF LA QUINTA GOLF PROPERTIES KARNMO AND ZGNNLC CWLW CE: TRUCTION NOTES QUANTITIES 411 CONSTRUCT MINIMUM PAVEMENT SECTION OF S AC PAVEMENT OVER 4 -1 /f THICK 49,950 S.F. CRUSHED AGGREGATE BASE PER CITY APPROVAL SEE GRADING NOTE 16. 02 CONSTRUCT DECORATIVE PAVEMENT PER DETAILS SHOWN ON LANDSCAPE PLANS. 7,230 S.F. 413 CONSTRUCT ' Y THICK PC CONCRETE SIDEWALK. FINISH PER I.170S.F. ARCHITECT'S REQUIREMENTS. (CREENBWX CONCRETE MIX 520 -C- 2300). y�y'� oayESS/ °� N lAaaT L y / /fY T� N•. 12593 ip s T} 4 3/PJTmD J} cm, �E: Yr ��OF IT OCONSTRUCY 2' WIDE PC CONCRETE FLUME PER DETAIL SHOWN ON SHEET 1: (OREENBOOK CONCRETE MIX 520 -C- 2500). 15 LF. O CONSTRUCT 6' WIDE PCC CONCRETE CROSS CUTTER PER FW. CO. STD. 209. (GREENBOOK CONCRETE MIX 520 -C- 2500). 1,305 © CONSTRUCT PCC CONCRETE WATER FEATURE PER DETAILS SHOWN ON LANDSCAPE ARCHITECTS PLANS. 2 EA OCONSTRUCT 6• HIGH TYPE 'D' PCC CONCRETE CURB PER RIVERSIDE COUNTY STD. 204. (GREENBOOK CONCRETE MIX 520 -C- 2500). 2,030 LF. (I)CONSTRUCT MODIFIED TYPE A -5 CURB AND CURTER PER RIVERSIDE COUNTY STD 200 AND DETAIL SHOWN ON SHEET 1. (CREENBOOK CONCRETE MIX 1,210 L.F. 520 -C -2500) CONSTRUCT 6' WIDE PC CONCRETE RIBBON CURER PER DETAIL SHOWN ON SHEET 1. (CREENBOOK CONCRETE MIX 520 -C- 2500). 261 S.F. ®B IN 5��PHAN� SYMBOL AND a BLUE HANDICAP STRIPE. INSTALL 3 EA SIGN AND POST. Ioplum r SOLID WHITE LINE. ®CONSTRUCT MINIMUM PAVEMENT SECTION OF Jr AC PAVEMENT OVER COMPACTED 1.290 S.F. NATIVE SOIL FOR EMERGENCY ACCESS. ()CONSTRUCT CONCRETE PATIOS PER DETAILS SHOWN ON ARCHITECTURAL PLANS. ®INSTALL 46 - EMERGENCY ACCESS GATE PER FIRE DEPARTMENT REOUIREMENTS AND 1 EA DETAILS ON ARCMMECTURAL /LANDSCAPING PLANS. ©DEMO/REMOVE EXISTING WROUGHT IRON FENCE. 46 L.F. ®DEMO/REMOVE EXISTING WROUGHT BLOCK WALL 130 L.F. ()INSTALL lIP THICK RIP RAP PAD OVER GEOTEXTILE FABRIC W/ 17 STONE. 32 S.F. ®REMOVE EXISTING CURB AND GUTTER. t72 LF. I KM :1F ::A YY ADr SOIL'S ENGINEER'S CERTIFICATE WE HAVE REVIEWED THIS GRADING PLAN AND FIND R TO BE IN SUBSTANTIAL CONFORM- ANCE WITH THE RECOMMENDATIONS OF OUR SOILS REPORT /XXXXXXX. DATED XX /XX /97 SUDDEN ENGINEERING 5782 STANTON AVE, SURE E BUENA PARK. CA 90621 DATE rTA LAOUIN� _ AVE PGAWES�T -/��\ E CAHUILLA ( \ AVE QUARRY / PROJECT [AV 62 LOCATION VICINITY MAP N.T.S. DATE vnuergrouua service EuerE, e Call: TOLL FREE 1 -800 422 -4133 TWO W018(In* DAYS RFORE YOU p0 V= OF BCARN103: THE "moI� .D :U77E.YEBi� %I�3. RE N�RDSD F RN'ERSIOE COUNTY, STATE Or 6WFTIFNtA SHOWN PREPARED UNDER THE SUPERVISION OF: RICE No. 42593 EXP. ) /31 /ao DALE JERRY L MILES y�y'� oayESS/ °� N lAaaT L y / /fY T� N•. 12593 ip s T} 4 3/PJTmD J} cm, �E: Yr ��OF IT KEITH la^OWOao• DITERNATIONAL -." �"°'� INC. -� PAW DOW DIVISION MM•rNq•INN.1 nM�AA`w�'rA x;304= m °Nmll CITY OF LA QUINTA D JLM �- CHECK: DATE: X'S. OCT. 197 DTIO NO. KM :1F ::A YY ADr SOIL'S ENGINEER'S CERTIFICATE WE HAVE REVIEWED THIS GRADING PLAN AND FIND R TO BE IN SUBSTANTIAL CONFORM- ANCE WITH THE RECOMMENDATIONS OF OUR SOILS REPORT /XXXXXXX. DATED XX /XX /97 SUDDEN ENGINEERING 5782 STANTON AVE, SURE E BUENA PARK. CA 90621 DATE rTA LAOUIN� _ AVE PGAWES�T -/��\ E CAHUILLA ( \ AVE QUARRY / PROJECT [AV 62 LOCATION VICINITY MAP N.T.S. DATE vnuergrouua service EuerE, e Call: TOLL FREE 1 -800 422 -4133 TWO W018(In* DAYS RFORE YOU p0 V= OF BCARN103: THE "moI� .D :U77E.YEBi� %I�3. RE N�RDSD F RN'ERSIOE COUNTY, STATE Or 6WFTIFNtA SHOWN PREPARED UNDER THE SUPERVISION OF: RICE No. 42593 EXP. ) /31 /ao DALE JERRY L MILES y�y'� oayESS/ °� N lAaaT L y / /fY T� N•. 12593 ip s T} 4 3/PJTmD J} cm, �E: Yr ��OF IT KEITH la^OWOao• DITERNATIONAL -." �"°'� INC. -� PAW DOW DIVISION MM•rNq•INN.1 nM�AA`w�'rA x;304= m °Nmll CITY OF LA QUINTA D JLM �- CHECK: DATE: X'S. OCT. 197 DTIO NO. THE RETREAT �YApT•NTHE�LQ2 QUARRY - t P.M. N0. 28650 GRADING AND PAVING PLAN A PORTION OF THE NORTH HALF OF SEC. 29 76S R Mm Bi11C1YA6(: 0400 USSR (MIT ENCRS 1941 RIV. CO.) AJSOR DISC SEI IN A COIUC POST (NOT STAMPED) AT THE S.W. CORHO OF MONDE ST. AND 58th AVE. m". -64.M. APPROVED @Y: CRT OF LA OU.NTA RCT NO. 44250 E)IP 05/30/97 DATE CHRIS A VW. P.E. CITY ENGINEER LA QUINTA GOLF PROPERTIES CP33ml SHEET , OF 4 No. DATE INR. APPVD DATE REVISON5 r _:�: - -1 {• �d 9 �e r/. A _ , i „ too — — — 116020'ItN a=m — — •a.o6 — — u.eo — 3 i u�ACo :1 alt CID �9 TOM FAZIO LANE NORTH Si I A "w2wirl, 662.00• Iwe{.0 232.44• H.fo./e• I I41172glr. law g '� I VI' I I •bb Ie law 11.0 S �e m wv2al .8 E 4 r o.um o> mm q 2.00 b a � .m lr. re 6e• - m �' � b' 1600 I m � -- - -- Y •Y Ue QII 8 2v �' .1 vl \ \QMLI V 111 • U1 V i c _ r� Air 8 ? � � •b ` r f -'•ilm ry U S r IN Lf_ 7 {�m 'Im 26.00' A 1 }1 U.Ii.iJ I •{e. 601 n IS l 11 i i_ ,p� I. i e - 44.00 1600 lam '°m'_ � {16'._.__....._._— I L 32m ��J - I 9.... —� .a S -I20„ ,b It' u.6f.n v 1 ��'I•,. low ............. AWN l ....:� �.�•�:. / -1 �4 �Cr37lLA1:2•:•7 OF r:•)•� •i; 7t61l; S:7 GRAPHIC SCALE "0 �• >�sl :•:�ulrs . �!:!•Ei:1:11A1l:4t1 i:2L.�l1fC3� M•: �li:Falibii � 1 Do rCrF eAt�lr.•1}iFJl2Y_:1 x•1.4;- 3iI•l:f:7 u � ESi]r i- �1L �atili:'k'rabllE'-. ru U2aEUic!k; 017m2;u .1 N WK, . 2:7 3 IIpP37' -a a DESIGN: DRAB: RDA NO. 42393 UP 3 31/00 DATE ,�,, IH, p`�QgHy ^ ,��T E. y,��s4 Na 42593 " � ISAir MTH 50= INTERNATIONAL .. INC. � THE RETREAT AT THE QUARRY — P.M. N0. 28650 GRADING AND PAVING PLAN. ' , CHECK: DATE APPROVED Rt: an OF u auMA r PUM Doom D1vm10N �- -4•• -2 n•y_n Irr Ip \ RCE NO. 44230 DE 06/30/01 DATE ?O*1(xlfl7• (ieq >* Arr (!t{N�34411 Q14 a.HOrI Mr- LA QUINTA GOLF PROPERTIES OR ND. WS7100f SHEET CMRS A VODT. P.E. an ENGINEER \\ 2 OF 4 n a ^A \ g ol, -I T pry{ 11. ti lem V J I t P'-2•� D 3 9A ; c3i '�ov a `a iA - 1 c+t - � NIl71'4fE IS00' • � N002NItN I&W E I I Underground Service Alert Ip ^_'' THE WARM NEREW ARE SASM UPON THE NORIN U1E Or WT -r AS SHOWN ON TRACT NO. 27220. Y.0 249/I -13. Cell: TOLL 2' 2\Ll'i mE RECORDS DP RNERyOE CUM. STATE OF CAN NK SHOWN AS: NOC2CITN. 1 -800 BVICHMIARKS � 422 -4133 110 I2s�N (29U OM 1941 RA. CO.) j _. .. A", 06SC SET N A CONC POST (NOT STAWED) AT $ THE LW. 0=0 OF NONROE St. AND 5M AVE � E2LV.- - 61.930. y "m women DAY! 02OloIR YOU an ............. AWN l ....:� �.�•�:. / -1 �4 �Cr37lLA1:2•:•7 OF r:•)•� •i; 7t61l; S:7 GRAPHIC SCALE "0 �• >�sl :•:�ulrs . �!:!•Ei:1:11A1l:4t1 i:2L.�l1fC3� M•: �li:Falibii � 1 Do rCrF eAt�lr.•1}iFJl2Y_:1 x•1.4;- 3iI•l:f:7 u � ESi]r i- �1L �atili:'k'rabllE'-. / rr `L ' rL00R AISTS WK .A V BLOCK ALl rG� SL. FINISHED FLOOR TO GARAGE FLOOR SECTION -try %vwA 0ol,"m Awls • b .A i 1 A+n av p S N..OIm n 0-vt I 1 aAC[ I i ~ I � I r_e• P TYPICAL RETAINING WALL w/ ' GARDEN WALL SECTION N.I.S. I 1 ru U2aEUic!k; 017m2;u C i•iJ2 N WK, . 2:7 ESS2� �s21u•.c:;u:e. �Umw,l.IDUbl114 m!' ml:1:uuUUUA -a a DESIGN: DRAB: RDA NO. 42393 UP 3 31/00 DATE ,�,, IH, p`�QgHy ^ ,��T E. y,��s4 Na 42593 " � muar;i:2ub�u21. �l:•a�It':Iils:r.•ra Ma11CrCliiall2l1A MTH 50= INTERNATIONAL .. INC. � THE RETREAT AT THE QUARRY — P.M. N0. 28650 GRADING AND PAVING PLAN. ' , CHECK: DATE APPROVED Rt: an OF u auMA / rr `L ' rL00R AISTS WK .A V BLOCK ALl rG� SL. FINISHED FLOOR TO GARAGE FLOOR SECTION -try %vwA 0ol,"m Awls • b .A i 1 A+n av p S N..OIm n 0-vt I 1 aAC[ I i ~ I � I r_e• P TYPICAL RETAINING WALL w/ ' GARDEN WALL SECTION N.I.S. I 1 PREPARED UNDER THE S< MM40II a, ESS2� -a CITY OF LA QUINT A DESIGN: DRAB: RDA NO. 42393 UP 3 31/00 DATE ,�,, IH, p`�QgHy ^ ,��T E. y,��s4 Na 42593 " � , MTH 50= INTERNATIONAL .. INC. � THE RETREAT AT THE QUARRY — P.M. N0. 28650 GRADING AND PAVING PLAN. ' , CHECK: DATE APPROVED Rt: an OF u auMA PUM Doom D1vm10N �- -4•• -2 A PORTION OF THE NORTH HALF OF SEC. 29 T6S R7E SIB RCE NO. 44230 DE 06/30/01 DATE ?O*1(xlfl7• (ieq >* Arr (!t{N�34411 Q14 a.HOrI Mr- LA QUINTA GOLF PROPERTIES OR ND. WS7100f SHEET CMRS A VODT. P.E. an ENGINEER 2 OF 4 W g R Q MATCH LINE - SEE SHEET 4 � � i '/' ,.-,' ,,: — :5; GRAF�HIC SCY►LE — GLUBHOUSE FF = 30.60 PE = 30.0 1 k.e - 70, 1l .. WALL 1 II •i• I I wil q'l` 0 I F1 , 1 1: I 8 1 pool: DCCK LAKE: WS = ..27.00 ! I 1'I _ I • f I I BOTTOM - 19:00 _ tr 11 1L�t I \v' W r y ' I a r.,>, rpm is Imo: - `` ;,lii i � 1 a ` � ! �� (w j, i. /i ft rs __ _ �,f' >ry3�h ✓'¢t '/ ._, 1 A Pf = 34.00 ® \ A. /! I'{{� I S / � I }I I - �-D ^t O •� \c�' �,4 i IN T'" _') ♦� ., / 2 '�' I r� ' �' _ \_� ', rrmcv�r.cass it _ \ 1 '. I x ! _ t.: I(� � • =��. nr` , .�� - -i, "i y` x troet a- 3 r $ I - -._�. __ ___ _ I�•`�^ •'• - ifs :,1... .f.: N,. } _ t rr • (':i• '"`s'. _ '_' ,�, 1 - - � - -- ,� urt name •� � ' �-�_ _ I 13.00 +9417.I9 rAi iLw 14 _ sF'^� — -� •.� t s Y (,A - • _. _ - • . ^ `.F{- �v .'_ _ - !' ,. \ �- 1 ---� — _ -�� .,�J i�' _ — - �r%y..►:� — . _ _.___- -' ___ .._:_ -a: 1 y fa -- 2w+ii� _ ! ( �>l. =. h \•.� - -' •l.• , '.._: -ih ,.`_ I , 10+00.00 _ - -- -' - -- ..._... _ — - - ;� +00 � 1 __ - �I -- ''-x'41 � -•.- � i -jI,L! (_ I 52 ZP 14 29 7.1 RT ' I 9 i s I I �♦ ti I � I � �.( it I ', / � .�- r`\ : -. � -' a -' - - -- - _. __ - '__ � Underground Service Alert 1`REPARm UNDER THE SwERASO33 OF: DESIGN: GRAM THE Wr RIS KREON ARE eASEO UPON THE NORTH uc Or ., rssr,� :2 "" CITY OF LA QUINT A Call: TOLL PRU � a MINW STATE OF r.e 249/1-13. RIIA -1 �O �Y C. Y� �'+l a °ti'"`• AS NW2WIYW. RGE NO. + :593 ExP 3/31/00 ORTE THE RETREAT AT THE QUARRY — PM NO. 28650 ,� L WU3 Na +2593 , II4TWATIONAL .. 1-800 CHECK: DATE. °DS 1241 ' APPR94D BY: arr OF u OUNTA INC. � GRADING AND PAVING PUN IEO 1 291 FNpR 1911 T OT I. IMAM 422 -4133 Oac w A coMC Posy ((wr STAMT+tO) At p� o9scrrr DIVISION -.0 A PORTION OF THE NORTH HALF OF SEC. 29 T6 R SBbI THE S. W. ODRWR a MOMROE Sr. AND Wh AYE, c1v\. tltv.. -U.9sa w. aTt n+rt. DATE Ra NO. +.:50 oa 00/30/01 DATE rx\3 oR w, cvss3m3 nFO 1RORwMO an Ot /0R[ You op Rv,txxv+cts REVISIONS CIM A, VOGT. P.E. _ CITY DATE 1"""'""'""'"""' LA QUINTA GOLF PROPERTIES SHEET 3 OF 4 I �t a d s s S Q :,• I I GRAPHIC SCALE �. \\� \ p° • . \ ELI ,P i �'` -., � • .1•, :\ .V ' \. �ffi. I I JI- I"' ! 1 cod. / •Y4�,e -\ �,',�, I '' - .. I •1.111 � 11 1 � �I I I 11 \ ' I 7�p� _ _ •- ... -. .. �� I. I \ I ! u•rs.m 1 I I � i I ,IS �� /55.73 �� 1� _ � �r � •' ( s I :.�i \ / sl ., .,:� `� .:0.34 1A V 19 b TENNIS COURT suw•a ao r,Hl vo1 1[QWl RMSMOSPE :; 4K 1 I I \ - 41 � I _ ( 5 I ! •I II 2L�A II s 1 , 1-? 4$ `•\ \ ra .- 11 Or. w•rtiL � r �- ..I�' �• a .j' , •e ', , j `` I — �• � �. \ � CLUBHOUSE J iAKC: w5 = 27.00 PE = 30.00 /' BOTTOM-.;: 19.00 I t 1ewe.e7' TOY ZAZ10 LAME r _ ' _10+00.0k ENTRY DRIVE Underground Service Alert 6M OF HATCH LINE - SEE SHEET 3 BARED UNDER THE SWUM" OF: THE BEWNCS REASON ARE BASED UPON THE NORTH LIME OF pLlif EUr =� CITY OF LA QU I N TA Call: TOIL FREE RE DSO f RIVERSIDE CO�u M STATE OF Y 9 •pp 5573p RCE Mo. uss3 EIIV 12/31/00 as �'o�°yr L v `ff KEITH N ki THE RETREAT AT THE QUARRY — PM NO. 2865( 1 -800 BoeGnwecl II�ITERNATIONAL -422 -4133 �0VED� C" OF LA D`""TA �:SV3 - INC. Vie,,, GRADING AND PAVING PLAN "W" USER (2pU E71GAS "'P RN. C0.) 4 inlnmo THE S.W. olsc sEE 5N A ONC "'POST (NOT ft AVE AT u� suurm s �--.- A PORTION OF THE NORTH HALF OF SEC. 29 T6S R7E SI 114 S. CORNER OF NOIetOE St. AND SeU AVE. `Ii CIV1\ , °�'- -eA• ND. LN,E INR. °DATE CH Mo. YW. E"P 0e /30/05 DATE awl` LA QUINTA GOLF PROPERTIES I" M'01110110 DAYS BEI'ORE 1'01! Dp REVISIONS CIeeO A vOGT. _ E CRY ENOMEER • ru fsol � DESIGN: DRAFT: CHECK: DATE: oec M0. —C SHEET 4 OF 4 tom°/ EMPLOYEE P RKIN6 - .. vyu J,/ 1 Am : I -- - -- -- i r. lik T1 I C= \ �n - I rA171' CURT \ I. a LOT I lu - I Ln s'ooN / dyi.i3' 9.1� s P 5PA aj LARGE I i' wseaTOO -T I Z / \ B 'POOL 1106 S.P 1) � \I I C W C_� 1. ! i A' fi I DE .. GKs0.40 I - _ ,E%ISTIN6 CLUBHOUSE 51TE - - ItiR l / ) ,,ry�, -/ - m g \� C.OTTA(se I �.. PP-94.00 ry m �... r m � TER 1 _ �\ EX HM I' FUTURE vEVEL.OPMENr PeArUae � � ` .;\ T- €~ ��`AM� I i t/ 41 - x9,909 SP PP•34D0 I —T- AUd AT E) A— REA C ALGUL.A. _ TIONB: LOT 2 4GOTA6e a `OT IN AREA BUILD- /` HARV56APE AREA 49,698 SP - \ - II '�0 b•' 1 1. 11 t� ( \ LAND51 -. AREA: 49,4Oa SF. y't \ 6 TOTAL PROJECT AREA. 96,169 $F 14_ P I � '. '; / x0'.0• Ir \� - �l U.,k ✓�y _ I _ _ THE RETREAT / N09 °99'4T'E E LOr �� V it 65 5,F. I 60Ei'SF._ .' —Y.. aao, - - „ _woo °aol5'ry A" T L A ....- 0- U ! N T A v EMERGENCY 6A,E I MAI Y' d l 1, py,F,'. 4. 'F ll,,-,i,�-- 9 — AG .E �I �. I Marsh A Acgociate>:,Inx I CIS s. -'ARCHITECTURE- PLANNING• INTERIORS U - - -A �..._� . L .A . �... . T - -t "�' I - - i-- Tha Ouer ® ®al ®YC• vlll ga Pre. 4. ooe. 5n11e 108 I _ _ �.ryT �c_.aYtrH - llv *'�,f S'T7: -1c� _1' gree.vo.g Plllega C.I.euC. gtOil PROJECT 51TE PLAN- 303/114.44,1 ggT /g,..kag,Par x Beall tlgil Anll ®anl. <a. NO Lvm, r-LOOR. PLAN SrA E3 p1 in I A • Marsh & Assoclate%liac. IRCHITECTURE-PLANNiNG- iKTERIONS 795 C." p ....... 1— 9.19, Sol Cal. re d. si a 01 103/216-6441 10]/198.6.599.x ol ::A ! I��®IN6 F1001� PLAN THE RETREAT THE UARRY A T L A 0-U I N T A Marsh & A s soc ia tes , Inc . ARCHITE C TU R t-P L AN n, N G - I.S 7 E R I o R S 5 . It, 102 717/799.6111 3.31 296-646t f.v I .Ill v I"'., to ..1.14 PARAPET I To. RIDSe +Tbo M MAIN FINISH FLOOR will LI'li WEST ELEVATION 7C23 _T_O. PARAPET ,vT MAIN t_lNL5H FLOOR - - - - - - - - w. T O. RIDGE gap. o _TO. RIDGE _0. RIO&E INA % - IN laia IA To. RIDSe +Tbo M MAIN FINISH FLOOR will LI'li WEST ELEVATION 7C23 PARAPET 1r I +E_O BEAM (T P.) V` MAIN 21- 2410 11-21W 11 ?ISD . PI NISI JN ®RTH ELE \/ AT 10 N TO PARAPET O -ter _T_O. PARAPET ,vT MAIN t_lNL5H FLOOR - - - - - - - - w. T O. RIDGE _TO. RIDGE _0. RIO&E PARAPET 1r I +E_O BEAM (T P.) V` MAIN 21- 2410 11-21W 11 ?ISD . PI NISI JN ®RTH ELE \/ AT 10 N TO PARAPET O -ter CULTURED STONE VENEER rlP 2 PIECE MULTI -COLOR BARREL TILE T P • - - A.A.W MAIN t_lNL5H FLOOR - - - - - - - - w. id v v CULTURED STONE VENEER rlP 2 PIECE MULTI -COLOR BARREL TILE T P • - - A.A.W - - - - - - - - - - - - - - - - w. INA % - IN laia IA -7-: 10 H '12, Ma M N 12 ign MEMO: IRS EAST �r=Lr=\/�ATION &-ALB, a/lb, . V-0, TO ,7 _T 0 PARAPET T.O. RIDbE Ila,: I T 0 PARAPET - I- - 0 4111101 1 _MAIN FINISH P�pOR il*� 9PA BUILDIN6 5ECTION W Y.O. PARAPET - Li IL 01 - T.O. P !Ml ILO FITNESS R OOM 6ALLERf CONFERENCE ROOM F -0 67 rl _0 27, Flo-ID il*� 9PA BUILDIN6 5ECTION W >C Y `a c GEADING GENERA NOTES 1. At 172 SMAL BE BORE N MCMMM OTM THE STANDARD WARD O T-0E CITY W TA ETA AND W STANDARD FOR ACK, LAIM WOOL. AM DOM ST ND SPECIFICATIONS m N1, LATEST WOL L WE SNAIL COURT All A8 OMM BY %a OT OF W DICITA W ODOR 1 WE LOAM O COOING Lmom owm ARE smm O AN up=mw my GET. WE emimm PAL I E EXACT LOCATION OF ALL mm UTUIZI BEFORE CWM= mm N Ams to BE RUT WIMM F07 ANT AND ALL D�� WKW X79 H By US FA4UN W OfAMY LOCATE AND - ANY 00 ALL UM1RE3 4. THE CONTBACf� SMALL _98 FOR THE SAL T W RELOCATION O ALL ABOAAR9Y, AND OAR[ Sm S STUDY NNE SXBD Ull MUM OFFIRM M& TYFE AND LOCAIOI PULL BE APPRIM BY WE CITY ODOM MNIX STRIPM LEGENDS AND PA 1 OARSM rRE "LOCATE SMALL BE APPROVED BY RE 019 Dom S. WE O)R"mm PULL MOT 0571.03 MORG SIDNEY MORIMMENTS OR W= dam RoTDI FBI DE PLAID, OR TV" OLD= MIN$TRACTOA. ROP6vAL AM REPLACEMENT 9LNL BE MADE BY A REGISTERED On OMM ORE AN R.C.L. PAD= DOW 31,982. OR A UMW= LAM SUINTI P OEY, f.11 +�v a THE COM>aACTOR 9W1 ABAFT OE CITY FlOUC MRS DEPARTMENT 44 REAM FIND 10 AIRY ORAL . DMUSTORO 01 CLEARIM AM EACH TRADE OF CORST ION AT (720) 777_1075, AM 48 MOM PM W TEMPORARY DRAMOR ODNTAA 94A LL K FROVOCII W PAIMPT POMM WATER AM OPIUM 10 AD AMNI PTOOITY. - ID, ftP WERAI�IS AND O�QEM Cr 1 BOOM OR "PIT NU O WOMAN COUNI.CT SUM LE MT W✓05 BEM AS FOUND, OC70M 151 RI APR6 AM I A9 -MAY T,w AM W 51"' PU &RMAY B W AN T0 S W m OAT 141 ID SEPTEMBER .WAR ATHDAT -GROAT NOD AM TO 71.0 PO SAVADAY 107 AN TO 907 R l O01 (MALL O PRINFORTED AN VAR ON SWITAY W FECAL FOUDAY. 11, AFTER OEARNO EASING (DOM SMALL BE WAVIED TO A MINIMUM O D' ON WE INFRE 9TE W AS RECOMMENDED BY 40.5 ROBOT. It IMMAA/n al AM fU SLCPES • L 1. - 11 PAM SNALL BE COMPACTED N A MUM O ODAI Q AOq. DERDTY PER AST.U. SKINRCATIOU AM AVOR tENTICAED SOU BOOM 14. TRADING PAD CRAIRMI 91ALL R ffi DRAINAGE SWAU3 BALL IRA 08M O aJ OMP AND BE COPISMIC10 A O F FARM OR TOP O OR OR FAIL HAS MAMIAM ROPT OF DORM PULL O (I= 13 ALL /ILLS &All O CDISPACI[D 10 A W&M OF IOET' EW) PERMIT O WATIAN COMMIT AS ==BY= VJL= COME SEC XRO DR vE9OM A Y OE A APPRUM BY E OT EMM WVMM N tt AVOIDANCE UT Y CCOC SEC. 1207 OR ENALENT, AS OR BY I E O 10. ALL STRM SEC9XNS AN IMITATIVE , DE UNORAM SECTION O Y AC /4.3' A.D. ADOIRMN 9A TEST OAT O 98O1$D AFTER KIM O A601C 10 MIEFFAME U40 SECT= REQUIREBERM OT EMSd6N 70 APPRM FWAL STREET SECDOI - 11, LLICARCAD O TOLD DENSITY TEST SHALL BL DETERMINED BY THE qBL DOW ON ' IOVM AM" APO 9NN1 O SOiVDIERt N BOTH TORIANtAL AM VERM% 7 TO FROM N PNTAfK %SINO O ALL FILL PLA.®. TESORO N AREAS O A WRCA NAT1� OF SPECIAL 9fA1 98 N ADDMM TO K MUM MINCIESENIARK umm Ra ALL FACILITIES, OM LATERALS, PULL BE N RAM AND N$ECRD FROM TO PASG. MAMMERML PTf ND OPTED TO RE SLW.R, WPHR. ELECTRIC, CAS I" 19. OE FNAL UIUT Lq BASEL REPORT FROM THE FRUCT SOE DIONEUT PALL CICLUO AN 4PPROIAL SUMMERY MAT RE BAMU IS SIATAEIE FOR THE WIDENED OIL A RE FINAL OWAC141 REPORT Am AMMAL FRO4 I E TOLD ENGINEER SMALL CORITAN TIE IttE O FEED RISING . EA04 TV POLL LE IDENTIFIED DM OE OEM Or ONA I E WIEAO DENSITY, SARD COME OR ORME APO AM SMALL BE E0 MOVED FOR IRON 01. 91"=l mmm CUT" Mwwmnm SMALL H COOLED TO VERIFY RE A®AACY or BO MA ONDn OWKA MOT By OR FAD WISDOM. 21, ALL TPAKLLR PAYS OUST O CLEAN DAY Or All OAT. OID AND DEBITS UPWARD OI REn AS A RESULT O OE GRADNG OFIEFARCIN GLAWO D TO H CCITT M THE SAI19'ACTION O WE - am f It TAO% IAW AM MOT PART O RE CUDCAI PEANI ROUT FOR SEPARATE OAIBFO FERMI. IN THE CITY OF LA QUINTA RETREAT AT 'rHE T THE `A T INDEX MAP SEALE: I' -GC PLANNING AND ZONNG ODMPL - TOM FORT BBUIROI 0 SAM DIRECTOR GATE I TRUCTION NOTES QLJA_ NTITIES OCONSTRUCT MINIMUM PAVEMENT SECTION OF T AC PAVEMENT OVER 4 -1/2' THICK 49,950 S.F. CRUSHED AGGREGATE BASE PER CITY APPROVAL. SEE GRADING NOTE 15. - (I)CONSTRUCT DECORATIVE PAVEMENT PER DETAILS. SHOWN ON LANDSCAPE PLANS. 7,230 S.F. - ®CONSTRUCT 4' THICK PC CONCRETE SIDEWALK. FINISH PER 1,170S.F. ARCHITECT'S REQUIREMENTS. (GREENBOOK CONCRETE MIX 520 -C- 2500). FLOMNNE GRADE BREAK - O CONSTRUCT 2' WIDE PC CONCRETE FLUME PER DETAIL SHOWN ON 15 L.F. . SHEET 1. (GREENBOOK CONCRETE MIX 520 -C- 2500). URFAC INO ® CONSTRUCT 6' WIDE PCC CONCRETE CROSS GUTTER PER RIV. CO. STD. 209. - (GREENBOOK CONCRETE MIX 520 -C- 2500). 1,305 © CONSTRUCT PCC CONCRETE WATER FEATURE PER DETAILS SHOWN ON LANDSCAPE ARCHITECT'S PLANS. 2 EA (2)CONSTRUCT 5' HIGH TYPE 'Cr PCC CONCRETE CURB PER RIVERSIDE COUNTY STD. - 204. (GREENBOOK CONCRETE MIX 520 -C- 2500). 2,030 LF. ® CONSTRUCT MODIFIED TYPE A -6 CURB AND GUTTER PER RIVERSIDE COUNTY STD 200 AND DETAIL SHOWN ON SHEET 1. (GREENBOOK CONCRETE MIX 1.210 L.F. 520 -C -2500) CONSTRUCT 6' WIDE PC CONCRETE RIBBON GUTTER PER DETAIL SHOWN ON - Q Lp SHEET 1. (GREENBOOK CONCRETE MIX 520 -C- 2500). 204 S.F. ® PAINT -5' X 5' HANDICAP SYMBOL AND 4' BLUE HANDICAP STRIPE. INSTALL 3 EA _ BLUE HANDICAP PARKING SIGN AND POST. PAINT 4' SOLID WHITE .LINE. ®CONSTRUCT MINIMUM PAVEMENT SECTION OF 3' AC PAVEMENT OVER COMPACTED 1,290 S.F. NATIVE SOIL FOR EMERGENCY ACCESS. - - ®CONSTRUCT CONCRETE PATIOS PER DETAILS SHOWN ON ARCHITECTURAL PLANS. FINISHED FLOOR .. ' . ®INSTALL 46 ' EMERGENCY ACCESS GATE PER FIRE DEPARTMENT REQUIREMENTS AND 1 EA - DETAILS ON ARCHITECTURAL/LANDSCAPING PLANS. - ® DEMO /REMOVE EXISTING WROUGHT IRON FENCE. 46 L.F. ®DEMO /REMOVE EXISTING WROUGHT BLOCK WALL, - 130 L.F. ®INSTALL 1B' THICK RIP RAP PAD OVER GEOTEXTILE FABRIC Mr/ 12' STONE. 32 S.F. O REMOVE EXISTING CURB AND GUTTER. 172 LF, . � CUFN- 0� - I S CURB CONCRETE FLUME EXISTING GRADES - ''C - TYPE A -0 CURB PER FINISHED SURFACE FS FL 6 RIVERSIDE - RIVERSIDE COUNTY STD 200, MODIFIED AS SHOWN, FLOMNNE GRADE BREAK - - GB HP 1 /D'R T- 1_1t R' W D'Ct URFAC INO HIGH POINT I R. L—3/ E INVERT ..... .. 12 -1/7 LIMITS OF GRADING Lp T LOW POINT TC TOP- OF CURB - - _ FINISHED FLOOR .. ' . PE ' CURB�GU��ETE PAD ELEVATION .. . , . .. . .. . TW N.T.S. TOP OF WALL TF TOP OF F0071NG - -. E SUPERVISION OF: PREPARED LINDER TI+ Qp� ESS IQ1,a KErffl a„ 3/31 /00 DATE�A @aT L bA /�Yf ®®�E ��gg AAaML6DLN. " No. 42593 ATION A1°N�OQ1A° RCE N0. 42593 U€', INC. -LOM JERRY L MILES .TV OF LA GUINTA i, APPROVED BY: CTI�' EN. MR/= PALM DWERT DIMIO14 - M-9—t P J}q CIVIL � al-dOO IMPROPER. 912 10 a 7210 Km. ED. X11 06/30/97 DATE $ R CN,YF (KR a RAE (70) FEE NO 44250 U° CRY ENGINEER A . •.. 4 DIT... �i7f7!) :►�!Ii1Y.�„ B �Il�t�i SOIL'S ENGINEER'S CERTIFICATE WE HAVE REVIEWED THIS GRADING PLAN AND FIND R TO BE IN SUBSTANTIAL CONFORM- ANCE WITH THE RECOMMENDATIONS OF OUR SOILS REPORT ®XXXXXXX, DATED XX /XX /97 SLADDEN ENGINEERING 6762 STANTON AVE, SUITE E BUENA PARK, CA -90621 DATE s LA QUINTA a QUARRY PROJECT VE 62 N LOCATION VICINITY MAP- N.T.S. CITY OF LA I - A THE RETREAT AT THE QUARRY - P.M. NO. 28650 GRADING 1 PAIANG PLAN u s MO IL A DESIGN: DRAFT: JLM JLM CHECK: DATE: K.S. OCT. '97 UNG NO. GP3ml SHEET 1 OF & \ . •.. 4 DIT... �i7f7!) :►�!Ii1Y.�„ B �Il�t�i SOIL'S ENGINEER'S CERTIFICATE WE HAVE REVIEWED THIS GRADING PLAN AND FIND R TO BE IN SUBSTANTIAL CONFORM- ANCE WITH THE RECOMMENDATIONS OF OUR SOILS REPORT ®XXXXXXX, DATED XX /XX /97 SLADDEN ENGINEERING 6762 STANTON AVE, SUITE E BUENA PARK, CA -90621 DATE s LA QUINTA a QUARRY PROJECT VE 62 N LOCATION VICINITY MAP- N.T.S. CITY OF LA I - A THE RETREAT AT THE QUARRY - P.M. NO. 28650 GRADING 1 PAIANG PLAN u s MO IL A DESIGN: DRAFT: JLM JLM CHECK: DATE: K.S. OCT. '97 UNG NO. 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FINISHED FLOOR TO GARAGE FLOOR SECTION N.1.5 g 0�� 6e76.80 CCR ® ( IN rm ) ,ty0 4.07 RI - m., 1 inch < 30 IL - .i i IIQ m ■� r� to I 4 a MATCH DATE — SEE SHEET 4 " s5 6RAF HIC SCbL GIUBHOUSE K I I r f 1 UI •, I I'II�I. 7 FF = 30.50 ! h PE = 30.0 / toeh m ad n a n on rwau.'ma a r -., i KCluwvsrss.r 1 Iv I II ♦I t I � ,�y / � � i vi , ¢00 DECK- - _ J - I� }! ® 30.30 LAKE: WS =29.00 ' I L1 r r I C)� / BOTTOM = 19.00 R yE+ I n p { I psis a 3 1 —p swm� ( 7` 4 0O✓' i I Em PC r 3 00 a7 A I ' - .\ / •.44K I �® 20 FT MOM e _ _ K l _ —i T-- - -- — — — _,t _. -- -- -- -- - -- - -- —X - - -- 6 -- — X •' 1 : `, SSA. A0� ceK (er oncas) _ r . r I- _- r-" �_ \' _Ll•• C�I ',:.� I ! ` t� 7 - a, K' :t� `' \ l.-'F 1 t� 2- �" -r-� — _— - - #00 ------ `- -"b•�s^- -.,1,. — �� / \ __ _ - _ - _ .. •t t l 14+60 - _- � �� - _- -i. i k°`�•.. -- - -- -- _ _ � °`.P .�gig1 . ��.p.- i — a -�_ ' �� _ ._ � � � r/T h'°� Ss �" � '.3vH49417.28 7AZIO ILAN — ��E . � 10+0110 It- 12400 .._ i .2p, 14 I \ ` _ l Underground Service Alert =''�N CITY F LA QU I N iA l DESIGN: DRAFT: PREPARED MR R€� pp�ES51� - -� THE KOLAS mERIEWk PM UPON THE MR UNE of �� a ` -°�"" RETREAT AT THE QUARRY ® P NO. 2 650 LOT °P ON TRACT �. 2772e M.® 249/1 -13: 3 JJt /6o DATE "�' ATION Aw't Call; TOLL FREE RECORDS of E COM, STATE of CATS RCE N®. 42593 E "° 42s93 GRADING 0 PAVING PLAN CHECK: OATS j AS 20'15 , JE ' L NRES U7 LA lA19rtA � INC. -ems 1 p®plg 161' �. cl c PAM DESERT Dcv�roN `� 1 A P THENORTH Ii C. 29 T6S R7E SBW E d ®4100 _ �. CPSJ7CAAY I ® cam - 441 M. co.) - ' C1y1` ,044- .T'� LA UITA GOLF PROPERTIES SHEEr 3 OF s 422 -4133 SET IN A CONC POST (PST ST ) AT 3 06/30/01 DATE �� CN \�� THE S.q, OF ST. M 58th AVL CITY ENgNEER �. �� IWPY• AAP°'f® DATE RCE N0. 44250 Exf� EtEV.® - 64.953. - REVISIONS Ct4Ai5 A. YG4T, P.I- . . 1 .• 9 am 00 00 THE —Planning KEITH —Civil Engineering —Architecture —Landscape COMPANIES Architecture —Land Surveying Coachella Valley —Construction I Management 41-865 Boardwalk * Ste 10i * Palm Desert (619) 346-9844 * Fax (619) 346-9368 x CA 92260 2E pay E 51 kie, 7 'e ij Q Z Jii "JI, 4 0 A 'x 761-020-001 X, _Q i7 (VACANT) 1,3 `k, i1l .""Aj!"! F �`A -V 1 "40 NX, 1, N '7 1 p- 13' < A ------ 12" 2 J, I N, PROJECT ACCIESS"' SCENARIO PROJECT SITE 1.."4 VICINITY MAP I I OWNER I I 41-865 BOARDWALK, SUITE 101 PALM DESERT, CA 92260 (619) 346 -9844 761-070-OOL 761-070-013, 761-070-019, 761-070-020 761--020 002 v ZONING ox\ X6 -C HLLSIDE CONSERVATION EXISTING: H 0,mi ------ --------- EXISTING: OPEN SPACE/VA A 761.-070-014,, �7,61-001-016 761-070-018 ... PROPOSED: SINGLE FAMILY'RESIDENTIAL DETACHED AND GOLF (i ANT) VAC (VACANT) (VACANT) _U N -*9-- '13 .2!, 2,635 ... . .... OPEN SPACE EXISTING: OS L `z -,i A V, 2,, �'Z"" 761-070-015 I-V %\ (VACANT) TRA L �`RESIIPE N St i/N . .... .. of All -070-017 761 g 4 (VACANT) �6 ik I& Ile 18 us, T, "N' iis 51 i -u '"N"' 77,�_\ 14- u 7+ IN. # /17 KE 'o, 4 G '5 TIC 41 4 8 z! 'p. 'rA �,7 761-030-00 OA , 41,w/ (VACANT) _77 -PROJECT ......... . 'ENTRY A Lj,� -A, A,g A� . ...... . �i� A4 pN < tv Q1, 761-070-008 iN 4-1- - re MC NT) A x"m �Ii, 7 114,11i'll-1, , ",I " , z -7V < W` > 0,.k Rq T, 7"T �,V 1�07"U�, 7Z. 017 "j, A EX4, A < R "ES 3 v 761-070-002 t (VACANT) 'Z, 41, & 08,�,,5(y 'ti �1� N; 00\ —77775�' 77 0*1� 41 —030-001 761-030-0 if! if 1: u';: 761 (VACANT) (VACANT) 4, AoR 12 T1993 f. 1 i" C CITY OF LA QUINTA PLANNING DEPARTMENT i r. - � I : � I I � - � I I I I . I I I I � I I I . 11 I . I I I I - I � I I . I -, I --- - - I � I .1 I I I I I I I I I I I I I I - � I I ,. � I I I � � . . I I I � I . I I I I � 1. I I - I � - I � I .,"�.-� ........ �� . I � I � 11 I I . I I 1, I I I I I I . ; I - I I I . I I I I I I I � I 1, I � I 1. � � I � . I I 11 I 11 - 11 I 1. I . I I - I "I I I I I I � . I I I I I I I I � I I I - I 11 . � . I "I I- I I I . 1, I I I I I � I I -, � I I � . I 11 I � I I I I �1, I I � I 11 I ''I I � I I - I I I I I I i I I I � . I I � . I . I I . I � ,;, � � � I I I I ''. . I I I I I � I . 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I I I I I I 11 I , I I I I I I I I I I I I I I I I I I I I I I - � , I � I I I I �. � 11 I � r " I - � . ; � ,l " , � � , , I � I I � I . I � I I � 11 I . . I I . . I I I � � � �� I I . I . I I � . - , I I - � � I . I . I I 1, . . I � I 11 I I I I I � , � I � I I I . - - I I . I . � - � I � - , I � I � I I i� I I I � I I I I I . � I I I I . I . � I I I I I I I � � I I I � I � I . I I - � � . I I � I I I I . I � I I I I I I 11 . I - I I I 1. I . I I � . I I I I - � I I . I I I I � �l � I I I I � I I I � I I . I I . I I 1, . I I I I I � I 11 � � I � I , , , 1. I I I I I I I I I I I I I . I , I � I - . I I � � I I I I I � . � I I I . I - i , - � o -4 1 . . . I 1', � I I I I � I I . . I I I I � I I I . I , � I 1, I I 1, , I I � I 1, � I I . I �', I � . I I � � � � : I I I , 4 I ,-- I I I I - - 11 I I . 11 - . . I .1 I I I . I � I I I I I I I I I I I I , I I , � ,, . I � I I I I I I I I I I I I .. I I I 11 � I I - I I � I I I � I . � , � � , 11 -� � ) - I I I I I I I I- I . : . � , , , I I I I I I I I I I I I , . I I I I I . � I I . I I I I � � i . I I I 1� I I I I I I I I I I � I � I I I . . I 11 ,� ': ,� � I- . I I . , I 11 I � I � �, . I I I I � I � � I I I I . � I . 11 � I - I I . I I I I � �: , � I I I 1, I . I I � , I � I � I - I - � I 1� � I I - I � I I � ,� �, I I . I I I I � . � i - I .. I . I I I . I I I I I . I I I I I . I . I I I I I I ; I , I 1. � I I I I � x . I I I , : " .7 � . , I 1, � I . . I I I I I � I I - I I I 11 I � � I I . � I . I I � ", I � . I I I I I � I I � I � I I I I I I I I I I I � � I I I I � I I I I . I I . I I I 1� I � �. - 1, � I I I . � � � I - I � I I � " , I I I I .. I � I I I � I I I I . I I 1. , , I . I � I 11 I I I I ; � I I 1, � pftam� 1� I I % . �, I I , I I � � I I � I � � I I I � I � I � I I I I I I . I I � , I � , I- " � I I I I I I . I 11 i I 1, �, I I I I I I . � I I I I I . I I I I . I I , I � I � I I I , , I I I I I I I . . , ; , " " � I I : I I , I I I � I , I I I I I . . " I I � I I I � I � I :. I . . I I I I I I - I � . I I I . I � � I � I I I I I I I I 1, . I I I I I . I I I I , � I I I I I � I I I I I .1 I I � . �, � : � 11 � � I .1 � , , I . I I I I , � I � I I- ) � � - I � � I I I I I 1, I I e � I � I I I . I 1, I I I I �', . I I - I � � I � I I � . � I I . � I I I . I I � �'. I � � . I �, I I I � I � , I I � � I I I- I . I I I I I I . . . � I I I I I I I .1 . . I - � . I 11 � I I I I I . I I I I I , . I I I � I I � I I I I I I , � I I �, I � I I I I : � I I 11 , I I I 1, -, , � I I � - � . I I I I � 11 � I � I I I I � 11 I - 1, � � - I I � I I I I - I I I I I � � I . I . -1 1� � � I I . I � I , � � . . I I I � . I I . I � I , I �- I , �- I - I I I � I � I � I I I I I . . � � I I I 11 I I I I 11 . -1 � , , � , I I I I � 11 I I I I I : I " I . I I I � I I I I I , I � I I I I I I . I � : , I � I - " I" , - I I . I I I I I � - � I o I I I I i , I , �, , � I I � il , It I I I . . I I � � . I � I � � � I . I I �� I � I I I I I I I I I I I I � � I . � I ,� I I " I , I I �', I - , i . . ,� I � I � . I - I I I . I � . I I � � . I I I I I i I I � I I . I I : I � I I I I i I � � I I I I I . I I 11 I I I I I . I 1, . .- � I - . I I . "I I I � I I I I I � I I I I , � � . - I I .1 � �. I � I - I I I I I � - � I I � . � " 11 I I � � I I . I I I � � . I I I � � I I I :, 14, 1 11 I , . I . I . I I I . I . I I � I I I � I . I I I I I I I I � I I I I I . �:� � I I I I I �, . I I � � . I . I I I I I 1, I . I I � 1, � , � I , "I I : � � I I I I i I � , - I I I I I I I I I I � I I I I � . I I � I I I � � I � , I ll� I e � I � I I I "I , . I � I" 11 � 1, � I � I ", I I I : I I I . I . I I I , - I � I I 1, I t I I I I � I I . . . I I I I I I : , I . I I � I I I . � I I I I I I I I I . I , I . I I I - I � I I I i , � " I � I I � . . � � I " I � I I I � I I , . I I I . I I I I I . . I I I I I . I I I , I I , - , I � I I I I I . I I I . , � "I � I � I I . � I I : I I I I I I I I � I � I I I I - . � , 11 � I I , '. I II : � I I I I I I I I, 11 . I : � I � I � 1. 11 , 11 I I . " . I I � I . I 11 I I I � I . I � � I I I " ", I � I I I � I 11 , : I I . . �., I I- I . I I I I I I I I I � � I I � I I � � I . I I � . . i � , � . I I 1, .- I ,- � � I I I " I � �, I I ! I I - � I I I I . ,, I . I I I I I 11 I ,- I � � I I � I �, I I � - I . I I � I I : � I '' I I I I e � I I I I �, I I I . � . . I I I I I I I I I I ., - I I I I I - . � I I I � I 1. I I I � I . I : I I . � - � I I I I I I I I I I I 1, - I I * � � I I I I I � . I I I I I I I I , - � . . � I I "I I � I I � I I 11 I I ,. I � " I I . I I . � I I � . �� I I � I . � , , � � � I � �� 1, I - � I I I - I I . - I I I �, I I I I I I I I I . I I . I I . .1 � I I . I I I I � , � I I I I 11 � � � ; - I "I I . I I ., . I I I I � I � I I'� I I I - � . � I I I I � I � - � I I I . I I I I " I 11 I I I I � I I - I - . 1: I I � I I I I . . I I � I I I I I I I I I . I I I � I . I I 1, I I - I I I I � I I - � - I I I I I I I I I I � I I - I- I � . I . � : � I I I I � - � I I I I ,, � , I �, '� , � I I I � A I I I I I I � I I " � : � . I I I I I I , I I - . � I I I I I I I I I 11 I � � I . I I 1, 11 I I � I I � � . I � I I . I 11 � - I e I I I ., 1. I I I � I I I I 1, I I I 1, I � I I I " I I I I I I I I I I I I I I 1, I I I � I - I - . I , I I I I I I I I I I . I I 11 I . , , I � I I I e I I I I � I , " . I I I � � � I I I I , I I I I I I I I I � I � I I . . � � I � . � I I I � I I I I , I I I I I � I . . I - � I � I � � � 1. I I . . � , I I I I - I � � I � , � I I I I I I � � , , I I � I I I . I , 11 " , I : I 1, I I I I I I I I I � I I - I I I , I I I I : - I . �, I . I I � �,, I I � � . � I I I I � I I I I I I 1: �, I . I 11 � - , , � I . I � I I I I I . I � I , � I I � � I I � I I I . � � I � I I I I . . � V - - I . I I I I , ; I �- I . I � I � � I I I I I I � I I � I . � " " � � , : � I I � , I I 11 I I I I I I � . I I I I I I - I I I I I . � I , , , I I - � I I I I I I . I : I I I � I I 11 I 11 I �.. I I I � I I � I I . 1, . I I I - I I I I � , , I 11 .. I I I. - I I I 11 . , �, I � -1 �. I I � I I I I I I � I I I I 11.1 I I � I I � � I - I I I �, I I . � . I - - � I I � I I I 1, � I - I I I I I I I I �, I I I � I . . I I I � I I I I I I I � I � � .1 I . I � , � � II " I � � I . �. I I I I I I 1, I I � � 11 . ,�, I I I - I 1. I I - I I I I I I I I � � I � 11 I I I � � I I � � I I � � - . I I I 11 I - I I . � I I 11 I " . I I . � I � I ,- I I z � I I I I , " . � I : � . I " . I I . , � I I I v . I � I . I ,� � I I � I I I I I I . I I � I � � I I � , , � I � � � � I � I , I " " I , I � � I I . � � , I , I 11 I I I � , I � , � � � I � ; � i � I I I I I � I I - I I I I I � I � 11 : I , " I I I I , I I :, - . � � I I I I I I 1, I �, I I - � I � � � , -, I I " - : I I . I I I � , - - .1 11 , �, I I I I I- �, . 11 b I I I I , I � 11 I I � I 11 � I I I � � � : � , � . I I I I I � I I 1, I I , � I I 1, � 11 � 11 I � ,� � . I I I I 1, . I � I - I I I I I I I . � " I � . I L � I 1. I I I I I I I 11 . I I I I I � : , I - I I I � I . � I I � I I I I I I . I I I I . I . I . I . I I , 1. I , 1, I I I I � I I � . I I I I I . I , ,� � I � I I I , I I I I I I I � I � 1, I I � I I 11 � I I I � I , "I � I I � ': r - I " I - - I . I I I - I Pl I "I I � I . . I - � I " I I . I , � - I . 1. I I I I I � � I � I � I � 11 ,� I I � I �� I ; I I � % I I I . I I I I I I I � 1. I I I - I - I I I - I I I I I . I I I � I I I I I . I I I � I I I I I I - � � I I I � I � I I - I I I I I I I � " � , � � I , , .1 � , I , " I I I I I I I . I I I I I 11 I I � . I 11 I � � � .1 I I � I - I I I I I I � � I I I � � I I I I I . I I I � I � . I � I I I I I I I . 11 ,l " I I � �; I I � 11 I I I . I I I I � I I I � � " I - � I . I � � I 11 I I I I I I I I I I I I I 1, 11 , I � I I I i I I 11 , � I 1, . I I � . - I I I I . I I "I I I I I I I � I � - I I I I 1, I � � I I - I I I I I . ,� I I . � � � I 1, I I I I j I I I I I "I, - 1, I I 1, I , I 1, 11 I I I � . - 1. I I I . � I I I I I I -1 I I I I I . I I � . . I I . I I I I I I I . � I '. 11 I I I I I , I � . I I I . I I " -, I . I I . I I �, "I I I I I 1. I I :1 : , , I I I I : I I . 11 I I I I � I I I � � � I � I I I I I I I I I I I I I I I I I ,,, I . I I I I I � . � .1 I I I I I I - I � I I I I I 1, I - � I ': I I : ,: - � I I I I I I I I , I I . � I I I I I I . I I � I I I I I I I I . I I . I � �, � ,';, , � I I I � - I . ,. I .1 I I I I I � I I I � I I I I 11 � I I I I I - . . I I I � I � I I I I I I I I � ,� I . I � I I I � . I 11 I . I - I I I I I � I , � I I - � I I � I � � � � . � � 11 ,�, 11 I , . I I I � I . � I I -1 � : � , �, . , , I : , I I � I � , I ,, 1: � � I I I I I � , . I I . , � . � � . I � 11 � � . I I I � . I � I I I I 11 I . � I I � - I I I I I I I I - �, �, , I . I . I I . I I I I I I ,. I I I � I I 1, :� � � I I , � I . I I I I I I I � � � I I 11 � I � I I I I I I I . � I . I I I I I � I ,11 I I I I I � I I I I I I I I I- . I I I I . I . ", � I �, I I , I I I 11 I I I , I I I I . I I I - I I � I I � I I I I I � I I 7 I . . I I I I I I . � I I I I I 1, ; . I I -1 I I � 11 I � I � I I I I . .1 . I � I I � I I I I I I I I I I . I I . I I I I . � I I I I I I I I I I I . I � I I I � I I � I I � I 11 " ,� , , �. I I I � . I - � 1, I . I I � I i � , � , - . I I I I � I I . � I I I I I I I I I � I I � I I . I . � I - � I � I . I I I I . I I - , I . I I � � I I � I I I � � I I I I I � I � I , I 11 � . , I I - .11 I I I � I . I I � . I � � I % , , , : . � , , I - I � I , I � � � . � I I I I ,�. I - . I I � � I I � I I I I . I I � I I I I j � � . I � I I . I . I I - � J I - I I � . , I . - � 11 11 . I I . I . I I I I -1- - I I � . I I I , 1, I ,� I .1 I I I � I I . I I I I I I I I . I � 1, I I I , � - I I I . I I I I . I I - . , I - I I � 11 I I � I I , I I I . I I I I I - I I I I I I . I I s I . . I I I � I J�I I - I � . I ,. � I � I I I I I %� I 11 1� I I I �� , 1. I I I I , I . . , .1 � I I I �, I I I I - I � I I I I . I I � , I I . I I 1, I I . I � � I I I . � I . I � . I � � I I I I � " I I � I I I 11 : I I- � � I � I I I I I � � I I � I � � I I I I I 1� 1, � � � I I I Z, , I t " 11 I I I I � I 1, I I I I I I I I , , � I . � � - ." . 11 I I I I I � 1. � . I I I I , I I . � I � I - - I � , I . I I I I I I 1� I . - , � I . I I � � I I I I . I I I I � . I I � � I . I � I I I I I � - I . I I I . "I I ,� I I '- - I � . I I I I I I I ; . , 11 � I I . I I I I I I I I I I I I 1, � I " I I I I I I - .1 � I I I I I � I I I I . I I I I I � I I � I I 11 I 1, � I 1, I - � I - I I I I , I 11 I � � I I I I � I . . - � �, 1 7 . I � I I I I I I I I I I � I � � I I I �, - � � 11 I I � I . I I I �, I I I I 11 I I I I , . I I - I I � I I � , I I � 11 � � � I . I I I I I I I 11 11 ��, I . .1 I I I I - . I � I I I I I I I I'� I 11 I I I . I I I I I I 1� I I : I � 11 I I I I I I � I I I I � I - I I I I I � I I . I I I � � � I , , � � . I I I I I I � I I I I � I I � .1 I . I : . I ,�, 11 . I- - I I 1, - I I I I I I I I I � - I � 1� I I � I I I I I I , I . I , I �11 11 11 I �, , I I I I I ; " I . I I � . I c . I � , , , I I , . I I I . . � I I I I I I � � , I � I I I I I I I � I I I , I I I I I I � I I I I I I I I I I . I I I I � I I - 1, I . I I I I I I I I . I I I I I I I I � � I I I . I I . . , -1 , I I - I I � I I I I : I � . � - . � � � . I - . I I . I I , � I I I I I I I I . I I I . I I I I , � I � I � ,�, I- I I I I 1, I I I I � 1, I I % I � . I . I , , f . � I I I � I I I ,� I I I I I I I I I 11 I . I , I I I . I I I I I I I I . I I I I I I I � I I I 11 ,� I � I I I � ,, I . . I I I I . � � I I " j I I , ; I I I I . I � I .1 I I I � I .- I - I I � I I I . I I I I I � � I I I . I , I � � I � I . � I I I . I I � I I I I I I I I I I I � I I I " I .1 I - I � . � � , , , , � � " - " I I - : - - I � I I - I I � I I I I I I �, 1, I I � I I I � . I I I �� I I I I I I � � I � 11 " 1. I I 1. I � I � 11, . I I I - I I . I I I . I � I � " -,; , � t - I I . I � . , � � I I � " I I I I I 'I', : , I � I I I I f � I I � I ; I � - I I I e I I � I I I I . � I I I I I � ,� I I I .. I I . � I . � I � . -, I I 1, I � , - , � I I I � I � : - I � I � - I I I � I I �', : I I � . I � . I I I I � 1, I I I I � . I . I I - I � . �, I I I 1, I I I � � � I I I � I I I I I I I � �l . - 1, " , I I . I I .1 . � I- I I . � � I . I I I I I . i I - I I I �, . I I I I I � I . I I I 1, I I I I I 11 I ,� . I I � I � �: �� I � , 9 . - . I I I 4 I I � ; I I . I I I � ,� I � I I I v I , I I I I I I I I �� I - -,� � I I I I I . I � I I I I I I I � I I I 11 I - I " I I I I I I I I - I I I I I I I � � I - � � I , . I 11 e I I I � I I I . I . I � ,� I I . . I I � . I � , � " I 1, I I I I I I I I I I I i I � 1. - - � . I I . I I � I . � I � I 11 I I " I I . I � . I � � I I I I - , . I I I I I I � � . . I � I I . I .1 � � � I � I I I I � " I I � , I I I � � " I I I I I I � � I � - I � I 11 � I I I I I , . I I � I I I I � I I - I I I I I I I �l I I I . "I I I I � I I I I I 1 4 : I 4 , . � . � I I I I . � . I I I I I , I I � - I � � , I I I - � I -_ - . I I I I � I I I , I I � I I I I 1, I I , , I I I I - I . I 11 - I � . ; , � . I I I � I � I I � I I . 11 I . I I . � I 11 . � I I I . I � I 11 I I � I I � I , � I I 11 � . I . I I I I I I I 11 � I . I , I I : ',' - . I I I 1, I I � 11 I I 11 I I " I I I I I , � � : � - I � � - I �, . . I I I I - I I I I I I � I I I � I I �� I I I I 1� e , , I I I ,� � I I � I . . � I I I I I I I I I " � I I � : , I , "I e �, - - I -. � I I I i, I I �� - 11 I I . I I I I I � I , � � I . I � I I I I I I I � " � I - I I I .1 � , - � I I � ; , I I I I I I 1 17�, 1, I . � I I I I I I I I I , I . I - I I . � I I 11 . I I , I � I 1. � I I I I I I I I , I I " � . � % I � , 1, . � I I I � . I I I I I I "I . I � I . I � I . I I I � " . , I :: , ,/ � , I � I , - � I. - . , I � I � I I 1. ,e , I I . I . � I � I I I I I I I I I . � I I I I I - I I � � I . I 11 I I 1. I . I I � I I I , I I I I I I � � � I I I I � I 1, I ., - I I I � I I I I � � I I � � I I � I I � I I I I I I I I . I I I I I I . I I I I I I I 1, � . I I I � I I � I � " ,. � , I . � . � I I I I 11 I I . I I � I I I I I � � I I I � I � �, I ,� I I I � I I ,�, I I I . �, � - � , I � . I I I I � I I I I I I I I I 1, I I I � I I I I I I I I I I - I I I � I I I I � . I I I I I . I I � I - � � � I - � I I I � I � I I . I I I I I - I . I � � ; . I I � � I 1, I I I � I I I - I I I I I 11 � � I I I I I I I � I I I I � I I I � � I I I I I I I I , .1 � 'i I I : . I I I I I . I I I I , I � I I I I I I I I � 11 I I I I - . I I I I I I � � I I � I � k I I � I , , I I I I , . I I I � . - � I . I I . I . I � I I I I I � . I I I I � . � - I I , I . I I I , , , � � I I I , I � � I I � I I � I � I I I I � I � . � I I I � I I I I I I �, I . I 1 7 1 - . � I I I I , I I I I � I . I I I I , I � I I . . � I I . I I I - I I I ; � , � ,;, " I I � I I � - I I � I I " � I � I " I I 11 I �. I � I I , I I I I I I I 11 � I �t - , I , I I I I I I I I I I I � � I I I I I I � I . I � I I I I , , I � I 1, ,I I I I I I - I . I I I I � . ; I I � , I I - ,� 1, I � I i I ,, I I I I I I I I I .1, � _ �, � , , I- : , , I I I I I . � . I 1, I I I 1� I I � I � . : I I � I I I I I I I I � I I � I I . I � I I I I I I I I I I � I I I I . � . , I I I � I � I I " I k I I . - � , , I , I I I . �, . � I I I 11 I I . I I . I I I � � I � I I I . � " I , I I I � I I I . - � , � - I I I . I � I I I I I � I- I . I I I I I I . I I I I I I � I I 1, I I � �. I I I I I : I - I � I . I . , � , I I � I I o , : . I I I � , �'k, I , � . I � I I � � I I . � I I I I � I - � � I I I I I - � I � I " , . I . I 1� � I 2:, , I . I I I - I I � . I , , I I I I � I - I � I I I I I I I �, I I I I I I : � . I I 1� I I I I I I I I � I �, - I ,_1 11 I 11 I . I : I 11 , 1, I , I I I � I I I I 1, . I , - I I 1, � ,, � �l � , I " I I � - I I � , I � , i , I I I I I I . I I I I , � z � I I I . � � I � I I I I I � -1 I I I � � I I I I I I I . I I � . I I I . � I I I I I � 1, I . . I I I I . - � I - I . I I ,� I - , I I , 1, � � � , I . I I I , � I I � 11 I I : � � - 11 I I � � " I . � I I I � . . I I � � I I � I , I I I : � , � � I I I I I .� I , , I , I i . I I - I . I I , , I , . , �. � I � I I I � % , I I I I I I � I I I � I .1 � I . I I I I I 11 I � I I I I . . I I I � . "I 1, I I . - I I , . � I I � I . " I ,� I I � �, I 11 : I , ,� 1� , I- . I . :, I , I I � "; I I I . � I I I I � � I ,. 11 I I I I � . I I I I � I I I I � � I I I - � . e I , 11 I I � I I . . . . I I I I I I � � " I I I ,I, I I I � I 1, I I I "I : � � I � I I - I I I - . I � I � I I I I � I � � I I I I � .� I- I I . I , 1� . I I I I I I , , � . I I I I I I I � � � I I I � I I - I I I . , I I I � I - I I I . I � I . I I ,� I I I I I I I I � I I I I I I I I .� I I I - I � - I " t I I � 11 1, I : - I I � . I I � I I �� , � I � �� I - . I I � I . , I x I . . � el , � I I I I I I I I I - I I I � .1 I I I I � - . I I I I I I I I ,; . I . , I I . ." . . I :1 . I 1, I I I I I I I I I . � '. I . . I I I � I � I I � , : � , , I I I I I I "I , , I I I 11 . . I I I I . I I I � � � I I I I I I � I , I I I I " I I I � I , � I � , 1� � I - I � " , I � , , , I I I . . I I I I I I I I � 1. I I . , I I I I I � I I .. I . I � I � , I I I I I I I � I I 11 �z , . I I I . . I , I I � I � - , I . - . I . � , � I � I : � I � , � I I I I I I 11 �' I . I . ;, " , . , , I . - " I I I " : . ,� I I I I I I I I I I I I - I � I I I I I � I I I I � I I I , I I I 1� I t . � I I I I I I I I � I I I I � � I � I I I I I I I 1, . I � . I . I I � I I . I �, ,, , I I I I � � I I I I I 1, I I I I I . I I I f , - I . I I , I 1� 7 I I I I I I I,-, , I , I I � , I , . I I I � I � I - I I I I , I I I - I I . I I I I I 11 I I � I I " I . I I � I I � , � I I I I � I . I ., I I I I I I . I I I I I � � I I :- , " �� I I " I I I " I I I , � . I I I I � I I -� , , , I I I I . , I I � I I I I � , I I I � I . � � I I I . I I I � I I I I I I . I I I � ,� I I I I "I I I I I I I I I I � I I I I I - I I � - � I I � I . I I . I . , , I I I I " , � , , ,- , � , , I - � I � I . I I I I , , I I � I � I I I I I I I , . . �, I I I I I � I , , I I I . I I � I I � I I . I � I I � I ,, I I I . I 1, I I I , I I I I - I , , . I I I I I I I I I j I I � I I I � I I �, I I I . I I � j I I 1. I I I 11 I I � , , , I ,- I I I I I I I I I I � � . I . � , - : I I I I � I � I � . I I I � I I � -I I I I I 1, � : , - . . . I I I I I - I I I I I , . I 1, � I . , , I I I . I " " � , I I I : i I � � I I . ,,, 11 , r I � I I I I . � , I . � I � I I . , I I . � I I I I � I � I I . . I I I I - : , , I I . I I i , , , I I , I I � � , � - I I I I I I I I I 1, 'I, I I I I . I I � � 11 � I I , I I I I � ". I I I I :,. : . . I : I I � I I I I � I I I � I I I . � I I � I I I I , , , � I � � . � I 11 I I .. I � . I I I I I � I I I I . � , , �, � I I I I -, � . I I I � � � I I I � I I , I I I I I I I ,� 1, . I I � I I - . I I I I I I 11 , , - I � - I - � . I 11 I I " I � I I I I � . I I I I I I I I � I I I � " . I I I I I . I I I I � I I I � I . I I I 1 777 1 1 1 1 1 � I I . I I i I I I � I I - . I - � . I . I I I I � I I I I I I � I I I I - I I . I 11 I I I I � I . I � . I I I I I I I . I I . , I � I I I I . . I I I I 1. .1 � . I I I I I I .� - I I I I 11 I � I I , . I I I I ;, I I � , , � 11 , I � I I I I - I .1 . I . I I I I I I I � I I I I ; , � I .. � , - I I I � I I I � I I � - I � I I I 11 I I I I - I I � 1 4 � I I I � I , � I o � � , 1: � " , - I I , � I . , : I � I I � I I I I . . � I I I I I I . I I I - . I � I � � � I I � I I � I I I I I I I I I I � I � I � I � , I I . � I I , � I � i . I I , I i I � I I I 1, I ,� �, " I � I I , � _ � , I I I - I I � I I � , I � I � I I I I I � � I , I . I I I . � I I , � I I � I I . I "., . I I I - 1, I .� I I . I I �- I I- I I I � � I I I " I " , I I I - I I I I I I I I I 11 I I I � I I � � � I . I I I I . � I I � I I I I � � , I , � I . I , ,� I I � I i I I � � , .- I , I � � , , I , - ,. � I � I I I � I : , : ,� I 11 , I . I �- 11 I � I I I " I I I . . I I I . I I . I I . - I I � . I I , I . I I I I - ��, , � I I I I I . � I � I I . I I I z � I 11 I � I I i I I I I I I � I I I I I I - : I I I � . I I � I I I � . , I � I I . � I � . I I I (i , - � , I I I I I I I I � I I I I I I I 1� 1: I I � I I "I I I � � . I I I -1 . I - I I � I - I I I I � I I I I I I I I I I I I I I 11 � I � � I I I 1, I � , I I . �� , � . I % . ., I - , : � I . I , I 1, � I I � I I � I I I I I � " I . - I I I I . I , ,I . � � I I I . I � I I I I I I I I . I I . I - I 1. . . . � . � � � 1, I I 1. I � 11 I . I e , I I I � I � . I 4 - I . I " � - , � I I I � I 1� I I I I I - I I I I I I � � � I I I I I � I I I .�, I I I I I � I I I I I I I I I I ; I I I I I I � I I I � I I I I � - 11 �� I I � I � � � I I I � I I � I I I I : . I I I � � I � ,� ,� I I -11 I 1, I , I . I I I � I -� . I .1 I � I I . I I , - I I . I � � I � I I I I . 11 I I 1. I � I I I . I I . � , . , I I I , 11 � � . I I I 11 I x I � - I 1, , � I . ,- I I I I � I � I I � I I - . � I ; ,� I I - I t 1, I � I 1, , I , � I 11 � I - , ,-, � I I � I � � I I I : � � I � I I I I I . I I I - ., " I I . - . � I � I I I 1, � . � , I � I I � � � , I I � , : '- I i I 11 . - . I . -1 � � I . I I I I I , I . I I � . I - I I �, � .- . � I I I I , I I -1 FI I I I r � I I I I . , .1 , I . I I I . 11 � I I � , : � � � I . I I � I I I 1, I - , I I k , � � I I . I I � I � I I I �. I I I . . I I I I I I I -, , . I I % . I ! - , , I I I � � I I � I I � � I ,� I 11, I � , 1 1 1 1 1 1 1 1 1 1 1 1 . � I . I I . I . � � I I � I 11 I I . - -1 I I I � � , , � I , . 1, I I I I I I I " I - I k I � , � � z: � I I I I I I I . � I I I I I I I I - I I I I I . , tI I � � ", , : '� I I I , , . I I I I I I I I -�, , I ,, � � , . I . I I I I I I . I � � I I I I I . . � I � I I I I I I I . , -, . I . I I � � I .% I " I . � I � I I I I I � , � I I I I I I I 1, I � �� I I , I I - � 1, I I I � 11 - I 1, , I I � � , I . I 1: I , i 1, � 11 I ,� �- � � . I I I I I I � , I . I I I I I I . I � I . I I 1, I I . . I I � I I I I -; I � I � I I I � I I �- I I - ,� � � I I - I I . � I I I I I I , - I I � , I I I I I II . % : . , � �,- , " %, , , I , I I � I � , I 11 �.i - � I I I � I � I . I I I � I 11 � I - I I . . I , I . I I I I . I � i FI ,� I , . I I . � : I . � , �, I I I I I , � � I � � - I I I " I I ,,, I I I ��,- ,z . e � : V�l I , I � � I � I I I , . I I 1 4 � I I I I I I I � I I . I I I I � I I I I I � I � I I I I I 1, I � 11 11 I I I . . I I � I � I I I 11 �� ,� � - � � I - . I I . I I I . I e � �� I � I � � � I I �, I I , I I I I � I I �, I � � I � I I � I I , I I I I � : z I , I - I I I . I I I � I I I I � � � � I I , I � I I I I I I I . I � , � . � I I - I I I � I I- I I . , �� el, I � , ,� � I � � � I r " I I I I I I I . I � I I I I � I � I I � I I I � . . I I . � I I I I , � 1, I : � I , I I I � j , 4 " I I I � I I I . - � I I I .. I I I I I I I 1, I I 11 I : I I � � I - I I I . I I I I 1% I - 11 I I I I'll I I �, � 11 I . � I I I )�, . I 11 . 11 I I � I I �� I ; ,� I I I . � I I �, . I I . . I I I I k 11 - � I I I I..., � I I , � I I I I 11 I . I.. I � , I I I � . I I I � . I I 1, I I I � I I I I I I I � I I � I � 1, I . I . I . � I I 1, �� I � I I I �� I � I -1 - I . I I I "I I I I I I I , I � . I � , T � � .1 p I I I � I I . I I , I � I I � I I , � I I I ,: � I I I - 11 : I I I , I I I , I , 1� I : I I I I I I I � I .1 I I I , I 1, - I I I I" I . I I I - . . , , I I I I '�� . I � I - I - �:� �, , I � I I � I I I I I 1, I � I � I I I I I I E, I I I , I , t I I I 11 I I � I ,� I I I I . 11 I I I I , I I ,� - . � � ;, � I I � 11 I � I 11 I I I � I I I � I I 11 I I I I I I I � 11 I , , ; I I I I I I I I I � I I , , � I - I I I � I I I . . I , � - � I I I I I I I - I I I I I � I - I � , I . I I - , I . I o', I �- I I I I 11 I I � ,� ,, I i 11 . . I I � : I � I . - , . I I � I I I � I I � - I , I � I I 11 . I . I - .11 .11 . � . �, I 11 " �� I I I : � . I I I � I I ,�, I � � . I- I . . I I � . � :, , , I I I � I I � , ", , , I I � I I -" I � I , . I '' I �, � I I � . � I I- I I I I . I I I . . I I � I I I I I I I I I � I V, -1 I I I - I I 11 ,� I � �l � I ,� , � . I I � 1- I I I I I'll I I I I 1,� I I I ., I I I " I 11 � I � I I . I � I I I'll, I I . " I I ., I . I �, - . I . - �, " � . � % , I 11 I wl I I I I , I � I � I I � . I . � I , 11 I I � -1 I - I � . I- , - , � I � I I I . -1 , I I I I � 1, 11 1, I � ; � ", 11" " I : I I I . � . I � - � I I I I I I I . I I � I I 11 I I � I �� ,� I I � . I I o , I ) I I I I I I ,- I I I I I I � 11 . � I I I I � ,I .1 I I I I I � I 11 , " I � . I ; I I I , � I � 1, � - I .� I � I �. � , , I I . . � 1. " . 1� � I I � � I � , , � , � , I I I I � I 1- I I I I I I : . " :, , , I I � I , I I � '21 1 I'll I I I - " � � � ., I . I I I I I � I I I I I ,�: I I ,� . � , ,,'-, 1� I "I - I � I I I � I I - I I � I . I � . I I I I � 11 I I , . � . , I � I I I I � �l I . I -1 � . I I - I - � I I I . I I -11 I 1, I I I I I I � I I . I � I � I I I . 11 I 1, I I I I I I I I � I I � I I . � I I I � I I I � I I , I I I � I � . I � . : � � , , e � I � I I I I I I I I I I I I � . I � I I I I . I I I . I . I .� I � II I I � I I . I - I � ': � I , I I , : , . ', 11 ,% I I I . - I � I I I I I I � I � . I I I � I I I � � I I I � 1, I I I I I I I I I I I I � I I I . I I I I I - � I � � � "I I . I � I � I , ,,� � , I I � � 11 I I � I I I I I I i � I I .11 11 I � I I I I - � I I : �, � , I I : � I I I I � " I I 11 I I I I . � I I I - . I I I I . I I - . e I I � I - : , ,� I : ,,, . � I , 11, I I � 1� . , I I 1, I 11 I . I I � � I �, I I I I I I I � I . I . I I � I I � I . � , I . I I I I , ,� � , � I I I . � I . I , : , I I I : I . . I . � I 11 . I I I I I � I I 11 I I I � I I - I � � , I � � I I . I I � I f� I , I I , 1, ,% I ., I I I I . I I I I I I . I I , , � - � I I � I I - 41 " � I I I I � � � I I I � . I I I- I I : , � I I I - . I I I � . I I I I , I I I I I I . I I I — I � I � I ,." , � I I I I , "I", , I � I I 1, I I , I � I I I I I � I � I I k , I I . I I I . � I I I � - , I � I - I , - I I I I I I le � I : -, i �l I � I I I I I " 11 � I . I � :, 1, I I , 1, , � � I I % I . � � , . � � I I I I - I I I I � . � . I 11 11, ''. I ; , I I e I . I I I . I I , I , � : I I . I I 11 I I I I I I � I I - I 1, , " I , , , I ,� '. �l I I I I "I �, e � ,.,� - I I . I I I � I I 11 - I I I I , , I , , , , I . , , � � I .1 I 11 � -1 I , � � , � v I I , I � , � I I . I , I I I I I I I I I I I I I I I - � 11 I I 11 � I I I I I r I � I I �, � I , - , , , - I - I I I I I : I -1 I � I I � I I I ,� I I . I I I I . I : � � .1 I I I I I I � I I I - . � I I I I . I I 11 11 I � ,� I I I I I I I . I I I I . I . � I I 1, I I , I I I I I , - I � � I I I I I I I � I � I I I � : I . I I I � I I , I , I I � I I I I I . I I I I I � I . I I I I ,- L � I I 1. I I I I I I . I I � �, , . 11 � . I 11 � I I , I I I I . . , � I I I I " I 1, , , , , . I � � � � . I I � , � ,I I I I ll I , I I I I I I I I I � I I I I I I I . I . I 1, I I . � I , , , " I , , I I 11 I I I I � � � I I I . I " . � I . I I I � �, I - , � I � I . � 11 — 1, . I � - ,� .11 I I � � I . I I I I I I I � I ''l - I I � I., . I , - I I 11 I � -" I I r I , . I � � ,� � . � . ; I �- I I , I 11 , I ,, .1 I � I I � I 1, I I I I I " I - I — � - � " - I � � � I .", :11 . , � ,,, r :11 I I I I . � :1 � ; I I I I I A I , 11 I I I I � I I I I I � � � I ,� I , I I I I , I I I I � , ''. 11; I I I I I � I � I'll I I , " I'll I I � I . I : I I . I I I � 11, , � I I I . z I , � - � . I I I I I � ; � I � I � � I I I I I � I . I , . � , I I �� I , , � I I 11 - . � �. � I I i I I I I I � I I I I 1, I I I I : 11 I I I � , I I I � I I . 1� I "I 11, 11 I � . I I I � . I 11 1, � � I � I I I I I I . I � I I " I I I I - � I I � I I I � I I � I � � I 11 I � I � - , � - I I I I I � I I I . I I I : � 11 . I I � , � 11 I I . I 11 � I I . I I I " . - . I I I 11, I . I � I I I I I - I � I �. I : � , -1 . 11 I I 11 I , I � 11 I . I � I I I I I I I I . I 1� . I 1�1 I I � � I I I � I I I . - - . I I � � I - � I 7 1 I � 11 - I I � I I � I :11 I I I � " I I � I � . - I : � I I I I � I " � � 1. I � ; I - , , I I , I . � . ,, , ,,, I I � I I I . 'I, I I �, I I , . - ll,�� - I � ,�2 I 1, I � I � I � I 11 I 1, I I . I 11 � . I I - I 11 � � �. � I I .�, I � I I . 7 � I I . I , � , '�I, ,,� I I '' I .1 I � I 11 " . I I �, . 1, � - I 1 . I � I 11 , I . 1, � "I I 11 �, , I � I I . � . I I I I I I I 11 � � � I I � , � I �� 1. .1 - � - i . I I .1 11 . I I ,� � I I I � � i I 11 I I I I �� I � , "� I I � '. I 11 I I I I � I I I I � I 1� I I I I � I 11 I I I I 11 I I 1, I I I I I I I I " I I I � I I I I I . I - I I , - I - I I " I � I � I ,� I . I ,: � I � I - I � � , � - I I I I . I I I I I 11 � . I I �, ll� . I I I I - � 11 .: � .� I I I -, - .1 11 I I I I . ,� . 1, 1� I - .- I I , - , , '' . � :1 I I . � " " , � - I I : : " , " - ., , �,-,,t, - Z, , , I I I ,": � � " I I I I I I I � " I : I : I 11 � I . I 1. I , I , " � 1; � I I � I I I . � I I I I � I I I , I I I I � I � I I � � � I � � I I . I I � � I , . I I I . I I I . . I � I .1 I I . 1, I � � 11 I I I I I . � I I I � I I I I � , , � I � I I I I I 11 I I I I 1. I � . I I I I I I I � � � I I I I � � � � I I I I - � I I I I I I . I I I - I I � I I I , � . I I I I I I I I I � ,, . z I I I . .� I - I I I I I I . � I , I ,o ,� � � I � ., , I I I I I I I .., I I . I - - I I I I I . I I I � - I I 11 11 I - I � I I � . I I I � I I I I I I � I - " I I . I I . � I ! I I � � 1, 11 - � . � I I I � � I I I '. ,, " , I 1, I I ,C'. , 1-1 ", I I - � ,� . . � I I - I I � � I � 11 .1 I I I I I � I I I I � I � - ,� I . � I I I I . . I - I I �, �. I I � I I I I � I I I � I , I � I I - I'll 11 I 1-1 � - I I I I - I � I . . - n . , , � I �- , I I ��, �� , , ,. I 11 I ,� I � I 11 I I I I � 1, I e I � I I I 11 I I I I I I I I � I - -, � I " � I : I � � . � -- � I � I I I . I I I I I I � .- ., I I z � I I 1. I . I 1, . I I I I , � ,t 11 I I 11 I 1. I � 1 4 1 1 . I . I � I , � I I I I I I , I �", , � I � I I 11 � I . I � I " I : I - � - .1 I 11 � , I I I �� I .1 . I I,',", � I I I . I I I 11 I , I I 11 � :, � � :-, 11 I I . , � I 1, I I I . I I z 11 I � �� I � I I I I I I . � � e I I I - I I I I I I . � � I I I � I I I I I I � . 11 I - I I I I I I � I "I, I � I . I - I I I I I I I I � I I I I I -� I . 11 I I � . ; I I � I I � - I � I I I I I - ., 11 I � , - . , I I . I I I I I � I 1� I "I I . . .1 I , I � I I I I I . " � I I I., I I I I , - �, I , 'I" . , , , . �, .. I I I I " � ,: - � 11 11 I � �, I - � I I � I I I , ) I � I I .1 � , I I , I I I , f I "I � " I � I I I - . 1. I � I I , - I I � I I I I � � I I I I I 1. . I I I I � I I I I . . I . , I I . � � I I " I I � I : I . � , �, I I I I I , �, I I I � I I I � I I I I . I I I I I I � . I ." :. . . �l � " , I � I , , I . I I I � � I I � � . I , I � I � , � I � I k � ,;' I I �, � � I i I I I � ; I 1, I . I I , � I I � I I , I I � 11 , I I � I I I I I I � I I � � I I I 1� , � I � � I I I I I I I I I � I I I I I I I I I � I � � I . . � I I I I I I � I I I I � I I I I I � I I I � I - I I 11 I � � I , I I I I I � , : � . I I I 1. . � I I I I I i, I . , . I � I I � . , � , , I 11 I I I I I 11 I I , I � I I I- ,� I I I I I ,. � I I I I I I I . 1, � . .1 . - I � - � I . I I -, I � I - . � I - 11 - � - ,� . . I I � � I 1, I I I I I � - . � - I ,� . -1 I I I . I � I I I I . I � I I . - ,,, . . � I I I � I I I I I I I �� ; � I I I I , I I I � I I I I � I I I I I . I I 1, � I I I . � I I � I . . I I I I I I I I I I � � I I I �� I , � � I � � I , I I I , ''. I I I I I I - 111.1 . I I I I I - I., I I . I � . I � . � I I I I ''I I I I ''. I I . I I I I -, 1, , I I .1 � � I ,� I � � � � I I I . I I I � I I I . I I � I � � -1 . � I I � . I . � I I I- I � I 11 � I � I I I I I I I I I I I I � I I � . � � I I I I I I ri I I I I I I I I : , � I - - - - - - - - - - - - -,---- --l-1--, .. , I � I I . � I I 11 � . I� I � � I I I I I �. - - . - I - I . I � I I I . I I I , I � - I I I � I � ,I 11 . - . I I I I I -� � I I I I I I � I � " I ,Z I . I I I I I I I I I I I I I . I I I � . I I I I 11 I I I � I � � I I I � - I � I ,� . � � . I I � � I I I I I I .11 ,I I .1 I I I I I I I � I I I I I I . I I I I I I � � I I " � I . � I � I . I � I I I 1� I , , � -1 o � I I - I , � i -- . � I . I I I I I � I I I I I . I I I � , , I , , , � � I I I . I I � I I I I I � � I I I I- x I , I I � I I I I I I : � I I � I I , I I . . - 1, � I , I - I I I I I � I I 11 I � ,�� I I � I I . � I I : I I I . I I I � I 1, � � I � � I I il � � , " I I I � - I I 1, � � I I I ll� I y I - I I �� I I � I . I " � I � I I I I I I I I � I . I I , I . I 4 1, I I I I 11 � I � I , I - I " I I I I I � I � I I I I I I � � �, I - - I I I � . . - � � I I I I � . I I � I I .1 I I � I I I I . I., I I I I I � . I I I I I I I � I I I I � I � � I � I I I I . I I - I � I � I . I I I � I I � I I � I I I 1� � I 11 I . I I �, I " � I I I � I I I I 1� I - I I I I ., I I I � � I I I I � I I � � I � � - I I I I I I I I I I I I � - �, I I - 1, I , , - — , � " I 11 I � 11 . I � I . I I I I I I - I I I I I , . � I I I . I I I I I I ,� I I . I I I � I I 11 I I � � . I � i � I I I I I I , I i I I � I I I .� I I I - I I I � I � I I I � � I I I I I I � 6- I I 11 I � I . 1, I I - I � I I I I I I � . I I I I . I I I I I I I I � � I I I , � � - - I I I I I � I . I 11 � I I I I I I I . I . I I � I � I I I � I I . I � I 11 � . I - �l I I I �, I I I I I I I I I I I I", I I � , I - I I � I � I , I I I I I I I., I , � . �. I I � ,� I I . ; � � , � I I � I � - . , � 1p I I I I � I I � I � ,, I ,�' � , - , � I I I i I I I I I I I � � I i � I I I � I I I I I � I I I I I I I � I 1� ;� , 11 I I I I I I : I � . 1 2 " I I � I - I � I , I I � -1 I I I I � . . I � I I � , I I I ", - - , I I I , � I I i�l i I I I , I � ,,!; . I I'll I .1 - . I � I I I . � I I I I I . I I I . I I I � . I I I � � I I I , � I � I I . �. 11 ,� I I I .. . � I I I � I I I- I � I � I � � 11 I I . I I � I I , I I - I � I I I I I � I � . I - I 1, I I I I I I I I I , , � I I I I I I . I I I I I I , � I � I � I I I I , I 11 I I "��, � I � I I � � I % � I- , 11 I I 1. I , I I 1. I I I , I , . I � . :, - � C 1I" I I I I � I I I � � I . I 11 � -, I :��- - I t.l , :� , I " . I � I I I I 11 � I 1 I . I I I- I I � . I I -%;r I I � � � � - � I '- , - I I I I I I 11 I I . I � I I I I I I I I � I � 1, . I I - I I - I I I � . , I I � � I I I � . I 1, I I I I . I I I -, I I I . � . I I I . .- I I � I I I I I I � . � I � I I I , 11 � I � � . I 1. � � , I I � � � o , , ,-�' I , - I I I I I � I � , I " I I I- r � I I I I I I I � I , , � ,- I I I I I I � : , I I - I I 1� I I I I . � � - , I , ", I � I .1 � -, I I , ,� , " , , , - I I I I . , I - I , � I � � I I I I 1, , , �: , I � - I � : , , ; � I - I I I z I I � I I . I � I I . � . - I I I I � I I , I I I . �� I : � � � �, I I � I . � � I I I I I I I . I � ,. I � I � I I � � 1, I I I I I I � I I I I I I I I I I � , � � I � I . 1, I � I � I I : I I 11, � 11 I � � I I I I -..-, I I I . ,� I � . I . , � I � Fl, I .1 I I . I � , ,� I � I - , � I I I . , , , I "I I I I I I I I , � � I � � I � I I � , . I � I , , I I I , , - � , I , , .1 , , � I 4 �, �, I I I I I I � � I � I . I I I I I � I � . . . I I I . I -1 I I I - I , I I 11 I I , I I i � . I I I I I I � I I I I I 11 I I � . I , I vi - I I 11 I I I I � � I I � , I I , I I , . � I 11 I � I ,; . . I � " I I I . I I I 11 . � I I I I I I . I I