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2014 06 10 PCT4ht 4 eCPQuiKrw Planning Commission agendas and staff reports are now available on the City's web page: www.la-quinta. org PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, JUNE 10, 2014 AT 7:00 P.M. Beginning Resolution No. 2014-011 CALL TO ORDER 1 . Roll Call 2. Pledge of Allegiance PUBLIC COMMENT At this time members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. CONFIRMATION OF AGENDA APPROVAL OF MINUTES Approval of the minutes of May 13, 2014. PUBLIC HEARINGS For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Executive Assistant prior to consideration of that item. A person may submit written comments to the Planning Commission before a public hearing or appear in support or opposition to the approval of a project(s). If you challenge a project(s) in court, you may be limited to raising only those issues PLANNING COMMISSION AGENDA 1 JUNE 10, 2014 you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. Environmental Assessment 2013-633, Specific Plan 2006-081, Amendment 1, and Site Development Permit 2013-937 submitted by West Coast Housing Partners LLC for the consideration of a specific plan amendment and a site development permit to allow construction of 74 single-family homes on 28.3 acres. Project: Canyon Ridge. CEQA: reviewed under Environmental Assessment 2006-579; no further review required. Location: west side of Washington Street, north of Avenue 48 (extended). 2. Environmental Assessment 2014-636 and Amended Final Map 32742 submitted by Monterra Properties, LLC proposing to reconfigure a previously approved 14-acre, 40 single-family residential lot subdivision in order to relocate access from Monroe Street to Brown Deer Park Road. Project: Monterra (TR 32742). CEQA: Addendum to Environmental Assessment 2004-515 has been prepared for consideration. Location: east side of Monroe Street, between Avenue 54 and Airport Boulevard. 3. Site Development Permit 2014-940 submitted by GHA Companies for the consideration of architectural and landscaping plans for Tract 31087, a 5.0- acre, 19 single-family residential lot subdivision. Project: Darby Estates. CEQA: reviewed under Environmental Assessment 2003-480; no further review required. Location: Darby Road; east of Palm Royale Drive. BUSINESS SESSION Consideration of the Architectural and Landscaping Review Board's request of the Planning Commission to direct staff to amend the La Quinta Municipal Code to require additional pedestrian access be provided from the street to the entrance of individual residential units. CORRESPONDENCE AND WRITTEN MATERIAL COMMISSIONER ITEMS Discussion of the Commission's Summer Schedule. 2. Report on City Council meetings of May 20 and June 3, 2014. 3. Commissioner Blum is scheduled to attend the June 17, 2014 City Council meeting. DIRECTOR'S ITEMS PLANNING COMMISSION AGENDA 2 JUNE 10, 2014 ADJOURNMENT The next regular meeting of the Planning Commission will be held on June 24, 2014 commencing at 7:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Monika Radeva, Executive Assistant of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the inside of the north entry to the La Quinta Civic Center at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 1 1 1, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on June 5, 2014. DATED: June 5, 2014 MONIKA BADE A, Executive Assistant City of La Quinta, California PUBLIC NOTICES The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Community Development Department's counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION AGENDA 3 JUNE 10, 2014 PLANNING COMMISSION MINUTES TUESDAY, MAY 13, 2014 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 7:02 p.m. by Chairperson Barrows. PRESENT: Commissioners Blum, Weber, Wilkinson, Vice Chair Wright, and Chairperson Barrows ABSENT: None STAFF PRESENT: Planning Manager David Sawyer, Principal Engineer Ed Wimmer, Principal Planner Wally Nesbit, and Executive Assistant Monika Radeva Vice Chair Wright led the Commission in the Pledge of Allegiance. PUBLIC COMMENT CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Commissioners Wright/Blum to approve the Planning Commission Minutes of April 22, 2014 as submitted. AYES: Commissioners Blum, Weber, Vice Chair Wright, and Chairperson Barrows. NOES: None. ABSENT: Commissioner Wilkinson. ABSTAIN: None. PUBLIC HEARINGS 1 . Sign Application 2014-1768 submitted by Sign -A -Rama for the consideration of a sign program for an existing building located at 51-350 Desert Club Drive. Principal Planner Wally Nesbit presented the staff report, a copy of which is on file in the Community Development Department. Commissioner Wilkinson joined the Commission at 7:05 p.m. PLANNING COMMISSION MINUTES 1 MAY 13, 2014 Chairperson Barrows declared the PUBLIC HEARNG OPEN at 7:10 p.m. Public Speaker: Mr. William Sigurdsen, Applicant and Project Manager with Sign - A -Rama, Palm Desert, CA - introduced himself and answered the Commission's questions. Chairperson Barrows declared the PUBLIC HEARING CLOSED at 7:1 1 p.m. Motion - A motion was made and seconded by Commissioners Wright/Blum to approve Sign Application 2014-1768, as submitted with staff's recommendations. Motion carried unanimously. 2. Site Development Permit 2013-932 submitted by David Prest with Prest Vuksic Architects for the consideration of architectural and landscaping plans for a 3,400 square -foot, one-story medical/general office building. Project: Parcel 2 of PM 29889 within La Quinta Professional Plaza. Location: La Quinta Professional Plaza commercial center at the southeast corner of Avenue 47 and Washington Street. Principal Planner Wally Nesbit presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Barrows declared the PUBLIC HEARNG OPEN at 7:21 p.m. Public Speaker: Mr. John Greenwood, Architect with Prest Vuksic Architects, Palm Desert, CA - introduced himself, gave a brief overview of the project, addressed the Commission's concerns in regards to the proposed copper element on the roof of the building, the proposed plant/landscaping palette and deep irrigation. He indicated the applicant was amenable to the recommended changes by the Commission to replace the proposed Mesquite trees with a more appropriate tree type and to provide deep irrigation for all trees wells. Chairperson Barrows declared the PUBLIC HEARING CLOSED at 7:23 p.m. Motion - A motion was made and seconded by Commissioners Weber/Wilkinson to adopt Resolution 2014-010 approving Site Development Permit 2013-932 as submitted with staff's recommendations and the following revisions: • Irrigation plans shall provide for an appropriately designated deep watering system for all tree wells. • The landscape planting plan shall be revised to replace the Hybrid and Honey Mesquite trees with a suitable lower maintenance species (Desert Museum Palo Verde, Tipuana Tipu or similar). PLANNING COMMISSION MINUTES 2 MAY 13, 2014 BUSINESS SESSION - None CORRESPONDENCE AND WRITTEN MATERIAL - None COMMISSIONER ITEMS 1 . Report on City Council meeting of May 6, 2014. DIRECTOR'S ITEMS - None ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Wright/Wilkinson to adjourn this meeting at 7:26 p.m. Motion passed unanimously. Respectfully submitted, MONIKA RADEVA, Executive Assistant City of La Quinta, California PLANNING COMMISSION MINUTES 3 MAY 13, 2014 PH 1 PLANNING COMMISSION STAFF REPORT DATE: JUNE 10, 2014 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2013-633 SPECIFIC PLAN 2006-081, AMENDMENT 1 SITE DEVELOPMENT PERMIT 2013-937 APPLICANT: WEST COAST HOUSING PARTNERS LLC PROPERTY OWNER: BHT II LA QUINTA 74 LLC REQUEST: CONSIDERATION OF AN ENVIRONMENTAL ASSESSMENT, SPECIFIC PLAN AMENDMENT, AND SITE DEVELOPMENT PERMIT TO ALLOW CONTRUCTION OF 74 SINGLE FAMILY HOMES ON 28.3 ACRES LOCATION: WEST SIDE OF WASHINGTON STREET, NORTH OF AVENUE 48 (EXTENDED) RECOMMENDED ACTION: Adopt Planning Commission Resolution No. 2014- recommending to the City Council approval of Environmental Assessment 2013-633, subject to the attached Findings and Conditions of Approval. Adopt Planning Commission Resolution No. 2014- recommending to the City Council approval of Specific Plan 2006-081, Amendment 1, subject to the attached Findings and Conditions of Approval. Adopt Planning Commission Resolution No. 2014- recommending to the City Council approval of Site Development Permit 2013-937, subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: The proposed project will build out the previously approved Canyon Ridge Specific Plan (SP 06-081). The Specific Plan is being amended to reflect the revised architecture for the homes, and other minor changes required to accommodate the new product type. The Site Development Permit addresses the architecture and landscaping for the entire project. The existing Tract 35060 is still active, and is currently in plan check for recordation. Page 1 of 5 BACKGROUND: This property has received multiple approvals over the years. Originally conceived as a permanent location for the La Quinta Arts Foundation, the land was purchased by Laing Luxury, and a Specific Plan and Site Development Permit was approved in 2006. The homes proposed in the 2006 project were to be two stories in height, and included multiple "guest suites" or second units. The current applicant proposes no substantive changes to the project other than a change in the housing unit architecture and layout. PROPOSAL & ANALYSIS: Specific Plan Amendment: The Specific Plan is being amended to incorporate the new product type, update development standards to fit the product type, and make other minor amendments including references and mapping associated with the new General Plan. The previously approved Specific Plan included a provision for "Guest Suites," or second units, which have been eliminated from this proposal. In addition, the homes proposed are now single story, while the previous approval allowed two story structures. Finally, the proposed project has deleted the entry tower previously proposed, and replaced it with a traditional gate entry. The Specific Plan, as amended, is consistent with the General Plan, and does not vary significantly from the development standards previously approved for the site. The proposed development standards are generally consistent with the Zoning Ordinance, although reduced setbacks are approved, and will be applied to the project site. Architecture: There are two unit types proposed. The Hacienda units will be located on larger lots (about 10,000 square feet) along the perimeter of the project. The Bungalow units consist of clustered units in the center of the site. Lot sizes for the bungalow lots are about 6,300 square feet. The bungalow lots are accessed by common driveways, and connected with 'shared gardens' that provide pedestrian access to the units. As a result, the bungalow units have side or rear loaded garages that will not be visible from the street. There are two Hacienda floor plans, each with two elevations, and three Bungalow floor plans, also with two elevations each. The architectural style is Spanish or Mediterranean in influence, and includes stone accents, the roofs and stucco finishes. The color palette is typical of desert tones, including tans, browns and rusts. Wrought iron accents and shutters are also part of the design to provide interest. The homes are single story, with maximum building heights of 18 to 22 feet. Clearstory windows are provided in several of the models, taking advantage of the Page 2 of 5 building height to bring light into the space. Landscaping: Landscaping of the entire site has been provided for review. This includes not only the streetscapes for the individual lots, but also common open space areas, pedestrian walkways within and adjacent to the project, and a recreation space. A central recreation space is proposed, and will include a ramada and outdoor furniture. There are also walking trails through the project, and through the landscaped parkway on Washington Street. The previous approval for these amenities included the following condition of approval: "The Site Development Permit shall be amended to include one recreational amenity at the central park site. The recreational amenity could include, but is not limited to, a pool and spa, tot lot, bocci ball court, putting greens, picnic area, and/or community garden. In addition, seating shall be established along all trails at intervals not greater than 200 feet. Recreational amenities shall be maintained by the homeowners' association." Because the lots for the Bungalows are relatively small, the central recreational amenity is likely to be used by residents as a common outdoor space. The Architectural and Landscaping Review Board (ALRB) considered this requirement, and recommended that the space be used as a dog park, including the provision of facilities for same. A condition of approval has been included for both the Specific Plan and the Site Development Permit to require this amenity. A retaining wall will be required along the western edge of the site. The current proposal includes a wall that will range from 3 to 19 feet in height. The previous project approval included a condition of approval for a tiered wall. The wall will not be visible outside the project, but will be significant in the back yards of the Hacienda units along the western edge of the site. The previous condition of approval for the project read: "The applicant shall redesign the three tiered retaining walls to the approval of the City Engineer and Community Development Department. Said retaining walls shall consider a curvilinear pattern with additional stepping and design details that integrate the walls with natural elements such as rock outcroppings. Additional trees and large shrubs should be incorporated into the design to soften the visual impact of the proposed walls. A minimum of six feet between said walls and a maximum slope of 3:1 shall exist in locations where trees and/or large shrubs are proposed." The ALRB considered this item, and recommended that the wall be tiered. The board did not, however, include a height limitation for the base of the wall, or for the number of tiers. Tiering of the wall when it exceeds 8 feet in total height would provide an opportunity for landscaping to soften the appearance of the wall. The Page 3 of 5 condition of approval includes this requirement, and continues the requirement for a six foot planting area between tiers. The ALRB also recommended all doors leading from the garage into the side yard should swing outwards. Lighting: Lighting proposed within the project includes wrought iron sconces at the entry and garages of the homes and landscape lighting in the front yards (please see individual model elevations for exact location of outdoor lighting). Lighting is typical of a single family home development. Secondary Access: The proposed project includes the construction of a drive and secondary access along the northern property line. This access point has been part of the project since its previous approval. When the secondary access drive is constructed, it will include a traffic signal at Washington Street and Lake La Quinta Drive (extended). This will also act as an access point for Saint Francis Church, which currently has access on a frontage road from Highland Palms to the southern end of the church property. The current frontage road connection with Washington Street will need to close when the new intersection and signal are established, as the frontage road connection is located too close to the intersection. As a result, a driveway to the church will be created, connecting the church's southern parking lot to the new drive. The applicant and representatives from the Church are working toward an agreement for the construction of the driveway, and a condition of approval has been included to both the Specific Plan and the Site Development Permit that require that the agreement be provided to the City prior to approval of the Final Tract Map for the project, to assure that the new driveway to the Church is established and operational when the new drive, intersection and signal are operational. COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS: On May 21, 2014, the Architectural and Landscaping Review Board reviewed the project and recommended approval of the Site Development Permit as proposed, subject to the conditions of approval, as amended (Attachment 5). The Board discussed site drainage, the selection of palm trees on the landscape plans, and the desire to have additional pedestrian access provided from the street to the entrance of each Bungalow unit. As described above, the Board also recommended conditions of approval relating to the retaining wall and the central recreation area. Page 4 of 5 AGENCY & PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on February 13 and 25, 2014, respectively. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been addressed and/or incorporated in the recommended Conditions of Approval. As required by SB 18, the City notified local tribes of the Specific Plan Amendment, and offered consultation. One request for consultation was received from the Agua Caliente Band of Cahuilla Indians. City staff met with Tribal representatives on April 24, 2014. The project's history, as well as the City's monitoring requirements were discussed, and the Tribe is satisfied that its cultural interests are being protected. Public Notice: This project was advertised in The Desert Sun newspaper on May 30, 2014, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be distributed at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Community Development Department has determined that this request has been previously assessed in conjunction with Environmental Assessment 2006-579 which was prepared for the currently approved project. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21166. Report prepared by: Nicole Sauviat Criste, Consulting Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Project Information 2. Vicinity Map 3. Specific Plan 2006-081, Amendment #1 4. Site Development Permit Plan Set 5. Minutes of May 21, 2014 ALRB meeting Page 5 of 5 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 2006-081, AMENDMENT 1, FOR THE CANYON RIDGE SPECIFIC PLAN CASE NO.: SPECIFIC PLAN 2006-081, AMENDMENT NO. 1 APPLICANT: WEST COAST HOUSING PARTNERS WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 101" day of June, 2014, hold a duly noticed Public Hearing to consider a request by West Coast Housing Partners for consideration of an amendment to the existing Canyon Ridge Specific Plan in order to amend the proposed housing type and make other minor modifications, more particularly described as: APN: 760-240-014 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on May 30, 2014, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, per SB-18 consultation requirements, the Community Development Department has forwarded information regarding the proposed amended Specific Plan to those Tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission and placed their recommendations, if any, in the Conditions of Approval; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan Amendment: 1 . Consistency with the General Plan The proposed Specific Plan amendment is consistent with the goals and policies of the La Quinta General Plan in that the proposed homes are of high quality and provide a master planned community for the residents. Planning Commission Resolution 2014 - Specific Plan 2006-081, Amendment No. 1 Canyon Ridge Specific Plan Adopted: June 10, 2014 Page 2 2. Public Welfare Approval of the proposed specific plan amendment will not create conditions materially detrimental to public health, safety and general welfare as the Community Development Department has determined that this Specific Plan has been previously analyzed under CEQA, conditions have not changed and the project will not result in any new impact not previously considered. 3. Land Use Compatibility The proposed Specific Plan amendment incorporates land uses that are compatible with zoning on adjacent properties. The design regulations specified in the Specific Plan amendment are compatible with the residential development adjacent to the site. 4. Property Suitability The uses permitted in the specific plan amendment are suitable and appropriate for the subject property in that the proposed amendment makes no change in the density or intensity of development on the site. The current specific plan area is served without adverse impact by all necessary public services and utilities. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That it does hereby recommend City Council approval of Specific Plan 2006-081 Amendment 1 to the City Council for the reasons set forth in this Resolution, subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 10t" day of June, 2014, by the following vote: AYES: NOES: Planning Commission Resolution 2014 - Specific Plan 2006-081, Amendment No. 1 Canyon Ridge Specific Plan Adopted: June 10, 2014 Page 3 ABSENT: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2006-081 AMENDMENT NO. 1 CANYON RIDGE JUNE 10, 2014 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Specific Plan 2006-081 Amendment No. 1 shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of Specific Plan 2006-081 Amendment No. 1 , these conditions shall take precedence. 3. Within 30 days of City Council approval, applicant shall provide five paper copies and one electronic (pdf) version of the Final Specific Plan document, as amended by this action, to the Community Development Department. The Final Specific Plan shall include all text and graphics except as amended by this action, all amendments per this action, and correction of any typographical errors, internal document inconsistencies, and other amendments deemed necessary by the Planning Director. The Specific Plan shall be amended to include the following: A. The retaining wall along the west border of the property shall be redesigned and approved by the City Engineer and Community Development Department. Said retaining wall shall incorporate a tiered design where any portion of the vertical face of the wall that is greater than eight (8) feet in height is stepped back a minimum of six (6) feet. The resulting step -back area(s) shall not exceed a maximum slope of 3:1 and shall be landscaped with a variety of trees, cascading vines and large shrubs in order to soften the overall mass of the walls. B. The central recreational space shall include benches and dog park components, including a water source and pet clean-up facilities. 4. Prior to approval of Final Map 35060, the applicant shall provide the City with a fully executed agreement between West Coast Housing Partners and Saint Francis of Assisi Catholic Church, demonstrating that the parties have agreed to the timing, responsibilities and construction of an access driveway from the west end of the Church's southern parking lot onto the secondary access along the northern property line of the Canyon Ridge project. P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (3) SP 06-081, Amd 1 Canyon Ridge PC COA.docx Page 1 of 1 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SITE DEVELOPMENT PERMIT 2013-937 INCLUDING SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR THE CANYON RIDGE PROJECT CASE NO.: SITE DEVELOPMENT PERMIT 2013-937 APPLICANT: WEST COAST HOUSING PARTNERS WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10' day of June, 2014, hold a duly noticed Public Hearing to consider a request by West Coast Housing Partners for consideration of a site development permit to allow construction of 74 homes on 28.3 acres, more particularly described as: APN: 760-240-014 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on May 30, 2014, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify recommending to the City Council approval of said Site Development Permit: 1 . Consistency with the General Plan The single family homes and the density of the project is consistent with the Low Density Residential land use designation in the General Plan. The project is consistent with the policies of the General Plan, particularly insofar as the project proposes high quality residential units in a master planned project. 2. Consistency with the Zoning Code and Canyon Ridge Specific Plan (SP 06- 081) as amended The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code and Specific Plan 06-081, as amended, in terms of project location, architectural style, building height, building mass, and landscaping. Planning Commission Resolution 2014 - Site Development Permit 2013-937 Canyon Ridge Adopted: June 10, 2014 Page 2 3. Compliance with the California Environmental Quality Act (CEQA) Processing of this Site Development Permit for the proposed use is in compliance with the provisions of the California Environmental Quality Act. The Community Development Department has determined that this area has been previously analyzed under CEQA, conditions have not changed, and the proposed project will not create any new impact that has not already been considered. 4. Architectural Design The architecture and layout of the buildings are compatible with, and not detrimental to, the development adjacent to the site, and consistent with the development standards in the Municipal Code and Specific Plan 06-081. 5. Site Design The site design, as conditioned, will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the City, in terms of interior circulation, vehicle parking, and pedestrian access. The homes are properly sized with regards to height and floor area, mass and scale. 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The project landscaping, as conditioned, will comply with the City's water tolerant landscaping requirements, and will integrate into the community's existing landscaping. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1 . That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That it does hereby recommend City Council approval of Site Development Permit 2013-937, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 10th day of June, 2014, by the following vote: Planning Commission Resolution 2014 - Site Development Permit 2013-937 Canyon Ridge Adopted: June 10, 2014 Page 3 AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 1 of 14 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2013-937 shall comply with all applicable conditions and/or mitigation measures for the following related approval: Tentative Tract Map 35060 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall expire on June 10, 2016 and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • La Quinta Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 2 of 14 • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-201 3-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010- 0014-DWQ. 1 . For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. 2. The applicant shall ensure that the required SWPPP is available for inspection P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 3 of 14 at the project site at all times through and including acceptance of all improvements by the City. 3. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The owner shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 4 of 14 in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 1 1 . Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. STREET AND TRAFFIC IMPROVEMENTS 13. Cul-de-sac improvements that prevent southbound movement on the frontage road in front of St Francis Church shall be completed prior to the energization of the traffic signal at Washington Street at Lake La Quinta Drive. The improvement plans for these cul-de-sac improvements shall be approved by the City Engineer. 14. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 15. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 5 of 14 Residential Collector Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c./5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 16. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 17. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid - block street lighting is not required. 18. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 19. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 20. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 6 of 14 pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. D. Off -Site Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical G. Street Improvement Plan to Cul-De-Sac St. Francis Church Frontage Road 1 " = 40' Horizontal, 1 " = 4' Vertical H. Traffic Signal Plan 1 " = 20' Horizontal NOTE: D through H to be submitted concurrently. (Separate Storm Drain Plans if applicable) The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. I. On -Site Residential Precise Grading Plan (submitted to Building and Safety P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 7 of 14 Department) 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. 21. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 22. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 23. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 8 of 14 surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. GRADING 24. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 25. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 26. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by a qualified professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 9 of 14 Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 27. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 28. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 29. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 30. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. nRAINAnF 31. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map No. 35060. Nuisance water shall be disposed of in an approved manner. 32. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 10 of 14 City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 33. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 34. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 35. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 36. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 37. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 38. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 39. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 40. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 41. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 11 of 14 Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. 137-2013-001 1 and the State Water Resources Control Board's Order No. 2009- 0009-DWQ and Order No. 2010-0014-DWQ.. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. 137-2013-001 1 . B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-201 3-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 42. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 43. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 44. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. Interim improvements shall be designed and constructed as approved by the City Engineer as well as the appropriate utility provider. P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 12 of 14 All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 45. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 46. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 47. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 48. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 49. All new landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 50. Front yard landscaping for each dwelling shall consist of, at minimum, 36" box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), 5-gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 51. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 13 of 14 Landscape Plan application process as a minor final landscape plan. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Community Development Director determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Development Director shall review and approve any such revisions to the landscape plan. MAINTENANCE 52. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 53. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 54. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. MISCELLANEOUS 55. The retaining wall along the west border of the property shall be redesigned and approved by the City Engineer and Community Development Department. Said retaining wall shall incorporate a tiered design where any portion of the vertical face P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE JUNE 10, 2014 Page 14 of 14 of the wall that is greater than eight (8) feet in height is stepped back a minimum of six (6) feet. The resulting step -back area(s) shall not exceed a maximum slope of 3:1 and shall be landscaped with a variety of trees, cascading vines and large shrubs in order to soften the overall mass of the walls. 56. The central recreational space shall include benches and dog park components, including a water source and pet clean-up facilities. 57. Prior to approval of Final Map 35060, the applicant shall provide the City with a fully executed agreement between West Coast Housing Partners and Saint Francis of Assisi Catholic Church, demonstrating that the parties have agreed to the timing, responsibilities and construction of an access driveway from the west end of the Church's southern parking lot onto the secondary access along the northern property line of the Canyon Ridge project. 58. All doors leading from the garage into the side yards shall swing outwards. P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\PH 1 (5) SDP 2013-937 Canyon Ridge COAs - final draft.doc ATTACHMENT 1 Proiect Information CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2013-633 SPECIFIC PLAN 2006-081, AMENDMENT 1 SITE DEVELOPMENT PERMIT 2013-937 APPLICANT: WEST COAST HOUSING PARTNERS LLC PROPERTY OWNER: BHT II LA QUINTA 74 LLC REQUEST: AMENDMENT OF SPECIFIC PLAN TO ADDRESS CHANGES IN PRODUCT, A SITE DEVELOPMENT PERMIT FOR CONSTRUCTION OF 74 SINGLE FAMILY HOMES ON 28.3 ACRES, AND AN ENVIRONMENTAL ASSESSMENT ARCHITECT: BASSENIAN LAGONI LANDSCAPE ARCHITECT: C2 COLLABORATIVE ENGINEER: MDS CONSULTING LOCATION: LOCATED ON THE WEST SIDE OF WASHINGTON STREET, NORTH OF AVENUE 48 (EXTENDED) GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL ZONING DESIGNATION: LOW DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL/ ST. FRANCIS CHURCH SOUTH: LOW DENSITY RESIDENTIAL/ LAGUNA DE LA PAZ EAST: COMMUNITY COMMERCIAL/ RETAIL AND OFFICE WEST: OPEN SPACE SUBDIVISION INFORMATION: TRACT MAP 35060, PREVIOUSLY APPROVED Canyon Ridge Vicinity Map N w E S May 21, 2014 ATTACHMENT 2 City of La Quinta Planning Division Community Development Department ATTACHMENT 3 Canyon Ridge Specific Plan City of La Quinta Riverside, CA Date: Julyl lth, 2007 AMENDED April, 2014 Prepared -For: BHT 11 La Quinta 74, LLC eteVi ae CSuite gA �1 (14jg Y• Cq © eZ Prepared By: MDS Consulting and BHT II La Quinta 74, LLC BHTII MDS CONSULTING Table of Contents 1. I RODUCTION.......................................................... 1 1.1 Executive Summary............................................................1 1.2 Purpose and Intent............................................................. 1 1.3 Project Regional Setting ...................................................... 2 1.4 Project Local Setting...........................................................2 1.5 Project History.....................................................................5 1.6 Enabling Legislation........................................................... 5 1.7 California Environmental Quality Act Compliance ............ 6 2. PLANS, PROGRAMS AND GUIDELINES ........................ 6 2.1 Community Concept............................................................ 6 2.2 Land Use.............................................................................. 6 2.2.1 Land Use/General Permit Context ...................... 6 2.2.2 General Plan/Land Use..........................................7 2.3 Zoning.................................................................................. 8 2-4 The Master Plan of Land Use .............................................. 8 2.5 Circulation Plan................................................................... 9 2.5.1 Offsite Improvements ............................ :.............. 10 2.5.2 Onsite Improvements............. ............................... 10 2.6 The Conservation, Open Space, and Recreation Plan ........ 11 2.6.1 Conservation..........................................................11 2.6.2 Open Space........................................................... 12 2.6.3 Recreation......... . .................................................... 13 2.7 Infrastructure...................................................................... 13 2.7.1 Water..................................................................... 13 2.7.2 Sanitary Sewage........................................................ 14 2.7.3 Public Utilities.......................................................... 15 2.7.4 Refuse Collection...................................................... 15 2.7.5 Schools...................................................................... 16 2.7.6 Law Enforcement..................................................... 16 2.7.7 Fire Protection.......................................................... 16 2.7.8 City Administration.................................................. 17 2.7.9 Library Facilities....................................................... 17 2.7.10 Environmental Hazards and Issues ......................... 17 2.8 The Community Design Guidelines .................................... 17 2.8.1 General Architectural and Siting Guidelines........... 19 2.8.2 Residential Site Planning Guidelines ....................... 23 2.8.3 Residential Design Criteria ....................................... 25 2.8.4 Residential Site Planning Criteria ............................ 25 2.8.5 Landscape Guidelines .............................................. 26 2.8.6 Landscape Plant Material Palette ............................ 26 3• ZONING AND DEVELOPMENT REGULATIONS ............ 26 3.1 Specific Plan Overlay District .............................................. 26 3.1.1 Residential Specific Plan Uses and Standards......... 27 4• GENERAL PIAN CONSISTENCY ................................... 31 4.1 Land Use Element........................................................,..,... 32 4.2 Circulation Element............................................................ 32 4.3 Open Space Element........................................................... 32 4-4 Park and Recreation Element ............................................. 33 4.5 Natural Resource Conservation Element ............................ 33 4.6 Infrastructure and Public Services Element ....................... 34 4.7 Environmental Hazards Element ........................................ 34 4.8 Cultural Resource Element ................................................. 35 5• SPECIFIC PLAN AMENDMENTS ...................................... 36 5.1 Specific Plan Amendments ................................................. 36 5.1.1 Specific Plan Amendment Procedure ...................... 36 5.2 Environmental Assessment 2006-579....................... App. A 5.3 Specific Plan Conditions of Approval ................................. App. A 5-4 Tentative Tract Conditions of Approval ............................. App. A 5.5 Site Development Permit Conditions of Approval ............. App. A List of Exhibits 1) Regional Vicinity Map 2) Site Vicinity Map 3) Existing Land Use Exhibit 4) Existing Zoning Exhibit REVISED 5) Existing General Plan Exhibit REVISED 6) Tentative Tract Map 7) Current Land Use Exhibit 8) Parking Plan Exhibit REVISED 9) Circulation Diagram REVISED 10) Street Sections A & B 11) Street Sections C & D 12) Street Sections E & F 13) Technical Street Section Exhibit 14) Open Space Diagram REVISED 15) Master Landscape Plan REVISED 17) Wall Concept Exhibit REVISED 16) Entry Structure Exhibit REVISED 18) A&B Hacienda Character Elevation REVISED 19) A &B Bungalow Character Elevation REVISED 20) Residential Development Standards Comparison Exhibit 21) Specific Plan Development Standards Exhibit .. . . ....... - ......... ... .. .. ... . . .... . . ....... . . lot mmompay" IN 1 Introduction 1.1 EXUCUTIVE SUMMARY The Canyon Ridge Specific Plan is organized into five sections: Section 1, Introduction: This section provides an overview of the document, project setting and history, the legislative authority for the Specific Plan and the method of compliance with the California Environmental Quality Act (CEQA). Section 2, P 1 a n s, Programs and Guidelines: This section provides the organization and framework of the Land Use Plan and related plan exhibits. This section of the Specific Plan establishes the land use policy for the Canyon Ridge Specific Plan area and provides the design guidelines which set design and development criteria and direction for individual projects within the specific plan boundary. Section 3, Zoning and Development Regulations: This section establishes the zoning applicable to land within the Canyon Ridge Specific Plan area boundary. Development Regulations are presented for each product type within the Specific Plan boundary. Section 4, General Plan Consistency: This section uses the key land use issues statement o f each element of the City of La Quinta General Plan as the basis for evaluating the consistency of the Canyon Ridge Specific Plan with the City of La Quinta General Plan. Section 5, Addenda: This section provides the City Council Resolutions and Conditions ofApproval. 1.2 PURPOSE AND INTENT The Specific Plan for BHT H La Quinta 74 LLC (`BHT IP) is presented as a comprehensive planning and development document intended to guide future development of lands within the Canyon Ridge Specific Plan area boundary. This document establishes development plans, guidelines and development regulations for the project plan area and specifies development criteria for all future use within the plan. The Canyon Ridge Specific Plan is intended to insure a development consistent with the goals, objectives, and policies of the City of La Quinta General Plan and the goals of BHT II. BHTII -1- MDS CONSULTING CANYON RIDGE SPECIFIC PLAN This document guides the character, design and standards of development for the land within the Canyon Ridge Specific Plan area and also provides flexibility to allow future development to respond to the changes in the economic marketplace of the region. The Canyon Ridge Specific Plan establishes and updates the design and development zoning policies applicable to development within the project plan area and establishes the regulations and standards which serve as the zoning and development regulation for the property. In cases where the zoning and development regulation is nonspecific within the document, the zoning and development regulation is guided by the City of La Quinta ordinance in effect at the time. 1.3 PROJECT REGIONAL SE'ITING The site of the Canyon Ridge Specific Plan is approximately 120 miles from the city of Los Angeles and the Pacific Coast and approximately 247 miles from the Phoenix/Scottsdale metropolitan region. See Regional Vicinity Map Exhibit #1. The plan area is located at the base of the Santa Rosa Mountains in the regional vicinity of Palm Springs and is located within the corporate limits of the city of La Quinta in Riverside County. 1.4 PROJECT LOCAL SEITING The specific plan boundary is within the City of La Quinta, a 31-square mile municipality located in the southeastern portion of the Coachella Valley. The city is bounded on the west by the City of Indian Wells, on the east, by the city of Indio and Riverside County, on the north by Riverside County, and federal and county lands to the south. The City of La Quinta was incorporated in 1982. The Canyon Ridge Specific Plan is accessible from Interstate 10 by way of Jefferson Street and/or Washington Street. See Site Vicinity Map- Exhibit #2. The project site is bounded by vacant mountain slopes on the west, by the St. Francis of Assisi Catholic Church on the north, by existing residential land on the south and existing commercial buildings on the east. See Existing Land Use Exhibit #3. The Canyon Ridge Specific Plan continues the implementation of a network of General Plan roads and infrastructure within the City's master plan for development. BHT H -2 Property adjacent to the Canyon Ridge Specific Plan is currently designated as follows: Existing Zoning NORTH - (RL) Low Density Residential EAST — (RC) Regional Commercial SOUTH — (RL) Low Density Residential WEST —Low Density Residential To Los An! A.m. 'V -*Mo.— —0, US Existing General Plan (LDR) Low Density Residential (M/RC) Mixed, Regional Commercial (LDR) Low Density Residential (LDR) Low Density Residential Desert Hotnuies SpHngs / 20 .........16' To P�oenix Regional Vicinity Map Exhibit # 1 BHT II 3 - MDS CONSULTING CANYON RIDGE SPECIFIC PLAN Site Vicinity Map Exhibit #2 BHTII -4- IWDS CONSULTING CANYON RIDGE.SPECIFIC PLAN TRACT 20052-2 CNOCH 4A WW4 OR A TMcT 24230 2W KW=*."" ffimr TENTATIVE TRACT No. 35060 JEXHIBIT Q- EXISTING LA�lC1 USE 1.5 PROJECT HISTORY Previous entitlements on the property include the following: • City Council Resolution No. 2007-016, certifying a mitigated negative declaration of environmental impact prepared for Specific Plan 2006-081, Tentative Tract Map 35060 and Site Development Permit 2006-873 • City Council Resolution No. 2007-017, approving development standards, principles, guidelines and programs for the development of 74 homes located at the northeast corner of Washington Street and Avenue 48 (extended) • City Council Resolution No. 2007-018, approving the subdivision of approximately 28.33 acres into 74 residential lots and miscellaneous lots • City Council Resolution No. 2004-160, certification of a mitigated negative declaration of environmental impact for Tentative Tract No. 32397. (Environmental Assessment No. 2004-522, December 21, 2004) • City Council Resolution No. 2004-161, approving the subdivision of approximately ±28.43 acres of land into a 74-lot residential development. (Tentative Tract No. 32397, December 21, 2004) • The project was previously entitled and developed as the La Quinta Arts Foundation in June of 2000. 1.6 ENABLING LEGISLATION The authority to prepare, adopt, and implement the Canyon Ridge Specific Plan is granted to the City of La Quinta by California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 5450 through 65457). As with General Plans, the Planning Commission must hold a public hearing before it can recommend to the City Council, the adoption of a specific plan or an amendment thereto. The City Council of La Quinta may adopt a Specific Plan and/or an amendment to the Specific Plan by either ordinance or resolution. The Canyon Ridge Specific Plan is a regulatory document that, once adopted, will provide flexibility to the existing zoning and development standards and serve as the Design and Development Guidelines for the Canyon Ridge Specific Plan area. Upon completion of the Canyon Ridge Specific Plan adoption process, future development must be consistent with the Specific Plan. MDS CONSULTING CANYON RIDGE SPECIFIC PLAN 1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMLIANCE As a result of environmental issues identified by City Staff, focused environmental studies were prepared in conjunction with the 2 0 0 7 specific plan approval and were incorporated into the data used by the City of La Quinta for adopting findings for approval. As a result of the findings of those on -site environmental studies concerning archaeology, biology, hydrology, and paleontology, mitigations for environmental compliance where developed and administered under the jurisdiction of the City of La Quinta Community Development Department. Previous Mitigated Negative Declarations for recent prior entitlements where also used as a resource for environmental determinations on the 2006 Canyon Ridge Specific Plan. 2 Plans, Programs and Guidelines 2.1 COMMUNITY CONCEPT The Canyon Ridge Specific Plan is a single-family detached residential community composed of two housing types (large single-family detached houses (haciendas) on large lots and clustered single-family detached homes (bungalows)). The project has internal recreation lots, an internal walk system, and enhanced retention basins. The internal streets are private with a gated entrance from Washington Street. A secondary gate for community ingress and egress and emergency access will be provided through the adjacent St. Francis of Assisi circulation system. An internal pedestrian -friendly system of paseos and walkways connects the various open space features of the project for active recreation. 2.2 LANDUSE 2.2.1 Land Use/General Permit Context The Canyon Ridge Specific Plan implements the City of La Quinta General Plan by bringing detailed policies and regulations together into a comprehensive development plan for the Specific Plan Area. The Canyon Ridge Specific Plan is a regulatory document which, when adopted by the City Council of La Quinta, governs development standards and design guidelines for the plan area. The Canyon Ridge Specific Plan land use is LDR (Low Density Residential) and the zone designation is RL (Residential Low Density). Site Development Permits will be required for model homes, recreational or open spaces amenities, entry statements, and similar facilities. N��AA BHT II - 6 - IvIDs CONSULTING CANYON RIDGE SPECIFIC PLAN The Canyon Ridge Specific Plan is prepared as a link between the La Quinta General Plan and subsequent development proposals for development areas within the plan area. The Land Use Element of the La Quinta General Plan identifies and establishes the City's policy relative to the planned future pattern, intensity, density and relationships of land uses in the City, as well as in the plan area addressed herein. The purpose of the Land Use Element within the City's General Plan is to establish City policy which includes: • Clustering of smaller housing types on property with a designated land use of Low Density Residential, LDR. Provided such uses encourage open space and common area amenities. • Implementing a Specific Plan for the clustered land use pattern • Proposing the development of attached or detached housing in a country club setting or standard subdivisions within properties designated Low Density Residential The Canyon Ridge Specific Plan implements the City's General Plan by: • Specifying the land uses in the plan area; • Delineating standards for land use compatibility with the City's goals and policies (see Section 4, Consistency with General Plan of this document); • Providing the framework for development in an orderly manner 2.2.2 General Plan /Land Use The specific plan for the project area defines the currently approved land use for the property. These Land Use Policies are illustrated in following exhibits and include: Residential Land Uses Low Density Residential — 2-4 DU/AC Circulation Elements Greenbelt Use See Technical Site Plan Exhibit #6. Existing Land Use Designation The exhibit following illustrates the current Land Use Designations for the subject property. See Current Land Use Exhibit #7. BHT H -7- IJJ CONSULMG CANYON 3AKh'•(A I ('X5A k OUWACINS (a tp[ I3 SPACE.) 140 OFF SRE GRADNG ' PROPOSEDU'•' t 4,1 G01'CREiE DR`TAW GEDIH rK. Cc9TEAl CH-URCH DENAY� y.- CFUTUIPIIE PARKING LOT).. ✓,. Y OFFSTE EASEMENT IQ ,% f .-PF3VATE CFNRCSi CAVE, i (n i PROPOSED DAYLM E FILL, PROPGSED_: 4}V '$, r PROPOSED 5-CONCRETE r DRANAGE DITCH 1t, {{` NO OFF&RE gI GRAMIG 4 L� PRQ-OSEC) 4kl ^ R 3 660CH PROPOSED 3'­' CONCRETE DRANAGE DITCH G 4. PROPOSED 9 ILL CONCRETE {i DRAINAGE I ;I DITCH -Irp LII UT G41I 25 r 1 3.5 .2s 1 , I 27 � � 28 .61.9 ; •� 24 31' 30 29 I a3a � 32 33 u 22 i cs1 baa Y 6f} :_Ili 21 •T1�-4P 37 ESt r ,a 36 "i (L.1 $ ' 35 1 65:.. 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HLREOA• Ali WILO BIT TM S(i1TII IRS Of IIAE SOU Hf[SI (r[ •aµRiER or bin AtST, d CU1R11pp I I U • JE 67 L CPdYl0WyA�j[ 1faA1CAY Cr h1(NiYll d' gyLaL $lilT d I O91 A Orel r .trl [D'TGt$S L I Is CQV7+IY NI AVId E450 ttt 1Wik h1. Si(ki 1 U.RoK. 6 Or RLCOPf3 C, 'vhtY C .-. ASSESSOR'S PARCEL NUMBERS all ESO--D75 L 791 IC I6% 110A: $'T[ AL 6x 'N RLCRU16 O' 'P WAVc',VION SI per[!: $PAC[ DES D(5 AC 7.0F ,r• "•. 4` S:LBTOTAL 29.33AO lwa x Er •. �T SUBSTANTIAL CONFORMANCE NOTE: 11T IR-P, 71Ev',," +%OPOSED BI' %fas ,, cf-COVUAI:GC Av 7 15 R A15.1 mr. r Sal -ow,(: f4015 76 IIINEJr.11 is. D7 AL�'1:p11 I H WRLIIf .idi 9AIf1 ,L AY SARI RI' Himsib to u cii R[CE17W.'VAtL10 Ilium IYP.1LMtrllli. f � M (0 1:0 . . SUBSTANTIAL CONFORMANCE LEGEND j OT Its BCN,O Ap 11. 11P SVBSIA\INL 1LW1011AAA.1 IY. 7 Or4_Vk LOT LI ID HTW.N C V- LOT i, S'16 or tt-r rI.. OWNER! APPLICANT 1 DEVELOPER WEST COAST HOUSING PARTNERS, LLC 1077 "'ITSCA:r ROAD, SUITE 1A WESTLME YAIAOE. CA O13L1 Moll` (PA31 <09.0170 CN+IIII xlD T TOMS PR[PASEO W' B[ RLA. -POT, ' • p..a GA Pr7, i Rfi ENGINE ER6 TENTATIVE TRACT No. 6VRVETORB 35060 SUBSTANTIAL CONFORMANCE N0.2 TENTATIVE TRACT MAP Date Prepared: OCTOBER 9, 2013 CITY OF LA OUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET 1 OF 1 [MSYn,IAS'AFT•LVR 1x.; .F,4)•I _. 04 s _ - TI Ry 25 27 L.. ® 26 28 AA a 11124 [ �. P C 23 e I II 31 3Q 29 [.. c 3 33 132L,34P �.. 22 ^-4 + I CAI 7r 36 I I 21 l ; it 120,r$ Al I L M 39 40C Its er1 A I F I � I u_ 43 42 411 11T - i I 11111 15` L 1 Y Y j I 1{I ,18 HEMP* six z II 117 E L3 11 - I 45 b6 0 ]o 60 120 240 . LITji- 16 ` FI, P 49 48 4 C 15 x � 5 S1 Vq F e w 52 12 13 k I GY ' [AA n �n 157 n545r[ I1 r 73 III :..Ii I I L A 71 72 I I I I�N� a 1 Ln �70 69 j II i I Y l (°I 1 68 1 [WY I" I 1 -- - 1 I I I f� ?• +� I B3 64 Lu IUn4 I. 1 Ilf. 1 - �'3N'i i3 lil 3 ; ll I II,'.I I II Ian J :I, I'll I I � I r Ill I 11 f 1 I rl I d; jN: I REQUIRED PARKING SPACES (REQUIRED CITY OF IA OUINTA) BUNGALOW HOMES (SINGLE-FAMILY DETACHED RESIDENTIAL) COVERED SPACES (GARAGED) - 2 COVERED SPACES PER UNIT GUEST SPACES - 0.5 SPACE PER UNIT OF OF UNIT # OF # OF COVERED RED GUEST ,TYPE BEDROOM UNITS SPACES SPACES PLAN 1 3 8 16 4.0 PLAN 1X 3 PLAN 1Y 3 6 12 3.0 PLAN 2 4 2 4 1.0 PLAN 2% 4 3 6 1.5 PLAN 2Y 4 11 22 5.5 PLAN J 4 12 24 6.0 PLAN 3X 4 4 8 2.0 TOTAL 44T _JS _T4 S HACIENDA HOMES (SINGLE-FAMILY RESIDENTIAL) COVERED SPACES (GARAGED) - 2 PER UNIT GUEST SPACES - 0.5 SPACE PER UNIT # OF # OF UNIT OF # OF COVERED GUEST TYPE BEDROOMS UNITS SPACES SPACES PLAN 4 4 13 26 G5 PLAN 5 4 12 24 ED TOTAL 36 127 REOUIRED PARKING SPACES SUMMARY OF # OF BUILDING j�OF COVERED GUEST TYPE UNITS SPACES PARKING BUNGALOW HOMES 49 98 245 HACIENDA HOMES 25 50 12 5 TOTAL T4 14 -370- TOTAL NUMBER OF COVERED SPACES AND GUEST PARKING RECLINED: 185 NOTE PROVIDED PARKING SPACES (PER CANYON RIDGE SPECIFIC PUB)) BUNGALOW HOMES (SINGLE-FAMILY DETACHED RESIDENTIAL LOTS 26-74) COVERED SPACES ALL PLANS EXCEPT PLAN 3X (GARAGED) 2 COVERED SPACES PER UNIT COVERED SPACES PLAN J% (GARAGE01 3 COVERED SPACES PER UNIT UNCOVERED SPACES - ALLPLANS EXCEPT PLAN 3X (DRIVEWAY) 2 COVERED SPACES PER UNIT UNCOVERED SPACES - PLAN 7% (DRNEWAY1 J COVERED SPACES PER UNIT GUEST PARKING (ALL PLANS) I SPACE PER UNIT (MILT) UNIT # OF k OF COVERED UNCOVERED GUEST TYPE BEDROOM UNITS SPACES SPACES SPACES PLAN 1 D 8 16 0 8 PLAN 1X 3 3 6 6 fi PLAN 1Y 3 6 12 0 6 PLAN 2 4 2 4 0 J PLAN 2X 4 3 6 6 6 PLAN 2Y 4 I I 22 0 I1 PLAN 3 e 12 24 0 12 PLAN 3X 4 4 12 12 6 TOTAL 44 1�2 T 666 HACIENDA HOMES (SINGLE-FAMILY DETACHED RESIDENTIAL LOTS 1-25) COVERED SPACES (GARAGED) - (ALL PLANS E%PCEPT JX) 2 COVERED SPACES PER UNIT UNCOVERED SPACES (DRIVEYlAYI 2 UNCOVERED SPACES PER UNIT GUEST PARKING 1 SPACE PER UNIT (MIN.) OF OVERED OF UNIT # OF # OF COVERED UNCOF GU EST TYPE BEDROOMS UNITS SPACES SPACES SPACES PLAN 4 4 IJ 39 26 23 PLAN 5 4 12 36 24 23 TOTAL _TTS '3- _w 47, PROVIDED PARKING SPACES SUMMARY # OF A OF III OF BUILDING j�OF COVERED UNCOVERED GUEST TYPE UNITS SPACES PARKING PARKING BUNGALOW HOMES 49 102 24 60 HACIENDA HOMES 25 75 50 46 TOTAL _74- T" 'R T66 TOTAL NUMBER OF COVERED, UNCOVERED AND GUEST PARKING SPACES PROVIDED: 357 1 FINAL ON -STREET GUEST PARKING TOTAL AND LOCATION SUBJECT TO APPLICANT / DEVELOPER CHANCE PRIOR TO FINAL ENGINEERINGx22R04ALS 2: ON -STREET PARKING SPACE SIZE: B' x 22' WESTCOAST HOUSING PARTNERS, LLC 3027 TOWNSGATE ROAD, SUITE 250 LEGEND WESTLAKE VILLAGE, CA 91361 PHONE: 805 409-G220 PROPOSED LOT LINE ---- FAX: 805 370-1822 CONTACT: WHIT HOLLIS, JR, PROPOSED HACIENDA HOME LOT NUMBER PREPARED BY: PROPOSED BUNGALOW O HOME LOT NUMBER '"LL . NossE PROPOSED CL7VEREU— --- AA o`"i Oiwl OA °'p" (GARAGE) SPACE I ecru Lrz .res>mez4 me PROPOSED UNCOVERED A0 PLANNERS ENGINEERS 9U RVE YOR (DRIVEWAY) SPACE PROPOSED N-STREET OE GUEST PARKING FOR HACIENDA HOMES , PROPOSED ON -STREET [ems GUEST PARKING FOR BUNGALOW HOMES TENTATIVE TRACT N 35060 O. PARKING PLAN Date Prepared: MARCH 25, 2014 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET 1 OF 1 EXHIBIT 8 2.3 ZONING Existing Zoning Designation Exhibit 4 illustrates the current Zoning Designations for the subject property. See Existing Zoning Exhibit #4. 2.4 THE MASTER PLAN OF LAND USE The Master Plan for the Canyon Ridge Specific Plan reflects the development goal of providing upscale residential homesites set in a gate -guarded environment of private streets and connected greenbelt elements. The Canyon Ridge Specific Plan proposes to have two types of single-family detached residential uses: large single-family detached homesites (haciendas) and clustered single-family detached houses (bungalows) on smaller fee lots. The twenty-five hacienda homesites are proposed on 6.51 acres (not including streets). These hacienda lots range in size from 10,320 square feet to 19,057 square feet, averaging 11,350 square feet. The proposed homes range in size from 3,315 square feet to 3,746 square feet. The forty-nine bungalow homesites are proposed on 8.41 acres (not including streets). These bungalow lots range in size from 6,281 square feet to 9,395 square feet, averaging 7,498 square feet. The proposed bungalows range in size from 2,467 square feet to 3,480 square feet. The following Land Use Tabulation details all of the proposed land uses for the Canyon Ridge Specific Plan: Hacienda Lots (25 DU) (Lots 1-25) Bungalow Lots (49 DU) (lots 26-74) Enhanced Retention Basins (Lots I & J) Central Passive Park (Lot H) Entrance Passive Park (Lot D) Private Street Parkway (and Median) Private Streets (Paved Section) Perimeter Landscaped Lots (South, North and West) (Lots A, B, C & G) Open Space (Lots K & L) Washington Street Dedication (Lots E & F) BHTH -8- MDS CONSULTING 6.51 acres 22.98% 8.41 acres 29.69% 3.60 acres 12.70% 0-47 acres 1.66% 0.18 acres 0.64% 2.12 acres 7-48% 3.07 acres 10.84% 2.73 acres 9.64% 1.03 acres 3.63% 0.21 acres 0.74% Total 28.33 100% Acres The Canyon Ridge Specific Plan provides for a range of residential housing types consistent with low Density Residential designation established for the property. The permitted dwelling types, lot size, height limits and other site development standards are established in Section 3: Zoning and Development Standards within this Canyon Ridge Specific Plan document. 2.5 CIRCULATION PLAN The circulation system for the Canyon Ridge Specific Plan conforms to the requirements of the City of La Quinta General Plan - Circulation Element by providing a hierarchy of vehicular traffic -way (including golf cart circulation) with pedestrian -ways segregated within the plan area. The circulation alignment is defined by the central east/west entry plaza and park area along with the north/south detention area walkways. A distinctive design element in the circulation system for the Canyon Ridge Specific Plan are the proposed chicanes that occur at the paseo connections running east/west through the project. A chicane is a bend in an otherwise straight path and as such they serve a dual purpose in the circulation of the community. They encourage pedestrian circulation along the Paseos by providing a visual and physical destination or node along the pedestrian circulation system. They also encourage traffic calming break up the otherwise linear street organization improving the visual interest along the street scene. The chicane street design reduces the availability of on -street parking, a Parking Plan Exhibit has been included to demonstrate an adequate amount of on -street parking See Parking Plan Exhibit #8 BHT II - 9- MDS CONSULTING CANYON RIDGE SPECIFIC PLAN IOW r)F.NSTTY PLESIDENT1% Im p= _ n: T F-r TEJ-, T-.'�E -RAC14o �&JCIJ EXHIBIT 7--CUMNT LAND USE THIS PAGE INTENTIONALLY LEFT BLANK Within the Canyon Ridge Specific Plan area, the circulation system has been designed to accomplish the following: • Provide for internal private roadways that provide a safe route for project ingress and egress. • Provide for private streets which allow two access connections to Washington Street. This will facilitate the internal network of private roadways to best serve the residential pads and open space amenities. • Provide for internal traffic calming by using chicanes to slow traffic. See the following exhibits: Circulation Diagram Exhibit #9 Street Sections Exhibits # 10-12 Technical Street Section Exhibit # 13 2.5.1 Offsite Improvements The offsite public streets surrounding the project are currently developed in accordance with The City of La Quinta standards in effect and will be constructed incrementally in accordance with the applicable General Plan designations as required by the City Engineer. Washington Street will be completed on the west side fronting the property. 2.5.2 Onsite Improvements The following measures are proposed to mitigate potential circulation impacts associated with the project and will be implemented in conjunction with development of the residential areas within the project boundary. • All roads internal to the project shall be developed as private facilities which will address the structural standards in effect at the time of tentative tract or zoning approval area in conjunction with phased implementation of the Canyon Ridge Specific Plan. • The primary internal roads two feet and thirty-six feet thirty -six-foot wide streets streets. BHTH shall have minimum pavement widths of thirty - Parking will be allowed on both sides of the and on one side of the thirty -two -foot wide -10- MDS CONSULTING CANYON RIDGE SPECIFIC PLAN THIS PAGE INTENTIONALLY LEFT BLANK r- - - LEGEND PRIMARY COMMUNITY ENTRY PEDESTRIAN GATE PEDESTRLAN CIRCULATION VEHICULAR / GOLF CART CIRCULATION VEHICULAR GATE - - - - - - - - - - - -- 7,' BRIDGE CROSSING - - WA%WGTON STREET - - ��1lw - - - WCN.YtlD r I •I � un n• I � n• y.�u.w,. RESIDENTt Section A - Private Street ��l C-^FM41 Ce^1 3 O 02 Section B - Entry Street O d �li ik 09 O ad Section C - Private Street �r� Section D - Private Drive 3 ' Walk 5' MIN. SETBACK TO 1 I' MIN. PRIVATE YARD I SIDEYARD WALL SWED GARDEN 5' MIN. SETBACK TO SIDEYARD WALL PRIVATE YARD Section E - Shared Garden 0 B' 10, 20' rm%mm"mmmml Scale: 1" - 10' Section F - Basin Trail 0 9 ?a 20' rimm7mmool Scale: V - 10' PROPOSED 56' S1TiEET W O CHICANES fPRYATE PROPOSED 5' STRE W O P ATE KTAL EXISTING W'ASHINGTON STREET (PUBLIC) PROPOSED 56' STREET W CHICANES PRIVATE PROPOSED 52'STAEET W CHICANESKilm PRNATE PROPOSED ENTRY E (EAST OF PPoVATE PROPOSED COMMON DAY (PRVATEJ KIA m Il �����il �=� � ]I j�It I�'-,II "j1' Il �V�II�l1 31 I = i�b�l �,I•s�- .-T 2.6 THE CONSERVATION, OPEN SPACE, AND RECEATION PLAN The Canyon Ridge Specific Plan Open Space and Recreation Plan identifies and establishes the open space and recreation amenities within the project. The site is currently an unused parking lot with little natural open space. The project will develop the entire site, including small natural areas along the west boundary. 2.6.1 Conservation The Canyon Ridge Specific Plan project area will be developed with the goal of balancing the conservation and management of open space resources with the implementation of a high quality residential -based community. Policies and programs for the conservation, management, and use of natural resources include: • Prevention of soil erosion using the appropriate design criteria and careful placement of landscaping. • Maintenance, protection, and replenishment of ground water by using the retention basin as drainage areas to absorb and percolate project stormwater runoff. • Re -use of palm trees and palo-verde trees currently on -site from previous development. Topography The Canyon Ridge Specific Plan proposes to remove the existing parking lot and re -grade the site to allow for the development of the retention basins, lot pads, and perimeter slopes in conformance with the City's grading ordinances. Archaeological Resource A Review of recent cultural resource studies was performed for the Canyon Ridge Specific Plan area by LSA Associates. The first report was prepared for the previous Canyon Ridge Project by CRM TECH dated February 18, 2005. This report concluded that "no known historical resources as defined by CEQA are currently present within the project area, accordingly recommends to the City of La Quinta a finding of No Impact regarding cultural resources." It does detail MILL :...ter . MDS CONSULTING CANYON RIDGE SPECIFIC PLAN the records of two sites discovered in the Canyon Ridge Specific Plan area. The first area CA-RIV-6245 was two prehistoric ceramic shards that were determined ineligible for the California Register of Historical Resources. The second site detailed in the report occurred in the area of CA-RIV-2199/4168. It was determined to qualify as a "historical resource" under CEQA guidelines, but was removed through testing and mitigation excavations pending development of the La Quinta Arts Center Site in 1991. The second report details another site discovered during the development of The La Quinta Art Center per the mitigation measure for that project. The records indicate that this site, CA-RIV- 6214 was ineligible for listing as a "historical resource" The report recommends monitoring during grading to determine the presence or absence of deep archaeological deposits. Biology Resource Study A Biological Survey was performed for the previous project by AMEC Earth and Environmental on February 28, 2005 entitled "Canyon Ridge Biological Survey." Mitigation measures suggested in this report included the following: • Payment of the Coachella Valley Multiple Species Habitat Conservation Fee • Grading activity limitation during certain times of the year to reduce the possibility of negatively impacting the Big Horn Sheep • Monitoring of nesting bird sites to minimize or eliminate disturbances. No other biological mitigations were adopted for the previous Canyon Ridge project 2.6.2 Open Space The Open Space Concept The Canyon Ridge Specific space is a valuable resource and Quinta region becomes further their site with open space set Plan's landscaped frontage and functioning sites. A pedestrian Plan is designed with the realization that open adds to the residents' quality of life. As the La developed, projects that incorporate portions of a higher standard. Canyon Ridge Specific detention basins establish a standard for multi - circulation route traverses the basins through BHT II - 12 - f \ \ IMS CONSULTING CANYON RIDGE SPECIFIC PLAN distinctive planting and desert shade trees, creating a physical amenity for the residents and a visual amenity for the community. A central park provides an open green through the interior of the project, extending sight lines and increasing the open feeling of the community. By facilitating easy access to walkways and parks, the Canyon Ridge Specific Plan ensures a pedestrian - friendly environment. See Open Space Diagram- Exhibit # 14. See Conceptual Landscape Diagram- Exhibit # 15 2.6.3 Recreation Canyon Ridge Specific Plan is a community that provides for easy access to walking paths and passive park spaces. The central park is a large open green for open play and passive recreation. A shaded arbor seating adds to the peaceful quality ofthe park. Recreation facilities include: • Extensive paseo system • Open space walkways • Central park space for passive recreation • Shaded arbor seating 2.7 INFRASTRUCTURE The infrastructure system which serves the project is described below and is designed to provide a coordinated system of infrastructure and public services to adequately serve the plan area at full buildout. The infrastructure and utilities plan identifies standards relative to land use for the plan area and establishes the community's infrastructure and public services policies. 2.7.1 Water Potable Water The potable water system of the City is operated and administered by the Coachella Valley Water District (CVWD) which extends service based upon approved designs and improvements constructed by the private developer. The CVWD assesses new development a per connection fee to tap into the potable water distribution system. CVWD operates from a system wide master plan that provides the City with potable water which is pumped from an underground aquifer through wells located throughout the City. r BHTII THIS PAGE INTENTIONALLY LEFT BLANK LEGEND OPEN SPACE wcn ioo Exhibit #14- Onen Snace Diagram,,NN„ �°J Fvhihi+ *l ri_ rnnran+ I rinrlcrrina Mrlctar Plnn PLANTING LEGEND _ TREES BOTANICAL NAME PhaenNcanadwak WawnglonlD fdk. W.WQA No robuw Bueo WpMdo Bmhev armaa Charms-M fi-11a Phoant..b.knn W&WL'N NAME SIZE Canary World Pakn 18 BM MM. W11-1a Pon Palm 12.18BMMk. Mdmn Pon Pat. 12-18 BM Min. Pinch Palm 24-8ar Mmdwn Blw P.I. 24- Bar Amdmnmepn FaA Alhm 24'60 Pygmy Data Palm 36' Bar Cuppemn admnko Nbmm cYp- IS Gal✓ 2r &. Cuppnau camp-f- Ruth. Cyp- 1SG.L/24'80. Ilguenun luddum Gkaw P'W ISGA P.- maltnlana Camftw Chary Is Gal. C.ddlum'D..ed Musmm' Pal. Vard. 38 aw 6 Wng Lagarmaamta lm k C.P. Mydls 24.36• B. Ama callartmw C.It yPaar 24.36'0m Q PNnus Wrglnta-Woakw Ch.Wb.rry 24.36•16. P-Opk'Hwmhe MaKuka 24'3S B. Abrdus undo Sh-bemy T 24' Bo. ® C.010-an tlMnu. I-BaBleb.sh 24•8mr ® Ow.*ad.. Owe 24'8ar Fago. sellawtan PI -Pp a Guaw Sf• Bar Cltan Watt- R-Sl&T 3ff-W Otea aur.PaD Olt- Tme 384811ar o Jammada mlmodkRo J-da 36•/40'/6(P a-Wngmlarw SDWhenr LW Oak 3WW16lY Bra Plnus eldedm Pad -pa, g.dhar Afghan Pfn Farr. Pin 208a. 36.6. Rh. Tarawa AMmn Sanwa 24-Ba. GAO,A. M-1hw Haney 1." 20300m Sddnus malls Peppers 24.4&Bo. O-WMIMno Soulham Ore Oak 24.488or BASIN TREES BOTANICAL NAME COMMONNAME Pin us aklsdm Afgl.n Pin sdlma molls Pappm Tres ®� Cercdlum'D-d Museum' Palo Veldo Pmwp.'Ph-W Me.qutle Amd. famed.. SWnaf A da at..yeh Da..rt l.nweod Amda Omophyga Sho drMOAmda COW-c n did.. I.- Botdehnnh CONSTRUCTION LEGEND 1. 8' Meandering public sidewalk 2. 8' Decomposed granite trail 3. 6' Tall offset plaster wall system with tubular steel fence at connections atop an 8' berm 4. Project signage 5. Pedestrian bridge 6. 6' Tall slump block perimeter wall 7. Pedestrian gate 8. Secondary vehicular gate 9. Tubular steel view fence atop pony wall 10. Enhanced stone or seeded aggregate paving at entry 11. 6' Entry wall and pilaster 12. 30" Low entry wall 13. K1osk 14. Entry garden with turf area 15. Decorative vehicular gates 16. 5' Natural grey community walkway 17. 6' Tall painted slump block private yard wall 18. Seeded aggregate or natural grey concrete at shared driveways 19. Enhanced concrete of pedestrian crossings 20. Poseo walk 21. Garage driveway 22. Curb and gutter 23. Portal stair connections into open space 24. Desert garden 25. Open turf area 26. Focal point at park 27. Garden romada with outdoor furniture 28. Private yards 29. Shared Garden DESERT ACCENT PALETTE BOTANICAL NAME COMMON NAME SIZE SPACING Ag-amedmna Canary Plant 15 gal, 80.0 ABme vWnminlan Odop.Agaw ISFL TO.0 B-h.n,..'Cmlsnmar NCR 5Bd. 90.0 Q-WpIntapukhm1- Rad Bled of Pmadba 50, 6O.0 Dmman Hhaaw DmedStwm 15 goL 90.0 Cdlmmdusg-fl G.Wen Resort Codas 5gd. aO.0 Emdla lamwm &Ikfebuah 5 gal 4' O.C. & .6. ngtd. Oaph• Fkan Sol. 6O.0 H.spamloapaMBom lied Yucca 5FL 4'O.0 KnlPhoga". Rd liar Poker 5gd, sac Leuwphyllum x'Clam-0 Omarrm D-dSaga 5 FL 6' O.C. Opuml. sp. Priddy Poor 50d. .9 O.0 Sedum.p.duhge LAM I- 5gd. 9O.0 Sarin-d-W.W.. G.y Dnmtsmm 5gd. 6' O.C. Y wbppW Yuam 5gd. SO.c TRANSITIONAL PLANT PALETTE BOTANICAL NAME COMMONNAME SIZE SPACING Amda redden. D-,t..Pd 5 gal. a' O.C. Ag--storm Century Ham 150a1. 9O.0 Bacdlark..'Cenknnlof NCN Sol. 90.0 Cvlmembrepedm NCN 50. TO.0 EnaJb ladnosD &W b h 50d. 5O.0 H.spe.laapaMR.ra Red Y- 5gd. 90.0 lurlwsDMus Spnynah :gal. 4O.0 Kkthlta cwdRnllo Head Inroad Pandenron 5 0e1. 9 O.C. KrUO,.%aced. Rd Hat Paler 5gd. sO,C Laucaphyl- z'Omm.d Oma,rm DeodSolp 5gd. 6. O.0 Muhlenbegln dgena D-G.a 5gal. 3O,C L„accm. sp. Rralhum 5gd. ?O.C. Saran adaad..W. Gory Dated San- ,a 6'O.0 Tatroma+s dtak.. NOd It.. sed. 9O.0 ORNAMENTAL SHRUB PALETTE BOTANIGA.NMIE COMMON NAME 5� SPACING Agave atlmmin N04 5gd. 9O.C. At. spades Ake 15 gal. 80.0 Alycgynehuegatn Blue Hlbaaa 50o1. 6O.0 Amg.enlhn M.W. Kangaroo Pan 50a1. 4'O.0 Nbdu.-d.'Camp.W D,wdSlrawB.WT so. 904 II-WalmlRaa sp. Boltowldaa 5gd. TO.0 Buaa m. fapoWw Groan Beauty' Japanese Batewod 5 gal. S O.0 Cod.. maaaarpa'Bmnwod B.WNd.I Hum 5 gal. 4' O.C. O.M.Waps hum6 MadAenwean Fan %I. IS gal. 6' O.C. OsNaspadas Rodvase 5gd, 6O.0 Cemamaaphylas dhvdldlo NON 50.1. 9O.0 DWm bkolor Fortnight Ay Sad 6O.0 Dbsma Oct- Hnk o,.A.FHeawn 5 FL 4' C.C. Escdlmlo.p. NON 5 FL 6' O.C. E.any slaponlm Eargiam Faarrym. 50a1. 9O.0 Eugeps 1P. NCN Sol. S O.0 G-&.Lip. NCN 5gat 9O.0 Hama.mlW hybddo Daylllly 5 Ff. 4' O.C. Bexromlpda'Gake.{ NCN 5gal. 4'O.0 L..lsn'God Mound' God Mound Lamina Q Jlow) 5 gal. 6' O.0 Lannem. o WAdana, Lantana 5 gDl. T O.C. Lawd.h.daadas sponhh L-le, 5gd. 6O.C. Wmftum 1.T d J.P.-Pdvn 5FL 6'0.0 Wope glgame Dry Trd Sol. rO.c Mynas camnmk Myv6e IS gal. 8- O.C. Osmanlh. l.g.m S-at Olt. 5gal. 9O.0 Phamlu. W. N-ZealadFlar 150a1. BO.0 PNOV. m fablra Mod: Orongn 50.1. 6' O.0 Pnmwcmabmm-'Br ht STlghf DwrfCarDBna ChmW 5gd. TO.0 Rhaphl.kpk sp Idla Havylb- 5 gal. 90.0 Rasa stop Row 5gal. 6' O.C. Rosmad-Rdan.lk'Pradrmu a Prostrate Rosemary 5 ad J' O.C. Santo stop. Sage 5gal. 9O.0 Shdry. by-b. L-W. Ear 5gd. 4' O.0 T Nan Yd wBelk ISFL sO.0 T.dddnspermum 1.,N-4. Slorfagnlne Seal. CO.0 VINES and ESPALIERS BOTANICAL NAME COMMON NAME 1'.ir SPACING Calk.nd. h-tecephol. Pkik Pawder Puff 50.1. 6- O.C. Dle&hn budmlank Bland Red T.mpd Vlr. 50o1. 6O.C. Gah.mlum-P.W- Camllna !clan Sol. 90.0 ksnw-palyamhum J.&W. 5gd. 6'O.0 Pmlhmad-Mmspkkda Boston try 59.1. SO.C. py-mllm Y3rohan' ITrdM1Dm 50.1. 6' O.C. T.dial.pamam loanlnotdns SlarJmmhn 50d. 6O.0 TURF MaroMm 11 orM.Mh.n III Sad NOTES I. rT Decampwad gramft to be pMdad In all plants,row. 2. A. au_dk insgaaoo.y rn" h. dmtgand to aGsfenBy apply wvkr b oR plans hd,.....,.... o.ndM.d hMgafAaa Idyv6ai dwU hm AmBd b Nd dam .nd dope when nxamry b aaA>mlkh AfpaK THIS PAGE INTENTIONALLY LEFT BLANK LEGEND 1. Slump Block Wall w/ Painted Sock Finish 2. Decorative Brick Cap 3. Slump Block Cap 4. Block Wall w/ Pointed Smooth Stucco Finish S. Finish Grade d Slump Block Pilaster 7. Iron View Fence B. Glass View Fence reromerer wan Scale: %= 1'-0' view Wall Scale: %= 1'-0' CnTry n7aii Scale:%= 1'-0' FINISH GRADE BATTER VARIES FROM 1:32 TO 3:1 A FILL DIRT PLACED BY GEOGRID (PROVIDED BY OTHERS) REINFORCED � + I��� RETAINED R FINISH GRADE AREA AREA EXCAVATION LIMIT - 6" BELOW BOTTOM OF WAU (BY OTHERS) BOTTOMOF WALL - FOUNDATION AREA TO BE PREPARED BY OTHERS 36" X B" GRAVEL BASE - PER GEOTECH'S RECOMMENOATION, PROVIDED BY GEOCRID ' DETERMINED BY FRONT S_CPE GRADIENT & DISTANCE TO • DAYLIGHT AS DIREC-ED BY CEOTECHNICAL ENGINEER 1) FROM ACCESS - GRID DEPTH (^06 X H) + 6' R 2) REAR ACCESS - GREATER 0` 12' OR GRID DEPTH (-0,6 % H) T 6° LEGENC- LIMITS OF REQUIRED EXCAVA'i ill 0 25 5e 10e .�. f Retainina WON LIMIT OF GEOCRIC'S WORK .kvM I'-50 wcl>_I00 Fxhihit *1 A- C.nnrPnt Wnll Pinn .aaiI,nr CVWD is continuing to take preventative measures to conserve precious water resources for its existing and future customers. These measures include the use of a water -efficient plant material approval policy, implemented through a landscape review committee and a water management specialist on CVWD staff entrusted to promote the mutual goals of the agency and those of the developer. Potable water lines are available in Washington Street and can provide service to the proj ect. Irrigation Water Irrigation water will be provided by the CVWD in accordance with their policies. 2.7.2 Sanitary Sewage The sanitary sewage collection and treatment system for the City is operated and maintained by the CVWD which extends service based upon approved designs and improvements constructed by the private developer. The CVWD assesses new development per each equivalent dwelling unit (EDU) to provide comprehensive wastewater collection and treatment. The current capacity of the Mid -Valley Water Reclamation Plant is 4.35 million gallons per day (MGD). This facility serves numerous Coachella Valley communities including La Quinta. The CVWD has indicated that the sewage treatment plant can be expanded in the future to serve additional demand, including the demand of La Quinta encompassing the project. The sanitary sewer system will be installed in accordance with District regulations. Sanitary sewer facilities exist in Washington Street and can provide service to the proj ect. Storm Water Drainage The master grading and drainage concept of the development works within the character of the existing and proposed topography and landform of the site to provide an effective system of drainage and storm water management. The runoff from the developed areas at higher elevations will be directed to lower areas of the site where the storm water retention basins are proposed. Storm water runoff from a theoretical 100-year 24-hour storm will be held onsite within the storm water retention basins in conformance with the City's current drainage policies. In addition to site flows, tributary flows from Washington Street will also be retained onsite. Storm Drain design will not incorporate any offsite drainage to Saint Francis or Laguna De La Paz. A notice of discharge will be filed BHTH -14- MDS CONSULTING CANYON RIDGE SPECIFIC PLAN with the NPDES with approved best management practices for interim site conditions. 2.7.3 Public Utilities Public utility transmission lines for cable television, electricity and telephone are available to provide service in Washington Street. Permanent power and telecommunications distribution lines internal to the project will be placed underground. Electricity Electrical power is provided by the Imperial Irrigation District ("IID") to the site, as well as surrounding development from the La Quinta Substation. This I ID substation is currently operational west of the intersection of Avenue 48 and Jefferson Street. Natural Gas Southern California Gas provides service adjacent to the site form its service main along Washington Street just north of the property boundary. Telephone Land -based Telephone services for the project area are provided by General Telephone Company. Regionally, cellular service providers include AT&T Cellular, Verizon Cellular, Nextel, Sprint, Pacific Bell, and others. Cable 1 V Cable Service is currently provided to adjacent communities by Time Warner Cable and will provide service to the project. Internet Service Providers Internet service is provided via a host of currently available vendors both land based and cellular. 2.7.4 Refuse and Recycling Collection Refuse and Recycling collection within the city limits is provided by Burrtec via a franchise agreement with the City of La Quinta for this purpose. Refuse BHT II - -_ MDS CONSULTING CANYON RIDGE SPECIFIC PLAN collection occurs in accordance with a schedule established by the franchisee and the city. I t is envisioned that the residential areas of the plan will provide individual curbside pick-up for all homes served by an extension of the contract refuse collection services currently in place at the Canyon Ridge Specific Plan. Prior to regularly scheduled pickup and removal, refuse will be contained or covered to eliminate any windblown trash. 2.7.5 Schools The public education needs of the City of La Quinta are provided by two public school districts which include the Desert Sands Unified School District ("DSUSD") and the Coachella Valley Unified School District ("CVUSD"). The Coachella Valley also contains several private schools administered by religious or other private entities that are attended by La Quinta school children. In conformance with State law in effect at the time of construction, the project will pay development impact fees to the appropriate school district in accordance with the established rate at the time of construction. Based on location of existing schools, the makeup of the population of the project and their minimal student generation, the project is adequately served through buildout of the plan area by existing and proposed school facilities in the city. 2.7.6 Law Enforcement Law enforcement services are provided to the City (and the project) through a contract with the Riverside County Sheriff s Department. The Sheriffs Department extends service to the city from existing facilities located in the city of La Quinta and city of Indio. The existing agreement between the City and Sheriffs Department provides protection on a 24-hour basis, seven days per week. 2.7.7 Fire Protection Fire protection service is provided to the City by the Riverside County Fire Department. The Fire Department administers three stations in the city. The first facility (Station #32) is on Avenue 52, west of Washington Street. The second facility (Station #70) i s l o c a t e d at the intersection of Madison Street and Avenue 54 within the PGA WEST project area. And the third facility (Station #93) is located at 44-558 Adams Street. The Fire Department also operates four additional stations in surrounding communities which result in overlapping service areas. The Department currently exhibits an Insurance Services Office (ISO) public protection class rating of four, based on a descending scale from one to ten, with first -in -response times from two to six minutes. The BHT II -16 - rl:: 1ti Uffk"= MDS CONSULTING CANYON RIDGE SPECIFIC PLAN ISO established its rating system based on the provision of manpower/staffing, communication facilities, water system for suppression, automatic sprinkler ! alarm systems, response times, and building standards. Given this rating, the project is adequately served for fire suppression. Paramedic service is provided• to the city of La Quinta and the project area by Springs Ambulance Service. Paramedic staff is located at Station # 70 in La Quinta. 2.7.8 City Administration Located in the Civic center Campus, City administration facilities in La Quinta currently include offices of approximately 31,000 square feet for the City departments (i.e., Mayor and City Council, City Manager, City Clerk, Finance Department, Community Development Department, Public Works Department, Building and Safety, and Community Services). The municipal complex relocated at the southwest corner of Calle Tampico and Washington Street. 2.7.9 Library and Senior Center Facilities The City of La Quinta is served by a public library and Senior Center which is administered by the Riverside County Library System. This facility is located on the Civic Center Campus. 2.7.10 Environmental Hazards and Issues A noise study was prepared by LSA Associates for the proposed project site configuration and design. The study concludes that the proposed landscape barriers reduce noise levels to meet the city standard for exterior noise. The proposed mitigation measures are recommended to reduce noise from Washington Street. 2.8 THE COMMUNITY DESIGN GUIDELINES The concept and character of traditional Spanish and Andalusian architecture will be followed in the project area and will include a focused range of architectural expressions with intricate details paying tribute to the rich Spanish influence of La Quinta. The guidelines are provided for the benefit of the project proponent, their planners and designers, and City of La Quinta decision -making bodies in the review of future site development proposals. As such, the design guidelines identify elements for all residential land use proposals within the Canyon Ridge Specific Plan area. These guidelines may be incorporated into subsequent site BNT II - 17 - _..,,....�. ,_._. MDS CONSULTING CANYON RIDGE SPECIFIC PLAN development permits, conditional use permits, and subdivision maps submitted to the City for approval unless it is demonstrated that certain guidelines are not applicable, appropriate, or feasible under site specific circumstances. The architecture will take into account the physical and natural environment with respect to climate and, therefore, pay careful attention to eaves and overhangs to provide for the shading of window areas as well as utilizing exterior finish materials carefully for their long term durability and appearance qualities. In addition, because of the unique seasonal variations in the climate of this region, careful attention must be paid to the planning and selection of landscaping materials so that they work in harmony with the built and natural environments to enhance to overall quality of the development and use water in a manner that is both productive and efficient. The architectural consistency will be maintained in all development site areas within the Canyon Ridge Specific Plan and will be reviewed by the City of La Quinta to ensure conformance to the desired architectural parameters of the time. Per the La Quinta Zoning Code (9.210.010) and as specified in section 3.3 of this document, site development permits will be required for all applicable architectural construction efforts within the plan area. The design guidelines contained in this subsection are intended to establish a consistent design expression among site planning, engineering, architecture, and landscape architectural components while allowing reasonable flexibility in design. The design guidelines for Canyon Ridge Specific Plan are intended to: • Assist in implementing the design intent of the Specific Plan by establishing project design compatibility; • Create a framework to implement individual product design vocabulary while maintaining community identity; • Delineate criteria for enhancing the site features, plant materials and habitat areas; and • Provide a consistent approach to site planning, building design, street furniture and signage, wall and fence materials and color, lighting, landscaping, and other design elements that will endure for the life of the community. BHT II - 18 - ,'BIDS CONSULTING Cry Y N RIDGE SPECIFIC !'L The guidelines provided herein suggest thematics compatible with the Canyon Ridge Specific Plan character and are not intended to limit expressions of varying architectural styles within the entire Specific Plan area that may need limited flexibility to address market demand over the project buildout. The Design Guidelines presented herein establish the basis to achieve harmony and compatibility within the framework of future residential neighborhoods at the Canyon Ridge project while providing the flexibility to create limited variety in the architectural expression and interpretation of the design styles envisioned for the community. Descriptions of the desired design theme illustrated on the following pages are conceptual and do not depict final designs, nor should they limit the range of expression among individual builders and their professional design teams. The Community Image The extensive landscape element provided by the enhanced basin and central common area, together with landscaped perimeter setbacks, is envisioned to promote an image of privacy and exclusivity for the gated community. The master landscape plan helps to make residential structures on the interior of the project unobtrusive and at the same time, enhance the views from these structures to the surrounding greenbelts about mountain vistas. The use of Date Palm, Citrus, and other species typically seen throughout the desert provides a regional context to the plant palette for the project. A full list of plant material suitable for the landscape theme is provided in the Recommended Plant Material Palette presented in section 2.8.6 of the specific plan. See Entry Structure Exhibit # 17 2.8.1 General Architectural and Siting Guidelines The architectural theme is limited to Traditional Spanish and Andalusian style with specific architectural expression reviewed and approved by the City of La Quinta in individual site development permit applications. BHT II - 19 - AI + j MDS CONSULTING CANYON RIDGE SPECIFIC PLAN GATE DESIGN .�AllL' �,,, An.. t ,. 4•. �. �(�.,/ •in.. �.�. �iPod/3mk/Sbad,SMduebha'id Rb�r �y,, •�. c ,. Q'. � �.► �y.. �ln. Ow a^ FRONT - MAIN PROJECT ENTRY IDE o s ,0 201 %needb.: W- M-27.201/ 11:26AN yAwnr100. N londtOop.Athft&" > V" o«wn vL Hob" P**MVon O C3 O100 A~$da kmffw so aan»m. V Comom o mn Kw 9{9.366.6624 U Fa 949.366.6626 C2COu.\BORA,N Mm JU J d) M �X�"i., Cb o z O h 8 J V -9 Dl* PWW c - c m y.1N75G(i _. T r m y�F OF CAlkf0 Shw, TM4: w ENTRY ELEVATIONS Job W: 9/CNI00 Smh: I.- 10 Z 7wn: 70"! 3 s makes. 0 L-12 3 Color The earth tone color palette that will dominate the architectural context of residential construction and is based on the historic simplicity of whitewashed stucco over adobe bricks as a staple of desert architecture. This motif is complemented with a simplistic color scheme and a variety of roof tones and textures offset by the contrast of the window moldings and associated architectural detail. • The predominant color of all structures shall be limited to the spectrum of earth tones. Colors outside of this spectrum shall be used for accents only. In order to achieve the variety of architectural expression envisioned for the residential components of the project, a variety of materials and colors shall be used to create a rich tapestry of design elements. Materials Traditional Spanish and Andalusian Architecture is richly reflected in the materials utilized in the construction of the Canyon Ridge Specific Plan. Ornamental Iron details at the eaves and windows accent authentic architectural pre- cast concrete. Brick and clay tile details in wall caps, openings, and rooflines compliment the overall architectural expression. Roof materials will be mudded -clay tiles with tile boosts and a variety of color schemes. Stucco, tile, wood and wrought iron detailing will vary in color to enhance the diverse feel of the proposed street scene. • The predominant exterior building material shall be within the vernacular of the Traditional Spanish and Andalusian theme —stucco and brick finish. • Windows and doors, full round arch shape, square, rectilinear with simple surround and deeply recessed to show wall thickness. Doors and surrounds shall be rectangular or arched. • Decorative ironwork, shutters, gable end roof vents, decorative columns and trim, round arches and pre -cast concrete or stucco profiles. Walls and Fences The Canyon Ridge Specific Plan provides for wall forms which will take the character envisioned to blend into the residential theme. Walls for special BHT II -20 - MDS CONSULTING CANYON RIDGE SPECIFIC PLAN definition or for security enclosure will be of masonry with accents of columns, ornamental metal, wood, or a combination of those materials. The heights of walls will relate to the purpose envisioned for them. • Fences and walls shall be used in conjunction with plant materials and other landscape techniques to reinforce the character of the Canyon Ridge Specific Plan area. • Fences and walls are to be used in a consistent manner throughout the community with limited opportunity for deviations to accommodate individual site driven situations. The material, style, and height of walls are envisioned to provide an element of continuity throughout the Canyon Ridge Specific Plan to ensure visual consistency. • As a significant thematic element the details and materials used in walls and fences will be of a high quality suited to the particular function and purpose. • Long linear walls may be staggered horizontally or broken to provide interest and to break or create sight lines. • Fences adjacent to open space areas may be of a predominately open construction to allow continuation of views or to allow for planted screening to be enjoyed by both sides of the fence. • View Fences may be constructed with a predominately open construction (4' ofview fence atop 2' of solid material) • Fences are envisioned to be constructed primarily of masonry. Specific materials and landscape treatments may be reviewed and approved for each affected area or lot by the developers of the Canyon Ridge Specific Plan area. Such materials and treatment are envisioned to result in a consistent visual appearance in the Canyon Ridge Specific Plan. • Walls and fences are not necessarily required between open spaces and residential sites. See Wall Concept Plan- Exhibit # 16 BHTII -21- MDS CONSULTING CANYON RIDGE SPECIFIC PLAN Project identification signs Community identification signs are allowed within the project area of the Canyon Ridge Specific Plan. • Primary project identification shall occur at the project entry on Washington Street. • Minimal signage is proposed at the secondary gate since this will be for resident access only Building Massing and Scale The general character of residential development areas shall reflect a neighborhood scale in which the building massing does not overwhelm the street scene. Typically, residences shall be low-rise nature to create a pleasant neighborhood environment and street scene. The designs of both product types are informally organized around a courtyard and asymmetrical massing. • Long and rectangular structures, with overall house massing emphasizing the horizontal plane. • Gable and hip roofs are typical, with low pitches. Gabel ends are tight rakes and eaves with exposed shaped rafter tails. Clay tile with heavy mud set and random tile boost. • Side elevations shall provide the same level of articulation and detail as the font elevations. • Repetitious gable ends along front and rear elevations shall be minimized. See Hacienda Character Elevation- Exhibits # 18 A & B See Bungalow Character Elevation- Exhibits # 19 A & B BHTII -22 - 'A�A� W—"A\ A —le\'—_\ MDS CONSULTING CANYON RIDGE SPECIFIC THIS PAGE INTENTIONALLY LEFT BLANK ., �,J, , I : - , I FRONT SPANISH TERRITORIAL lor c� I'm N M—MI how - A ­X. FRONT LA QUINTA PLAN 4 HACIENDA ELEVATIONS 0 1 1 1 I I I WALE 114- z 1 9' . 'Am-;,v,47 WEST COAST CANYON RIDGE HOUSING LA QUINTA, CA 0 3 . 0 5 . 14 Bassenian I Lagoni ARCHITIAM-RAWNC- ITE61CIS V=� S. �i .,,, im 7 3 1 1 3 1 7 1 00 F_ X 1.1 0 z + E 1 1 I1 SCALE III • 1 0' WEST COAST HOUSING FRONT SPANISH TERRITORIAL FRONT LA QUINTA PLAN 5 HACIEN DA ELEVATIONS CANYON RIDGE LA QUINTA, CA 03 05.14 Bassenian 1 Lagoni Mill -INtl1ft.,%IfllC I% 1G1:Ovr. �•+Sr :11w:.��r,UL'Si V9Y. �. Ni 6114•� ■•1 Mi 1e1 MY 731 13171 lWawcA ~ i FRONT LA QUINTA ILI co X w FRONT LA QUINTA FRONT LA QUINTA PLAN 1 ,213 BUNGALOW ELEVATIONS 03_05.64 A P4"541', CANYON RIDGE BBSS@Lagoni WEST COAST iA4MINi • '.IFAILEE AA[Nlll [lu[( -FLA HOUSING LA QUINTA, CA n'oer.w—s --1ml— v.�w1x•. N'� y,.�wxl�nu .tiyp"X,Z. [-- !y� 7 - 731 13171 lkleffilkltm SPANISH TERRITORIAL FRONT SPANISH TERRITORIAL FRONT SPANISH TERRITORIAL PLAN 1 213 9 BUNGALOW ELEVATIONS 0 1 1 a 03 .05 14 1 SCALE 114' I'-Q* .;MAV, CANYON R I D G E Bassenian I Lagoni WEST COAST ANC&ITICIUA; - HOUSING LA QUINTA, CA 73 1 13 17 1 2.8.2 Residential Site Planning Guidelines The climate in La Quinta is characterized by sunny and hot weather in the summer, while the winter months feature excellent air clarity and are relatively mild. The design of residences shall incorporate outdoor living elements which respond to these conditions, such as patios, courtyards, arcades, plazas, and paseos. Every dwelling in the project will feature an expansive courtyard in which to experience the desert environs. In addition, extended roof overhangs shall be used in response to climate conditions. Other residential site considerations include the following: • The placement of structures should consider prevalent environmental conditions — sun, wind and view. • Orientation of development edges should maximize view potential and access to natural open areas and improved recreation areas. • Varying house configurations on corner lots is encouraged to promote variety in the street scene and enhance the view of drivers at intersections. • Tandem garage parking. BHT H -23 - 'VAY MDS CONSULTING CAAFY&A Hacienda Siting Standards • Lot width (minimum ) — 86 feet • Lot depth (minimum )-117 feet • Lot area (minimum) — 10,320 square feet • 1 O' minimum rear yard setback • 5' sideyard setback • 15' minimum front yard setback • Guest parking is located on the private street to provide easy access to units • Single -story units only with a maximum roof height of 28' • Landscape features such as walls, shale structures, outdoor fireplaces, and water features can be constructed with zero setbacks to property lines as approved by the City and the Canyon Ridge Homeowner's Association Bungalow Siting Standards • Lot width (minimum) — 65 feet • Lot depth (minimum )- 103 feet • Lot area (minimum) — 6,290 square feet • 5' minimum unit sideyard setback • 5' minimum rear yard setback • 5' minimum front yard setback BHTII -24- MDS CONSULTING CANYON RIDGE SPECIFIC PLAN • Windows along paseo will be limited and designed to ensure privacy and adequate screening • Landscape features such as walls, shale structures, outdoor fireplaces, and water features can be constructed with zero setbacks to property lines as approved by the City and the Canyon Ridge Homeowners Association See Technical Site Plan Exhibit #6. See Development Standards Comparison Exhibit #20. 2.8.3 Residential Design Criteria The Haciendas and Bungalows drew their character from the Spanish revival period in California. The enclave of homes is patterned after the surviving examples of local Spanish Colonial architecture, and their original European precedents. The result is a very rhythmic combination of elements such as intricate wrought iron grilles, predominantly gable roofs, courtyards, precast trims at openings, use of wood to add color and texture. The homes were designed to be of generally single story mass and introduction of very few two story elements to preserve its low silhouette to take advantage of the view to the mountain which anchors the entire site. The utilization of the broad range and scale of influences from different European sources created an ensemble that does not compete with each other but rather complement each other was also achieved in the process. 2.8.4 Residential Site Planning Criteria Single -Family Detached The following concept shall be incorporated into the design of Single-family Detached neighborhoods. • The street layout within residential neighborhoods shall provide view corridors to the pedestrian pathways, open space, and landscape elements unifying pedestrian circulation and site landmarks. • The use of parkways or greenbelt gardens connecting the residential courts is encouraged in the design of neighborhood streetscapes. • Residential dwelling units shall be sited to maximize view opportunities of the mountains in the La Quinta region. s � BHTII —25— I i 2.8.5 Landscape Guidelines The underlying theme of the landscape architecture of Canyon Ridge Specific Plan is to create an ornamental desert character of visual variety and textural interest. Use of drought tolerant planting is a primary consideration in the development of the plant palette to further aid in the conservation of water while promoting this theme in the interior landscape. The central park will have a desert character which will continue into the streetscape. More drought tolerant desert planting will add to the open space character of the basins. The frontage area consists of transitional desert planting of Palo verdes and Palms to blend the streetscape with the more native looking basins. The Private front yards and paseos will be maintained by the proposed project's HOA. This will allow for the utility easements and front yards to be landscaped in a cohesive fashion, enhancing the street scene. Easements in favor of the HOA for landscape and maintenance will be recorded on the bungalow lots in the paseo areas. See Conceptual Landscape Plan- Exhibit # 15 2.8.6 Landscape Plant Material Palette Species in addition to those listed are available for consideration and will provide diversity. 3 Zoninmand Development Regulations 3.1 SPECIFIC PLAN OVERLAY DISTRICT A. Purpose. To provide flexible regulations via the specific plan process thereby allowing the use of land planning and design techniques to create master -planned developments incorporating coordinated building design, integrated greenbelts, private recreation facilities, emphasizing a separation of pedestrian and vehicular traffic, and an overall increase in residential and recreational amenity. The proposal regulations presented herein are pursuant to Article 8- Authority and Scope of Specific Plans of the state Planning and Zoning Law of the Government Code, Section 65000 es seq and Zoning Code found in Chapter 9 of the City of La Quinta Municipal Code. ABHTII -26- ;.'r MDS CONSULTING CANYON RIDGE SPECIFIC PLAN The specific plan overlay district allows variations in residential land uses as provided by Section 9.40.030 (per General Plan Policy LU 2.1 ). Specific plan densities, development standards and other features must be consistent with the General Plan. The Specific Plan area is required to provide 30% open space (per L.Q.M.C. 9.50.030) as part of the overlay district. The net density for the Canyon Ridge Specific Plan area is approximately 3 units per acre in conformance with the underlying zoning for the site. B. Permitted Uses. The Canyon Ridge Specific Plan specifies the permitted uses within the plan area boundaries defined within one or more Planning Areas. Uses are tailored to the individual site location within the plan boundary, the existing topography, and other characteristics, and are consistent with the General Plan. C. Zoning Designation. The Canyon Ridge Specific Plan specifies overlay zoning adopted in conjunction with approval of the Specific Plan document. The Canyon Ridge Specific Plan is an integral part of the zoning for the property within the plan boundary and becomes the official zoning for the City of La Quinta. D. Site developmentpermits are required for the following: 1. Perimeter wall and landscaping 2. Common area landscaping 3. Prototypical homes (model homes) and landscaping 3.1.1 Residential Specific Plan Uses and Standards Description of Residential Uses A Residential Specific Plan (RSP) overlay for the plan area addresses residential land use within the entire site with development regulations and criteria presented herein. The Bungalow residential area is a clustered single family detached design that requires a plan that adequately addresses common area amenities and open space. The homes are organized along Paseos and feature 3 different floorplans and 1 elevations per plan to create visual interest where the structures are exposed to common areas and open space. All plans are accessed along BHT II -27- Paseos with common driveway parking and all homes facing the street have courtyard access. The Bungalow residential area is planned for 49 units on 8.41 acres. The Hacienda residential area is a detached design with traditional street orientation and access. There are 2 plan types with 2 distinct elevations per plan. The Hacienda residential area is planned for 25 units on 6.51 acres. The Canyon Ridge Specific Plan establishes standards and conceptual housing types for the location and development of housing consistent with the upscale residential nature of the project and is envisioned to be consistent with anticipated trends in housing demand in the La Quinta marketplace. Unit type and site plan features specified for each potential housing type are subject to market demand fluctuations at the time of development. RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS The following section establishes the permitted land use and development standards for property designated as Residential Specific Plan (RSP) on the Land Use Plan. A. Purpose. To provide for the development of low density neighborhoods up to four units per acre with single-family detached dwellings on lots permitting clustered smaller dwellings, such as one and two-story single- family detached units. B. Permitted Uses. Permitted uses for lands designated as Residential Specific Plan include single-family detached dwellings, including residential and open space supporting uses. Guest houses and "Granny Units" shall be allowed in residential sites. Residences may be constructed as stand-alone units or in attached conditions permitted by a Minor Use Permit for the project area. C. Temporary and Interim Uses. Temporary on -site construction trailers and site guard offices including relocatable buildings are allowed with approval of T.U.P. subsequent to approval of Specific Plan. D. Development Standards. The following development standards apply to property designated as Residential Specific Plan (RSP) on the Land Use Plan: BHT II -28- MDS CONSUL71NG CANYON RIDGE SPECIFIC PLAN Exhibit #20 Residential Development Standards Comparison City Canyon Canyon Development Standard Zoning Ridge Ridge Code Specific Plan Specific Plan Minimum lot size for single- 7,200 sf 10,320 sf 6,290 sf family dwellings Minimum lot frontage for single- 60' 86' 65' family dwellings Units per residential acre 2-4 3.8 5.8 permitted Maximum structure height 28' 28' 28' Maximum number of stories 1 1 1 Minimum front yard setback 20' 15' 5' Minimum garage setback 25' 20' n/a Minimum interior/ exterior side 5'110' 5'/5' 5'15' yard setback Minimum rear yard setback 20' for new lots 10, 5' Maximum lot coverage (% of net 50 50 60 lot area) Minimum livable area excluding 1,400 sf 3,200 sf 2,300 sf garage Minimum common open area (% n/a 30 30 of net developable project area) Minimum/ average landscape 10720' 10720' 10'/20' setbacks • Architectural Features may encroach up to 18" into any setback • The Total Project area of the Canyon Ridge Specific Plan is 2 8.3 3 Acres • The City of La Quinta Defines the Net Project Area as the total project area less any Rights of Way for Public or Private Streets • The Total area dedicated to Street Right of Ways is 3.28 Acres • The Total Number of units planned is 74 single family homes • Cluster home plans are permitted in RL zoning with adequate common area open space • The areas dedicated for Common Area Open Space account for 9.1 Acres or 36% of Net Project Area (excluding perimeter landscape setback requirement) • The Total Net Density for the Specific Plan area is 2.95 units per acre of Net Project Area , BHTH MDS CONSULTING -29- M W W " Additional Development Standards Permitted in the Canyon Ridge Specific Plan are indicated in the following exhibit: EXHIBIT#21 Development Standards Unique to Canyon Ridge Specific Plan Overlay District Development Standard L. .M.C. Canyon Ridge S ecific Plan Tandem Covered Parking permitted 9.150.080 Permits Tandem Parking in only in mobile home parks covered garages One Guest Suites per residential lot 9.60.100 Plan design guidelines Lower50% of Walls to be solid 9.60.030 Permits 30% of total wall height to construction be solid construction with a remainder of view fencing Landscape Structures not permitted 9.60.045 Permits Structures constructed adjacent attached to property line walls 9.60.040 to walls as approved by the City and the Canyon Ridge HOA Minimum common open area n/a 30% Minimum/ average perimeter 10720' 10720' landsca a setbacks • Tandem Garage Parking • Per the Specific Plan design guidelines one Guest Suite with kitchenette shall be permitted per lot • View fence material ratio greater than so% of total wall height • Architectural Features up to 28' in height within the 150' view corridor setback from Washington Street BHT II MDS CONSULTING -30- nn1 4 _General Plan Consistent California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450-65457) Permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines and programs with the goals and policies set forth in the general plan. The City of La Quinta General Plan contains the following elements: Land Use, Circulation, Open Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public Services, Environmental Hazards, Air Quality and Housing. Each element of the General Plan contains a summary of key issues which direct and guide that element's goals and policies. The summary of key issues is used in the Canyon Ridge Specific Plan as the basis for evaluating the Specific Plan's consistency with the City's General Plan. Applicable key issues are stated below followed by a statement of how the Canyon Ridge Specific Plan conforms thereto. 4.1 LAND USE ELEMENT The goals of the land use element of the La Quinta General Plan are to create high quality, balanced development through comprehensive land use plan. The policies of the land use element promote in -fill development around existing infrastructure. Residential land use policies and programs consistent with the intent of the Canyon Ridge Specific Plan include the use of creative planning techniques to encourage in -fill development in existing neighborhoods. The residential land use policies support the primary goal of assuring the future housing needs of the City are met. The Canyon Ridge Specific Plan is consistent with the guidelines and policies established within the land use element of the General Plan by: • Implementing a creative land use plan that relates an in -fill site to the surrounding development and environment • Creating a community of high quality homes balanced by the open space and common area amenities proposed • Providing a Specific Plan for flexibility of development standards in the planned residential areas ed BHTII - 31- MDS CONSULTING CANYON RIDGE SPECIFIC PLAN 4.2 CIRCULATION ELEMENT The circulation element of the City's general plan promotes multi -modal transportation as a general guideline. The circulation policies encourage alternative circulation systems to relieve traffic congestion along Primary Arterial Streets. The Golf Cart Transportation Program is one element of the City's goals to provide an alternate transportation circulation pattern and will be implemented in the near future. Golf carts will be restricted in the communities CC&Rs to on site circulation until the city program is implemented. The policies further state that Pedestrian and bicycle networks should be developed which link activity centers in order to facilitate recreational walking and biking and to establish non -automotive transportation as a viable alternative to driving. The use of traffic calming devices is also encouraged in the circulation element of the City's General Plan. The Canyon Ridge Specific Plan is consistent with the circulation policies by: • Providing alternatives to vehicular access in the Circulation Plan for the project and accommodated golf cart circulation within the community • Creating a circulation plan that incorporate traffic calming "chicanes" • Creating pedestrian pathways throughout the community. 4.3 OPEN SPACE ELEMENT The goals and policies of the City's open space element are to conserve and expand the natural habitat and ensure the long term viability of open space. Development policies should enhance or accentuate the scenic; topographical and cultural resources of the City. The Canyon Ridge Specific Plan is consistent with the goals establish for open space by: • Identifying species, either existing or proposed as a valuable resource to integrate into the overall master plan of development in plant material thematics. • Creating Park -like settings are the predominant theme throughout the project and are integrated into the overall master plan landscape thematics. BHTII -32- `�� IA,\W-\/� MDS CONSULTING CANYON RIDGE SPECIFIC PLAN • Using citrus trees and date palm where feasible in the landscape architecture as a primary imaging theme of the interior and in the perimeter landscape. Palms may be used as the primary vertical statement at the entry points to the project as well as within the boulevard landscape theme. 4.4 PARK AND RECREATION ELEMENT The goals and policies of the Park and Recreation Element of the City's General Plan are to provide recreational opportunities to a diverse community. The policies promote uses be located in proximity to residential uses to facilitate pedestrian access and should include the provision of appropriate facilities. An integrated bicycle network and well as functioning pedestrian path systems connecting the city is a goal of the city's General Plan element. I t is the city's policy to utilize drought tolerant plant species to reduce the impact on the potable water supply of the City • The master plan for development within the project has, as a primary focus, recreation amenities for passive casual pedestrian ambling, etc. • Bike paths are a passive use of the private roadway system within the project with connections to the existing established network of bike paths on adjacent perimeter circulation links. • Drought resistant plant material is a staple of the palette within the plan area. 4.5 NATURAL RESOURCES ELEMENT The City's General Plan policies promote environmental protection from the adverse impacts of storm water runoff, including property damage as well as water quality. The primary goals of quality and quantity of groundwater are central to this General Plan element in La Quinta. Scenic corridors, vistas and viewsheds of the Santa Rosa and Coral Reef Mountains, as well as views toward the San Gorgonio Pass, are promoted through hillside preservation policies of the City. Air quality standards are a primary concern in the City's General Plan. • Drought tolerant planting material will further the city's efforts in water conservation. BHTII - 33- MDS CONSULTING CANYON RIDGE SPECIFIC PLAN • Greenbelt use features the integration of watershed zones with open space and is designed within the corridors to provide storm water retention during flooding. • The project is designed with retention basins within the corridors to provide storm water retention during periods of rainfall. • The retention basins within the project boundary provide for storage of runoff and recharging of the groundwater. • The stationary and mobile source of air quality impacts associated with new development will be addressed through air quality mitigation measures during construction. • Energy Efficient Appliances will be utilized when possible to promote the energy conservation goals of the General Plan 4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT The City's General Plan promotes a high level of public services in this element. This section details policies promoting this high level of service through the community by contributing to the development impact fees. • The project contributes to development impact fees to provide for city infrastructure and services. • Utilities for the project will be built underground 4.7 ENVIRONMENTAL HAZARDS ELEMENT The City's General Plan promotes emergency preparedness under this element. The Flooding and Hydrology section outlines the importance new projects accommodating their run-off below the 100 year flood plain. Noise standards are also outlined in this section. BHT 11 • No project areas slated for construction of habitable structures fall within the 100 year floodplain and structures are built to the Uniform Building Code standards which implement a strategy of preserving life. -34- • The community is designed with emergency access and duel gates • All structures are built to the Uniform Building Code standards which implement a strategy of seismic safety for habitable structures. • Adequate Setbacks and site design with mounding and sound walls will be incorporated in order to mitigate environmental impacts to city standards. See Noise Impact Analysis Report. 4.8 CULTURAL RESOURCESS ELEMENT This element of La Quinta's General Plan is focused on the rich historic resources of the City. The policies outlined reflect an importance of thoroughly documenting the cultural resources discovered when development occurs. • Arhaeo / Paleo Monitoring is proposed during the excavation of the site to properly document any possible cultural resources. 5 Sgecifxc Plan Amendments 5.1.1 Specific Plan Amendment Procedures Minor modifications to the approved Canyon Ridge Specific Plan are allowed at the discretion of the Community Development Director or designee. Modifications to the Specific Plan must be consistent with the purpose and intent of the (then) current approved specific plan. A. Changes That Require a Minor Specific Plan Amendment. As development within the project progresses, it may be demonstrated that certain detail changes are appropriate in refinement of the Specific Plan, therefore it is intended that the Specific Plan Document provide flexibility with respect to the interpretation of the details of the project development as well as those items discussed in general terms in the Specific Plan. If BHTII -35-J�V-- ` MDS CONSULTING CANYON RIDGE SPECIFIC PLAN and when it is determined that changes or adjustments are necessary or appropriate, these changes or adjustments shall be made as an administrative procedure approved by the Community Development Director or designee. After such administrative change has been approved, it shall be attached to the Specific Plan as an addendum. The following changes to the Specific Plan may be made without amending the Canyon Ridge Specific Plan: • The addition of new information to the Specific Plan maps or text that do not change the effect on any regulation. The new information may include more detailed, site -specific information. If this information demonstrates that Canyon Ridge Specific Plan boundaries are inaccurately designated, based upon the goals of the Specific Plan, said boundaries may be adjusted or redesigned to reflect a more accurate depiction of on -site conditions, without requlnng a Specific Plan Amendment. • Changes to the community infrastructure such as drainage systems, roads, water and sewer systems, etc., which do not have the effect of increasing or decreasing capacity in the project area beyond the specified density range nor increase the backbone infrastructure construction or maintenance costs. B. Changes That Require a Major Specific Plan Amendment. I f it has been determined that the proposed change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth in Chapter 9.240 of the City of La Quinta Zoning Code. BHTII - 36- MDS CONSULTING CANYON RIDGE SPECIFIC PLAN Project Team Members R. W. Hollis, Jr. and Mark May BHT II La Quinta 74, LLC 3027 Townsgate Road, Suite 250 Westlake Village, CA 91361 (805) 409-0220 Paul Haden and Faye Poklar C2Collaborative 100 Avenida Miramar San Clemente, CA 92672 (949) 366-6624 Vance D Graham Bassenian Lagoni Architects 2031 Orchard Drive Newport Beach, CA 92660 (949) 553-9100 Stan Morse and Chris Bergh MDS Consulting 78-900 Avenue 47, Suite 208 La Quinta, CA 92253 (760) 771-4013 :i,=�A BHTII MDS CONSULTING - 37- - GE P C F N . ........ .. .......... . .. . ............... . . ........ ....... . .. . Is . ....... . . . RESOLUTION NO. 2007-016 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT PREPARED FOR SPECIFIC PLAN 2006-081, TENTATIVE TRACT MAP 35060 AND SITE DEVELOPMENT PERMIT 2006-873 ENVIRONMENTAL ASSESSMENT 2006-579 ISAWS HORM HOMES WHEREAS, the City Council of the City of La Quinta, California, did, on the 6th day of February, 2007 and continued to the 20`h day of February, 2007, hold a duly noticed Public Hearing to consider Environmental Assessment 2006-579 for 1 g EM Homes, prepared for Specific Plan 2006-081, Tentative Tract Map 35060 And Site Development Permit 2006-873, located at northwest corner of Washington Street and Avenue 48 (extended) more particularly described as: APN 760-240-014 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23`d day of January, 2007 hold a duly noticed Public Hearing and recommended certification of a Mitigated Negative Declaration for Environmental Assessment 2006-579 for Lis Homes, prepared for Specific Plan 2006-081, Tentative Tract Map 35060 And Site Development Permit 2006-873, located at northwest corner of Washington Street and Avenue 48 (extended); and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justify certifying said Environmental Assessment: The proposed applications will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified' by Environmental Assessment 2006-579. 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California Resolution No. 2007.016 Environmental Assessment 2006-579 Laing Luxury Homes Adopted: February 20, 2007 Page 2 history or prehistory. Potential impacts associated with biological and cultural resources can be mitigated to a less than significant level. The site does not contain significant paleontological resources. 3. There is no evidence before the City that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends. Mitigation measures are included to assure no impacts to Peninsular Bighorn Sheep. 4. The proposed project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as the proposed project supports the long term goals of the General Plan by providing a variety of housing opportunities for City residents. No significant effects on environmental factors have been identified by the Environmental Assessment, 5. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed project. The construction of 74 residential units will not have considerable cumulative impacts. The project is consistent with the General Plan, and the potential impacts associated with General Plan build out. 6. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. The proposed project has the potential to adversely affect human beings, due to noise impacts. Noise impacts have been addressed through construction of perimeter walls, which will lower the potential for significant impacts to less than significant levels. 7. There is no substantial evidence in light of the entire record that the project may have a significant effect on the environment. 8. The City Council has considered Environmental Assessment 2006-579 and said Environmental Assessment reflects the independent judgment of the City. 9, The City has on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations 753.5(d). Resolution No. 2007-018 Environmental Assessment 2006-579 Laing Luxury Homes Adopted: February 20, 2007 Page 3 10. The location and custodian of the City's records relating to this project is the Community Development Department located at 78-495 Calle Tampico, La Quinta, California. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the City Council for this Environmental Assessment. 2. That it does hereby certify Environmental Assessment 2006-579 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Mitigation Monitoring Program, attached and on file in the Community Development Department. 3. That Environmental Assessment 2006-579 reflects the independent judgment of the City. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 20t'' day of February, 2007, by the following vote, to wit: AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOLPH, M or City of La Quinta, California Resolution No. 2007-MS Environmental Assessment 2008-579 Lalnp Luxury Homes Adopted: February 20, 2007 Pape 4 ATTEST: VERONICA J. �qffTECINO, CMC, City Clerk City of La Quinia, California (CITY SEAL) APPROVED AS TO FORM: . i€ TIC R1NE JE C , City Attorney City of La Quinta, OaKornia Environmental Checklist Form 1. Project title: Specific Plan 2006-081, Tentative Tract Map 35060, Site Development Permit 2006-873 2. Lead agency name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact person and phone number: Les Johnson 760-777-7125 4. Project location: Northwest corner of Washington Street and Avenue 48 (extended) APN: 760-240-014 5. Project sponsor's name and address: Laing Luxury Homes 895 Dove Street, Suite 200 Newport Beach, CA 92660 6. General plan designation: Low Density 7. Zoning: Low Density Residential Residential 8. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) Specific Plan to establish the design standards and guidelines for the development of 74 attached and detached single family homes on 28.33 acres. The Specific Plan also proposes that each lot be permitted one primary residence and 3 guest suites. The total potential units allowable in the Specific Plan is 288. The Specific Plan includes architectural and landscaping design guidelines, as well as infrastructure plans. Two types of housing are proposed: `Haciendas' will include 25 homes on a minimum of 10,320 square foot lots, and 49 `Bungalows' will have minimum 6,290 square foot lots. The Haciendas are proposed to be one-story homes along the southern and western property boundaries, and the Bungalows are proposed to be two stories in the center of the site. The Tentative Tract Map will allow the subdivision of 28.33 acres into 74 residential lots, as well as lots for private- streets, retention basins, and open space or recreation lots. The Site Development Permit will allow the construction of the residential units on the subdivided lots. The project will be accessed by a central drive which will be gated. A second access point to Washington Street is being provided at the northeast comer of the site that will be shared with St. Francis of Assisi Church. CEQA analysis was previously conducted for this site under EA-2004-522. The acreage considered under that environmental assessment is consistent with that currently under review. The layout and product type, as well as design standards, have changed from the previous review. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: North: Vacant desert lands, parking lot and St. Francis of Assisi Church (Low Density Residential, ) South: Existing single family residential in Laguna de la Paz (Low Density Residential) West: Vacant desert lands, hillside (Open Space) East: Washington Street, Vacant partially improved lands (Community Commercial) 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District .2. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Biological Resources Hazards & Hazardous Materials . Mineral Resources Public Services Utilities / Service Agriculture Resources Cultural Resources Hydrology / Water Quality Noise Recreation Mandatory Findings of Significance Air Quality Geology /Soils Land Use / Planning Population / Housing Transportation/Traffic Systems DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) xave been avoided or mitigated pursuant to that earlier EiR or NEGATIVE DE LARATION, including revisions or mitigation measures that are imposed upon 1 proposed project, nothing further is required. i Date .3. EVALUATION OF ENVIRONMENTAL IMPACTS: l) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show .that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e,g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) 'Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead -4- t i agencies should normally address the questions from this checklist that are relevant to a project`s enviromnental effects in whatever format is selecte(L 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance -5- Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a X scenic vista? (General Plan Exhibit 3.6) b) Substantially damage scenic resources, x including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Aerial photograph) c) Substantially degrade the existing X visual character or quality of the site and its surroundings? (Application materials) d) Create a new source of substantial X light or glare which would adversely affect day or nighttime views in the area? (Application materials) L a)-d) Washington Street is designated a Primary Image Corridor in the General Plan. As such, special landscaping and setback requirements will be applied to the project site. The proposed project includes retention areas immediately west df the Washington Street right of way. These retention areas are proposed to be approximately 150 feet in width, and will provide an open space area along Washington Street. The proposed project will include two story homes through the core of the site, with 25 single story lots along the south and west boundaries of the site. The site is immediately east of the foothills of the Santa Rosa mountains, which occur to the west. The two story units will therefore reduce views of the lower foothills for pedestrians and travelers along Washington Street. Due to the height of the Santa Rosas, however, the mid -range and peaks of the mountains will still be visible. Impacts to scenic vistas are therefore expected to be less than significant. The site is currently partially developed, with the remains of the Arts Foundation project. The developed area consists of terraces for exhibits, parking lots and un-maintained landscaping. A stabilized sand dune is located on the northwest corner of the site. The proposed project will re -grade the site to eliminate the below -grade parking lot, and will remove the sand dune. The site, when developed, will be at elevations 4 to 12 feet higher than the Laguna de la Paz project immediately south. Since the site rises in elevation from east to west, the greater grade differential will occur in the southwestern portion of the site. Within Laguna de la Paz at this location, is open space and perimeter roadway. The closest residential structure is over 100 feet southeasterly. The distance will allow residents within Laguna de la Paz views of the mid -range of the mountains, and the mountain tops, but views of the toe of slope will be blocked. However, the residences in -6- this area of Laguna de la Paz have front yards and garages facing west and north, while the back yards face east and south. Therefore, these residences' primary views will not be impacted by the proposed project. Overall impacts will be less than significant. The primary source of light and glare upon build out of the site will be from automobile headlights and landscaping lighting. The City regulates lighting levels and does not allow lighting to spill over onto adjacent property. Lighting of the hillsides will be prohibited by mitigation treasures associated with biological resources, below. Impacts will be less than significant. -7- Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? (General Plan ER p. III-21 ff.) b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (zoning Map) c),Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? (General Plan Land Use Map) Potentially Less Than Lees Than No Significant Significant w/ Significant Impact Impact Mitigation impact X _...... . - _ X X II..a)-c) The project site is located in an urbanized section of the City, and is not located near agricultural land uses. The closest agricultural lands are several miles to the south and east of the site. There are no Williamson Act contracts on the site, and the zoning of the property is Low Density Residential. There will be no impacts to agricultural resources associated with the proposed project, 13 Potentlany Less Than Less Than No Significant Signlfleant w/ Significant Impact Impact Mltlgatlon Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct X implementation of the applicable air quality plan? (SCAQMD CEQA Handbook) b) Violate any air quality standard or X contribute substantially to an existing or projected air quality violation? (SCAQMD CEQA Handbook) c) Result in a cumulatively considerable X net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook, 2002 PM10 Plan for the Coachella Valley) d) Expose sensitive receptors to X substantial pollutant concentrations? (Project Description, Aerial Photo, site inspection) e) Create objectionable odors affecting a X substantial number of people? (Project Description, Aerial Photo, site inspection) III, a), b) & c) An air quality analysis was completed for the proposed project. The analysis was based on the assumption that as many as 128 residential units (74 main residences and 74 guest units) would be constructed on the site. The Specific Plan, as currently proposed, allows for three guest houses in addition to the primary residence on each lot. Therefore, it can be estimated that the air quality impacts associated with operation of the proposed project after build out of the project could be twice that described in the air quality analysis. To that end, the operational impacts are characterized on that basis below. Construction Impacts The analysis found that during grading of the proposed project, equipment emissions would not exceed SCAQMD thresholds of significance, but without mitigation, fugitive dust emissions would be exceeded. The City requires the preparation of PMIO management plans for all construction projects. These plans implement the 2002 PM10 Plan by requiring the use of best available management measures in the grading of project sites. The plan to be prepared for the proposed project will be required to demonstrate 1 "Air Quality Analysis Canyon Ridge Residential Development," prepared by LSA Associates, December 2006, -9- that impacts associated with PM10 during grading are reduced to less than significant levels. This City requirement will assure that impacts associated with fugitive dust are reduced to less than significant levels. The analysis further found that construction emissions, including VOC emissions resulting from architectural coatings and asphalt paving, would be below thresholds of significance. Lone Lenn Impacts As previously stated, the analysis conducted for the project assumed that up to 148 units would be constructed on the project site, while the Specific Plan allows up to 296 units. However, even if doubling the resulting; emissions during ❑perational activities of the project, impacts will be below thresholds of significance as established by SCAQMD, as demonstrated in the Table reproduced below from the air quality impact analysis. Table 1 Project Build Out Daily Emisslnns 148 nnits bslda Dail Emission ]hates Source CO ROC NOX SOX PM10 Stationary Sources; Summer 5.94 10.46 1.88 0.05 0.02 Vehicular Traffic: Summ r 171.29 13.41 23.8 0.10 18.39 Subtotal Summer. 177.23 23.88 25.68 0.16 18.41 StatioR2a Sources; Winter 1.05 9.76 1 2.47 0.00 0.05 Vehicular Traffic: Winter 203.96 16.63 28.48 0.11 19.39_ Subtotal Winter 205.01 26.39 30.94 0.11 18.44 SCA9MD Thresbold of S1 niflcance _ 55075 100 150 150 As demonstrated in the Table, even if 296 units were built within the project, thresholds of significance would not be exceeded, and impacts would be less than significant. III. d) & e) The project will consist of residential units and will not result in objectionable odors, nor will it expose residents to concentrations of pollutants. iv.lC31VLV1711.1i1rAcrA4+var�_, Would the vroiect. a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service (General Plan MEA, p. 78 ff.) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? ("Biological Assessment..." James Cornett, 2000) e) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? ("Biological Assessment..." James Cornett, 2000) d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? ("Biological Assessment..." James Cornett, 2000) e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or Ordinance? ("Biological Assessment..." James Come% 2000) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (General Plan Potentially Less Than Less Than No Significant Significant w/ Significant Impact impact Mitigation Impact X X M 1ON x 94 MFA, p. 78 ff.) L_ IV. a)-O Biological resource analysis was conducted for the previously approved La Quints Arts Foundation projwe. In addition, a follow up investigation was conducted in February 2005 for the previously approved tract map, which followed the Arts Foundation approval3. These analyses, combined with consultation with the California Department of Fish and Game and the US Fish and Wildlife Service, resulted in a series of mitigation measures in association with the.project's adjacency to the Santa Rosa mountains. Since preparation of these mitigation measures, conditions have not changed, portions of the site have been developed for Arts Foundation facilities which have since been abandoned, and the mitigation measures described below still apply. The biological resource analysis, which included on -site surveying of the project site, found that the Palm Springs ground squirrel does occur on site. The Coachella Valley fringe -toed lizard, desert tortoise and the flat -tailed horned lizard were not detected. The proposed project will result in the loss of desert habitat- The project site is, however, isolated and already impacted by urban development, including development to the north, south and east, and illegal dumping activities which have occurred on -site. There are no wetlands or riparian areas on the project site. The proposed project occurs within the boundaries of the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. As such, the project proponent shall be required to contribute the mitigation fee in place at the time that building permits are issued. The western edge of the property occurs within the boundary of critical habitat for the Peninsular Bighorn Sheep. The proposed project does not propose the construction of homes on the hillsides. The construction of facilities for drainage along the western property line will require excavation along the western property line, at the toe of slope, which has a potential to impact bighorn sheep. The proposed grading plan, however, limits activities to only the property itself, not the open space lands located immediately to the west. The project will be conditioned to require the presence of a grading monitor whenever grading operations occur in this area of the project site, in order to assure that the grading activities do not encroach into the open space lands. In order to assure that impacts are reduced to a less than significant level, the following mitigation measures shall be implemented: 1. No blasting, ripping or excavation shall be permitted above the toe of slope, as defined in the La Quinta Municipal Code, between January 1 and June 15 of any year. 2. The Homeowners' Association (HOA) for the proposed project shall monitor the project site any signs that bighorn sheep are entering the site. The HOA shall request a list of indicators used to identify sheep presence from DFO prior to grading of the site. The HOA shall take steps to ensure that any observations of bighorn sheep on or near the project site are reported to DFG and the City immediately. If information suggests that bighorn sheep are entering the project 2 "Biological assessment and Impact analysis of the proposed La Quints, arts Foundation Center," prepared by James W. Cornett, April 1999 and 2000, 3 "Canyon Ridge Biological Survey," prepared by AMEC Earth and Environmental, February 2005. -12- site, the HOA shall construct, at its expense, an 8-foot fence between the development and the hillside. The fence shall not contain gaps of greater than l 1 centimeters (43 inches). The Foundation shall notify DFG immediately upon receipt of the information suggesting that bighorn sheep are entering onto the project site, and seek any further guidance DFG has to offer regarding the construction of the fence. The fence shall be constructed within three months of the receipt of information suggesting that bighorn sheep are entering onto the project site. If requested to do so by DFG, the HOA shall, at its expense, construct temporary fencing to the specifications of DFG to prevent bighorn sheep from entering the project site pending construction of the fence. Any and all fencing constructed will be subject to the Cit-ys Hillside Conservation Overlay District. 3. The project developer shall submit a plan, approved by a biologist, which demonstrates that all pesticides, fungicides, herbicides, and fertilizers used on the site will not be harmful wildlife. 4. All exterior lighting shall be aimed away from the hillside. S. The project landscaping plan will not expose wildlife to toxic materials. All exotic or toxic plans, such as Oleander and Prunis, and plants which are known to invade or degrade bighorn sheep habitat, such as tamarisk, fountain grass, shall be strictly prohibited The landscape plan shall be approved by a certified biologist, which approval shall state'that the proposed landscape materials are not known to be harmful to wildlife. Prohibited plant materials shall be included in the CC&Rs and provided to each homeowner adjacent to the hillside. 6. The project proponent and HOA shall design its project so as not to facilitate persons to enter onto the hillsides from the project site. To the extent that any portion of the project site begins to be used by persons to enter into the hillsides, the HOA shall post notices, discouraging such use. With implementation of these mitigation measures, the impacts to biological resources will be reduced to less than significant levels. 5919 V. CULTURAL RESC7URCB,S -- Would Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Signiflcant Impact No Impact ..-- a) Cause a substantial adverse change in X the significance of a historical resource as defined in'15064.5? a Archaeological Investigations..." ASM Atiiliates, 2000) b) Cause a substantial adverse change in X the significance of an archaeological resource pursuant to '15064.57 ("Archaeological investigations..." ASM Affiliates, 2000) c) Directly or indirectly destroy a unique X paleontological resource or site or unique geologic feature? (General Plan MEA, Exhibit 5.9) d) Disturb any human remains, including X those interred outside of formal cemeteries? (General Plan MEA p. 123 ff) V, a)-b) & d) Three cultural resource investigations have been conducted for the project site4. The first consisted of a site investigation and report, which recorded a potentially significant site, and recommended further analysis. The second consisted of an on -site excavation of the recorded site. A follow-up investigation was conducted in 2005, The project site includes three previously recorded sites, and one site recorded during the first site survey in 1998, Testing and data recovery had previously been completed on the three recorded sites in 1991. Careful grading and on -site monitoring were recommended in the first study. The second study, completed to report on the testing and data recovery at CA- RIV-6214. This process concluded that the site is not significant beyond the recovery performed for the study. Because there have been previously deeply buried sites found in this area under sand dunes, the following mitigation measure shall be implemented: 1. An archaeological monitor shall be on site during any grubbing, earth moving or excavating activity on the undeveloped portions of the site, especially the dune in the northwest comer. Should a resource be identified by the monitor, he or she shall be empowered to halt or redirect grading activities while the resource is properly identified and studied The monitor shall file a report with the City of his or her findings, including disposition of any resource identified. The project site is not known to have been used as a cemetery or burial ground. California law requires that any remains uncovered by grading activity be immediately 4 "A Cultural Resources Inventory and Evaluation of the La Quinta Arts Center Project,"; and "Archaeological Investigations of CA-RIV-6214...," prepared by ASM Affilia6cs, December 1998 and April 2000, respectively; " Aistorical/Archacological Resources Survey Report Canyon Ridge Project," prepared by CRM Tech, February 2005. -14- reported to law enforcement authorities, 'which take the responsibility of notifying Native American tribes if the remains are found to be historic. This requirement will assure that there will be no impact to human remains as a result of the proposed project. V. c) The project site is outside the traditional lakebed of ancient Lake Cahuilla, No paleontologic resources arc expected on the site. -Is. VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (MEA Exhibit 6.2) ii) Strong seismic ground shaking? (MEA Exhibit 6.2) iii) Seismic -related ground failure, including liquefaction? (MEA Exhibit 6.3) iv) Landslides? (MEA Exhibit 6A) b) Result in substantial soil erosion or the loss of topsoil? (MEA Exhibit 6,5) d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform, Building Code (1994), creating substantial risks to life or property (MEA Exhibit 6.1) e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? (General Plan Exhibit 8.1) Potentially Less Than Less Than No Significant Signiflcant w/ Significant Impact Impact Mitigation Impact X X X X X X 14 V1. a)-e) The project site lies in a Zone III groundshaking zone. The property, as with the rest of the City, will be subject to significant ground movement in the event of a major earthquake. The hornes to be built on the site will be required to meet the City's and the State's standards for construction, which include Uniform Building Code requirements for seismic zones. The site has been previously developed in its eastern portion, and will require tilling. The City Engineer will require the preparation of site -specific geotechnical analysis in conjunction with the submittal of grading plans. This requirement will ensure that the filling of the site will be completed in a manner which results in proper compaction of the site. -16- The proposed project is located adjacent to an area subject to landslidbs and rockfall. No development is planned, however, on the slopes of the hillsides. The project proponent has included a rockfall barrier along the western property line, Impacts from these hazards are expected to be insignificant. The site does not have expansive soils. The proposed project will be required to connect to the CVWD sanitary sewer system, and septic tanks will not be installed. The site is located in an area of severe blow sand potential. The PM10 Management Plan required by the City to control fugitive dust is designed to mitigate the potential impacts associated with blow sand at the project site to a less than significant level. -17- Potentially Less Than Less Than No Significant Significant wl I Sl"On Impact imnact Mitkation Impact VIX. HAZXAS ANuD�ld Dect3SU MAlEtIA,LS --WtheA�Zl ....... -- - ��......_. a) Create a significant hazard to the F X public or the environment through the routine transport, use, or disposal of hazardous materials? (Application materials) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (General Plan MEA, p. 95 ff.) c) Emit hazardous emissions or handle X hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? ("Phase I Environmental Site Assessment," Anacapa Geoservices, 2006) d) Be located on a site which is included X on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? "Phase I Environmental Site Assessment," Anacapa Geoservices, 2006) e) For a project located within an airport X land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) - f) For a project within the vicinity of a X private airstrip, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) g) Impair implementation of or X physically interfere with an adopted emergency response plan or emergency evacuation plan? (General Plan MEA p. 95 _18- h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (amoral Plan land use map) VM a)-h) The construction of the proposed homes will not have an impact on hazards and hazardous materials. The City implements Household Hazardous Waste programs through its trash hauler, which are designed to provide for safe disposal of hazardous substances generated in the home. The site is not listed in state and federal databases for contaminated sites. The site is not located in an area which is subject to wildland fires. Impacts are expected to be negligible. -19- Potentially Lees Than Less Than No Significant Significant w/ Significant Impact Impact I ftigatlon Impact VM. HYDROLOGY AND WATER QUALITY — Would the project. _ . ___. a) Violate any water quality standards or X waste discharge requirements? (General Plan EIR p. III-187 ff.) b) Substantially deplete groundwater X supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (General Plan E R p. TT1-187 ff.)�....._- �...___ c) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? (General Plan ETR p, M-187 ff.) d) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? (General Plan ETR p. III-187 ff.) e) Create or contribute runoff water X which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? (General Plan EIR p. M-187 ff.) f) Place housing within a 100-year flood X hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance -20- Rate Map or other flood hazard delineation map? (General Plan EIR P. III- 187 ff.) g) Place within a 100-year flood hazard area structures which would impede or redirect flood flows?'(Master Environmental Assessment ExMibil 6.6) VIII. a) & b) Domestic water is supplied to the project site by the Coachella Valley Water District (CVWD). The development of the site will result in the need for domestic water for residential use and for landscaping irrigation. The CVWD has prepared a Water Management Plan which indicates that it has sufficient water sources to accommodate growth in its service axea. The proposed project was considered in this analysis, insofar as it is consistent with the General Plan designation for the property, and. General Plan land use designations were used by CVWD in determining potential demand for domestic water. The CVWD has implemented or is implementing water conservation, purchase and replenishment measures which will result in a surplus of water in the long term. The project proponent will be required to implement the City's water efficient landscaping and construction provisions, including requirements for water efficient fixtures and appliances, which will ensure that the least amount of water is utilized within the homes. The applicant will also be required to comply with the City's NPDES standards, requiring that potential pollutants not be allowed to enter surface waters. These City standards will assure that impacts to outer quality and quantity will be less than significant. VM. c) & d) The proposed project is required to retain the too year, 24 hour storm on -site, per City standards. The project site is located immediately east of the slopes of the Santa Rosa Mountains. As a result, the project site currently accepts considerable up -slope flows during a storm event, in addition to the storm flows generated on the site itself. When the proposed project is constructed, areas which are currently in natural desert or permeable cover will be covered by impermeable surfaces. This will result in increased storm flows, and increased velocities of such storm flows. In order to assure that the proposed project retains these storm flows, and does not impact down -stream properties, the City Engineer has required the preparation of a hydrology analysis which describes the improvements required to assure the retention of the 100 year storm on site. The hydrology analysis has in turn led to the design of an on -site drainage system which consists of a series of surface drainage ditches along the western property boundary, which convey off -site flows to drainage structures within the proposed project. These drainage structures will convey water through the site through an underground system, which will also include catch basins throughout the site to collect on -site flows. The drainage system will ultimately discharge into the retention basins at several locations. The retention basins have a capacity of 9.01 acre fe 1, which will contain the 100 year storm, with a freeboard area at the top. The hydrology study demonstrates that the retention basins are adequately sized to retain the 100 year 24 hour" storm on site. The City Engineer will continue to review the analysis as final plays are prepared, and must approve the final hydrology study prior to the issuance of permits for development of the -21- site. This requirement will assure that impacts associated with storm flows will be reduced to less than significant levels. VM. e)-g) The site is not located in a flood zone as designated by FEMA. IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? (Aerial photo) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (General Plan Land Use Element) e) Conflict with any applicable habitat conservation plan or natural community conservation plan? (Master Environmental Assessment p. 74 ff.) Potentially Less Than less "rho a No Significant sigWfica"t W/ Slgniiteant lrnpaet. Impact Mitigation ln,pnet - X X IX, a)-c) The project site is designated Low Density Residential in the General Plan. The proposed project is consistent with this designation, and proposes the construction of 74 single family homes, when up to 113 could be ;tilowed. The Zoning Ordinance allows the construction of a guest house on a single family lot. The proposed Specific Plan includes provisions for the construction of up to three guest houses on cach lot. The purpose of the Specific Plan is to allow variations in City standards, and creative development. The addition of the guest houses within the project boundary is not expected to significantly alter the character of the single family residential neighborhood created by the proposed project. Impacts are expected to be less than significant. The project site is within the boundary of the mitigation fee for the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. The project proponent will be required to contribute fees in effect at the time of issuance of permits in compliance with that Plan. -23- X. MINERAL RESOURCES --Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Master Environmental Assessment P. 73 ff.) b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment P. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact R. M X. a) & b) The proposed project site is within the MRZ-1 Zone, and consists primarily of coarse sands. The site is located in a fully urbanized area of the City, on a major roadway, and is not considered suitable for mineral resources. .2a- Potentlally Less Than Less Than No Signifleant Significant wl Significant Impact Impact Mittgadon Impact XL NOISE Would the project result in: a) Exposure of persons to or generation X X of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? ("Noise Impact Analysis," LSA 2006) b) Exposure of persons to or generation X of excessive groundbome vibration or groundborne noise levels? "Noise Impact Analysis," LSA 2006) c) A substantial permanent increase in X ambient noise levels in the project vicinity above levels existing without the project? ('Noise Impact Analysis," LSA 2006) d) A. substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? ("Noise Impact Analysis," LSA 2006) e) For a project located within an airport X land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) .._. f) For a project within the vicinity of a X private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) XI. A noise impact study was completed for the proposed projects. The study found that the noise levels currently on Washington Street exceed the City's standards for sensitive receptors, and are 71.0 d13A CNEL at 50 feet from the centerline. The study further found that the noise level at this location at General Plan build out will be 73.6 dBA CNEL. Since the project is proposing residential structures, the noise levels must be mitigated to "Noise Impact Analysis Canyon Ridge," prepared by LSA, December 2006. -25- an exterior level of 65 dBA CNEL, and the interior noise levels must not exceed 45 dBA CNEL. As currently planned, units closest to Washington Street will be approximately 190 feet from the center line of Washington, and will experience noise levels of 69 dBA CNEL without mitigation. This noise level exceeds the City's standard, and represents a potentially significant impact which requires mitigation, as described below. The study further found that if second floor balconies are proposed on the units closest to Washington Street, they will also experience noise levels in excess of the City's standard, and will also require mitigation to reduce the noise impact to a less than significant level. Finally, the study found that the interior of residences within 1,076 feet of the center line of Washington will experience noise levels in excess of 57 dBA CNEL with windows open. This is also a potentially significant impact which requires mitigation. Noise will be generated during project construction. Construction equipment, particularly that used during the grading process, can generate noise levels over 85 dBA for short periods, The proposed project is located immediately north of the existing Laguna de la Paz residential development. It is likely that the grading of the site will result in noise levels which exceed the City's standards. Although construction noise is temporary, periodic and short -tern, it is a potentially significant impact to the adjacent residents, which requires mitigation. 1. Construction activities shall be limited to those hours prescribed in the Municipal Code. 2. All construction equipment, fixed or mobile, shall be equipped with property functioning and maintained mufflers. 3. All storage and staging areas, as well as equipment servicing areas, shall be located along the northern property line of the proposed project. No storage or staging shall be permitted adjacent to Laguna de la Paz. 4. A six foot wall shall be constructed along the perimeter of the site on Washington Street. 5. Second floor balconies facing Washington Street shall require a 6 foot high perimeter barrier. This barrier can consist of CMU, Plexiglas, or a combination of both. 6. Air conditioning and ventilation systems shall be required for all units located within 1,076 feet of the Washington Street center line. With implementation of these mitigation measures, impacts associated with noise at the site are expected to be less than significant. -26- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. POPULATION AND HOUSING — Would the project; a) Induce substantial population growth X in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (General Plan, p. 9 ff., application materials) b) Displace substantial numbers of X existing housing, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) c) Displace substantial numbers of X people, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) XII. a)-c) The construction of 74 single family homes will not induce substantial population growth, but will instead accommodate normally occurring growth patterns in the area. The site is currently partially developed but vacant, and no one will be displaced. Impacts associated with population and housing are expected to be non-existent. -2 7. Potentially significant Impact Less Than significant w/ Mitigation Less Than Significant Impact No Impact XM. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? (General Plan MBA, p. 57) X Police protection? (General Plan MEA, p. 57) X Schools? (General Plan MEA, p, 52 ff.) X Parks? (General Plan; Recreation and Parks X Master Plan) Other public facilities? (General Plan MEA, X p. 46 ff.) _ �._ _.�..__..�. _.................._._._.. _ _.....T XHI, a) Build out of the site will have a less than significant impact on public services. The proposed project will be served by the County Sheriff and Fire Department, under City contract, Build out of the proposed project will generate sales and property tax which will offset the costs of added police and fire services, as well as the costs of general government. The project will be required to pay the mandated school fees and park in lieu fees in place at the time of issuance of building permits to reduce the impacts to those services. The proposed project will be required to provide for parks through adherence to the City's Quimby Ordinance, which requires the payment of in lieu fees for future parks acquisitions. -28- Potentially Significant Less Than Significant w/ Less Than Significant No Impact Impact Mitigation Impact XIV. RECREATION -- a) Would the project increase the use of X existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Application materials) b) Does the project include recreational X facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Application materials) XIV. a) & b) The project proponent will be subject to park in lieu fees for the provision of recreation facilities throughout the City. The addition of 150 people to the community will not significantly impact existing recreational facilities. In addition, the proposed project includes a 0.47 acre "recreation lot" which is proposed to be an open green without specific facilities. -29- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. TRANSPORTATION/TRAFFIC -- Would the project; a) Cause an increase in traffic which is X substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (General Plan EIR, p. III-29 ff.) b) Exceed, either individually or X cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (general Plan EM p,1II-29 ff.) c) Result in a change in air traffic X patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (No air traffic involved in project) d) Substantially increase hazards due to a X design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (TTM 5060) e) Result in inadequate emergency X access? (TTM 35060) f) Result in inadequate parking capacity? X (TTM 35060) g) Conflict with adopted policies, plans, X or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Project description) XV. a)-g) The proposed project is designated Low Density Residential in the General Plan. Under this designation, a total of 113 housing units could be allowed on the site. The Specific Plan proposes the development of 74 single family homes. The site will generate approximately 708 average daily trips, which are well within the trip generation analyzed in the General Plan EIR. That document found that traffic on Washington Street at build out of the General Plan would operate at an acceptable level of service. Since the proposed project will generate fewer units than originally envisioned, the impacts -30- associated with the proposed project are expected to be slightly lower than previously analyzed, and will be less than significant. The proposed project includes a secondary access point at its northeastem corner, which will provide adequate emergency access to the site. The Specific Plan includes a provision for tandem parking within garages for the proposed project, which is a variation from the City's zoning standards. However, the Specific Plan does not propose a reduction in the parking standards overall, so parking will be consistent with the requirements of the zoning ordinance. The project is not located in proximity to an airport or airstrip. The proposed project occurs on Washington Street, which is currently served by SunLine Transit. Residents and their guests will therefore have direct access to public transportation. Overall impacts to traffic are expected to be less than significant. -31- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment X requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, p. 58 ff.) b) Require or result in the construction of X new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 M) d) Have sufficient water supplies X available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, p. 58 ff.) e) Result in a determination by the X wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project=s projected demand in addition to the provider—s existing commitments? (General Plan MEA, p. 58 ff.) f) Be served by a landfill with sufficient X permitted capacity to accommodate the project=s solid waste disposal needs? (General Plan MEA, p. 58 ff.) g) Comply with federal, state, and local X statutes and regulations related to solid waste? (General Plan MEA, p. 58 ff.) -32- XVI. a)-g) Utilities are available at the project site. The service providers for water, sewer, electricity and other utilities have facilities in the immediate vicinity of the site, and will collect connection and usage fees to offset for the cost of providing services. The City's solid waste franchisee will transport waste generated by the project to thhe Edom Hill transfer station, where it will be consolidated and transported to one of several landfills in the region. All these landfills have sufficient capacity to accommodato the proposed project. The construction of the proposed project is expected to have less than significant impacts on utility providers. -33- Potentially Less Than Less Than No Significant significant w/ Significant Impact Impact Mitigation Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to X degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to X achieve short-term, to the disadvantage of long-term environmental goals? b) Does the project have impacts that are X individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental X effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVII. a) The site has the potential to impact biological resources. These impacts have been mitigated above to a less than significant level through the mitigation measures included in this document. Similarly, impacts associated with cultural resources can be mitigated to less than significant levels, as enumerated above. XVII. b) The proposed project is consistent with the General Plan land use designation, and is therefore consistent with the goals of the General Plan for the property. The proposed project will add to the housing types offered to the City's residents, also a goal of the General Plan. XVII. c) The proposed project is consistent with the General Plan vision for this area. As previously stated, the traffic generated by the proposed project will be less than that -34. anticipated in the General Plan B1R. Similarly, the reduction in potential units on the site will reduce impacts associated with air quality, noise, and other environmental issues impacting the community. Construction of the project will have no significant cumulative impacts. XVH. d) The proposed project has the potential to adversely affect human beings, due to noise impacts. These impacts have been mitigated in this document to less than significant levels. -35- XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. Environmental Assessment 2004-522 was used in the preparation of this report. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. Not applicable. .3 6- RESOLUTION NO. 2007-017 A RESOLUTION OF THE OF THE CITY COUNCIL OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT STANDARDS, PRINCIPLES, GUIDELINES AND PROGRAMS FOR THE DEVELOPMENT OF 74 HOMES LOCATED AT THE NORTHWEST CORNER OF WASHINGTON STREET AND AVENUE 48 (EXTENDED) CASE: SPECIFIC,PLAN 2006-081 APPLICANT: LAP► NEI ffffl[,M HOMES WHEREAS, the City Council of the City of La Quinta, California did, on the 6th day of February, 2007 and continued to the. 20`h da'y of February, 2007, hold a duly noticed Public Hearing to consider a request by Lvaifig L0=' Homes, for approval of a Specific Plan to establish development standards, principles, guidelines and programs for the development of 74 homes on lands totaling 28.33 acres, located at the northwest corner of Washington Street and Avenue 48 (extended), more particularly described as: ASSESSOR'S PARCEL NUMBER 760-240-014 WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 23`d day of January, 2007 hold a duly noticed Public Hearing and recommended approval of a Specific Plan to establish development standards, principles, guidelines and programs for the development of 74 homes on lands totaling 28.33 acres and located at the northwest corner of Washington Street and Avenue 48 (extended); and WHEREAS, the Community Development Department mailed case file materials to all affected agencies for their review and comment on the proposed project. All written comments are on file with the Community Development Department; and WHEREAS, the Community Development Department published a public hearing notice in the Desert Sun newspaper on January 26, 2007, as prescribed by the Municipal Code. Public- hearing notices were also mailed to all property owners within 600 feet of 'the site; and WHEREAS, said Specific Plan 'has complied with the. requirements of "The Rules to Implement the California Environmental Quality Act of ' 1970" as amended (Resolution 83-63) in that the La Quinta Community Development Department has prepared Environmental'Assessment 2006-579' in' compliance with the requirements of the California Environmental Quality Act of 1970, as amended. Resolution No. 2007-017 Specific Plan 2006-081 Laing Luxury Homes Adopted: February 20, 2007 Page 2 The Community Development Director has determined that, as conditioned, the project will not have a significant adverse impact on the environment and therefore, is recommending that a' Mitigated Negative Declaration of environmental impact be certified. A Notice of Intent to Adopt a Mitigated Negative Declaration was posted with the Riverside County Recorder's office as -required by Section 15072 of the California Environmental Quality Act (CEQA) statutes; and WHEREAS, at the Public, Hearing upon hearing- and considering all testimony and arguments of all interested persons desiring to be heard, said City Council• did make the following Mandatory Findings to justify approving said - Specific Plan: Finding A - Consistency with General Plan - The property is designated .Low Density Residential. The proposed project will be developed with residential uses, which are consistent with the land uses envisioned in the General Plan. Finding B - Public Welfare Enhancement The project will not be detrimental to the public health, safety and welfare in that the project is designed in compliance with the, City's General Plan and Zoning Ordinance, as well as other County and State standards, such as CEQA. Findings C and D - Land *Use Compatibility and Property Suitability The residential project is within -a residentially designated and zoned area. The project provides adequate ,buffering through. landscaping .and walls to ensure compatibility with surrounding land uses. Additionally, the project Will provide adequate perimeter' landscaping and acceptable architectural design guidelines. NOW, THEREFORE, -BE IT RESOLVED by the City Council of. the City of La Quinta, California as follows: 1. That the above, recitations are true and correct and constitute the findings of said City Council •in this case; and Resolutlon No. 2007.017 specific Plan 200"81 Laing Luxury Homes Adopted: February 20, 2007 Page 3 2, That it does hereby acknowledge that Environmental Assessment 2006- 579 has determined that no significant effects 'on the environment have been identified and mitigation measures ate being imposed if needed; and 3. That it does hereby approve Specific Plan 2006-081, -for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular,meeting of the La Quinta City Council, held on this 20th day of February, 2007, by,the following vote, to wit: AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None "AOLF�H ayor City of La Quin , California ATTEST: VEF C NICA J ONTECINO, CMC, City Clerk City of La Quinta, California (City Seal) Resolution No. 2007-017 Speclllo Plan 2006-031 Laing Luxury Homes Adopted: February 20, 2007 Page 4 APPROVED AS TO FORM: W KA HE i i± JE S , City Attorney City of La Quinta, afornia CITY COUNCIL RESOLUTION NO. 2007-017. CONDITIONS OF APPROVAL - APPROVED SPECIFIC PLAN 2006-081 LAING LUXURY HOMES FEBRUARY 20,• 2007 GFNFRAL 1, The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees, from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. All mitigation measures contained, in Environmental Assessment 2006-579 shall be met. 3. Within 30 days of City Council approval, applicant shall provide five copies of the Final Specific Plan document to the Community Development Department, The Final Specific Plan shall include all project related final Conditions of Approval and correct any typographical errors, internal document inconsistencies, and/or minor amendments deemed necessary by City staff. In addition the following amendments shall be made: a, The Specific Plan shall be amended to correct references to "open space lots K & L," and any other discrepancies in lot numbers, consistent with the labeling shown on the approved Tentative Tract Map. b. The Specific Plan shall be amended to change the definition of the "Guest Suites" as provided in Exhibit A. In addition, the,Specific Plan shall be amended to allow up to a maximum of one guest suite with kitchenette per lot. c. The Specific Plan shall be amended to require the location of a recreational amenity in the central park site. The recreational amenity could include, but is not limited ,to, a pool or spa, tot lot, bocci ball court, putting greens, picnic area, and/or community garden. The recreational amenity shall be maintained by the homeowner's association. In addition, seating shall be established along all trails at intervals not greater than 200 feet. Recreational amenities shall be maintained by the homeowner's association. Resolution No. 2007-017 Specific Plan 2006-081 Laing Luxury Homes Date: February 20, 20b7 Page 2 d. The "Wall Concepts" Exhibit shall be amended to eliminate the graphic representing a 6'9" wall, and replace it with a 6'0" wall. e. The Specific Plan shall be amended to allow for the Hacienda units to have a minimum front yard building setback of 15 feet except 'for garages, which shall have -,'a minimum front yard setback of 20 feet. Garages • oriented parallel to the fronting street shall have a minimum front yard setback of 15 feet. Setback measurements for the Hacienda units located'on lots 1-11 shall be metisured from back of curb. f. The entry tower, height shall not exceed 28 feet. 4. The use of the subject property for single family residential uses shall be in conformance with the approved exhibits and conditions of approval contained in Tentative Tract Map 35060, Specific Plan • 2006-081, Site Development Permit . 2006-873 and Environmental Assessment 2006-579, unless otherwise amended by the Conditions of Approval. 5. No signage is permitted with this approval. Signage shall be reviewed under separate permit. EXHIBIT A paseos. Every dwelling in the project will feature an expansive courtyard in which to experience the desert environs. In addition, extended roof overhangs shall be used in response to climate conditions. Other residential site considerations include the following: ❖ The placement of structures should consider prevalent environmental conditions — sun, wind and view. ❖ Orientation of development edges should maximize view potential and access to natural open areas and improved recreation areas. ❖ Varying house configurations on corner lots is encouraged to promote variety in the street scene and enhance the view of drivers at intersections. ❖ Tandem garage parking. ❖ House Configurations include up to one guest suite per unit. Guest Suites Guest suites are permitted per these provisions within the residential areas of the Canyon Ridge Specific Plan. For the purpose of this section, "guest suite" means an attached unit with sleeping and sanitary facilities and limited food preparation facilities (kitchenette/ wet bar service), and which will be used primarily for sleeping purposes for members of the family occupying the main building, their non-paying guests and domestic employees. Guest Suites are a permitted accessory use on residential lots in the Canyon Ridge Specific Plan. Guest Suites within the residential lots do not require a minor use permit, but shall conform to all applicable universal building code standards, all design and development standards of this Specific Plan, and with these following standards :• A maximum of one guest suite may be established on any lot within the Hacienda and Bungalow Residential Planning Area ❖ Guest suites shall be architecturally compatible with the main unit ❖ Guest suites shall not include a garage or accessory structure, but may be attached to a garage that services the main house ❖ Full Kitchen facilities are not permitted within the guest suites except with the approval of a minor use permit LAING LUXURYNOMES - 27 . '� •' ADS CONSULTING CANYON RIDGE SPECIFIC PLAN RESOLUTION NO. 2007-018 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF APPROXIMATELY 28.33 ACRES INTO 74 RESIDENTIAL LOTS AND MISCELLANEOUS LOTS CASE NO.: TENTATIVE TRACT 35060 �[rM9XVRM HOMES WHEREAS, the City Council of the City of La Quinta, California, did on the 6th day of February, 2007 and continued to the 20'' day of February, 2007, hold a duly noticed Public Hearing to consider the request of NMI Homes for the subdivision of 28.33 acres site into 74 single-family lots -and other miscellaneous lots, located at the northwest corner of Washington Street and Avenue 48 (extended), more particularly described as: ASSESSOR'S PARCEL NUMBER 760-240-014 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23rd day of January, 2007, hold a duly noticed Public Hearing and recommended approval of the subdivision of 28.33 acres site into 74 single-family lots and other miscellaneous lots, located at the northwest corner of Washington Street and Avenue 48 (extended); and WHEREAS, The La Quinta Community Development Department has completed Environmental Assessment 2006-579 in accordance with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). in that the La Quinta Community Development Department has prepared Environmental Assessment 2006-579 for this Tentative Tract Map in compliance with the requirements of the California Environmental Quality Act of 1970, as amended. The Community, Development Director has determined that, as conditioned,- the project will not have a significant adverse impact on the environment and therefore, is recommending that a Mitigated Negative Declaration of environmental impact be certified. A Notice of Intent to Adopt a Mitigated Negative Declaration was posted with the Riverside County Recorder's office as required by Section 15072 of the California Environmental Quality Act (CEQA) statutes.; and WHEREAS, the Community Development Department published a public hearing notice in the Desert Sun newspaper on January 26, 2067, as prescribed by the Municipal Code. Public hearing notices were also mailed to -all property owners within 500 feet of the site; and Resolution No. 2007-018 Tentative Tract Map 35060 Laing Luxury Homes Adopted: February 20, 2007 Page 2 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following Mandatory Findings to justify approving said Tentative Tract Map 35060: A. The Tentative Tract Map and its improvement and design, are consistent with the General Plan and Specific Plan 2006-081, as amended, in that its street design and lots are in conformance with applicable' goals, policies, and will provide adequate infrastructure and public utilities. B. The design of the subdivision and its proposed improvements are not likely to create environmental damage or substantially and avoidably injure wildlife or their habitat because the site does not contain significant biological resources. C. The design of the subdivision and subsequent improvements are not likely to cause serious public health problems because the construction of 74 residential units will not have considerable cumulative impacts. The project is consistent with the General Plan, and the potential impacts associated with General Plan buildout. D, The design of the subdivision and the proposed types of improvements will not conflict with easements acquired by the public at large, for access through or use of the property within the subdivision in that none presently exist and access Is provided within the project and to adjacent public streets. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Council in this case. 2. That it does hereby approve Tentative Tract Map 35060 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this the 20th day of February, 2007 by the following vote, to wit: ResokWon No. 2007-018 Tentative Tract Map 38060 Laing Luxury Homes Adopted: February 20. 2007 Page 3 AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOL H, M or _ City of La Quinta, California ATTEST: VERONICA J�1(3NTECINO, CMC, City Clerk City of La inta, California (City Seal) APPROVED AS TO FORM: M. KATH RINE JEN Op, City Attorney City of La Quinta, Cd4fornia CITY COUNCIL RESOLUTION NO. 2007-018 CONDITIONS OF APPROVAL — FINAL 0 TENTATIVE TRACT 35060 — LAING LUXURY HOMES FEBRUARY 20, 2007 rFKIFRAI 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, 'void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have -sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-guinta.org. 0I 3. This tentative tract map shall expire two years after City Council approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Cade '9.200.080 (Permit expiration and time extensions). 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) SunLine Transit Agency • SCAQMD Coachella Valley Resolution No. 2007.010 ConclMons Of Approval — Final Tentative Treat 35060 — Laing Luxury Homes February 20, 2007 Page 2 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 5. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permittee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmj2handbo.ciks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP -is available for inspection at the project site at all times through and •including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. C Resolution No. 2007-018 Conditions 01 Approval — Final Tentative Tract 35060 — Laing Luxury Homes February 20, 2007 Page 3 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 6. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 7. Approval of this Tentative Tract Map shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. w PROPERTY RIGHTS 8. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. 9. The applicant shall offer for dedication on the Final Map all public street rights - of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The public street right-of-way offers for dedication required for this development include: Resolution No. 2007-018 Conditions Of Approval — Final Tentative Treat $5060 — Laing Luxury Homes February 20, 2007 Page 4 A. PUBLIC STREETS 1) Washington Street (Augmented Major Arterial, 132'- ROW) — The standard 66 feet from the centerline of Washington Street for a total 132-foot ultimate developed right of way except an additional variable right of way dedication for a deceleration/right turn only lane at the proposed Primary Entry intersection measured 74 feet west of the centerline of Washington Street and length per Engineering Bulletin # 06-13. The required right of way shall be for a length of 248 feet plus a storage length and a transition taper dedication of' an additional 150 feet to accommodate improvements conditioned under 'STREET AND TRAFFIC IMPROVEMENTS. 11. The applicant shall retain for private use on the Final Map all private street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 12. The private street rights -of -way to be retained for private use required for this development include: A. PRIVATE STREETS 1 } In accordance with the City of La Quinta Municipal Code, except at the primary and secondary entry, residential streets shall have 36-foot travel width measured at gutter flow line to gutter flow line. The travel width may be reduced to 32 feet with parking restricted to one side, and 28 feet if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. 2) The reduced street widths proposed at the pedestrian paseos along - the north -south streets and at intersections shall be approved by the City Engineer. The applicant, is required to demonstrate that the proposed street width reductions with proposed parking provides for safe passage of vehicles particularly at T-intersections and as approved by the City Engineer. Resolution No. 2007-018 Conditions Of Approval Final Tentative Tract 35060 - Laing Luxury Homes Fobruary 20, 2007 pag6 5 B. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger as shown on the tentative map. C. KNUCKLE 1) The knuckle shall conform to the shape shown on the tentative tract map except for minor revision as may be required by the City Engineer. Curve radii for curbs -at all street intersections shall not be less than 25 feet and similar to the lay out shown on the rough grading plan. 13. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet 41 containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of , all proposed turn pockets and auxiliary lanes that may impact,the right of way dedication required of the project and the associated landscape setback requirement 14. When the City Engineer determines that access rights to the proposed street rights -of -way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 15. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 8 Resolution No. 2007-018 ConMons Of Approval - final Tentative Tract 35060 - Laing Luxury Homes February 20, 2007 Page 6 16. The applicant shall create, at a minimum, perimeter landscaping setbacks along all public rights -of -way as follows: A. Washington Street (Augmented Major Arterial) - 20-foot from the R/W- P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 17. At locations where the onsite finished grade adjacent to the landscaped setback lot has an elevation differential with respect to the arterial street top of curb exceeding 11 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway/setback area and meandering sidewalk requirements by either: 1) increasing the landscape setback size as needed, or 2) installing retaining walls between the sidewalk and the back of the landscaped area as needed. 18. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 19. Direct vehicular access to Washington Street from lots with frontage along Washington Street is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 20. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. In particular, the applicant shall obtain any temporary construction easement and permanent access easements for improvements at the proposed access drive on Washington Street across Lake La Quinta Drive and proposed drainage improvements from Saint Francis of Assisi Catholic Church to the north. Resolution No. 2007-018 Conditions 01 Approval - F'inat Tentative Tract 35060 - Laing Luxury Homes February 20, 2007 Page 7 21. In the event that the applicant is unable to secure an access easement with Saint Francis of Assisi Church, Tentative Tract Map 35060 shall be redesigned to provide a secondary temporary emergency access and egress as approved by the Riverside County Fire Department to remain in effect until permanent access to the shared access drive at the Washington Street and Lake La Quinta intersection is permitted. The applicant shall design, enter into an agreement with the City of La Quinta and post securities for any improvements required for the permanent access and to restore the temporary emergency access to remain in effect for 5 years after recordation of the final map. Approval of Tentative Tract Map 35060 shall indemnify the City of La Quinta of any responsibility and cost to acquire the permanent access. Additionally, ingress -and egress at the Primary Entry shall be provided for a 45-foot minimum design turning radius moving van as approved by the Community Development Department and the Public Works Department. 22. Prior to recording Tract, applicant shall acquire access route across property located within the subject tract. The access route shall conform to the geometric lay -out shown on Tentative Tract Map No. 35060. 23. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 24. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development),, LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 25. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 118" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. Resolution No. 2007-018 Conditions Of Approval — Flnal Tentative Tract 35060 — Laing Luxury Homes February 20, 2007 Page a 26. The applicant shall construct the following street improvements to conform -with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Washington Street (Augmented Major Arterial; 132' R/W): No additional widening is required on the west side of the street along all frontage adjacent to the Tentative Map boundary, except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane at Washington Street Primary Entry. The west curb face shall be located fifty six feet (56') west of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin ## 06-13. As a minimum, the required deceleration lane shall be for a length of 248 feet plus calculated storage length and a transition taper of an additional 150 feet to accommodate improvements. Other required improvements in the Washington Street right-of-way and/or adjacent landscape setback area include: b) Remove Existing Bus turnout (if required by Sunline Transit and approved by the Community Development and Public Works Department) — The applicant may be required to reconstruct the curb and gutter and remove the bus turnout pavement at the existing bus stop turn out north of Avenue 47 if SunLine Transit determines that the bus stop is not required and the City concurs with that decision. The curb face shall be 48 feet from the center line of Washington Street to match the existing curb face. c) Reconstruct the curb and gutter at the northerly entry after the signal is operational at the proposed shared access drive on Washington Street and Lake La Quinta Drive intersection. Said reconstruction shall include removal of curb, gutter, pavement and all other improvements. Resolution No. 2007-018 conditions 01 Approval — Final Tentative treat 35060 — Laing Luxury Homes February 20, 2007 Page 9 d) All appurtenant components such as, but not limited to: curb, gutter, traffic control 'striping, legends, and signs. e) The existing 8-foot wide meandering Washington Street sidewalk shall be widened at a minimum of two locations to a minimum width of 12 feet in order to accommodate golf cart turnouts. Location and design of said turnouts shall be reviewed and approved by the City Engineer and Community Development Director. f) Reconstruction of the existing 18 - foot wide raised landscaped median along the entire boundary of the Tentative Tract Map plus variable width as needed to accommodate a left turn deceleration lane for the northbound traffic and ancillary median improvements to provide for full movements concurrent with the proposed signalized intersection at Lake La Quinta Drive and Washington Street. g) Establish a benchmark in the Washington Street right of way and file a record of the benchmark with the County of Riverside. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 2) The applicant shall install the traffic signal at the proposed shared access drive at the Washington Street/Lake La Quinta Drive intersection. The applicant is subject to a maximum of 75 % reimbursement from available funds in the City's Development Impact Fee Program for the cost to design and construct the traffic signal. The applicant shall, enter into a DIE Reimbursement Agreement with the City of La Quinta concurrent with the Subdivision Improvement Agreement for the final Map for the amount specified in the D1F Program in effect at the time the traffic signal is accepted by the City Council. Associated with the traffic signal installation, the applicant shall install all necessary traffic signal equipment and appurtenances to interconnect the proposed, traffic signal with the existing traffic signals at the Resolution No. 2007-018 Conditions Of Approval - Final Tentative Tract 35060 - Laing Luxury Homes February 20. 2007 Page 10 Washington Street/Avenue 48 and Washington Street/Avenue 47 intersections. The traffic signal shall be designed for an eight phase operation as split phasing is undesirable. Per condition 21, in the event that the applicant is unable to secure an access easement with Saint Francis of Assisi Church, the applicant shall design and post securities for the construction of the traffic signal at the proposed shared access drive at the Washington Street/Lake La Quirvta Drive intersection as well as the removal/restoration of the emergency ingress/egress access including but not limited to regrading the retention basin, construction of perimeter walls, and restoring curb and gutter on Washington Street. This obligation will remain in effect for 5 years after recordation of the final map unless otherwise approved by the City Engineer, B. PRIVATE STREETS (ON -SITE) 1) Construct 36-foot wide travel width as shown on the tentative map measured from gutter flow line to gutter flow line where the residential streets are single loaded. 2) Construct 32-foot wide travel width as shown on the tentative map measured from gutter flow line to gutter flow line, provided parking is restricted to one side and there is adequate off-street parking for residents and visitors, and the applicant makes provisions for perpetual enforcement of the restrictions. 3) Construct a 28-foot wide travel width as shown on the tentative map measured from gutter flow line to gutter flow line, provided parking is restricted and there ,is adequate off-street parking for residents and visitors, and the applicant makes provisions for perpetual enforcement of the restrictions. The reduced street widths proposed at the pedestrian paseos along the north -south streets and at intersections shall be approved by the City Engineer. The applicant is required to demonstrate that the proposed street width reductions with proposed parking provides for safe passage of vehicles particularly at T-intersections and as approved by the City Engineer. Resolution No. 2007-018 Conditions Of Approval — Final Tentative Tract 35060 — Laing Luxury Homes February 20, 2007 Page 11 4) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 5) In the event that the applicant is unable to secure an access easement with Saint Francis of Assisi Church, Tentative Tract Map 35060 shall be redesigned to provide a secondary temporary emergency access and egress as approved by the Riverside County Fire Department to remain in effect until permanent access to the shared access drive at the Washington Street and Lake La Quinta intersection is permitted. C. PRIVATE STREETS (OFF -SITE) 1) Construct the shared access drive at the west leg of the Washington Street and Lake La Quinta Drive intersection to be a 68-foot wide travel width as shown on the rough grading plan and as conditioned herewith. The applicant's design professional shall redesign the proposed street improvements to accommodate dual left turn lanes, one through lane and one right turn lane and.to align with the existing configuration of Lake La Quinta Drive on the east side of Washington Street in an effort to provide for an eight phase signalized intersection as approved by the City Engineer. 2) Construct the Secondary Entry connection from the development to the proposed shared access drive mentioned above. The design shall be for ingress and egress for residents and emergency vehicle access as approved by the City Engineer. 3) In the event that the applicant is unable to secure an access easement with Saint Francis of Assisi Church, the applicant shall design and post sufficient securities for Items 1), 2) above and to remove/restore the emergency ingress/egress access including but not limited to regrading the retention basin, constructing perimeter walls, and restoring curb and gutter on Washington Street. This obligation will remain in effect for 5 years after recordation of the final map unless otherwise approved by the City Engineer. D. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out shown on the tentative map with 38-foot curb radius or greater at the bulb similar to the layout shown on the rough grading plan. ResoWon No. 2007-01 B Conditions Of Approval — Final Tentative Tract 35060 — Laing Luxury Homes February 20, 2007 Page 12 E. KNUCKLE 1) Construct the knuckle to conform to the lay -out shown in the tentative tract map, except for minor revisions as may be required by the City Engineer. 27. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from the 24-hour manned guard to the street; and shall provide for a full turn -around outlet for non - accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there sha(I be a minimum of twenty feet width provided at the turn -around opening provided. The entry and exit shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. The 24-hour manned Primary Entry Gate design shall be designed for 45-foot truck turning radius and maneuvering to provide access for large moving vans to gain access to the development as rejection of said vehicles may result in trucks backing out of the Primary Entry on to Washington Street as approved by the City Engineer and the Riverside County Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on'the approved construction plans, may require additional street widths as may be determined by the City Engineer. 28. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows, Residential 3.0" a.c./4.5" c.a.b. Shared Access Drive 4.0" a.c /5.0" c.a.b. Major Arterial 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. Resolution No. 2007-018 Conditions Of Approval -- Final Tentative Tract 35060 — Laing Luxury Homes February 20, 2007 Page 13 29. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 30. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Washington Street)- Right turn movements in and out are permitted. Left turn movements in and out are prohibited. B. Secondary Entry (Proposed Shared Access Drive): Ingress and Egress shall be provided for Residents and Emergency Vehicles. C. Proposed Shared Access Drive (Washington Street across take La Quinta Drive): Right turn movements in and out are permitted. Left turn movements in and out are prohibited, until signalized. D. In the event that the applicant is unable to secure an access easement with Saint Francis of Assisi Church, the applicant shall construct a temporary secondary emergency ingress and egress as approved by the Riverside County Fire Department. Additionally, bonds or other instruments used to secure the improvements described in Condition 30 (B) and 30 (C) will be returned 5 years after recordation of the final map. 31. Improvements shall include appurtenances' such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 32. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. I Resolution No. 2007-018 Conditions Of Approval —Final Tontatt a Tract 35060 — Laing Luxury Homes February 20, 2007 Page 14 FINAL MAPS 33. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as ,"engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 34. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 35. The following improvement plans shall, be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity . is desired. Note, the 'applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM10 Plan 1" = 40' Horizontal C. SWPPP 1 " = 40' Horizontal. NOTE: A through C to be submitted concurrently. 1 1 Resolution No. 2007-018 Conditions Of Approval - Final Tentative Tract 35060 - Laing Luxury Homes February 20, 2007 Page 15 D. Off -Site Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical E. Interim Off -Site Street Improvement Plans 1 " = 40' Horizontal, 1 " = 4' Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical H. Traffic Signal Plan 1 " = 20' Horizontal NOTE: D through H to be submitted concurrently. The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. I. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. ' I Resolution No. 2007-018 Conditions Of Approval - Final Tentative Tract 35060 - Laing Luxury Homes February 20. 2007 Page 16 All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1- foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and which notes 'the most current California Building Code'accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site ,Development Plan when it is submitted for plan checking. The accessibility requirements pertain to any public accessible facilities to include model homes and recreational amenities provided for -the development and not to single family residences excluding model homes. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official and the City Engineer. 36. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 37. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall -be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. 38. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. Resolution No. 2007-018 Conditions 01 Approval — Final Tentative Tract 35060 — Laing Luxury Homes February 20, 2007 Page 17 IMPROVEMENT SECURITY AGREEMENT'S 39. Prior to approval of any Final Map, the applicant shall construct all on and off - site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 40. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 41. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the' completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 42. Depending on the timing of the development of this Tentative Tract Map, and the status of the off -site improvements at the time, the applicant may be required to: Resolution No. 2007-018 Conditions Of Approval — Final Tentative Tract 35000 — Laing Luxury Homes February 20, 2007 Page 18 A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements including the traffic signal at the Washington Street and Lake La Quinta Drive/proposed shared access drive intersection in the first phase of construction or by the 20% Building Permit (15' home) unless conditioned otherwise in these Conditions of Approval. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 43. If the.applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 3-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 1 1 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Resolution No. 2007-018 Condltlons or Approval — Final Tentative Tract 35060 — Laing Luxury Homes February 20, 2007 Page 19 Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 44. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 45. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 46. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A. preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils'report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. j Resolution No. 2007-018 conditions Of Approval -Final Tentative Treet 36060 — Laing Luxury Homes February 20, 2007 Page 20 47. As the area to the west has an open space covenant attached to any land action, the applicant shall be required to have an independent grading. monitor/inspector on site during its grading operation to verify non disturbance of any "Open Space". The "Open Space" area shall be identified through physical means and verification of the grading monitor/inspector prior to approval of the grading permit issuance. All grading activity shall be conducted on site and shall not impact the open space property to the,west. 48. Associated with the "Open Space" covenant for land to the west, this unique site requires retaining wall construction along the westerly property line. The wall heights and design shall be approved by the Community Development Department along with the any other approvals required by the City for construction and design of the retaining wall. Erosion Control and Drainage Systems necessary to restrict off site flow and control erosion will be subject to City Engineer approval. Consistent with the existing "Open Space" covenant, encroachment on to the adjacent land to the west, including temporary construction access, is prohibited. 49. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 50. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the, requirements of LQMC Section 9,60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (181 behind the curb. L Resolution No. 2007-018 Condhlons Of Approval — Final Tentative Tract 35060 — Laing Luxury Homes February 20. 2007 Page 21 51. The applicant shall minimize the differences in elevation between the adjoining properties to the north and south and the lots within the development. Applicant shall have the ability to lower pad elevations for lots 1-11 up to 3 feet and raise pad elevations for lots 25-28, 73 and 74 up to 3 feet. Pad elevations for remaining lots shall only be adjusted as necessary to provide for an orderly transition between lots, streets and paseos. Where compliance with the above stated limits is impractical, the City Engineer may approve alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring owner dissatisfaction with the grade differential. In the event that off -site grading is proposed, the applicant must submit a letter of permission from the adjacent property owner. 52. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 53. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements, unless otherwise approved by the City Engineer. More specifically, stormwater falling on the site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer: The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. The tributary drainage area shall extend to the centerline of adjacent public streets and shall also accept upstream tributary flows for this regional sag location on Washington Street. Stormwater handling for Washington Street may require additional drainage facilities to be constructed. I Resolution No. 2007-018 conditions Of Approval —Final Tentative Tract 35060 — Laing Luxury Homes February 20, 2007 Page 22 54. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements unless otherwise approved by the City Engineer. 55. In design of retention facilities, the percolation rate will be considered to be zero, unless otherwise approved by the City Engineer. 56. 'No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 57. The applicant shall relocate the maintenance access ramp for the southerly retention basin with access off of Washington Street (Lot 1) to Street "E" within the development. The maintenance access ramp design shall be as approved by the City Engineer. 58. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-016 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems, unless otherwise approved by the City Engineer. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin, unless otherwise approved by the City Engineer, 59. Stormwater may not be retained in landscaped. parkways or landscaped setback lots. Only incidental storm water .(precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(8) (7), LQMC unless otherwise approved by the City Engineer. 60. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 61. The development shall be graded to permit storm flow in excess of ,retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. Resolution No. 2007.018 Conditions Ot Approval - Final Tentative Tract 35060 - Laing Luxury Homes February 20, 2007 Page 23 62. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. Pursuant to the aforementioned, the applicant shall construct off -site drainage improvements and gain construction 63. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 64. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 65. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 66. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. CONSTRUCTION 67. The City will conduct final inspections of habitable buildings only when- the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name. signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior. to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. Resolution No. 2007-018 Conditions Of Approval - Final Tentative Tract 35060 - Laing Luxury Homes February 20, 2007 Page 24 LANDSCAPE AND IRRIGATION 68. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 69. The applicant shall provide and maintain landscaping in the required setbacks, retention basins, common lots and park areas.' 70. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 71. Final landscaping and irrigation plans land precise grading plans relevant to landscape areas) shall be prepared by a licensed landscape professional and shall be reviewed by the ALRC and approved by the Community Development Director prior to issuance of the first building permit. An application for Final Landscape Plan Check shall be submitted to the Community Development Department for final landscape plan review. Said plans shall include all landscaping associated with this project, including perimeter landscaping, and be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Community Development Department. 72. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director and the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 73. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5" Edition or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. .PUBLIC SERVICES 74. The applicant shall provide public transit improvements as required -by SunLine Transit Agency and approved by the City Engineer. Resolution No. 2007-018 Conditions Of Approval — Final Tentative Tract 35060 — Laing Luxury homes February 20, 2007 Page 25 QUALITY ASSURANCE 75. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer, 76. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 77. The applicant shall arrange for, and -bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 78. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each- sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 79. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 80. The .applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 81. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. Resolution No. 2007-018 Conditions Of Approval — Rnal Tentative Tract 35060 — Laing Luxury Homes February 20, 2007 Page 26 82. Permits issued under this' approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program'in effect at the time of issuance of building permit(s). 83. The developer shall pay school mitigation fees based on their requirements. Fees shall be paid prior to building permit issuance by the City. 84. Tentative Tract 35060 shall provide for parks through payment of an in -lieu fee, as specified in Chapter 13.48, LQMC. The in -lieu fee shall be based on the fair market value of the land within the subdivision. Land value information shall be provided to the Community Development Director, via land sale information, a current fair market value of land appraisal, or other information on land value within the subdivision. The Community Development Director may consider any subdivider -provided or other land value information source for use in calculation of the parkland fee. FIRE MARSHALL 85. For residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2- hour duration at 20 PSI. Fire hydrants are also required every 660 feet on the outside of the perimeter walls. 86. Slue dot retro-reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 87. Any turn or turn -around requires a minimum 38-foot outside turning radius. 88. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor as measured by outside path of travel. 89. The minimum dimension for access roads and gates is 18 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height, and a turn through the center divider not to exceed every 100 feet. 90. Any gate providing access from a public roadway. to a private entry roadway shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38- foot turning radius shall be used. Resolution No. 2007.018 Conditions Of Approval — Final Tentative Tract 35060 — Laing Luxury Homes February 20, 2007 Page 27 91. Gates shall be automatic, minimum 18 feet in width and shall be equipped with a rapid entry system (KNOX) . Plans shall be submitted to the Fire Department. for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. 92. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 93. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. MISCELLANEOUS 94. All applicable conditions/provisions of Specific Plan 2006-081 shall be in force and effect for TTM 35060. 95. The Tentative Tract Map shall be amended to include access easements between lots 47 through 52, 35 through 40, 29 through 34, 69 to 72, 65 to 68, and 58 to 61, to accommodate the pedestrian "paseos" described in the Specific Plans. The paseo easement shall be a minimum of 11 feet in width, and shall be maintained by the homeowner's association. 96. All perimeter wall designs including height, color, material, design shall be reviewed by the Architecture and Landscape Review Committee and the Planning Commission. 97. Proposed street names, with a minimum of two alternative names per street, shall be submitted to the Community Development Department for approval. The street names shall be approved prior to recordation of the final map. 98. All mitigation measures contained in Environmental Assessment 2006-579 shall be met. Resolution No. 2007-010 Conditions of Approval — Final Tentative Tract 313060 — Laing Luxury Homes February 20, 2007 Page 28 99. In addition to the mitigation measure requirement for an archaeological monitor contained in Environmental Assessment 2006-579, the applicant shall coordinate with the Agua Caliente Band of Cahuilla Indians to ensure that an approved cultural monitor is present during any grubbing, earth moving or excavating activity on the undeveloped portions of the subject property. If human remains are encountered during grading and other construction excavation, work in the immediate vicinity shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5. If significant Native American cultural resources are discovered which call for a Treatment Plan, the developer or his archaeologist shall contact the Ague Caliente Band of Cahuilla Indians ("Tribe"), If requested by the Tribe, the developer or the project archaeologist shall, in good faith, consult on the discovery and its disposition (e.g. avoidance, preservation, return of artifacts to tribe, etc.). 100. Prior to final map approval, the developer shall submit to the Community Development Department for review, a copy of the proposed Covenants, Conditions, and Restrictions (CC&R's) for the project. If Community Development Director determines City Attorney review is necessary, a deposit will be required for reimbursement of City Attorney review fees. 101. Minor lot configuration modifications required to comply with these conditions and Fire Marshal requirements shall be reviewed and approved by the Community Development Department and Public Works Department. 102. Approval of production home designs and landscaping requires approval of•a Site Development permit application by the Planning Commission. 103. The Community Development Director shall cause to be filed with the County Clerk a "Notice of Determination" pursuant to CEQA Guideline § 15075(a) once reviewed and approved by the City Council. The appropriate filing fee shall be paid by the developer within 24 hours of City Council appioval of the tentative tract map. 104. All public agency letters received for this case are made part of the case file documents for plan checking purposes. Resolution No. 2007-018 conditions Of Approval — Final Tentative Tract 35060 — Laing Luxury Homes February 20, 2007 Pago 29 105. A permit from the Community Development Department is required for any temporary or permanent tract signs. Uplighted tract identification signs are allowed subject to the provisions of Chapter 9.160 of the Zoning Ordinance. 106. The Community Development and Public Works Directors may allow minor design changes to final map applications that include a reduction in the number of buildable lots, changes in lot sizes, relocation.of common open space areas or other required public facilities (e.g., CVWD well sites, etc.) and changes in the alignment of street sections, provided the applicant submits a Substantial Compliance Application to the Public Works Department during plan 'check disclosing the requested changes and how the changes occurred. These changes shall be conveyed to the City Council when the map is presented for recordation consideration. 107, Each lot shall be limited to not more than one (1) guest suite with kitchenette. I J RESOLUTION NO. 2007-019 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE, DEVELOPMENT PERMIT 2006-873, ALLOWING DEVELOPMENT OF 74 SINGLE FAMILY HOMES ON 28.33 ACRES LOCATED"AT THE NORTHWEST CORNER OF WASHINGTON STREET AND AVENUE 48 (EXTENDED) ' CASE NO.: SITE DEVELOPMENT PERMIT 2006-873 APPLICANT: 12411YE! 11119M ; RY HOMES WHEREAS, the City Council of the City of La Quinta, California, did on the 6th day of February, 2007 and- continued to the 20' day of February, 2007, hold a duly noticed Public Hearing for Homes for review of a Site Development Permit to allow the construction of 74 single family homes on 28.33 acres located at the northwest corner . of Washington Street and Avenue 48 (extended), more particularly described as: ASSESSOR'S PARCEL NUMBER 760-240-014 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23RD day of January, 2007, hold a duly noticed Public Hearing for ffg- Homes and recommended approval of a Site Development Permit to allow the construction of. 74 single family homes on 28.33 acres located at the northwest corner of Washington Street and Avenue 48 (extended); and WHEREAS, the Architecture and Landscape Review Committee for the City of La Quinta did, on the 17th day of January, 2007 recommend approval of the proposed project, subject to Conditions of Approval; WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following mandatory findings approving said Site Development Permit: 1. The proposed Site Development Permit is consistent with the General Plan goals, policies and programs relating to the Low Density Residential land use designation, and with Specific Plan 2006-081, and • supports the development of a variety of housing types, within a Specific Plan. 2. The proposed Site Development Permit is consistent with the standards of the Zoning Ordinance and with Specific ' Plan 2006-081, as 'conditioned, which establishes development standards for the project. Resolution No. 2007-019 Conditions of Approval - Approved Site Development Permit 200"73 Laing Luxury Homes Date: February 20, 2007 Page 3 10. The applicant shall redesign the three tiered retaining walls to the approval of the City Engineer and Community Development. '-Said' retaining walls shall consider a curvilinear pattern with additional stepping and design details that integrate the walls with natural elements such as rock outcroppings. Additional trees and large shrubs should be incorporated into the design to soften the visual impact of the proposed walls. A minimum. of six feet between said walls and a maximum slope of 3:1 shall exist in locations where trees and/or large shrubs are proposed. 11. The Site Development Permit shall be amended to include one recreational amenity at the central park site. The recreational amenity could include, but is not limited to, ,a pool or spa, tot lot, bocci ball court, putting greens, picnic area, and/or community garden. In addition, seating shall be established along all trails at intervals not greater than 200 feet. Recreational amenities shall be maintained by the homeowner's association. 12. All "choker" or "chicane" curbs shall be painted red and posted "No Parking" in a manner acceptable to the Public Works Department and the Fire Department. 13. No signage is permitted with this approval. Signage shall be reviewed under separate permit. 16, As per American Association of State Highway Transportation Officials (AASHTO) sight triangle design standards, ,plants located within sight triangles shall not consist of a height greater than 30 inches from, the pavement surface and tree canopies'shall not hang below 80 inches. 17. Any ground -mounted mechanical. equipment located- in view from any street Qr common area shall be screened by, dense. 4aridscaping, of a sufficient height to fully,screen'such equipment above its horizontal plane. '18. Where garages and courtyard walls meet, the wall shall ' b'e set back a minimum 6" from the face of the garage to minimize joint cracking. 19. Each lot shall be limited to not more than one (1) "kitchenette" guest suite. Resolution No. 2007-019 Conditions of Approval - Approved Site Development Permit 2006 873 Laing Luxury Homes Date: February 20, 2007 Page 4 20, The Hacienda units shall have a minimum front yard building setback of 15 'feet except for garages, which shall have a minimum front yard setback of 20 feet.' Garages oriented parallel to the fronting street shall have a minimum front yard setback of 15 feet. Setback measurements for the Hacienda units located on lots 1-1 1 shall be measured from back of curb. 21. Landscaping along the Washington Street frontage shall not , include turf between the curb and sidewalk. Resolution No. 2007-019 Condldons of Approval - Approved Site Development Permit 2006-873 Laing Luxury Homes Date: February 20, 2007 Page 2 6. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies, if required: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permits) • Communm ity Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District *(CVWD) • Riverside County Agricultural Commissioner • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • South Coast Air Quality Management District (SCAQMD) The applicant is responsible for, all requirements of the permits. and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 7. Air conditioning compressors by Zoning Code requirements cannot be placed in sideyards unless a minimum 5 foot clearance between compressor and'side property line is provided. 8. A Community Development Department -application for Final Landscape Plan Check shall be 'submitted for "final landscaping plans and reviewed by the ALRC per the Grade. and appligatibb'requirements with -final approval by the Community Development Direct0r-. 9, The applicant shall redesign the perimeter wall and berming along the Washington Street frontage for a maximum combined height of ' wall and berming not to exceed'10 feet, of which'the wall height shall not exceed six feet. Height shall be measured from top of curb to top of wall. Said wall shall have staggered openings -every 100 feet and pilasters shall be placed at each end as well -as the center of the 1 00' foot sections. CITY COUNCIL RESOLUTION NO. 2007-019 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2006-873 LAING LUXURY HOMES DATE: FEBRUARY 20, 2007 GENERAL 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers And -employees from any claim, action or proceeding to attack, set aside; void, or annul the approval of this development application or any application thereunder, The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of., any claim, action or proceeding and shall cooperate fully in the defense. 2. This Site Development Permit is valid for two years, unless an extension is applied for and granted by the Planning Commission pursuant to Section 9.200.080 of the La Quinta Municipal Code. 3. This approval is for the following model plans: Bungalow Plan 1 A, 1 B, 1 AX, 1 BX Bungalow Plan 2A, 26, 2AX, 2BX Bungalow Plan 3A, 3B Bungalow Plan 4A, 4B Hacienda Plan 1 A, 1 B Hacienda Plan 2A, 213 Hacienda Plan 3A, 3B 4. Prior to issuance of building permits' for -tiny of the units authorized by this approval, final working drawings shall be approved. by. the- Community Development Director. 5. -SDP 2006-081 shall'comply with all applicable conditions and/or mitigation measures for the following approvals: ■ Environmental Assessment 2006-579 ■ Specific Plan 2006-081 ■ Tentative Tract Map 35060 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. No development permits will be issued until compliance with these Conditions has been achieved. Resolution No. 2007-019 Site Development Permit 200"73 Laing Luxury Homes Adopted: February 20, 2007 Page 2 3. The, proposed Site "Development Permit will not be detrimental to the public health, safety and' welfare,. a� it has been designed to be compatible with surrounding development, and conform with the City's standards and requirements, as conditioned. 4. The proposed Site Development Permit, as conditioned; complies" with the architectural design standards for Specific Plan 2006-081, and implements the standards and guidelines included in that document. 5. The proposed Site Development Permit, as conditioned, is consistent with the landscaping standards in-.Speci#ic Plan 2006-081 and implements the standards for landscaping and •adsthetics established in the General Plan. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above 'recitations are true and constitute the findings of the City Council in this case; and 2. That it does hereby approve Site Development Permit 2006-873, for the reasons set forth in this Resolution, and subject to the Conditions of Approval attached hereto; and 3. That it does hereby confirm the conclusion that -the Environmental Assessment (EA 200"6-579) assessed the environmental concerns' of this Site Development Permit. - PASSED; APPROVED,. and ADOPTED' at a regular meeting of the La Quinta City Council h_ eld" on 'this 20* day of February, 2007, by the following vote, to wit: AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None Resolution No. 2007-019 Site Development Permit 2006-873 Laing Luxury Homes Adopted: February 20, 2007 Page 3 DON ACIOLP4,Mayor - City of La Quinta, California ATTEST: VERONICA MINT C1N0, CMC, City Clerk City of Le Ouinta, California (City Seal) APPROVED AS TO FORM: � . KATHE RINE JENS ' , Clty A`ttorrley City of La Quinta, California J LEGAL DESCRIPTION PARCEL 2 OF LOT LINE ADJUSTMENT NO. 98-295 RECORDED DECEMBER 21, 1998 AS INSTRUMENT NO. 98-551719 OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. GENERAL PLAN EXISTING GENERAL PLAN: LOW DENSITY RESIDENTIAL (LDR) PROPOSED GENERAL PLAN: LOW DENSITY RESIDENTIAL (LDR) ZONING _PLAN EXISTING ZONING: LOW DENSITY RESIDENTIAL (LDR) PROPOSED ZONING: LOW DENSITY RESIDENTIAL (LDR) SPECIFIC PLAN CANYON RIDGE SPECIFIC PLAN SITE ADDRESS WASHINGTON STREET AT AVENUE 48 LA QUINTA, CA 92253 ASSESSOR'S PARCEL NO. 643-090-025 TOTAL GROSS/NET SITE AREA 28.33 ACRES, 1,234,055 SQ. FT. Canyon Ridge - Tract No. 35060 ATTACHMENT 4 SITE DEVELOPMENT PERMIT 2013-937 11 m, I� IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LAND USE SUMMARY % OF LOTS ACRES SITE AREA LOTS 1-25 SFR (HACIENDAS) 6.21 21.91 LOTS 26-74 SFR (BUNGALOWS) 8.57 30.25 LOTS A—B PUBLIC STREET 0.39 1.06 LOTS C—G PRIVATE STREETS 5.10 18.32 LOTS H—I RETENTION BASIN 3.94 13.92 LOTS J—M OPEN SPACE 2.97 10.48 LOT N RECREATION SITE 0.47 1.66 LOTS 0—P WASHINGTON ST. OPEN SPACE 0.68 2.40 TOTAL 28.33 100.00 DENSITY 74 UNITS/28.33 ACRES = 2.61 UNITS PER ACRE BUILDING SETBACK REQUIREMENTS (MINIMUM) PER CANYON RIDGE SPECIFIC PLAN CONCURRENT_ SUBMITTALS TENTATIVE TRACT MAP NO. 35060 — SUBSTANTIAL CONFORMANCE No.2 CANYON RIDGE SPECIFIC PLAN — AMENDMENT No. 1 PLAN SET SHEET LISTING SECTION 1 CIVIL PLAN SET C1 INDEX SHEET C2 SITE PLAN C3 PRELIMINARY PRECISE GRADING C4 PRELIM NARY PRECSE GRADING C5 PRELIMINARY PRECISE GRADING C6 PRELIMINARY PRECISE GRADING C7 PRELIMINARY PRECISE GRADING C8 PRELIMINARY PRECISE GRADING SECTION 2 PRELIMINARY LANDSCAPE PLANS SECTION 3 PRELIMINARY EXTERIOR LIGHTING PLANS SECTION 4 ARCHITECTURAL ELEVATIONS AND PERSPECTIVE ILLUSTRATION SECTION 5 ARCHITECTURAL ROOF PLANS SECTION 6 ARCHITECTURAL FLOOR PLANS SECTION 7 PRELIMINARY PLOTTING Ascs IV �p11' .9 A0 2014 &&�j (%,jam OPAj[` , MILES AVENUE ly 71: 48Ih AVENUE PROJECT SITE a 501h AVENUE 3 TE � I $ 521h AVENUC VICINITY MAP NOT TO SCALE DEVELOPER: West Coast Housing Partners, LLC 3027 Townsgate Road, Suite 250 Westlake Village, CA 92672 PH: (805) 409-0220 FAX: (805) 370-1822 CONTACT: R. W. IWHITTI HOLLIS, JR. Vice President of Land Acquisilion PREPARED BY: W0.5EPalm —I O,,.n, CA —I I l)60a74 6 S SURVEYORS MOS CONSULTING ,ppy TF51 41865 BOARDWAL(, SUITE 218 PALM CA 92211 L7 C =i. �� DESERT, ,vim " wx 7oss6 �'. � Ely. S•10-IG sr� 2/3/2014 f¢av,k STAN. C. RSE, RCE 20596 DATE INDEX SHEET SITE DEVELOPMENT PERMIT 2013-937 Canyon Ridge - Tract No. 35060 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA FEBRUARY 3, 20114 85300\SITE DEV PERMIT\SDP—CI C INDEX SHEET, SDP 2013-937 SHEET 1 Canyon Ridge - Tract No. 35060 SITE DEVELOPMENT PERMIT 2013-937 IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 55 50 49 44 43' 38 37 32 31 26 62.1 62.7 63.2 ! 63.7 LOT N 64.7 BS.3.. 65.9-:. 66.4 66.9 67.6 54 62.6 51 63.0 46 63.7 45 fi4.265.2 42 . 39 56.E 36. 8d.3'. . 33 :- .66?. LJ 30 fi7.4 27 67.9 53 52 47 4fi 41 40 35 34 29 28 .4 .64.5 64.8 55.6 .fig„g . 66.7 67 1 r }( I it + AVENUE 48 \ \1 =1 , I P+ _ I . 1 ' LAKE LA QUINTA DR. LAND USE SUMMARY LOT NO LAND USE ACREAGE PEitCEM 1 - 25 SINGLE-FAMILY DETACHED 6.21 AC 21 91% RESIDENTIAL (HACIENDA) 26 - 74 SINGLE-FAMILY DETACHED 8,57 AC 3025% RESIDENTIAL (BUNGALOW) 'A' - 'B' PUBLIC STREET (WASHINGTON) 0.39 AC 1 Ofi.°6 'G' LOCAL PRIVATE STREETS 9.10 AC I8 32% 'H` - 'I' RETENTION BASINS 3-94 AC 13-92% 'U' - 'M' OPEN SPACE 2.97 AC 10.40% 'N' RECREATION SITE 0.47 AC 1.66% P. WASHINGTON ST. OPEN SPACE 0,68 AC 2.40% SUBTOTAL 2& RESIDENTIAL LOT SUMMARY LOTS 1-25 MINIMUM LOT SIZE: 86'x 120' MNMUM LOT AREA: 10.320 SF MAXIMUM LOT AREA: 12,896 SF AVERAGE LOT AREA: 10,815 SF LOTS 26-74 MINIMUM LOT SIZE: 60'x103' MNMUM LOT AREA: 6,180 SF MAXIMUM LOT AREA: 8,476 SF AVERAGE LOT AREA: 7,616 SF DENSITY 74 UNITS/28.33 ACRES = 2.61 UNITS PER ACRE NORTH 0 40 80 160 320 DEVELOPER: West Coast Housing Partners, LLC 3027 Townsgate Road, Suite 250 Westlake Village, CA 92672 PH: (805) 409-0220 FAX: (805) 370-1822 CONTACT: R W (WHITT)HOLLIS 1R. Viec Pa idmi d Land Aupsimn PREPARED BY: . UNSF SCHULTZ ., w.IN P.I. D.,.n, CA-11 Ur. x-S])E ,m,eo- nw�wss.z., PLANNERS ENGINEERS SURVEYORS MDS CONSULTING 41865 BOARDWAU(, SUITE 218 V,4OTESS+ C PALM DESERT, CA 92211 S E.p. 9-30.15 i ire 2l3I2014 O• ✓t isdd' 4f STANLEY C. RSE, RCE 20596 CA DATE SITE PLAN SITE DEVELOPMENT PERMIT 2013-93 7 Canyon Ridge - Tract No. 35060 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA FEBRUARY 3, 2014 85300\SITE DEV PERMII\SOP-C2 C2 SDP 2013-937 SHEET 2 LEGEND/ABBREVIATION O ROUGH GRADING PLAN SHEEE INDEX NUMBER CFS CUBIC FEET PER SECOND WWM WELDED WIRE MESH TC TOP OF CURB FG FINISHED GRADE FL FLOWUNE GI CRATE INLET TF TOP OF FOOTING TW TOP OF WALL TRW TOP OF RETAINING WALL STEP TW STEP TOP OF WALL IN OR TRW EVEN INCREMENTS ALONG SHOWN DISTANCE STEP TF STEP FOOTING IN EVEN INCREMENTS ALONG SHOWN DISTANCE LP LOW POINT HP HIGH POINT TYP. TYPICAL MAX. MAXIMUM MIN MINIMUM NTS NOT TO SCALE RW RETAINING WALL (EXPOSED FACE DIMENSION) R/W RIGHT OF WAY (50.55) EXISTING ELEVATION 60.00 PROPOSED ELEVATION 218.76. LOT LINE DIMENSION EXISTING CONTOUR —60— PROPOSED CONTOUR ---$.--- STREET CENIEAUNE SWALE —�—+�- DAYLIGHT UNE RIGHT-OF-WAY ---- TRACT BOUNDARY SCREEN WALL RETAINING WALL STREET SURFACE DIRECTION OF FLOW 5_00% GRADE PERCENTAGE a RETENTION BASIN OVERFLOW ROUTE (OVERLAND ROUTE) 0 CONSTRUCTION NOTE o NOTE 62.1 PAD ELEVATION tBB SECTION LETTER DESIGNATION E SHEET WHERE SECTION IS 7 1 LOCATED HIGHEST LOT NUMBER 70 PROPOSED LOT NUMBER " AN PROPOSED LETTERED LOT 7E7=r SLOPE (SIZE PER PLAN) C.- _ ] RIP RAP (SIZE PER PLAN) UTILITIES WATER, SEWER AND IRRIGATION: COACHELLA VALLEY WATER DISTRICT ............. (760) (760) 395-2651 ELECTRIC: IMPERIAL IRRIGATION DISTRICT „..... ........... ....... (600) 303-7756 TELLPHGNL VF3`40111 _­ _.,._-_.._...,_,w_ _.__ (800) 483-5000 GAS: THE GAS COMPANY ,,,..,._.....:.._._—__—... (800) 427-2200 CABLE: TIME WARNER (760) 340-1312 ASSESSOR'S PARCEL NO. 643-090-024 FLOOD ZONE DESIGNATION FLOOD ZONE DESIGNATION "X' -PANEL 0607090005B, DATED: 8/19/91 BASIS OF BEARING THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF WASHINGTON STREET AS SHOWN ON PARCEL MAP NO. 15722 P.M B 79/58-59. O.R., BEING NORTH 00'19'33" WEST EARTHWORK QUANTITY ESTIMATE DISTURBED AREA = 28.3 ACRES CUT FILL MASS EXCAVATION 11.793 CY 26 236 CY SHRINKAGE (7.5%) 0 CY 1.968 CY OVER EXCAVATION (5.5') 1.966 CY 1.966 CY SHRINKAGE 0 CY 147 CY TOTAL 13.759 CY 30.317 CY = 16,558 CY IMPORT IN THE CITY OF LA QUWTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA PRELIMINARY PRECISE GRADING PLAN TRACT NO.35060 - CANYON RIDGE PORTION OF THE SW 1/4 OF SECTION 30, T.5 S., R. 7 E., S.13.130 ST. FRANCIS OF ASSISI CHURCH LAKE LA OUNITA DRIVE FRED WARING MILLS AVENUE 17f NWf. III 1v 7 XBNr AVENUE PROJECT SITE � 5 SDIN AYLHUE � o '�E `c 521IN AVENITL b G \/Ir`IAIITV MAD DEVELOPER: West Coast Housing Partners, LLC 3027 Townsgate Road, Suite 250 Westlake Village, CA 92672 PH: (805) 409-0220 FAX: (805) 370-1822 CONTACT: R. W. (WHITT) HOLLIS, lR. Vice President of Lund Acquisition PREPARED BY: . MOgSF .�163 Seo,dw.lh smi. ore FW o.—CARRxd1 I scqulrx Y.i,,; Peo-evrane PLANNERS ENGINEERS SURVEYOR5 MODS CONSULTING vW1iSs+R 41865 BOARDWALK, SUTE 218 PALM DESERT, CA 92211 "Rq tU599^ E+A-9-S8. 154n, 2/3/14tt erinu <* STANLEY C. - 5E, Na 20556 OAIL PRELIMINARY PRECISE INDEX MAP GRADING PLAN SCALE I =1: SITE DEVELOPMENT PERMIT 2013-93 7 Canyon Ridge - Tract No. 35060 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA FEBRUARY 3, 2014 85300\5ITE DEV PERMIY\SDP-C3 SDP 2013-937 SHEET C3 SEE SHEET 5 K` LOT N 06R `_ �03;10 BP 09% ^_ e=' t.err. ia- DmaD CALIF. N1C - 14-54.02 CALLS EK NO5 �• -•�}-' 61.39 05R MIN. I BS,C� _ Y I �82. SS M N, 44 �$ 45 64.2 46 IO 3.7x' LimN1.00' A' Gi. %�.i'S MIN.701 6 C.50S75.00'iACF� "j O.SR Idlf. .h75 W J' Sli T h r I s,l 49 �g��' 48 I 47 ,Y��'. 63.2 63�7 ! 63.0 +1:'V MIN I IM' ill W.oa' ar Ill\"i_ meson w g 1 /� 50 ajip 5 51 52 y� b I 62.7 fl 63.0 LI f 622 _ 19.3' I iO.S' S IV F ¢, re` 3,71O,RILY h ti- .�' 8'iotr-.__ � I ,ir _ _6o,uD'.I /j\ (�I �I �/ liktl7 DSa wH. �� F adr 7i I_D 2'J.OD' f j' D0" TS.CO' OSR±NN- a ; of✓r 1 �_ 15 off= 55 e•� 54 53 0 61 D - CALLE ALICANTE SEE SHEET 5 �r'r� + 719 YF hA" yj fi+A I.[7R IC.S" iT NCO I% OIp7 F3-''� mu d , •� �' �i-- •-_t�l } 6r 9>< L6 �9' atlJ E4 ACC j S"�I a DT ix e 67 191 ? Im rR� la C -tC ,.I S7� 97 1C 13{ _ �? U50 TW Oa.10 FG 60.w fC `�.17 TF � I - f IH1. Il s9 is O5 B I - IGl76 �. o` .'- ; a U''9i 83 ,U a' M� rig t I OlC- YC G7.ilE IW ~ 60U'7� �4A 96 IS 41' �: GO.Ib IF �M1t10•S(y.�, \� w II SSp3211Ccc I N BB 10'Xi E IS(.% bJt'' TV j E F 5 62 �ls n S 62.4 GI ] L. T'I 2:1 MAX SLOPE taBCE 1 I' I& 67 4 IW a! yO�A, `i�i Z -w,a7 11 tt Q OT . 1Y1 f .�. o _ - -- - ••--_ r '' ��---i r-� I ..I'SO.;IOPG 62.i0 FG a _Z Z 2_,z163 rSOo- Fi �`a pI t 'E5\� � 2 f 121 MAX 'h'lr'i` ...� - ' I 'M 111111 5B 8 x JJ [ in l Q I 0•�tlpL ELj k! 1 6I � 61 f TC' g � � � 221 o 551115 I j T 32001F . I'�(59,15 f01 `I 0587 TRW 566756 TFI 'R' p.l :' : '' "•e 6. 50 0 F - I� I - 1 JDN IX 1 , 8 �—}51A3: �,I 0.55 MEt. z�:nn -' � -: 4fr.?O , T'} a1L Mn J-j F( 58.501 (APo6') Ulis�._ I39'> (12} 5 9 L �X --�5 8 ZC%1 N Ui m 3 1 =1 y� .l" 65fii iAl2 k' 3E.6Y IF - _ a J 1. MAX. SIAPE i 11 �A 73 i'� � {� �'�' � IIIH D�R r I � ,Il•OR.. �" �, Ihef[I G�.fi' fn .T\'d* yTr " `+3 MI LOT E N 89'25'00• W--)CAI LL 7M 50' W — W 5 n 4 N� 3g 2 ssnD'- Bd.DO �1 o 0 {!�0 li IC $, w I eB r Iw z {sB.a71e] T% CB 00,80 FF ....I; PROIECTN f: rt `■T��I 5850 TI kl, il- A' �9 57 T- (97261G i AM s •. � �lttAN0AR1' - SfiOi 11 R y �...— , { UP; 685D TV 1FC { 057. 6FlYf 5850 IF 2 NMEROs 1 I35(3 Y1 6 GO _9 LOT I „ 4 /�9N �1 62-10 FG 1 I+ 5 &T0 fA - j ..,0630 IM PROP. 31' Cmf aSENENT 58 50 iF_ � 1I I 8 2 10 FG I 21 MAIL SLOPE - •`C TF (50.84 TC) 54 ry ! N . _ .. .. �7281 FMAY SLOPE 645 (50.93 IC) AVENUE 48 E "',� TRACT T Fe p BOUNDARY%! YR. NO. 20052-1 1 1 f` NOTE: ALL DRPINAGE DITCHES AND INLETS TO BE MAINTAINED ON A REGULAR MAINTENANCE BASIS BY HOA AND/OR DEVELOPER AND MAINTENANCE OF THOSE ITEMS TO BE INCLUDED IN RECORDATION OF CChR rs 1117 �- 50` _ 56 R sa.7 5' MN BUILDING FL SETBACK LINE I PAD ELEV. Fur mA IA zR. f•� 20% MAX SWALE INSTALL SANDBAGS (2 HIGH) IHSrA11 SANDBAGS (2 HIGH) F0 INSTALL JUTE MAT PER MANUFACTURER'S SPECIFICA11115 —� ON 2:1 SLOPE S` INSTALL JUTE MAT PER MANUFACTURER'S SPECIFICATIONS SECTION ON 2:1 SLOPE PL s N SECTION 3 HIS RETENTION BASIN NO. 1/2 100 YEAR WS = 551 BASIN BOTTOM ELEV. 50;00 EL PAD LIMIT LINE I 13 h +x PAD ELEV PAD ELEV. PER PLAN PER PLAN VCRIIFII it MAX J SECTION 3 DEVELOPER: West Coast Housing Partners, LLC 3027 Townsgate Road, Suite 250 Westlake Village, CA 92672 PH: (805) 409-0220 FAX: (805) 370 1822 CONTACT: R. W. (WHIM HOLLIS. JR. Vice President of LA1d Acy01skion PREPARED BY: . mGRaE SCR ULl2 ei. �ie•aw.i5 Y.Im o., U, 111. - v 115ne �aw.,.nw�.aua.wsa R L A N N E R 5 EN GIN FERS 5 U R V EY ORS MDS CONSULTING 710T{SS+ 41865 BOARDWALK, SUITE 210 QJ L' PALM DESERT, CA 92211 A•IC-13 sir{YIL. 2l3/14 STANLEY C. SE, RCE 20596 DATE �C �- PRELIMINARY PRECISE GRAPHIC SCALE GRADING PLAN SITE DEVELOPMENT - IN FEET, I Inch - 40 IL PERMIT 2013-937 Canyon Ridge -Tract No. 35060 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA FEBRUARY 3, 2014 65300\SITE DEV PERMIT\SDP-C4 SDP 2013-937 SHEET C4 - _ SEE SHEET 7 SEE SHEET 7 ,-_.F- _,F.��,'. _-_ -t5 rc .-19_5iY-.-.-_ _;s•s,=�;t,A 1-1.--41Y.-__�d7_2z'' �_iI-a1 �3.,^ �.-,um:-5 �t7 7JIoGu.. �f �--- 89t'3f i G1�# lEa�B 7R 6FL i"' 78s �4 5TC AL, A 7 I'vL Af s �• �.t2 t�-. ek •d- e4 �. ..1! {I S �r i l 4'~ Tc$t5-dGEs9B7 9 '! + , u....�-.. 104.11 T.. 5 ''�� s ,! I 76.92 TAW (SOa0 Fc, - v`%.�rp 'T;�; 6 �i�+ �3 7z76 RI' � � ^.- � .31 � flit - i I _tip l �4' 44.85 tr c AO ;" 70-50 FL CA'. L 591m, -75-GO• h _ - cA.R lt.9A' I,.... .. A=0'3,�'- gr, �{� s5_ F rl TC - 'r 7 Ar s R=1b9 00' L=140.59 /tI 70.50 FG 2 �tt ! tiN', TF iC - 560} i0 SS ,,9 _ I ii° .a `� yf* I' L6l9�iL' • I�+�1+ 69.60 TF 25 rS o d r ''� & I - �,ZQ` .�T(i1 I I I i 1' Y 68.7. HP �� Ina' G5'-Ji IC I �E' !{' Y% I .. + - �' 5.42 Ym 6e.5I, 26 4 27 J EI 2 , 74 73 1RW .5 19.5 19JS' If .- all rC' O .:..� �N + YI 71.89 R/S8 g 67.6 67.a �, 67.1 Lry 70 IC P 6a.77 11' ,vl_ 'dSS Itll..ti B O L3 T�6rgt 7` 66.8 66.7 0l ?d FG �a08!-yG.tS� M 1n17 tl� L 1 !'R ]d IC ____-. A�53 Mml: g lih$ 1G f�1 �,," { I .P' ` Tw A6,15 IF �_____f3__-. L�_ IIII _I[€ 70 7 IW 1 If, - ' Taus, TIW O5x t:L' '� 7,75 7-4RI� FSHd't5 �f S E � . r' r , -tic ` i -- - I _ 2 4 3.7x Jif+;, [ r� Y :slap u rA �i1 i�a34 RRG c • t1 1 0..50 F+ OAp''' TI 7$.W 35% MIN. • _ _.- � L R7 Tim t, .00 TRW �. 1'" ` .&','!.f __} '"�'� e+8• /2, r J4,\\� SL'rll lr i I 61 TF ES.JI. 0TF f y FL [25:0�� 0.5x Mir! ? 6' 3 ! � !, r OT H t� m I � ���,.. � �� I!_ 9 � $ 19.5° 10.5' .5., 71 �� 72 ,�:� 511TN - • u5x 8N: 31 30 _ 2 6F75 `' 8829 IR8 T" 6 - 1 l Ff y K� K O O s Imo_ �6F 66.9� I,y 67.4 66.7 -IC cs33 TOW ss 5a r IIT IS' {9']OC9'i �s91Y {Ir 6-a` o R 6' e.aa I �F' I'_*" vul.I'I + 2 3 ;G M5.Q2 �Mif 8j�- 0.55J.. Tr�-I'-aIC rl 1 I 1 !r 1 -J �_ 0.55 r4w.70.00' 1 01 I' eG ! 8d.81 }'. FHL 67.3 1C Rii MV4 I5W Nd80' +a IE RW S' 30 S25' 155' 15.. .1. I(- Y3' 5,5' IS.S 2 ' IP a7} Ih O SR IN--"' I 65 VI0 aIIHj1j� G'J_0 41 Aa.91 AIW i is 63.95 ].90 !!! ! E W I. -�411 -Tr 30M Dsz u>!� � ? h�, "` K. y { W GRAPHIC SCALE 5��1iA ®SUM 1 'A IIE }` 1860-RW 05f.1N 6S9A 1C _ WB$ 70 69 I !If + `" � " .919 ''d Ia5.G0 iRN '� - - L170 cn r-ri MOUNTAINS n�� is �� 1A.72F iacc � 32 � I= 33 $ 34 l t IN FEET ) HO��R9 SPACE) 11 e2 f16560 TF 22 5 s O 7 K O� �� O t �( �{ s �tl ., 19S' �+ a� „ren - ao n NO OFF SITE DISTURBANCE also 0 66.7 6ss p n/ ifs<s':. I, 667 HP k� b a y� titer n Z C ALLOWED WITHIN SANTA ROSA t I f� MOUNTAIN OPEN SPACE 951an` x4hz .� O �, ----_ -- - ` I� s i 2.as1 7t4o U _ IY "' I III N' ALL GRADING ADJACENT TO OPEN DDi , �"x H- � M .op'" 7800 a s MIN. 1f- - a B '} SA•77 iG 0 SPACE TO BE MONITORED wR� 4 �cseul'rr o a.T»1s=t aB,9' ?z �, ( m, DEVELOPER: 69 50 TIN >F .•I �� , �05RMW • D�Ox sdalr, Y�.q' D5xM1H w __ _ ____ _ _ _a Z 6'�FG West Coast Housing Partners LLC ep k r 0-5x MIN 4t f --� -4tr� Ts 1av j I I Z mr�l' N g I - 56117: TY r]/ 1 FOE OF EX _ ` 5 FG : I'•• tl i I COY SLOPE j67 $ i+r - I W - d , AP r 11 ! I f' 9isi $I, A 3027 Townsgate Road, Suite 250 I f4'f I. i i14,.5NP 21"e'% g�� 36 all [as, 67 .�'F s 68 �; II I 7 Westlake Village, CA 92672 s 37 6y� 35 _ IeJ 64.5I! jT -� 1 PH: (805) 409-0220 rL FAX: 805 370-1822 ( ) - 6E`i6 N 0 t13'3 ' W CONTACT: R W.(WHITT) HOLLIS, IR. VN.c Presidcnlof Lund Acquisition 1248 75' . Ia) j4W IQ ,• Y� ` 0.5% MIN, IZ090. 125' 15.5' 16S I2.5' I INDICATES OVER- ! .- - - If„G NN xa01r � �J M➢.G7` � Ap Oa' -ASS MIS _ r 59 50 tw EXCAVATION AREA ti0.(.F8 fl HP Ap g'rj„Ly` Y IDW' 44V O,Sx MIN y 12S' 6.5' ISS 12:Y 05R MIN } •_ - Nssn Fc PREPARED BY: 'S 1FirICN 11! 4 656U IItW °}4 Bf ,� a5}. MtlN WW fi0.00 i5-114 a.Sx F l �. I GS.FA FF L}` FC nn 1' '� 52.8M ! 9� ■ u 69 311 TRW I I ` 59 50 iF 4d15O , 66.3 HP 20 �Q 55.1C- ills C �L o i 65661 TF 8 1 �+ !&Q 1C V` ORSE t10't06 I4 } ! t~ I ' 6aA! ss'. I 1 ,5 94.5' 195 5 66 65 'II: * % 66.6 p'S5 b 38 6ho 39 = �" 40 ]�j 67 3 i m i s SCHYFTi Yn,.,aUd]FS», !> I1, O - Sn 8 •_i`--{W T 64.2 6C� 64.6 I: 'tea "�:I. SS eC ka,w:•.Ki IB 36R-1 ✓ 15,66 RW 19S' 195` ,y} ^o o _ F, ,➢C :, BLS .awaw.a E3. 65.3 +II 65.6 64.8 /�' � I 8226 TRW m / O I o O O � *[0 ,,'b 6H m �. PIANNENS ENGINEERS SUPV EYOPS .w o IL G8 rY' [J a�-t.. 1 �,�.._._ M1L § h5' I 69 1W o I 65.SaF'Ylrfl -� MIN. ^: y�,`: ,� . '.4 '4C,1' �_ _ _ _ ` 63 PC } 14 I�_ - - - Ir 33177 .�-16.56' RN "IT MIN y"+ x F j' I 1� `-- 91 F [G :f E2+a INW P fP ].7ti 2dS l'� 79�11Y aS i=' 1. t.LS�- r 510. 7AIP "T I sos, of tiR00 _ 73ed' u;lx uw 4 f ➢`i + SD.a9 TL/CB s7x a.dxc3 nD.60' - w 5 a0 r IF 7F Tc MssF {1j I, p •- 2S I O.S➢x �+' 5- PADS CONSULTING" AS.AI,h,� {ij`{ 'J�i 78/px 6560IF ;� 2X I d50S h 7pp0` Pa O,yS u'N, _ ______ _ y' Y,00 FG 6064 TW:e LU 41665 BOARDWAU(, SUITE 21B ,A° 3y 4 w' 41. Iffl 65.4 HP 1 �� i �' �F qa J �:.I 1WLU ' PALA1 DESERT CA 92211 . , �' a"t 114 f[�Js - 5884 TF Y T67 AW 7891 'INW S 61 d0 TRW 6617 TW /j'7y,��L+A•4 'SI•"4 - ! �•..-__-.. �•� j ffi F$ °. i3 63 64 5T 0G rC r ' .2 6750 TW F(r 213114 J-' ..2 Ft � 43 � �4 42 N��0 41 � •� „ 61.26 IF SIA +erT `� -64 e-AA9 -i6 63.4 fi3.9 55:00 m 58.04 TF r!l 5TAIVLEY C. SE, RCf mm, DATE C'1111 �y'� O A WM, 5 I _ - -Cp Hl y,,,rrr 54,00 IrF 50 17 TF V J .. �.I&.dl� {L , 64.7 65.2 II 64.5 i OF O �- 1 �I =� In 6TCy �- I INDICATES OVER - j, H r U. MIN J an Ila , 67 $O.iW L J EXCAVATION AREAi 1`l MI.9111C g, 5667 TF �. . ,? - ' W 18 TG 1 753D TI 'RC g Al,c' � a B1.9F t�. > --+j�l B � �t 2 1 AIAIf: BfAPf 57 6 FG -.-.I - •�r� e011 d7a Z f� l L ' fi' ` - - -°°- �I.�--ia.dr srar- " 5sG1 Td ca 113 I �YI -I 55L 1!' 18 u '. a•sS FI D.ar 70n0� s .�._II.4m�nsz u1N. b - - . '�, 1 _ {-T -u-- PRELIMINARY PRECISE ` o11 a L2:1 MAX.LOPE �.l ".. s :2 II -EdY RVSEA W 41 Ii I rU IA 962' RW 65.3 S4 ! '%+ 15 I - 3 { MCOI"A 7492 TRW �,35 a� r F.. , rs � -39 r 1 � � Q.50 TW GRADING PLAN �� r t. - LA-6011 Fs 1.: IQ fR LOT N 73 fC 1 ..--.1i3ai'.__ �O5L LY! !+�' Q6R di30 Ilf'' 0,9R 4 (p 1 bI. rri.01 F4 AS' Y!$T TC J • it {y[\` 10.12' try/ O.Sx NWT - - f S1 1} SITE DEVELOPMENT \5. r. :, 74.9?TRW,, M1G .� 4T PERMIT 2013-93 7 63.60 IF 17 SEE SHEET 6 SEE SHEET 4 CALLE ALICANTE SEE SHEET 4 Canyon Ridge - Tract No. 35060 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA FEBRUARY 3, 2014 85300\SITE DEV PERMIT\SDP-05 SDP 2013-937 SHEET C5 PAD GRADE BREAK LINE PAD ELEV PER PLNI p9I&14QC 2:1 SLOPE - M ( Rl �-VARIES •••LpTRES I •..VANES I++WAAES S-125' ISS'-145' L5.5'-19.5' BY-R PARKING ON 7j7 39' WIDE STREET Tt VARIES VARIES TC 69LIffT GRADE LINE STREET SECTION - LOT D, E. F 8L G •„ PARKWAY AND STREET TO BE LDINTNNED BY HOA (N.TS) /N CHANNEL DRAIN PER STORM DRAIN PLAN S'LY R/W PAD GRADE BREAK LINE 0 ELEW 0 PLAN 2:1 SLOPE ROUGH GRADE LIE STREET SECTION - LOT C ,•, PAMWAY AND STREET TO BE 11MNTAINEO BY HOA (NITS) Pl q( "TRW WILY R/W . 62.5' US' 17-9' 245' 205' p I. 11 22y,--GR Tj +� FS PAO ELEV. GUARD HOUSE 2� PAD ELEV. �� _ _ PER PLAT 2:1 SLOPE ROUGH GRADE LIE FLAGSTONE PAVERS SEE ON SITE STREET PLAN CHANNEL DRAM PER STORM ORO STREET SECTION - LOT C PLAN • PARKWAY AND STREET TO BE MAINTAINED BY HOA (N.T.S.) 4 N'LY R/W AB_1p " I tl/OB FL ON,pIICliES � WOL 6635 - ?t RILT. DAYLIGHT LINE (6551F) PC. SANT.A :ROSA n MOUNTAINS (OPEN SPACE) zl uAx. SLLW€ NO OFF SITE DISTURBANCE ALLOWED WITHIN SANTA ROSA ' MOUNTAIN OPEN SPACE " (ALL GRADING ADJACENT TO OPEN `- SPACE TO 8E MONITORED) �r- DI N2 2 4B' RCP dT -------- - - 4 --'_ =200.00' L=134.42' '. a �' �61AR ROSRTH GRADE LINE 64.50 FLIP .. A G( I6800 TG) '�, tT4WN' 63SO fG C81 T5 �_k' TC ��p� IV E STREET SECTION - LOT C 0 60r, '00 FCIfB N arn%NT •• PARKWAY AND STREET TO BE MMIITAINED BY HOA (N.TS) DAYLIGHT LINE :— $iN. �j 2!-r, 10 BBCAL[� 63.1> NL,ACb _ 65W TO n 1 61.17 n/tO 70 67 TW �,00 TRW nil (vim PG) ,. �, yy;aE FG 86.00 58A7 Ft,,h _If 64.67 F00 tD67/6].00 IT ;: B6O7 [000 9'6) 4.00' RW E.o $ 61 fi7 fti `. •w• E67 z EfEf z �. HI FG i f e ,", 'I 3 3 4' BG4GI 55.53 lr� 10 TRACT BOUNDARY �� - 5;. 9 .7 C.` 5717 fl G3 - 0 fA R7 TO/GB 62.2i1 EG 11 N 30'51'28 E 146.49' WBDTF 8.o .•' . 4.00' RW 53 8 5942 FGItB + 62.20 TRW j $� 8 '� f )$ ' w 2:1 IAA% 55 92 R 'iM1 SB.20 FG D111 14 ply 5(OPE (i7M1 TG) 74 XT'_ (Sena PG) � r :RAPT' SCALE NE PLATO CECED �ItG `P�L9Ur� +` °�Rs`t r, 4 BENCH - ELEV. Sfi.00 01$ a'7 �7. >rvt ¢' $$_ w:ti N" TRACT BOUNDARY RETENTION BASIN NO. 3- r� tg to - u; (2) 100 YEAR WS - 56.16 DI 16 V ( IN FEET) NOELANDSCAPIG BETWEEN ELEV. 56.16 AND BOTTOM TR. NO. 20052-1 VISTA LAGUNA I Inen - 40 IL BASIN TO BE SCARIFIED ON A REGULAR MAINTENANCE BASIS SEE SHEET 5 LD '' {= DEVELOPER: + West Coast Housing Partners, LLC r 3027 Townsgate Road, Suite 250 Westlake Village, CA 92672 :` �.- . PH: (805) 409-0220 FAX: (805) 370-1822 1: to v CONTACT: R. W. (WHITT) HOLLIS, IR Vice President of Land Acquisition PREPARED BY: R w W W (n S 86.D0' A 41w[N,wVw MORSE . SuIMfIR Poim M•x,, CA 92211 CONSULTING iC IIULTi �'.N., P4Ew4-EIIA P LAN A6 FRI, (FA GI N E E N s 6UW V FY qq.R n ' 5 AIDS CONSULTING faOF L=s70„. 61 7 41865 BOARDWALK, SUITE 218 PALM DESERT, CA 92211 G a Na 2(aB( r' ?; MAY. CIV11 2/3/14 Ad mCALr -� E 20546 LATE To N PRELIMINARY PRECISE GRADING PLAN SITE DEVELOPMENT PERMIT 2013-93 7 Canyon Ridge - Tract No. 35060 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA FEBRUARY 3, 2014 85300\SITE DEV PERMIT\SDP-06 SDP 2013-937 SHEET C6 TRACT NO, 35060 Sr FRANCIS OF ASSISI CHURCH RIM F R LANG LUXURY HOMES I IF WNffS tiNAP91G AXO SI.OPt FASEMENT 0.5' TO T 19.5' 8.5' 10`, OPEN SPACE LOT T Y 15' F—DAYUGHT TV PRip G' PERWETLR WALL 1{ EXISTING GROUND I CONCRETE BROW DITCH AT DAYLIGHT tit -,t (TEMPORARY) 9• FUTURE DRIVE ++ T% 5' MIN h 2i 2x CONCRETE DRAINAGE DITCH Y II I PROPOSED WALL TO ADJACENT TO WALL r ,t II IX. EP BE CENTERED ON (TEMPORARY) trr ,• fj1 I+ I i i TRACT BOUNDARY {{ 4f I 57.16 jrp I t If {: EP .JOIN E%. I K SECTION .. 2:1 SLOPE e jr, iL-PER OFF STE f )1 If STREEP PUMI 1 ! f t Ir VARIABLE WIDTH t' r' 11 �-••q.51 I rGRADING AND SLOPE t _ / 11 /� — — — — r/ f (.. .-_ EXISTING CHURCH PARKING ,._ frs 1+1ffi7 YNL ld F K� PROTECT IN PLACE rt FAGO rL �. 2:1 MAX. SLOPEWm ,n `jrr • _ _ try'... _ ) - ir SB.09 I I yg�3 S.I \ TOE OF SLOPE- rtVOAADQJb AN=, sLOF{ AID PROP. EP VARIABLE. WIDTH ! t t - -- TNG AHDDPE EASEMENT FIRE ®dl ARIABLE \ I _ '� `,C4 `.. 4M1M1 ,`•, r•. a i. �ia --- T �r� � 81 " �,,J sp,,e�- VARIABLE WIDTH b t' 6• 21 MAX. SLOPE i. \ ` pAYlrclrF LAlF L fipApA'1G AND "'. \ rr SLOPE EASEMENT `•y.� \qFi i EX.YG \ EXISTING FLQWI.M !" CAM ..'-�t.CSA'A.IL TP UN[ q2r`\ 80,50 CB �f I6��t,aA f F OSLOPE. s �' 1= k JA kM~�~ �i�' OA7116HF DN I \ l•-•..`"- -- — \== E VSY�FILOPE i7 AlSS9S6 CC�9�12C�C,�. �rvis �� mow, � rrM- RB�a1*0-t1 m .ss sz GbnLfl9w I=. fi._ ._ _-42W QUINTq S Doz 2:1 ym %OPE =, oil r 1 l4 L DRIVE Ab L \ w / `d9Q-9ir. >g s ' �a`�t� rt �. y. -r- F !!�✓" wly L- c �-` �kkIr+$''�S Sur. ��v; m :' `[�' �r�d tj F.11_-'r" r , - \ e ( —PROPOSEDdi r1w im n is G, I ry'a 9(s LISz1 a T ati� „-, LLI rr � - 1 5.±1'e L'17.^ �" SL'GS ill'•~~+.-49R- Q 75 - ', - -"w-.. - I SCBIt10 � Jj' 5 -T �- - - L-g 0 +BLS F J ..388-RRI�Y{• �, I:Sa �4 - r. Tfl,5f T6 LOT'011 i}Lr LfjB 9G ;o I. r 6L83.. a x--- k+_ .. I.d. a (� DAYLIGHT LINES 47 . . /� 'tl y;•�?r +' G9,GD rF J'F• { ._' _ y'* a g i, — - _ _ L°' .✓ .J7 2, s7%. �,., L -'r�'� r$ N 9fS1'01. E 238.11• /.. 1d1 - -I� ,� ,a ... ..t L i fd.02 2:1 WX. SLOPE . • ' Q.'�r,.� - - - ! 1L F_, L ... - - I u ± ' = -- - ^TO. 11 = •-,�, ^�-P2-4g'rC.r� ., , main a� 1 4:uD' L ,�`racs rc - ��i cr . Bdu} rl. I H 4 • �-e!" .`�-�INi_� L vx uur - •�:78a��,`.�,'..j"''<F r+L❑T r`� 1 Pr" - T_;-` _ (n r n �' 101,17 iW:i+'F� •'L6 16.92 TRW ..... (1DsuDp Fc s, , iC 1}yti4: i xP Ic C+c_wve n rc yy� 9ABJ 7F .Ipcffw-- 1D.N7 FL/49 J,� 5A WDQST' {R7 UD' 70.11 G500;10,dG'F," �1W [ 2i17816A>, t—11.90'.17- L ts•'.r1y + A=0.3$ 9� 5 86,11 TC - tip•?`` R=14e ,00' L=140.�59' 1 Gtif J i0.5ir. F5 45SY - 5 _ -7 } U NJ11S I 6�92 tf } 2 5 / ` iGt OG.LS iE r`5 w .W 1 r42.55 FA. I I i 1 I I I f 60; 19 14:F .. 1 .•' I �� ,rs I� 69.G0 Si'£ — / 6 F '•B 13. ,w4i , CALLS] DE NOSTALGIA Ci [ 1 Y -_ �/i� �.l I!l1111 fiB-2 HP , r111! 6654 TC �� �� =I INS ✓=I�,""3. L� SEE SHEET 5 SEE SHEET 5 B t WALL PL VAR a3' 7.6T'" a. L• �y3� 19dL; 1D5Y F 5' a1 3.61" 1 `d 16 li 1 r R No 1 KH, ySiA•' j-j FL I I RETAINING WALL HEIGHT VARIANCE ON LOMC 1 9. 100030 PER APPROVAL BY CITY COUNCIL AND M SECTION - COMMUNITY DEVELOPMENT I 6 MASONRY RETAINING WALL PER SEPARATE INSTALL WAIERPROOFING �-v-�' 'r MA%, LIMITS APPROVAL PERMIT PER STRUCTURAL ENGINEER'S ROCKSCAPE I OF ROCKSCAPE WEEP HOLE Nm SPECIFICATIONS PER SEPARATE PERMIT _ 1 EVERY 25' PVC SU J PERFORATED + PAD ELEV. PVC SUBDRAN WRAPPED IN _ I PLAN 3/4' GRAVEL WITH GEO-FABRIC AROUND GRAVEL (11, So) �C GRAPHIC SCALE ( IN FEET I I inch = 40 fl PREPARED BY: . MO0.5f L SPHUL4t 41 r.f fo.id.elF 1— - .d. eA 9a] I I Voi-7eo-74s776 m4soa:+ee,Mu.bwm �x PLANNERS EN OI N E E RS SURVEYORS MDS CONSULTING 41865 BOARDWALK, SUITE 218 YEiFf PALM DESERT, CA 92211 •b M civil 2l3/2014 m FAij4_- 5TAN11Y C, 45' . ACE 20596 PATF -- DEVELOPER: West Coast Housing Partners, LLC 3027 Townsgate Road, Suite 250 Westlake Village, CA 92672 PH: (805) 409-0220 FAX: (805) 370-1822 CONTACT: R W (WHIT) HOLLIS, )R Vice Presidem oI Land Acquisition PRELIMINARY PRECISE GRADING PLAN SITE DEVELOPMENT PERMIT 2013-937 Canyon Ridge - Tract No. 35060 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA FEBRUARY 3, 2014 85300\SITE DEV PERMIT\SDP SDP 2013-937 SHEET C7 TRACT BOUNDARY LOT LINE 70 — — VIA. - OPEN SVACE LOT J YW� EX. WALL TO REMAIN IN PLACE--- S:bT PAO VI-D, PED T1AN uAR 4 ,.. IX. GROUND--\ l 60 ` 4• THICK CONCRETE BETWEEN EDGE OF EX. WALL AND EDGE OF DITCH SECTION ] HORIZONTAL: I"=4' VERTICAL: I"=4' NOTE: 90 LOG OF RET. WALL VARIES FROM PL SLOPE SLOPE 70 21 MAY. 21 MAX, PAD PLR FUJI >� IP BENCH ELEV 57,I10- *WS=55.90 T . BDTTOM ELEV. 5{ 50 INSTAL, tA1EAMN9C w PER STRUCTURAL ENGINEER'S SPECIFICATIONS 0 50 100 INSTALL IINP3/4' WITH ORATED PVC BORA1N WHEEL HOLES s EXTEND WEEP HOLEYOUTIiTs A SECTION GEO-FABRIC AROUND GRAVEL THROUGH SLOPE TO DAYLIGHT ] HORIZONTAL: 1•=20' WHERE NECESSARY VERTICAL 1•=20' TB PL FL IB - OPEN SPACE LOT K Y Mk a' 4' y 3.67, 6:34' TflACI D. y. 41 4 35ON wl 4H A Y,Ly PROP. SCREEN/ ' E RETAINING FL WALL . 27 kk VAR ' m MITI WEEP HOLES (4) - M� II/ I- CENTERED IN SO EASEMENT V ELEV, LOCATED ON LOT II UN KR PEVERY 7' WS14LL WATERPROOFING FC PER STRUCTURAL CNGWEER'S SPECIFICATIONS IY WIN C SECTION >< INSTALL S' PER10 AND 7 to P,C SUEOREw W4NWPED IN S/4' GRAVEL WITH GEO-FABRIC AA40UIID GRAVEL TB C WALL TRACT NO. OR - OPO SPACE LOT K 35060 }: VIA. 11-11 6.0T 2:5' 4' PROP. COMBINATION MASONRYWALL W/ 2' MAX RETAINING / VIEW FENCE OPEN SPACE LOT Ix 9BN, 4AA, IV 2' MAX RETAINING (TG) A A1{T 4 IY WAX, INSTALL WATERPROOFING TF PER STRUCTURAL ENGINEER'S SPECIFICATIONS o SECTION ] NTS TB L I 3 "w IIVII ] .,. 00 LANDSCAPING BELOW DOUBLE 100 YEAR WATER SURFACE WITHIN RETENTION BASIN BASIN TO BE SCARIFIED ON A REGULAR MAINTENANCE BASIS NIS TRACT DAYLIM0 LINE BOUNDARY T4i• - 11 ESISE RNS GR WNO~` SLOP APPROX, 5:1 2x IBM. SLOPE 2:1 Mg. SLOPE 20' AVERAGE 12' it'�f g-� TC J:1 MAY. M OLNG INSTNL lRDENPIitXMBN: PER w SFNUCT4WL WINEER'S SpEf3Cdilmi5 150 200 LOT LINE pW 70 TRACT BOUNDARY ' —PFILNEIEA WALL EXISTING NATURAL GROUND - VARIES 2.'." 1' (APPROX. SLOPE-5:1) PAD EkV9- PT.R PIRA 2i- .-- SLOPE 2,1 wyA DAYUGHT LINE-- - F0 P-Z.3 ]5AT TF 60 zz `p . E SECTION ] HORIZONTAL 1"=4' VERTICAL: I'=4' N SECTION ] Im 115 1al�a KI LOT UNE 3.6r I' V WALL W9 II is 3 •. � � 1 I h 1 I h RETAINING WALL HEK,Hi VARLWC VMNNCE ON L011C . 1 k, 9.0 9.100.030 PER PPPflOVA1 BY CRY COUNCIL AND[{7] COMMUNITY DEVELOPMENT 1 1 t NOTES WOW RETAINING WALL PER SEPARATE PERMIT - 1 PROPOSED 5' WALL EASEMENT PROPOSED 31' WIDE PRIVATE ACCESS EASEMENT ROCKSCAPE PER SEPARATE Pow� AND CVWD EASEMENT � 1 INSTAL, 11MIMR[ICFINC ! PER 5RKftRY 4 t 1 va"I'T1T+SEELTFICATKINS I I F7 I I 70 INSTALL Y PERFORATED PVC SUBOFNN WRAPPED INrEVERY WEEPH[NL , 25 i 3/4• GRAVEL WITH GEO-FABRIC PAD E4EV, AROUND GRAVEL 4vL o: :.. Ji PEA Dim 1Y MIN. SECTION PER SEPARATE PLAN AND PERMIT HORIZONTAL: 1"=4' VERTICAL:: 1"=4' 60 DEVELOPER: West Coast Housing Partners, LLC 3027 Townsgate Road, Suite 250 Westlake Village, CA 92672 PH: (805) 409-0220 FAX: (805) 370-1822 CONTACT: R W (WHITT) HOLLIS, IR. Vice P,ndenl ul Land Acyuisiliun PREPARED BY: ,.IAA gea,Awulq PRELIMINARY PRECISE ' . I MOgSE 5„q•]II q•Im U.,.n, eA 1ZZ11 CN UITZ V•k•: ZAO.AZI-SZZA GRADING PLAN ii mngq,:,,1„mw,-xy ml PLANNERS ENGINEERS SURVEYORS V CITE DEVELOPMENT I PERMIT 2013-937 AIDS CONSULTING 41865 BOARDWALK, SUITE 218 `9pTL53gy,,., Canyon Ridge - Tract No. 35060 ' PALM DESERT, CA 92211 �L�• . �:' ,. CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA "¢ 70596 m FEBRUARY 3 , 2014 "'✓ C1V1L s1' 2/DTTE FfT¢ STANLEY C. RSE, RCE 20596 EA�hT DATE 85300\SITE DEV PERMIT\SDP SDP 2013-937 SHEET C8 1 11 r� { ! J.- too� ._ e'L:'1` c, �`- ti t► c t�c 4 �c L 0, WASHINGTON STREET 1 N N Landscapelachhclum Urban Design } Planning 2 HAM Resbrallon O a 0 10DAwnlda Mlramor Son Clemente U C.19—lo 92672 Phom 949.366.6624 N Fme949.366.6626 U C2000ABOMME.COM U J J L` N C O CL cn 4 = v45 kn ft Vi J� C c` t U 3�3 Dale RrAslon 5 a ' rf4 Rfir+- N 1 sryr� ��r flr 1 C �. ALIT Sheol T&: MASTER Lu LANDSCAPE PLAN p Job*.: WCHloo � Scale' ?m a Orm. z Team: Clicked: 3 Shell Number: $ L-0 u 3 Pldredby:blee Mar.21,2014 11A9AM V:\WCH100-La Qoinra\TCWYS'(Sne Plan)\L-00-WCH100-SP.dwg and w, 1 I — / t r - I 6 I ®'IfP I�a'1 3irrrrrl�rrl�Elll�lE�ii► :M rl•�i r 1 (4'f� ,� ® � POD04iia0 P806 � - { { OOCCi4 ?�B 15a ]aOPPvrsOP84uAC aJ a.N[•i'a {Y GUPGa 44 a P _, �pCA � � I iry�i� �1 �. �r _� y�+��.o°;p`Y uuiuu V►L,Ui'rYn•`o�''�r, �,✓n ".y .y' 1 a ice'. ...' asi no Mao no q► _ - - �. -� �� Q� �® .•.��� � 1- _ wad ��� _ �� naap�Ap �•.. Cam �I�� HOP i".'• :`n_�• R n+sa r'� »r^ s7 a 1.7C`�19 �11tiR� �, IliI • -�'� "_ � �;o � 6�i(�} �� Cyr �`^•� C`7�� �fr17, o',e'i' �dC3��jp�U��i''a "+fie'. �( � �,• - - • ®m 4 axe•' �o t'JG ` ' '°sac I � k O. r�0,� '�� ��'"R. •. Cr �- 4.4+ wi w FW IiS L'il..lic H /� �f `� Cam, •C3 •p I � / i F 4 +��� I�1Y, I��3rl j 6+ �" ''.� FarLIM ta . iubuhr Sbsl/ G. ts lard•ooq /MrNeelure UrbanDWpn y= PbnnN,p oNabaot Redaallon v o100,4enbaMhamar U San Chmrerae calllomb926Tz Phone 949.366.6624 Pax 949.366.6626 U c2aouiBo9r,TNE.mM mM N Dal. P4xrbn LN'14x1'PF �4E© bt t � � ' 7+yc Jlfiaw. a 0 * a r f M Np � TTP 01 CA"" � ShM TMe: PHUNuwun Pbrhd by: bla Mar. 21, 2014 11:20 M1 V:\wCM100-In OuIMa17CW\3'(SMe PknfU•Ot.wCH0tla5P.dy ■►asew�.,� ■aw•wa*w�w�u��w��wewRR�a�a�r an - R�4�r:��w�rrs�.—� • ���■i�R V S?i}L UUL CQU L'F.. .-+5:9i]]I'` ^�i(?e�. _ ..�.. iC/yv� v V UC1��J¢]�11,1L1UIL'-=:a�in..•l , - - N�l1a _ TWIN nn nnnnnu[n �unea4WtlMVOvvvv.Ovv vV4ua[ I SEE MICA C' P"ING'C 6 CALLE AMBROSIA RI - --- 1 12+00 131100 3 Makhline - See Sheet L-8 � I ;�..-_.� T1 PLAN 5 PLAN 5 PLAN 5 t _ I I 1 1 } 1 1 1 I 1 Bc Eic B. uc Lima of War* w-s w-1 0 10 20 40 NOTES: KEYAIIAP 11 1. Refer to Sheet L-I I for Planting Schedules. tee: I� _ 20 PAVING SCH EDULE: Buff, &Id Cop � own IendfmpeMdixequn Pbnnaq o O a a,OO Mnlfk Mhomar U Son clefnNde Caliloma92672 Phone 949.366.662A Fas449.366.6626 U C20011ABORA7NE.COM U J J � M c� 'In a OC o^ � 2 A hti�a �1iiNtiPsGr�� r. SheelTMe: PRELIMINARY LANDSCAPE PLAN p Job No. : wcHI00 �. Ssde: I' - 20 Olwm: Team: a«tdrd: � NrerN,mfbsf: L-9 3 pronndby-E.Me Moe 21, 2a11 11:26 AM V:\WCH100•la Oulnro\iQY\'5(SMs Plan111.�9.lYC+flq'�.SP.d.e aO� cl a� Note: TREE SCHEDULE: (Low Water Hydrozone) 0.2 KEY BOTANICAL NAME COMMON NAME SITE FORM SPACING STAKE/GUY DETAIL NO. I. ABdxub bdy pdbd glob mdpkwdra w61 be drbidwAh p-eoaa drip Mdp— These memm .AmAne A.* A,,,, Mingo 24'Baf Prpkn ' wIE6.LrdaMdconpbklybelowprodewas o*" anom �Sw Acadapraplypo ShaahlpAcado 2f836'Bar Rrpbn Gdow u ytof95OWPWA&wowow&8 ybplas. 2Fine! Lx q*Maranbmmplj•w1hClrydlo C11ISPP SPP aftlPs 36'pa For Om Quido Webrsicia w 0comano. Bid Cap Bupa mppab Amb Ibkn BT �p 3. Ikrd larbcope Om cm In, he rwNwed by and _ oJr. wAmpbvW4IodwNo*"nDeVahy rDNAkh LmdamPirR ard wrpakn SF.em Dnlpr onArrareo.. CarDas CerdrammVemrlMrwrm' DrMMumrmFoaVarde 24'Bm MdM Prplan - • Oin Tee CNneyo leads Deeedkaawod 2P Pax Perpkm Doable dab cablalions ToWpWommo.1,249,600S.F. PIn6d Pkwseldmko AfpIrMPNw 24'636 Bo■ lawhraddrn Parpim Doubbabb iolalPo1 - - 1d ono:494,870SF. ._... � Taal Proposed Wow:34,230 S.F. Ro cm Ruaepb rfiBewb a" Mwgtft 36', 4r, 0 Sanded Porom GUY %ollmbc pe area *#in Aw lddp qo area. 40% Bar %olTurf amps w" dw blaf kadruope am: 7% VNAgn VNrropaatodue you 2PS= Prplan was Pa _ Woehbpbrdn 116, Capimya Fan Palm Iz IP,16' HIM I _d� Per plan . TREE SCHEDULE: (Moderate Water Hydrozone) 0.5 KEY BOTANICAL NAME COMMON NAME SIZE FORM SPACING STAKE/GUY DETAIL NO. ion farm Ckawnmmn ox*m Canplor True 4r Box Prplm Sago ebb ; som Cegnaa W*V*M NdbnGypmr 24'Bm - Porplm slft**b LmNob Lomnobk SwwAy 41FBm Prpkm Gay Lys Mk Lyeborno mboph Brmrbrl Farn•aiLNrrDewA 36'Bm re, Plan GW - 06 fw Oka eaapow Swan FNB FROM Ohm 4B' Bm - Arpbn G V ' i%far NrorrkaMadMde Can" kindDab Polm 20BIN Prpla - - RmDx PlroenkdDdyllAio DabPdm 10,20BTH Prp6n - PhD AK PFwrik redbolo Srwpd Dab Pokn 6, V,12 BTN Muk Perpl a Pod Mac fbdocarpwmoaoo," YewRm 24'Bm Cakmnr Prplon ', Do"Atb - Riau Lm M. Nam A &M Samos 36' am Muffs Fbrpker Gar SDhMol SdrbwMoME CaAfoaJoPOW Tm SC,B 6P MuNi s Pordarr Do& OW Guy SHRUB SCHEDULE: (Low Water Hydrozone) 0.2 SYMBOL BOTANICAL NAME COMMON NAME SIZE FORM SPACING DETAIL NO. ® AmderedDlrs book omdo 59d 72'o.c - AF AIDShm CW*Abe 1590. Prpior AV AbeVry Ala iSpd Parpka Opodwraorwrmld D000koom 59d ma. - ® Dako P'BBP TmAp kdpo Bmh 5 gd Wax. - ® DaleopreppN TMApkdpoBwh 59d 36'ac - ® DaryMon -I .1s Dee t*m 159d. woz - _EG Cdirwmdie pnreai Golden&NW Callas 15ga1. . Pbrpim ' ® Euphorbb rlgldo Epkaba 5 pd. 3P arc - ®i Faqubrbapkwrdsw CkoRAo 104 15Rd• PrPM - ® FNeprdaponlfoko bdruom 59d 3PD.e ® FbIF ". PrvAk PodYuco 15gd. 36•ac ® 41 LawplwfCImd�m Vbblumdod - 5gd 36'ac © lsamphyAun fn4aaare Taoakerper 59d 48ac - OAA6*.gb do. DwGrm I Bd• Wax. OB Opaelo bularb Baaalod Cadre 159d Prpkn ' Pm PadymieewmorpNwhs OrpmPpeCade 159d. Prpka ® Rhapldokpb boArkw brda ibwdian 15 pd• 3P arc YO Yuao pkwkwa Spmih Dow Mksf 'Spi, rorom Naend E,,hr- Mor.21,2014 11:27AM V:\WCH100•Lo (iurmv\iCW\5"(SNe Moa}V.Ii•W r100.SP.Wpend-dwp COMMENTS SHRUB SYMBOL SCHEDULE: (Moderate Water Hydrozone) BOTANICAL NAME COMMON NAME SIZE I PON 0.5 SPACING DETAIL NO. OB BoupokwlAue'Oo4oJd NCN SRd SD BougoisGaa Son Diego Red CbeolpkdopukJrrdmo NCN peocD&Aower .. 5 pd W o c . CP Spd 48'mc ' OCuWirnon wFAok UNIe Jaw Weeping scwmfvuah SPA 2P arc _ O Coma m.9mmoc!sm#/ NddPlaan 5ad.�. 2Po.c . • Chmmop hrenlb MKWWMneM Fan Pain Islet 2P are CL Cdarrmbrkobue NCN 5gd, 120'ae - I I OWN bbdor Farkdild O!' Sod 2,farc - JS JMlpena-*,W Jardpr 15pa1. Paplm - COMMENTS O Jurdpensapp. lr�ar is PA siowfom Perom JT A.*. . -r.Ae Ho4vocdA4er ISpd. Par Plan - LT O show4oTonm llpmhamr F Tammm' ODPe myrde Taos 1" ISO. 50, MA Nedq form Prpkn 3P ox • • O L%rdrum 1. r--, ' Tam Pdrd sag Hedge knm 3P arc - • ® MyrkeoMamMeConpodr! Myrde Sad, 2Pon PV ppapmrnbbypVadpdd Vwbgubdrobim 50d Va.& • e PdomrpsmoaopFj#rw Yew pins 15gd. Cokmmr Peroon - - ® &&.P..6vakwMo. NCN is VA Cakmewr Foram . PC PimmomaaokernA'fwobd PkMlorn Sag ® pm badabe YDbd In*Amid lines Slot vo,r ® Rmapp. _ Red Co" Noss 2pd. . 2P" O R. kA.W. Toabrp' kebrg Rose 5 00L • COMMENTS CI Awmwu a Colingwood kpvn' Ramey I Bd• . 2P o.c - TC Tueahenk4kos "Gin OWN 5PL 24'are ® Tnew—penk-w- SarJmda 1gd. ICare. . - VO Vl6uewm Lb,w sp" ftq wF lauudews 5 goL 3P arc - COMMENTS ` � Lardeoope ArdrMdun . 1 Urban Design Pip 0 L HobNd RoMoMbn ' O • O 10DA mWo Mimmar _ V sM Clenode California 92672 home 949.366.6624 - Fm 949.366.6626 U CiCp1aA9OMTWE.clom U N m h -all.y C i d � — eN -- Dab Rw81on • VINE and ESPALIER SCHEDULE: _ NEY BOTANICAL NAME COMMON NAME SIZE TYPE PACING DETAIL NO. COMMENTS po Ro SD Diego Psd Sun SanDiegod Bmg W& 5pd. Vine Frpko SD BorWbMllue'SMDIpow San DiegoRWgovakniBeo 15Bd Epaw Prphr moo CaNmdahowabapfdo PB %W*fm INU 5pd &pow Prom Spp Aoconih-gm Fi . Spd Ew r Porom GROUNDCOVER SCHEDULE: SYMBOL BOTANICAL NAME COMMON NAME Siff SPACING DETAIL NO. COMMENTS Cnsbdlbd: Comxnb aH 3/4' IECRob BOO S72 76Z her seedd "" aw3udw/�hm"PpVm '.-,-,'.,:•.,:,''•.,'_,',,".,',••,'.,'_', Deampoaacic a . M*AGold vinkws - - SoullmWBwAdrBSbm GROUNDCOVER SCHEDULE: (Moderate Water Hydrozone) 0.5 SYMBOL BOTANICAL NAME COMMON NAME SIZE I SPACING DETAIL NO. COMMENTS BawkwRlao'Son Diego Red San Diego Red Boupok f. 1 pd. 2Pac. - - v Lardaro madeddrsk TMAR lordara 1 Bd 3P arc - Srwdo mariddeme ^ . Xm Io —...1 pd. 12' arc ® TMdwbaprmmImdndbt Semi" Ipd —1B'arc - LP�SGVye .••� a - 4' 0 IN 7 Mr ,4 } r � Ly CA p �• Shed 7110.06 NOTES & Lu PLANTING SCHEDULES Jobw; Waflgg Soda Norm DOM Torn: Chedwd: Z ShellNunber: L-11 3 LandKo" Amhhdu o L4bon owon HAW v o loojhwda AWomm Son Qbmwbt U Collfomla 92672 Ml 949.366.6624 F=949.366.6626 U CXOi AX6 TUF Com U m a° man 0 c pp�� o UIdl D* AWWN 6N°SGnE '� v CI * III * /Ay •\ �y�f OF CAL1 �A¢ ShM uk. ENTRY LU ELEVATIONS C Job No.: WCHIOO Scd.: P-iv nl": Tom Z chodmi. L-12 = 3 Plonedb,:bhr. Mm.21,2014 11:28AM W:lWLTlf00.ln QUNxoyTCM!{5'fSlh PlanllL-12-WCH100.SP-Ebronom.My ELECTRICAL SPECIFICATIONS SECTION 16010--GENERAL REOIREMENTS part 1-GENERAL 1,1 GENERAL RE 018RE MENTT: [.tnu.sl4itht, of Ilea m tt.vlaf (o ebw*n antl ,.draug,.ly YA:+.w A Ica,.I-Ilan drawing. and [ ..,I .CU.s Ihv11 ppl+tern to tiu, a,o pc1 wna,. aaYem Gala la, el _Ieal p waq lgjl e.1.1 1n le.,e' dra 'laps .- ap..h-tin. Lhs -,'..I- ehM ,new.. 0l I bid. B. ". a oll layman and 11e1Wl all rr,n rill. Itbbca. rind n.,lanhnl file, lee Pmptala sad oP fable µ.chic. C. P,o .1-1Hcal de.ng. .h]CH d-.Ilwle In Int.g all I— al Ilrle p ddl, ntl Chat a ,.,leaded la 1,4,11, h pn 1aya.I of in ales VLey aye's,. Iha o ,an ldn. al c Han, in u%.g lire .ad, a tee O r Irsn— sarxd - iH­-eh""' - .el . LmwN. .I.'. Ibe m,vh s matellW, tv be u The cerlkn-W I. 1,.--I- 1. ¢ •uol,.eeyy T.d.. Ina .Imes sad work pl ,he Ilh- hheim . 1a i# - lhdt the I. p,na.Ily avli.dk.dl.d wllh .madly. 1.2 CODES, STANDARDS, AND PERMITS A The construction of the cn heave sh.11 be .rpraanca wiln .11 applicable tact.. . 1 governing "o g...Iea. A nvlru c Hon .hall c °ply w%hs me c enl o dllion°ol'h N.11nol Electrical Code, Stale of Calif... io Title 24, dState Building S ar l O„upotlonal Safety and Health Adminlet-tian (OSHA) ,e .'remenotl Slate for Colllornia Title h.J a to all local co c ha ng ),,Idation n Ine "tll r v I of tl emenl. IM1e moat ."inenl di fe enl e e .gala g aura l'oeeehalla apply .r ° a ,ea-0- ho , odor ann a and I« au thus and mat ' pay per naPildiona ved tar c mpl eli,n of the c nslruclion, Obtain c r Iica l es of p,lo-I a raqu..dtl by ..1 h«I,ik, antl aub,iL 10 the orcM1iled I« rnal roeelonee ° ec1 r1 c.1 C h 1 1h eeponsiDla yl a e all in.ple-ne r rea b In I governing agency and will be .elde re ,on.'ble for any work that 1. not _ pled, 1.3 ryORKMANSHIP expansible I who o fully c moetent and lomillar with proper ain,olallon` techniques •antl wlme the mdn.l,cl...... nd.Hona ,e a 11 lba p-dad. that a e .etl, A. o m pplYl lov he. , enl to l-11idi.n ITheec a fully eepenlaible for nl lety . me capLance o reledienk of erne ll'nlsne,de hslall P,,,n,en all will be made for IM1e, lock of skill on behalf of IIh p aonnel, 1.4 CONSTRUCTION RENEW The engineer fee rue t rlghl Lo viil lFe lob site for Lne purpoe of delerm',Ing that the work of IM1e can fro c tar I n general comp)' once with the inlnt .I the ... true tin mc.mnl.. I. nghh a . .. no . 'lily o bhily «fah 1. n o-Li.n. or .pp vd. of th. work a ,plated e1 In preg,e.a Ing au -III, 1 6 SCHEDULE OF WORK A Tn. pU . .hot ,.Ilonn.ibfe tar IFe imago of F to o -.1.rae sot,Ih the' I p-lecla calso mplird;anetl a nedula e. when product .ubmlLlole a requited a defin- eub.equen Ina 19 end., dteC lea of mb psdlicol ton, the c odor .null t w (IS) c r• IFe en9`neer 1* r eve me°.ubmill.b of the.d..tl. her Ih.11l. II IM1e kng a a.b.11lu tin of any products, h on addllldnau (,15) ee -le-11 dare for review time. The con eepl-late to arrange me.. lead times earn that they do not delay the mlMe'11an .r lKe prnie,t. C sin ee. ,ly ,pp {hq ow,rtl of c l the contractor . or .hole ,,,I Me enWhte mended mat oe and products to .hall used n,trvctlan w.rro, mat tlelivI, oil Itheee mat Iola and products "will net impact the completion dole. of conelructlon, er 1.6 SU&e T11TJT0NS r,ducl. a eclfed in the 1--ge by m n.fad .r and part number 1 be u than u es ° anlraclor r e prior _thin .pp,.-, Ile Hon. I nln.e In,r the the a uclo, wl.h.. pproro to s opprovol for vubell[u llns"M1 .hall submit m nulaclurer[' ahpe drawinge aI cal shee"a the engineer .vowing olol...1 (15) d­ ,..law lime the engineer raeefvea the light to appave or deny 'he ......uhn .peel, I,] SUBMITTALS mediately after award of conlra,l antl before ordering an product, w onlr..o .hall aubmv the req.ired eubmllola of product. ,,tenets Ih of Ine en pinear a intllca led n B.beequanl aectlne of Ines specif-tian. wThe review by the engineer al the.. cubmlllall 1s I., eh.e-g the ,anlormdnce with the din.,,. Bncmpl of the prajec L. 1.8 AS -BUILT DRAWINGS During the h....... of the work the contloclar a II malnl°In an act role .Id of l Idle Hon of the system o bulC' drawings wM1ich •will be eupmllletl °lame c mole lion of the c n.1n Lmn. All enlrb. of 'h... dr owing. are Io b .1--a and shall rude .11 violtona ham me cntreak dr.wing.e The rind. cubm'llol .hall be Iina-ped.cml. format. 1.9 C'E a%ING p pad parts . eahne.1 equlpmenl anal. be tempt elely and tnoroulphly c -leaned Ind le. from c ail. Dlaa ter, paint, etc. All ecrale a. era°to be reliniahea'n an ...IP, able manna... 1.10 WARRANTY AND GUARANTEE The contracor shot guarantee Iha en lire eleclroal w, a ee working properly wi thouC aeleat within one year I_ IM1e d,ka ,ol acceptance of the wok Any detect ra led to IM1e con tract or'a work d.,'ng the wa,r.ntse ,period mall be al°Ine cnlr.clore -pen... 1.11 UTILITY COMPANY SERVICES A, , me contractor . with the utility a mp,ny to tall tit ary P I d.rinp Ic nil, ucL Dina Del, ° led w,lh analion°ol t mperarY P,ow of ain the B. illavv2lPlgp, ph m1w ounp llyrolllHe eal,alrl.rl N Mau oa , wn bn Ill. 'P g. *We, nmrmotibu I.... rev .n d win#a I Ilia l' na 111 r .-,-, 1+ m 1 ! p.µwn e be b�l..d I. e.dnye u'N Th . 4 NA) . a .I Ida I l y I tfmm .' I. I nl�l`w,e+ M N,ot-w,e '.... u.1 to Ine,I,.tYIh/�esnl'-.IpI+Yl�eyae�dkrat .1, I.M1 In .,I idly, Ib4 n etl a _„ 11-, . k .Iermwe eed mbt.-I.. and ng l Ink ,Maass oy ltlo InlAlap.t .knly fin InedleAed In IHPaet. bW.IaI I` I"" a,Iillen at lnm I"- ..teat araThe to the cnlraeI- pri« to the bid. costa c etlmaled ana ono be edfiea . the b m.lon... w' met ntr.cter ab tlalrom M1 obllgalinrl ullf ty wnp.ny req.hdn, a waelnerao not they nl Weld ing. Furlh,rn,ore. I ontrocin .hall, not b eligible "I any additional eh orgee 1a Ine owner relative Io .linty company requirements PART "A-MOIDuCTS 2l PROQkJCT AND MATERIALS A All pr.dud lk nhd nraletldt. uaee a, In* prIij,cl the n.W and Q01l ed o the !_ • . W. l ,,glad ba Modlnd B Al nnntaioly a and Ptl n had FP, .hlcr. UL Slbndard. Ir a I.eari jbik lkned IidA® b. 1Whit! end blur Ine l.a. of Ond.-H I Iu.glal ail.,, ,n C. P14aY to u lag b:,y Ilphs v 4lpe no..... afca and,be.n dHebuRfen gvipl, "an.,urm.hc I_. dada.., ylfhml" ee.nal. and a .eat.,. antl/s rr.erg-Ole pbear aau.pment, Lb. ebn...tw IKON ..tua1, m ao II. lvldPp. antl/n, , a+ 4, tb lie eet.,f for Pop sal. YLH{. .q.l.emonl 1. rrglelred to mF ale wn.lHar a nal Ill, d bai.r I.ul.y ep..Ily pay..e WaWlllga, egplpmanle, pbn aUw.bane, antl m nurrlclo"" tight (.) cwPlas a req.l.ed o e Roe rsa rmv(... Th. w+ll.a l- w PtHl.d Wh- la. e.Wewall ee,,pl.Uae ana at .udh lime. IM1e eanlra.t°r may order ma lerlal and proEuele- PART 3-TESTING AND ADJUSTING OF ELECTRICAL SYSTEM 3.1 INSULATION RESISTANCE TESTING Il I. IM1e reap°n.lblllly % IM1e c 1n 111*e to alau,a the in(egrlly of me In..1a Ilan In all wlrin g. Il I even, endatl mot all wiring be tested be Il Iz In.ollea, M1owever. Inie a mantlo[arY requirement far all wlrinp al 2J2 van.. 4B0 volb, and of nlgha, wll.gaI. Thl. lax Ong I. 1° be ontlucted by a Ilcen.etl eI,cLNcian utilizing ,shod. and eq.ipmnl that ore ...ep table by members of IM1e Ira de. 3.2 SYSTEMS AND EQUIPMENT TESTING Iw' Imsvrdl 1. fixture., by inverter/bOLlery eels, and/o, ge rear.) nglll.e lM1w.ughly le led during Inaollalion. antl inese vysl ems"aM1 all b 4e.tea el it,. camp le lion of cnvl,ucllon in the presence oI Ine owner, .'ehllecl, and engineer 3,3 GROUND TESTING !l le'In. r agonclnlel(n at ,,, cantpucte' 1u d see I Lne :n, ogri, W V1. plie-dielp else., U uinaut I e..I .n9all rla an y not Ine ..Iw.. _n ne 1hwa01,1y t dada i, Ill n. +ern cl,.1r.p1-n. sal. d. uevlae graunn Lw. .,. a t.o 1 bap elaR.ntls .no W pmenl lad o [a Ldble b yrn,nebarl al .he rlr¢d:. n .rl, tan a.sord yl IHis e.lAlp ,r va b¢ .oM by Ina cdnlF 10f "Oiiaating I- I end dale el m e.l, Iha .. I .n F, dueling 1h. faµ. ( equpmenI o da h.d used. an has do be Nap' by ` Lw na m.tle .rolloble to Ine aenginee up n rea-L lop l period If °(3) ysare following compla Hon of the conelructlon. . 3.4 VOLTAGE ADJUSTING A The .ontrdel.r µeul. b. r..pa,sed. o cd:,d1kdd. tee Ung .1 the V Lhl:.11gn vcu tNge, In' (na al GDOT/120 volt syµemsnl age n d1 'eel 01 ''ll lcll. +/- ¢-1 volte n e ton cal. I. Ill 1 leµ ., ]JO al 150Y/2 gT , - I. nee 1. TkI* keeling rolls e1 l-e'/ .,s wn non pndu Ca • 1rvl.. T•b leenn0 shall be wllh a µvests ama tpap ..1r 23S .y 1 rning "an" Iighling and Tn roll. a al e sndtUunm ul moot dulln lr,e le.l. tie Lind 0 e elrn eq p u V d In 3 teal. ....tape Illn one a niter u O enpw'u t. N g e Inn. .rR ten 1 ond , «lee t. m. p Ikv T t 0 volt . wrh we I" end. ai... nnecl e B 20BY 2 n °11.Aee 20DO chip. 9n 1-i.g. t volt sI-I w ¢ lhp rl,`t Oleconnac, ..... da 1000 o r i the voltage lea Ung mall b nandudle0 with a re an .11 vat the ladled ling a , "our ec« . Ilne ty ual to,.a`on oil phaees during Ine first 24 rdih period ,Inol eats loeilily lls in".', eration. Tne ontrodor shill c ordinate me time nd date oI tnie raq.fremnl wiln me rent l..L ar engineer, and eubmil. the resulle o1 Ine feeling to Ine engirneen Tnb Leeling mall verily .11h-llan vd tape. be indicated 'n .•Section A- above. C, In m. ape of a.b dsldbulion bansf,rm the con'rodo, ,hall be a.Ponaible to assure proper sec°nil rolloge with ,he same LeeLing IecM1niquel d,le o d in "S gallon A.'a ab eve, 35 OF I AND GFCI EQUIPMENT TESTING A, All ­.id CFI circuit breaker. and CFI con, ace outlets moll be the, ... hly lee led during in,ollolion and al the c mpletlan of the prole, 1. B. It the mom electrm.l . . GFCI protec'In, men me can...co. nail Lest thle I-ipmenly is el pretence of the In cpeclor of th. I.Uan of , e projec,. 11 Ie In. r n.ibirl, .f me Gamest to, enarmed and . w the o nobly .I n.1 (3)r when 1n 1. feat will be pp ,nepeclor at least (3) w.rking tlay. to moka «sage, en is la .It.. present SECTION 16100--BASIC MATERIALS AND METHODS PARFF 1--9ENERAL 1.1 QUALITY ASSURANCE The ... I Lw a penµW. t that all alai and .a- m I ell--- 1. Ihw vkab sits we n n proper a able condil. ton. Allen nh. o,iol. and idea'. as d Drew to be in.pecled and ma b rejected If Lou nil to be all w Ndw.ad. Il .hall be the ra¢pon slbiIlly of Ine r to a are Inbl lhiI a enl .1 Ibe . -hi-in. i soli foc�wily c ,plated. The a rcM1lLeels, a en 9ineera p right l ekcLan, maleriale or ".quipmnl mat deem to be flowed or d.N.0 ae in In. finbnes proj.. 1.2 PRODUCT AND EQUIPMENT VERIFICATON A, The c"nel radar .hall be eapoad to n 1 products and equipment I that epechl.al in IM1e 0 awing, when of hi-celved al IM1e 'ab IILe Io a IM1eI i n I.I. c°mpalole -1, the µcc Ine.1 plane ba.ed .Pon r nahucuan. lamas, ptr.dtone o. th n,lo.ed Im acwrer: g onY eg B. I pdia Ulb.ti-aequipmanl 'to ..mead., v fy that IM1e n meplalee agree with 1 approver ahp drawing:'r 1 Uve Ia .doge, ph..e, bus amp.eily, .hart clrcull and/,r AIC rating, and r. C. I—- tic el sub dl.Irib.ton -nefo,mera l conlrador . 11 v 61( IheLolla°,iameprmi.. Role. �IIAI I— spec:fled nun ,°pa La wWi.g, ,at n9. Impedeelde, n t rlAe, eacla.ue4 ly"e. yla va+ald w D. 1n It'. c ally, Llag ilxlwee, me [ ndlF rely IX. nxlwa i. rw`�lne, p.ftfled =. the ,peeln.d°I.y I 1114". th4 apecllied nH"I bPe`cI mskalldtl- ePPtleoUen,. d lee w.afllea n rd ey.lem. E. Ill-1. tea. a s P.. a -a _tor ,bpd wUq the proper haul .all.ge and ptedae. FLAalre-m.ended o.a Ilia. and in. ,.Italian .ppllc.tion. PART 2-PRODUCTS 21 CONDUIT GENERAL of an approved cable I. permitted. Cond.il. are Io be cn.ealad i all li-hed a Th. ...sate mall be cntlnuoul tnminaling only In e,tin b..... panels. approved .1,­_ eta where melania a na.11. clabllah graunde, they .hall be Ihi- otitis that conllnully zn all be B Weneain etl r hn-lic candull 1...ed In n.lr.. U.n, the con Lra ehan Indude"o ground c ludo, In the r °wbelbe, or not in, on °on, In. drawinge and Ine condut Mall be abed .c... alnaly. 22 RIGID NONMETALLIC CONDUIT (RNMC) RNMC may only be tie a undelgroand or In o, belle emirate .lab. when eed tar ,nductare of II. volt. or nigher. Condull IHo11 be Polyvinyl chloride-hedul, 40. elec,rlcal conduit, rated 90 degree': C, Only approvetl a e,lro.l lit Ung, may 1, used. Where r n n,rele melnlaln mnbnum' o o, c alleloea. and c art' locil0 id galvon"" ,I...ul lot c role., Any c dull and filings Installed far the u o!ed uIN.' "°..hell ....I the Ye u df in. klelly oanrpony tars Insln,lnllc s uaMi thgt w lh¢ keo off enroll Iw n4fl rW(oga a (Ct'n - qa ) t^ cm i atwa hMal -d , vlal W -ae w is err olds sotetys1 F pn awing wme d -d ap 1 I" w e 'ban 1 ,. the amp, a10II', 1 R oh 4rnILm I. pravl far khI.0he1..Ik:n {I 1 - dad 1 pt an a .nrve 1 We I.11. mo ,.111d0s ne pl0lsad! relax n... manl of olz least lwo nches of c ..role on all sans of thee`., U cnc,ele a rate .Ikrly three o mar. In,hee deep o top of "cona.IF, three or o s Inches of a an top of c U.lt and " redwood planks run cnll..... ly o and: e" ruing tope manuf.,o.ed for direct burial ahead I.. lac ee obo.e me cdnd.lo. 23 RIGID METAL CONDUIT fill A. Steel RMC-anon b. mid .1a.1, apt dipped gdvonitau ..Ide and oulclde. e 1 . ad l nYeatl. ruin and o eeuphnga and o asloi, fnlW . tlp.r PIP l imp Lhrpde and .yell eZplinga v 1 p Iv..ILlad. _ B. nn-tur ,hen ulkad.,6=hez,4dbI1lclwlelClf"lpram eef,Chd�eplrol died�roP rl I, . .Hall be r.co eroded primer tre.lmnn 2.4 ELECTRICAL METALLIC TUBING (EMT) EMT ano11 be mild ,he el, ele-elleweldad and galvanl-al per ANSI NCB0.3. In damp Iota lln, 11'(Inga hall be gland c ,plebeian LW. malleable dry I...Uns lit tinge ,hall be all ,lee., zinc plated .crew .el lyps" 2.5 FLEXIBLE METAL CONDUIT (FMC) FMC .hall be sleµ or aluminum wIW UL listing. Fillings anal) be Boel or malleable 'ran tnreoded. 2B PULL AND JUNCTION BOXES A, Boxes are to be ins lolled In all conddl rune n I Ificlenl n mbar Ia meal Lhe requiremenle of rode., [pec..I requiremenlz al utility tampon le., enl. o/ provldera of spacial equlpmenl and .rate,., and to allow far etfcient a t Inµ hauon .1 c udw. 1, Is the evpanµbv'ty of ma"e-hro.l.r la ogle Ines. b xes antl .Ise In.- ei.reing o .ad. requlemnte Boxes shown n°tile drawing, are to O .N.d a shown but do net fie. Nly ind.died . ee n ,es...y ° any in.ollalion, B..a. Inalolbd 1 euldow w well l... lion. eehall be Ilr the type approved for the Purpose. B. B..a. in-Iled 'nd..I. .hall be ended w M1 gouge .teal, g.1-nlzed , all I«l.cec. with remaroble covers and zepred with machine ... they . b °dequolely ..ppe.led by mechanical c. nedien toIhez hall of the building. They .hall be Iocaled such "that they a, re,dey tree- for nninlen.nce Pulppe.. All Nneln b.xe. in braneneclrcuit- .hall be marked on We cover with Ina ckro11 idenlille all,nn Boxes used in Ine tbi(y sle Iyelem, c r. ,.hall be m a Elec 11-1. ielepnane, ar CATVco appepriate, C fete b noll°be`In .toll on a 6` k base• Tne c-r-1ol. pallna la the Ii.1-d rotlanewith °,ne specilic c ndllions ofeth, inelallotian l generol the on Lracl.r a mp1 to la tole ba vex ouch IF.I In eyl are .a -U."Y C, ...I. uslve slier I p.. other ool o Ilgn and w"lob `o ang.uga wnee of -dip gal Inlzed alley I.a.ic,l ion ea Covers "nor, 1 a properly go. ke he ." .It with v Dime.. .lest a Lover. are 'o a slee1. or b...s. nVialble e la b tell with o n Ise Lory Inaln-aa ❑ Boaee led o cape o n bailie a e pre ... (ad .;In c ale o nu lad ured aby Brooke or Ouik.el °,Tne c of tes l be .pproprlale I -iic location Be— used in the lIhay IileI".' c d Electric. Teleph One, or CATV app-prlale Can. a e,ab .heI veto etl a a 6' an a > TFe conlrador anal coo 1,11-1 al a lashed se a lonarw1l tl ai. eat cl cl tltione oof the sac to lnl,nmey"o enerov._., .tractor rve ae le, ocde n of a as cually un.b taut E. Boxes , nllolled with c e In a uch that theyla acted°I i1ntr.,'on of -Or. Furthelrmore, if IM1e, ilily ,Ina' ate, ingae nl b sing l ond.id o inq Io gr Desna vaUonar I engineerw, field c . prior t mpleUon I°the n II.Lon .o the engineer to ol, lake app p ale acllan. and raledive°m ea. ures 27 OUTLET BOXES WII.I bo led inge fly ding er .11 o (let b-II o e i�i.n e _111 s Ii .11 thee, boxes s Inilhedl`oppa.1-ee acceptable to the `owner, hitec 1. o en9 ned, ° B The for .e i I- y I.5" C. nq a(adiller ogee `I epravidel a°pcovee b h.ae'ocenl l en dlowin0s. i.e.. s e Io be u.d i ..,pre ganged, be... a ling. 1a eeto °b ra ,Idle, plate_r e atex er nd/or, etl s I °W eeeew ca led In .utid bpee al apprpNole"c a e'linicneld cenlerline`ol ,adl.e.nl ­.r plate.noronto D upp or i.lu. Lne ha pe Ry ,.Ym o, p or b0me 'Ixlure. all I ,nh. it for requires a Deify the en glneer) `ol 1 and e eloeni engineer l me .Vucu.r.1 prable ° pnYe to the c p non col IM1e in.L.I.L.on. 2:B CONDUCTORS The c na11 b espAensible le ns1a11 .N can uclwa . on , e 3l0 o NEC 'the _:n I that oppr.val ! napalm II type.°. rlman °LFoee ono the tlrawingz n ndl°I Ucular enliann to e 1 Ihese e,nduclorl are property alze B, C.Indul, ore u -In., 1 .bleed .wllchle-rde, Iran.( Iona., ao I N6 an dal arglel a h.hedt"w he IM1e whet a loge ,°Ung ilndi- on. n n. Inaulolion ,alibis without I-ening In. C, Walnductore I_ the Iron) all the c alone. ondu.or. cl m ..."d e pulled th-ugh 1 l`to I nequip.enthey ,hall11 e.hdl ba 0 °enl a net elenL l.,"I en Une r e The aM1olce col c .option of IM1e c odor elc L that gronda bo.1 be green eo be w 0. TM1t ahoNr.cloy may"^elhet rvnal of c or. booed on lield dec i-il. le.applicable «e `fegdiramanle. E. Conductor'°N' A" and s .hall b slid Condplore NBAWO and artier anal' b elro.d�d. TO^ m wLe be ..ad I. N12 ANC. inlmumel g In." Yuba 600 va F. I enl m uclwa of N6 AWG a r be used. Whe a erne tlrow.ng lu ndlcale °l us of capper conduclo .. then only eopme, candpimunn a,e, m . Ile.a, .hall be a the eon es naimeli ,,Ialilil.. that he°gprenteee I er qualilY al 1 �syslem . if he had aindolled epper cndu c toil the uc,ore .,etl nn f.lufa THHN I, WN and belosl c mp-Inn-le anon be nsul.,bn type laSE, leN. SER c r o ea 1'emnp. netla 'exceea'I5'C"cnCw00Cg*� dryR amcai�X.11allags oikln10 c9I. 6O0 I. NMC 1,11"h(N.nneekeult.- a Sheathed C.bl I) I p hrn-li, u.ad ll y well Vlgwond Dinar e hueture., excepl ee p-Mb-al n '-I GwS ecl.on J] -.m n 2.9 CONNECTORS - A. FxIIP Mad m•e Im .b. a i AWG and 0. .hall be .priced u4AMmp 'ap.ing�le•C� ogan s, In par 1 11, "6behinlock" by 3N ° "Wlnp Nut., by ...I. 1.-.11.salve to ra.paq zl.l, to as a that .11 yvkea me kalnpla'ad Ib o e.c skl Pin DIOnt IOh0l.h,n, 1"l.*Ining the I.,.g'iq' al Ilse. a ..d ton uwilleyul faull..t -vela. 1n es where IM1e conducts. may b Iff-led by .-Ile c dikiona the .antra. for .hall lake special pre couLln la p,deal the cnducl«. eucn o, y .hall canneclor. will, an .,prop,lola tape. B, Copper ,and.clore I ale.. NB AWG and 1order .hall be m de ws actor.. These tos.1. s Wild! a stunn approved Iplll boll c yp all be Lh Draughty P,o L.,t.d wllh applied h,_.1lanI—a. 3M N22DO r m2210 vinyl medic in-1.0.g pods, C. Alu on d.et,r, w en tiesd e all employ oe few i . posalbla I- m a that the c nlra clot s ..p,n.lble la°a ..liable `tor anY .plicee wilnin a all TM1a II canon o1 to Ice °apt ices o nslal,nod by Ine c noll,be indicated In Ine ' a-huill drdwinga. Aluminum c °rl h,11 be le rminated ar .opted wlln swage type min um c vl..a1 n.b, and hall be ° .i he strict wllh°Ine In uclonc .f meam nul..u, e.aors the meLe c'o.s ,.hall be p,olecled . Lea n "B' D. Connecllane m n pteow o allane °.M10 be nsua° -1, 3N N2200 or W2210 vny°mastic n.uotng`pad, to prole.l It— ,.Ieture. .A,fT 3-Ii XECUROT4 3.1 TRENCHING / EXCAVATION Where .peel li,°tlone appear in the arc.hllectural parllon ,I the .pedfcorone that peroin to trenching and bpknuing. the . Ir.d« I. e,pnaible to rn'e s epecific.h.n. and c p y. In the ab.ence of of her ap-Ift-on In, ,,lraclor .hall: «" 1 1Comply with 1". a NEC eta'he (o In. ,Inlmum depth. of andult., and z ° amply wllh any utility c .pony regdremente role Uve to tfleal depute. 2. Nain loin a minimum of 12 IncM1ea . r lln bet wean: 0-600 vdl (ceder,: and ov r 600 roll leader.: Band low voltage (telephone, alarm, Bolin.. CATV, other Cl... 2 condu or. el..): and non .11-1<ol alctlon. (water, g.s, d ne. sews etc.). The aiun .aolllapply I. j°Inl rnen .io.li°ns cod I. cndiuon. wn n. A Eaehn layer, olz b ekni an o11 be c mpaeled I a minkn um den,iLy al 90i and the°lop 6" ,hall my,cled 10 951im :mum all-- , I.the ''ty o, In. n .hint Lor le p mode veafplin that that Ifni. -nditonen amp I -I. ° Upon c mplaton o cNf11 ° omp,cting I onlrocto, .Fall ve the .11. In the s ahem.. ,hot 11 w `.I the ant o1 ,he °wmork.°Thb ,eq.iemnl we. rpl°cement of oY damaged nbn a .aler'ob, .,,hall, cn rate other p en,. erlalc,°iota:, own. a etc. Addilionollg lov m acflor shall a noble for any damage to Dater n. aolalians u.h, d mkler led and the like. f the eptrpor III, (that Eamope 'a -Ine, inalulmllan. ' d.lel. men It We re.p°pmilGy to bring IM1I. to the al anti.. of tithe engineer prior 1. any .pac'1'c work to allow III enalneer to de.lgnale ..11-6- procedure.. 5, Upon e."' ll0on of th onlYeexcl"g dirt, and tack Ilia Ine the,e.ndebrl. Iron, e.Pon.i a see ..k, and ,the Ina pb ati.. SECTION 16400--SERNCE AND DISTRIBUTION EQUIPMENT PART 1- GENERAL 1.1 EQUIPMENT A. The . rvice and dlalnbu tloh equlpmenl Ilh.- n the drawings do not in cola 1,he nann .I .pediric m n.-I-ere- Thie equlpmenl mall be .onulaclufed by ree.gni-a mono lac lure,. and .nail c ,ply wi'h all applicable and eta The nlrocl.r dy the dim of " poll m nu Lecturers°a r.ly`1 equlpmenl w physically" lit In I apace, to. Thl. Is to be°a 11-d! prle,ll to bid of the pralecl. If here a problem d lallve 1, the almen„one .1 p equipment, In, ,,,tractor°shall contact the engineer antl do.al.p olulin pri the bid thi. candi'is of el any khena the c.ntract« e . rlesp.-Ible I. ark within Lhear eaao .mllallone ae indlcoled ton .the drawinge by uullzing .ubelilude equlpma nl in r to Ill ,Ilh the a lhng di- liana. B. of r nalrud'o the attar hall mok saki dequolely a all ` is ling job all. alive any rely.-filwe .Ircull brake ai11 a that `a red. Il I. the e...nsibili,y of ,he ecanlroclor la delermine what total II1°equipment will be required I« the Inatolla0- and i all .ucM1equlpmenl in the bid. C_ The contra<tor e 1 be ,lepon.lble 1 ndlnole wIlh IM1e e utility 1° prav'de equipment that Is sa Le laclory for that, raqu�remen Lc 1.2 QUALITY ASSURANCE All h_ia.and tribunal, equlpmenl anon be approved by a testing e « r-gnlzed by IM1e code enforcing -th-ly o be., the t label or that laborolo,y wi(h a p-nn-InLly m 'etl and iavea placavard Additl Ally .11a ,vice and dielrlbuuon .qulphn- n eb.11 nave ten'ly placed on It a permanently engraved placard n mepl.te ling 1 01 the m nuf°et.rer, l nu I.=,,.re .no' num.ef" the voltage„ p .., and ampa,ity or the .peeifiI equip, en 1, 1.3 SUBMITTALS The cpdaentr-tof s mIt (8) pp'e. 01 ,he m nuoc Wrera cnp [ for coma, edricd a ..I.e. dielribuuon beard. ewiobb.-, wino nel b...d ..I.rel nelarmer on e-1.1any other ­v­ tl dslering n a enl.°the .(e r lobricalon quip, any n.,ed ry - erinq of aqulpm.. t. In. conlraclar [null hove copes apv ,ea br me ,e.tenel in nu pp.e.amn, L4 SCHEDULE AND DELIVERY 11, .,I,l b pan Bible Io ob In approval. and sec a delivery at °,an, e'.el related w«k, ((,e °wings, equipmen 1, It—) In c (.,,once with Iha ..net Lruclin .eh.cule. PART 2-pmni,lu TS 21 MAIN SERNCE EQUIPMENT I.toted .h . on me drawn g. the man Ie eoquipm an' a Ireest-ding,, deadfront, al .or..,. aheelmelul a ly with oclo,ye appi.d pant I'niah, The en-ele, I ep.-hale le eerily e of pull section, a Diner utlNly ,equifemente. ,with me ... Kn0 uthitye and p,oNtle IM1e r red eau 1pmen L. The a enl w u00- Iu,e, o ail b n the d wings°u , thellc an n kpermbaian°of the engineer o u .flue °colnhgkaralion. 1 Ih-I I I. .hart c call ra ling indicated Ins the Idr.wmga, the onlr.c(a, ehall e-n.t. the required ra L'ng with the s ving . .ilp IM1e uUu,)F nelcotea, i, writing. a «l c w, ,°ling I u Lban that on wI"" than Ine 1 moy ..in afar t ee. ant le dine 1 nalble`l mil to the e require, repo . . ngln der n cape at I he writ le. . cotlon p Dy the ulll Tne m u lead ande.w Iche, a a vto b idea'i lima wilh a an Lly ,Nixed en Nroti tl phndlc n m.plol. a wileh.a ana o "o(F'. Any equipment , anon. wnee lu... a eh. n I nthelm bet e Ie atnert anon ovate o eel of spore Ik e. In "..In vlze to the owner a1 the conclusion col Ine work.. 2,2 PANEL BOARDS AND LOAD CENTERS A. When the deck-ge ladlealte the lile, of panµ baafd l.11h they shall be .,re61I.. Olh.rblk. Rand [ ilea. mvy M vas, A. pOnwe a d bA a. pm Lfc,dor job Mall be It kM1e sa nulacturer. If IMme I[ rtp mdadtbn a sha1° ana u-b,le If 21pecel hattia 'Circuit"Mid er. ed ° all ben the °lul I 1 breokee, ondem l Cneal,oc*eep eel n rye n u eda �l panels v ,I boor ..be al a etl amercing au Lh-tyl .pp­d Leal AI. -Dry, nand .hall hove °nixed b ,the -,,.I- ct.r., o nu atl«hed mepo to In dice ling the panel .a Ong. e, Additionally. qIn.,. shall b .16-al I.me panel o phenallc engraved nameplole indmttling In. panel neat and village/Pna.e (i. e.. "P-20BY/120V-3 PH-). A lypewrlllen clrcull ecM1atlu1a shall be ne bared Ind m un1ed in . oloslla cove in the p B. Circuit breaker. shall . melded c , au- m , quick brae with tilp play, and ml.r,upung eking .hell .qua the young of the ..ad cn 1.1 ar panel. 2.3 OTHER EQUIPMENT O,he, equlpmen' which include. Iron a former. d'--n- eve tells., motor ,on ,,, lranslar --h... in-rlere, genera Lo, ,It,,Ialmming panels! custom cn teal cabin a le, and m for elorlere,. mall b r the label of a erogni,ea leaf lob. and .hove nameplate, - indle-d tin B. above. PART 3-EXECUTION S.1 EQUIPMENT INSTALLATION all call 11, nlyatt.e Nha14 O,toe leel end d ielrlbultah thorn adverse cond l line antl, domlo .. Main peer -eels uipnntnobly hat lilt outdoor .hall be inaloned an c noels pad al pl," al Ieur in thick., and of o Ilnbhed al -ilon above Doe water level (whan .ha11 `b ve the Iero"an o, ,an door. in'° the It .lure) wan tha main, a °' equipment 1, not loco led an od)acenl to a elrue,., . the ,.nl.hae .1... It- ,I IM1e pad .hall be Feld °--ad to b above -alp.- d IM1e p be eel fo.r in hex the finlehed od)acntVeueface, An m rlvme equipment moll be bolted to the pad w Ito« on which it ie Iota led.. 3,2 .ftw1e01N* A Th. free vie. ,-4 .ua Nee. .. #rounded In e-lb0.nee .ILI, Ill. equi+em.nl. .I III cad, ea'.ecaQ Iharll, and by the rMI,Wl.p ,.halls: , N.:lolle, .old eels P1p. 2SQ-50(a) 2. 2. Iaab of N4 ana pppea w'r, - ula-- (s) 3 Ir m. m borne wtd'p.q 1. H.e . -ne f -- '25G-50(I.) 8 1ho rsaha . ,n red I m me Im .0 . b yy-,d ..O n I,11 259g1,gh. o will, Wy g. C Tee andpey sIItlI ., tran.Taranelyx snit, 0. erpkns,r pill ..eklm, Zip-30, D. NIK, mean r ond.lq. ehn. nontoa, . Or ,1J caed.ster p , 250-122. E. Fexb. m.lal`c u'l. .hall conl.N . greu.d ened.la, rgliel µ .11. he ma wrgest .on or SECTION 16600--LIGHTING FIXTURES PART 1-GENERAL 1.1 EQUIPMENT Lighting lixlure. a indicated in the drowng. shall be ..rnl,hed by [ v inamated in In "SUBSTITUTIONS" .tin that Ialow.IThe ac.nlrlaclor i nµble el-d not. wllh I nulacl... ra a( apeclfed Il.luree and a. mil Lal. for °ppeavals",a nt «doe and dent -re doae wall n., Bnllid with the nb schedule Th. ...lraclor , all apply the following procedure to the ad-, .I Ilghl illu,­ 1. n II he con"..tar'. planning to .eque.l .ubeth.lion of light ne ehall dl.cue. the In dean wl 1, the engine., b lore the bid All ,that time LhI enamm co"Iel, will inforIne radar If Were o any re slrlclln le sub 11.U.n of parliculor I.ore.Howev.r, n a of . .uluuon .111 be made -th .1. c-dikin. of the "SUBSTITUTION' ...1- Iha' Jolla, Iva a met 2. The con I... tar not --lain complete and accurate d-unh-1.1lon of unl"o with me .uppl.n, 3. e' The con Lrd.lor hall request li.le,e • mlL,al. fur the a of the -lima., wllbin (5) day. el natlR,.uon af the o -f c hall verily that the eubmlll.I. have been received, by the ngineer•,a and allow I« (15) doye r view llme. 4. The con111med .,do, I., sine porch see o. Ine f.lur.e ,hall be olaaea within a adequate lime perlotl to ollew fw IM1e timely delivery of He lixoeee," 11 LM1are 1. to be a d lay In Ine sellvery the lac, r .ho make a ary r noble allemple to inform ,he englnee, tour r,he °delay ll ,t Ine . eel poelple Itme, minimum. IM1e coniroclor I. la o.rbm dd.v etl. from the m uf.d( r., a ,he time o1 acdering and follow up n Ihl. tleli.ery lake perlodlcally tin in the order Sea cµd by the contractor. In°v.the a nk in., mere i. ko be a delay In d.Iln,y the enmoetwI. to ma 'roil able to In. engineer all of Ine _Llan reca,dv pertaining to 'hek order. 1.2 SUBSTITUTIONS A Requ- for .ub.11lu,ion of light fix'u,ee , qu rea 'he prlar approval f Ine engineer. The cenV-1.r . all I nbh the en .1 with (B) coPiee at the in fended fixture c slag .heels a w the engineer (IS) dare w lime. The engl.lb, , right Ito refuel the eu bmillol., B G'xlure, I.- lled for suteelilution slholl ae o! he ea a general du al ill, - ino a .pecllied The engineer r eves Ine ,rignl to moka t1le eterminollon. sAny ,pedal c-INkle, col ,the epe.ilied li.l.re .hall b d In the proposed .ublLllu'In ..ch a. special lenses, re Nectars, e b o111oae, etc. C. n 1 e cos. of o doer pole mounted lblura. ere mo i axial a requirement tar eubmillal o ,'le pholom elry w is depict a poinl by point light ary a enter° approved nby"I engineer, a indi-l- o1 thevamin-nn mdnolned a rage too lconde 1 vet for In. Pepped sya Lem Thie vubmlllal a made c .nlly with the submit I.. o nuf.clu,erI ...... dl.g be eels Gr eq.i,ed by IM1e engineer, I the lrelp0nia .l of ' onlroclw to aceaunl for lhl. rea qulrement re of va o the liming c SECTION 16000 --I ELECTRICAL SPECIFICATIONS 1,3 QUALITY ASSURANCE Ligo„ng lixlure. .hall be nnn.facored boy o ecogdzed manufacturer anbear l approval °ol o leaf cognizes by In, c0ae l.leing a9ancY. Ad di llonall Y, mle abet .hail cantor, Lo me .p.dn. 01 in. Inch a "dI1P'• B IWnere nxlure. o .,.'led o u lace rot 1 w tl neUy m.-I.I. Ivey . approved in, such in,olla lion or be ..paced . nnum al 1 1-1, Lome IM1e ..floc.. The cn tractor'. e.ponalble to field"verily lhlle lr nn - eq C. W t ltu... . .uch strip "'.... ana. o e mthenad Rectural feature. suheeli collar., v tl the like, in .... lraclef end' install the f.iorea aa.M1 p1t of the mP. a no, ,bible from , o I.h pnmfian c ngi Oe m .etl on Ili. lican d111ana, the con leaclor . Dilly the engineer allow ng eulllcient Ilme I« actionheelore me completan of I instolloUon. O, All rfxluree .haven an the drowingv a be furnizM1 ed with all ary mounting device. an lea all ..... me cnlr 1- esponsible to install lixlure. wllh pf.Der one oppropriale Ilruelu,.1 ie r 1 E. Lanes s be pal, dIal to, all h.i.,e.. Where ,in-fic I mpe are indicaledn all the wing. Lh... lamps c 1 be prav'ded, `Where generol .ic„Ian .1 Lampe ... g„ven they .hall be Gnerd El.al,l. or o nu oclu,er oppt,oved b engineer pmr to p rchpe. F. The cn ro for .halt cardhandling and in falling lixlure, Ito cprolect ill' and le and other ,bible ac mponenl. The rahl-L and"1engnear r fro the right o ,eject°any damaged or"lowed m,o,lab and producl.e PART 2=P1101D'UCTB 2.1 HIGH INTENSITY DISCHARGE FIXTURES Boll.µ fw the 1-Uree Hall b : Me .ly Vapor -- co onl w.11 g ..loane°orme, (.WA) Metal Halide -- CWA"a e High Pr...... Sodium -- high p , fac-to,r CWA w Prea.ure Sodium -- higM1 power latter aoUtdaor appllcallon., the minmum sorting temperdure rating ll o at least -20 degrees F. The hallo' Bholl be m aolured by ° nufa,Lurer and boor the I.bel of a lea lab approplio�le a1 a location o e lixlure. Bdlae' w .i dered I It ml see that of Omar Ii[lueac of the . ulky then tied . hat I— tolled a e lob and `will b replaced at t 1 --ti- of the e n ,ii"eer.e Th, "n,inll.r reserves Ine rich' to «lecleompa (hat I 2.2 FLUORESCENT LIGHT FIXTURES Fluor. scenl f.tu fee ehol onloln "P" roles bol act with 'A" antl tiled o earl berm n.fac by I c'.oni ze0 eat ,cturerllo be., the al a approved ­t lab app,apri.l. 1 0l I e fixlu ease rlifed by C rlined B a11ad Man.oclurere°Ael .clalln d(CBM). The b.11asle shot e.n.ld.red tautly it the .antl emflletl .see . that of other fxlurale ahf the a n the 'eb and w roe .l the Aire.live of I type ° solo aIII lenle I1.11 cr„ is I. -I. ,pc n abau.at a Imperalu, I-h. rating lal / a 0deg,eeeF1«ower, lPower act- small be al lept 9 unless epleaifi.d .1he-hle. 2.3 INCANDESCENT LIGHT FIXTURES light fxorea anal be Ilhe mot proletl:, elo prole,' bath ,ana l wlMv'Ineulal an lane from 'ng The c erlfy llnoI ,he lixlure. a ipped c e.pl o nfya In-oll v mp v, loge o v, , n aln„ 11 be o the aOlontion old me engine., d in the d.a.Led Any de „al'o°. a o b 0 saga 111 nglne 2,4 LIGHT POLE ASSEMBLIES n .general, the l.i.n an light pale a.. ml1 b a en lcn that of l I.1-I The engineer r v the lightto rej-1. u matched m erla�e . Pale. Iholl be handled .... l.Ily a the j ,It, a any , althea shall be repaired Any d ,aged pdae a .. to be eplocea II rekcle d. Al uml-nn 1 Pala. a ` . ^z "I ,.to. a eve lam-,°labrlcoled hanno d hole. and conlloin"br ed- nl ground lug. - PART 3-EXECUTION 3.1 LIGHT POLE BASES A The pole b... detail. .mown an the drawing, ore Iw use in I-,,, I «,dune. .see in the bee .hat be po ,and eemnl ana.. a 20 done emPre„iv0 strength col 2I... PSI: a Strut lure) el... remloralng bee shall have a minlm.m tennis .lrengln of GO KPSI, The n lraclor iiall re w the speclllcall°n. In the archlleco..I ,action to d, it nlher any spec no far 6nbhing role a that a 8'1.ehee 1a a grade n the absence of Ili, j, th.11 be b el lamb latch a void. with a Ilona here b with ° .mooln Ilnlen, Brintl any projeclione opa emodm fInMM1 final IIIn1en .,oath and uniform, B a e light Poe o mbl'ev nclude c m nenl. eel p penal u ar Ie ,they pal. mead members a e to be .etpump w reaped°l0 right anglaa Light Fkore pal ee ,,h all be sal wl lnln 1,Iaegree of plumb- 3.2 FIXTURE SUPPORT F'.ture. Ind e au Dried Ir«n T Bar it grid. a e . hove the (1 1uni .upped .oh -Ling dl.Q 1 , N10 and flea w necled le IM1e Iull systrely ahe bu of eo ors and faslennrlecurely to the elme,urdl em of IM1e 0ulltlinprn SECTION 16700--TELEPHONE AND CABLE TV 1,1 TELEPHONE SYSTEM REQUIREMENTS A. The a-11,1l conlr.ctor ,hall mrneh and Ineoll Belden CAT. N 92481 RG6/U type c .able tron.miszien a with indvoual homerun From CATV terminol°e a box to each wall -let B. Telephne zAlem moll ,be re with minimum 4 pair / N24, vinyl Plrea rhea. wiring I"all Ce c .ceded n ..III. above ,.11ln g, etc,. odudv are llLe vll an or equal. ° SECTION 16800--HVAC SYSTEMS 1, I INFORMATION ON DRAWINGS A, The in rormalln Iha n an the drawings is preliminary. TM1e con lydcfor .hall r w IM1e bidwdrawIn ge al "I Mechanical .action and include in the bid .11 of the requllenn-te Thal a n there r lallve 1 1...to,, 1-p°nslbiliti- AI o m mum n,he.I req.iram male .hall) f ell of AC a ul meal ,rot wlrin f oat ­1 clads o us ee disconnect .wR le a cn q I ­ AC nn. la - pan,ol, and a raceasea hate aw,ICF edpcanl to lh Vr th al « Panel. B. where the In.. a in.teals "..ore" one In. I . fem b "nl, n .antl" and the lao0e bl .no requhe,q.Ip ore -a-I c. In fhb event, gate onlroclw Is reepon,l.la 1„ ,II equie-ant require, eels of me 1th the design build c-t roc tor. Theaa r emenl. e o be verlliae wltn lM1a now'ng. produced by the HVACe contractor and inclutled in IM1e ble. 1,2 VERIFICATION OF FIELD CGNDITONS The I.n °c Iho11 ,aril„ that the equipment ddiv...d to the job ' e I« Inclueon In IM1e VAC i lam I. comp.hole with the a lrlcol ra .ke,. Thie verilicaton .hall Include voltage, phail and tool Ic " -Led e FLA. Fuss .hall be p-detl ..cording to the inlormallon n the equipment nameplole, 1.3 FUSES Fu... anal) be in.lalled In all mote, . cull. by nnone of o luµble alecn-11, swllcn. Fueec nder 2O0 amp. shall be class "KS". Buss N„o RN (250 volt) or Busa FRS (600 volt). Fuses 200 amps and ov all a dole. "Low peak 5". B.- N LPN (2SO ,all) or #LPS (600 .roll) END a 1DBk 13-104 HLIGHTING DESIGNERS ELECTRICAL ENGINEERS 15 STUDEBAKER IRVINE CA 92616-2013 949 733- B FAX Cq'PORAIED A%: (949) ]33-BD5B SB 16 .E V s � W . t If d_ a 423 E - C U C M c •. or G _ - d $ E I x R a ,t �$ s .a as �% A- j A 93 2 . L Dale Descijplion = u .D c t c 5 E a9 6 Eo S ,__ y o Sheet T'Ille: n g ELECTRICAL SPECIFICATIONS C ?9 2.s a o - Job No , IDBB 13-104 b Y Scale: Nate o D-: (DB Inc �, = . ) y.tp.- 1232013 5 I 5 T Sheol Number. 5 I E E-1 =o o DRAWING NOTES 1111 ALL SITE LIGHTING CONDUCTORS ARE -10 TR4WTH N - CU UNLESS OTHERWISE NOTED. FOR SITE PLAN MNh1Jv1 3/4' PVC Sr. O.,LE JO LINDE4GROLN7 CON UT. NSTALL LDERGROUND CONDUT PER ARTICLE NEE TABLE 300-5. j INSTALL I'A' CO STUB OUT OF CONCRETE FOUNDATION AT ELECTRICAL PANEL FOR FUTURE USE SEE LOCATOR DETAL' .>�. SPL2 AND TAPS SHALL BE MADE ONL) N PULL BO\ES CCPOLE BASES. CONNECTI ONS AT OR NEAR GROLO LEVEL A•ND S To =1. ABOVE FOOTN_S SMALL BE COVERED WIT. INSULATION PADS. ]i E\TESCt EOIPM'ENTS. J-BO\ES AND RECEPTACLES SHALL BE WEATHERPROOF ALL COVERS SMALL NSTALL N LP POST10N'H-EN OPEN j 1 SRE UT" ITl C!STQBJTION FOR ELECTRIC SERVICE 5 TO BE I4 TALLED PER CONSTRUCTION DRAWINGS PROVDED J AND ENGINEERED 31 THE UTLITI CONSULTANT. ALL EO:PMFFNNT SHALL BE MOUNTED SLPPCQTEO ACCORDING TO THE OSHA RECLQEMENTS AND ILL LISTED I T y P20VOE ALL MATERIALS. A"D LABOR TO PERFORM ALL TASKS NECESSARI TO ACI.EVE A 1014 LETE ELECTRICAL INSTALLATION COh'PLETIO\' OF -09 SHALL BE GUARANTEED FOR A PERIOD OF ONE )EAR AFTER THE DATE OF ACCEPTANCE 3) OWNER, AN) r1041:. MATERIAL OR EOLPMENT FOLND TO BE FAULTY ORN1G THAT PERIOD SHALL BE CORRECTED AT THE E\PENSE OF THE ELECTRICAL CONTRACTOR -�I PROVOE T C O'/I��Q WITH ONE ,n SET OF COMPLETE ELECTRICAL 'AS BAT' AT TN HE COM>LETOOF THE JOB ,_O] ALL ELECTRCAL EOJPMENT. BZEAKEQS. AND TNAE SWITCHES DQECTOQI SHALL BE PROPER) LABELED V a ] ELECQGA_ S1_ EM LAI OUTS ARE GENEQALLI DIAGRAMMATIC. E\ACT ROUTING OF VNQNG OUTLETS AND "-J EOUDM_\'T -O 3E GOVERNED BI 5TQUCTLRAL CONDITIONS AND OBSTRUCTION - THE YICQN COVERED ON THESE C4AWNG5 SHALL NCLUDE THE FLQNS.NG OF ALL LABOR. MATERIALS. -_-- TRAN9'CQTLT,ON, rOOLS FEES. AND PERMITS REDUCED FOR INSTALLATION O- A COMPLETE AND 'YERATNG ELECTRICAL 5)STEµ DQAWNIGS ARE DIAGRAMMATIC AND ARE NOT NTENDED i0 SHOW EVER) DETAL . n TLe5 PRO_ECT CO\PL) S WITH THE APPLICABLE RULES OF THE Y005 NATIONAL ELECTRICAL COTE. VPTIONAL - PRE CODES. TITLE .J AND LOCAL ELECTRICAL CODES AS ADOPTED S) THE GOVERN\G MWNCJPALIT). CONDUCTOR SMALL BE NSTALLED N CODE APPROVED QACEWA)S. WIC AND QWUT MA'. BE USED INDOORS AND _-" OJTOJ.^PS. EMT \IA) BE USED N NOOCQ CQ) LOCATIONS. TAPE WRAPPED WY: OR SCHEDULE JO PVC ,WITH CODE SCE0 GROUND WIRE SMALL BE USED BELOW GRADE O. N CONCRETE SLAB. TPANLSITION 'ROM BELOW GRADE PIC SHALL BE TAPE WRAPPED WIC OR RMC. 1 Y.I THE COMPLETE ELECTRICAL 5) STEM SHALL BE GROUNDED N ACCORDANCE WITH N.E C ARTICLE 250 GROUND PATH THROLIBHOJT PACEWA) SISTEM SHALL BE COMNJOUS. 1 LIND QGQOIAD SMALL BE PVC SO-EDLLE 40 DUE TO SOL CONDITION. DO NOT USE METAL CONDUIT FOR U\DERGROLNO AND E\POSED INSTALLATION. i_11) ALL OPEQATNG MANUAL BROCHURES CATALOGS. ETC_ SMALL BE TLRNED OVER TO THE OWNER AT JOB COMPLETION. y I>i ALL LIGHTNG FI\TLMRES SMALL BE NEW AND NSTALLED WITH THE NECESSAQI FITTING AND MOUTNG ATTACHMENTS FOR COMPLETE NSTALLATIDNI ALL E\POSED PARTS OF ELECTRICAL EOIJPMEM SMALL BE COMPLETELI. TMOZOLGHL) CLEANED ANO FRCS FROM CEMENT PLASTER PANT. ETC_ ALL SCRATCHES ARE TO BE REFNSEO N AN ACCEPTANCE MANNER. F.'-P =.ITF I —ITII 1.+ I IIRIMC, LEGEND U10 THHN,/THIM`IN GROUND ---_ - r ETALLIC !ET IIJA:eaaell-,. .CLYi .NR'rs ._,?PPEF ;,x �I IDLIIT P 4, MPE -,I IT - 111FE " 5!4' alo 3/H' 15 14 - �14. -10 4/H. 2ii IU u1n I• 40 to Hi0 10 .. I' -10 1' 10,J ,5 l 1 -10 I' 200 0 -10 I• 400 2 600 I 8On 0 1000 00 U IC•C-F..,=F.0 VIED •=i'IlCN/1T I1111 5!4" 110 VAC _(Il I II YNI-I�L! ._... 1-- ro.?5 —1 UTLITI SECTgN U I•U LJ N I OUTDOOR LIGHTS I n I ALL NGI-IT I I kI��I I 1I I �y I..1 M} ser cPM - 1"AM _�.vEARI OFF 'i PHOTO CELL CO/. N THE SERVICE PEDESTAL TOGGLE SWITCH SPST I OV. EAMPS. LABEL'TEST"' "AURO' LIGHTING COVTACTCR5 :OAMPS. RATED NO DOVAC COL � )SOUARE-D-5P03-LGDOO E 41 80034GeO �I TM-_ SWTCH, C'OVAC KAOTOQ DPST NTERMATIC -TI03 CONTROL WIRING SCHEMATIC OUTDOOR LIGHTING 5% SLOPE TO DRAIN /A L_ I I MMDINTNG RMCD� r 1 2 NOTE TO MANIAN A CO\FORTAB_E NATLQAL =EEL FOR QESOFJVTIAL ENVRONMENT. LAMP SUPPLER NAJST PROVOE CORQECT LAMP COLOR TE.MPERATLQE PEQ 5PECFICA-,IONS NO FIELD CLIANGES SHALL BE MADE WITHOUT CORRECTIOMSI PI.BMITTED TO AND APPROVED 91 THE BLALDNG OFFICIAL ORDEQ L IGH1N'G=;\TLRES 5 WEEDS IN ADVANCE BEFORE III 5TALLATIO:U LOB INC WILL NOT RESPONSIBLE AND APPROVE FCR SLSSTITUTK)N OF L'G�TNG R\TU2ES LIGHTING SYM ID, DESCRIPTION lJ .:SEE "; , ._E" Ir' _ , • .E . 1. VE321F1 ALL, CCLO2 5 /I' 7 L �QIOR TO CQDE2n� �=I♦-;,2E5 CAP STL3-_p S'_CH THA r .On x C<' , -.,5= /11T� =r V--EJ GRADE TURF OR — GROLNO COVER i RGO G4/A'J=EJCO\OJ- :GN7Jc CGP UNDERGROUND NTS NTS STUB -LOCATOR ELECTRICAL SERVICE PEDESTAL 2025'W\IA.50'0\48'M TEL , 800-8cD-057 PUP a UUSPIO-M2100-P-'CTS-SD-SS PHOTOCELL, TEST SWITCH, N 10 POLE E IN 8 POLE. F•-- Ii.50 _'OA CONTACTOR. TWEE CLOG: i 120/240V RC -1.3W - 100 AMP CCUT BQEM:EQS TEED A2000 A1C IVERFII ILL LABELED AND LISTED ASSEMEL) a gTOCELL WIL'TFae• � — — — — — A!,O 1 5E=M1`3'1 UTLITI` ll' 3'CO r• f�-�fl�'...f.�� WERFYI �'a --'-'� W'X7n -:P 1fy I a 1.TanT,s LANDING LUGS 'J 1 6 4e —/ ��� rrpRnGrTax y 2,rCo �� STUB CUT D Vjv--D In 8 CU-3/4' TO DRIVEN GROUND ROD jjj 5/8' dA MT E COMECT TO QE£AQ LOr-o I LINE FN,z.s2 FADE SINGLE METER PEDESTAL ELECTRICAL CONDUIT SINGLE METER PEDESTAL __..... NTS ELEVATION SINGLE LINE DIAGRAM NOTE, L SE CONVECTED 12ATNG OF BQEN:EQS MA) BE USED ALL CF BREAKERS MUST BE SAME M4NFACTU7ER AND UL LISTED SERIES CONNECTED SJOQT CRCUT CLRQEM RATING FOR THAT VOLTAGE. -- FIELD MARKED ON PLL EOLJPME<NT SHALL READ 'CAUTION SERIES RATED S) STEM J^_OOOA AVAILABLE DENTFED RFFLACEMENR COMPONENT REOLRED ' 3 SERVN-E PEDESTAL INCLUDE PHOTOCELL. TOGGLE SWITCH. UGHTNG CONTACTOGM'CAMPS 1-8 F HO POLE I. THE CLOCK FIXTURE SCHEDULE MFG. & PART # orE-IEP-•-'_-FL -T--T-A- II IL LUMP ._'0 5P_01IC =A "VE-LEE'- 22 5P-'-a-A- II IL LUDED L.- -4'.:•UI.IE• �L�I IA4 APC-n L`_.53L EP-201iU+-A-I IIIi LLIPED __ IIIV+Pi'LII ID '='-I:I I-_?, _'I-i•rl 3CM1'I.: iiY F: FEIE I I: TH .�.A L FETE P-ILIR •_C-LLAP . ,n F=:•-...I'FL T-I=C; PNIILIFS PLT-42'30 BA5E III, LUVEE` iCViA. arE LEG- • -': P-• I: IIILLUE'ED 8' ,T)M _'COLLAR LIGVTNG FI\TURE A- DIAMETER � '- CONCRETE COLLAR " NTEGRATE TO CONCRETE WAU,WA) •'> YOPE CQ\'CRETE,N) ■ '� AWIG) FROM FI\TLRE BASE ��'I jiDEWAYA 1 BOLLARD DETAIL E NTS 2 LEGEND LIGHTING FI\TLRE DENTFER Q ELECTRICAL SERVICE PEDESTAL FI\TU2E T) PE 1\• • OJANTIT) N GROUP) _ J(HDETAL DENTFER e o ORODIT BREAKER 1\ DETAL NA9ER � I'•SHEET N- BER `J WEATHERPROOF JJ30X _ —3 STUBS - OUT GPI RECEPTACLE 'fl1 TRANSFORMER Q PULLBOr ti COL HQELA)) PHOTOCELL • UFE12 GROUND •emu IRRIGATION CONTROLLER (� WATTHJOLR UTLrTY METER GATE MOTOR (1) EOUPMENT ID WP WEATHERPROOF GND GROUND PANEL D FLIT. FOR FUTURE USE C.O CONDUT ONLY WRING N UNDERGROUND CU COPPER P2-1,3 CRCUT OENTFDATION ELEC ELECTRICAL ,PANEL P2-3. CKTS 3) NTS NOT TO SCALE 3 n12 TF& THNVN WIRE £ CONDLT CU-3/4' 3 CONDUCTORS COPPER NEC NATIONAL ELECTRICAL CODE — — T -12-AWG TWIN/TMMN NSLLATDN £ 3/4' CONDUT LD88 13-104 TP E EEFS FIRELE 1£ -.TLDEBAI EP1 PVI E _'OI ,IIC'�T';pai{R. "ILL v_T+J }4 rP• I»91 `._-.r 59 W *; O C =V 01 C uY a 0.3 N N Dale Deranplion Sheet Title: ELECTRICAL DETAILS Job No : LDBd 13-104 Srnle: None DrmAn: LD8 liK Dale: 12.3-2013 Sheel Number. Em2 PloMadby:draNlr,g D-03,2013 02:10PM CA 13.104 CArg—PldJ. La CkN SImel Cl,46 g%1}i DA E-2 d., DETAIL LEGEND S-- DETP1- -W ON E S-FFT Al-'4- ON S,+-cEl E-5 LC, 17 — F 07, SIFF- OQ Z0T0"-TQ1 C.ICUATION- B F D--1L Ef O. F G -3 ON SC E, C 7.71 C4LCU-AT10�5 E-1 D: -31 H CALCLEATION5 IL I OVERALL SITE LIGHTING MAP Scale: 1"=60'-0" CQC- -IGER FOR ,F.5LECTON OF PE--CTED R- Bo\ Tl�ri,-, LDB# 13-104 c F1 IL H LEI 15 TI)DEBAI EP E 111 u O 43 r 0 tj U Z 0 Sheer TUL: OVERALL SITE LIGHTING MAP Job No. LDB# 13-104 Scale: 1— 20 D..: LDB Inc Dale: 12.3-2013 Sheet Number. 2 E-3 Ploff,d by: dfiing Dec. 03, 2013 02:11 PM UA 13. 104 L..yn Hidg. L. W.W. W-1 ugnl,ng, - I V4 Qq=w 16 sm-m L'3 Poe REFER TO SHEET E-3 FOR REFE�Q TO 51ZLIt Iffl:� '00 "FORWTXX4 fiq 'A TI j f-1 A I I .......... �i�_ ._ram .�--��'��� �.���-{�---� ADEONOAL NHFORMAFOONR InOT A I I A ELECTRICAL DETAIL "B" Scale: 1!--20'-0" NORTH REFH2 TO ADDITIONAL A ELECTRICAL DETAIL "A" Scale- 1"=20'-0" NORTH --p ELECTRICAL DETAIL "C" Scale: 1"=20'-0" NOTES: 1. Refer to Sheet E-2 for Lighting Schedules and Notes. SITE LIGHTING NOTE LOB. M. DID NOT DESIGN THE SITE UGHTING FIXT-RE LOCATIONS OR REVIEW TI-E STE LIGHTING DESIGN. LOB INC. ONLY DESIGNED THE POWER FOR THE SITE LIGHTING, REFER TO PHOTOMETRIC PLAN BY OTHER FOR LIGHTING LEVELS. LDB, NO SHALL BEAR NO LIABILITY FOR ANY PERSONAL COMPLAINTS. PERSONAL INJURY AND/OR PROPERTY DAMAGE Or ANY KIND THAT APSES FROM THE LC44TNG DESIGN OF OTHERS. LIN 13-104 HLIGHTING DESIGNERS ELECTRICAL ENGINEERS 1 5 STUDEBAKER IRVINE. CA 92618-2013 TEL, (949) 733-8038 FAX: (949) 733-8058 I U DaN Dssalpff- g op o E &M Me: ELECTRICAL SITE DETAILS vs ae ob No. me# 13-104 kale: V= 20 WEI Inc. 1243-2013 go ;heel Number. E-4 d CIRCUIT SCHEDULE PANEL PI VOLTAGE 120/240V TYPE SERVICE PEDESTAL PHA5E 1P-,3M 131J551N6. 125A. MOUNTING . PREESTANDIN6 NEMA 3-R MAIN I—A-2P A. I.0 42 "IC, CKT AMFS / LINE AMPS / LINE CKT Mo EW I PMENT OTY 13 BRKR EW I F.T OTY No •�b AMP5 LI L2 LI L2 AMPS I OUTDOOR LI6HTIN6 20 6 1 14 CONTROL WIRE 1 2 1 9 OUT L16HT1 N6 20 5 O 4 OUT 1-I,5HTIN6 ' WTDOO,R 1-I6HTIN6 • 20 2O T 6 ® O 6 0 ,IY /5 O O 10 / 31 O O 0 O 2 IS O O 16 SUBTOTAL !3 I4 1 0 —( I TOTAL 9A y1 2.P KVA a259 2.4 KVA ( L.C.L 7 -__ _. / MIN FEEDER IS AMPS 4 KVA TOTAL FEEDER SIZE RElIEQ TO SI-EET E3 FOR ADDITIONAL INFORMATION _T--R TO SST E3 FOR ADDITIONAL INFORMATION \, - 4" 11 I y ,�71 •� ,, � 4 ... e i L 1 RFfER T SHEET FDP 400ITiCMWi. NP 9T"r. J R EE<1NC� PEDESTAL WE L TF�N'] �aw, '-'!1- IT�i-�uTF^msCu� Y\' . 1.1atL+6rtrr ELECTRICAL DETAIL "F" ELECTRICAL DETAIL "E" ELECTRICAL DETAIL "D" Scale: 1"=20'-0" Scale: 1"=20'-0" Scale: 1"=20'-0" NORTH NORTH NORTH \' NOTES: I 1. Refer to Sheet E-2 for Lighting Schedules and Notes. SITE LIGHTNG NOTE- LDB, INC. DID NOT DESIGN THE SITE LIGHTING FIXTURE LOCATIONS OR REVIEW TI-E SITE LIGHTING DESIGN LDB NO ONLY DESIGNED THE POWER FOR THE SITE LIGHTING, REFER TO PHOTOMETRIC PLAN BY OTI-ER FOR LIGHTNG LEVELS LDB, NO SHALL BEAR NO LIABILITY FOR ANY PERSONAL COMPLAINTS. PERSONAL INJJ2Y AND/OR PROPERTY DAMAGE OF ANY KIND THAT ARISES FROM THE LIGHTNG DESIGN OF OTHERS. 1D8# 13-104 LIGHTING DESIGNERS ELECTRICAL ENGINEERS 15 STUDEBAKER IRVINE, CA 92618-2013 TEL, (949) �33-0038 y,ImRA1'luailp FAX: (949) 733-6058 0 Sheer Title: ELECTRICAL SITE DETAILS a fi Job No : LW# 13-104 smle: V = 20 wn D19: LDB Inc 8 Dale: 1232013 8 Sheet Nmber: E-5 CIRCUIT SCHEDULE PANEL PJ VOLTAGE 120/240V TYPE 5ERVICE PEDESTAL PHA5E IP.,3H BUSSING: 125A:. MOUNTING : FREESTANDING NEMA 3-R MAIN IOOA-2P A 1 6 42 KAIG. LKT. —5 / LINE AMPS / LINE LKT ' NO EOV I PMENT OTT, BRKR BRKR EOV IPMENT OTY. No. LI L2 LI L2 AMPS AMPS OUTDOOR LIGHTING 23 20 4 1 15 CONTROL WIRE 1 2 5 OUTDOOR LIGHTING ' 20 20 4 O 4 S OUTDOOR LI6HTING ' OUTDOOR LIGHTING • 24 20 20 5 6 O O 6 B q O O O O 0 2 3 O O 4 15 O O 6 SUBTOTAL Is 10 O TOTAL Ib 10 3.1 KVA -5% 3,1 KVA ( L. L,L ) MIN- FEEDER 16 AMPS 4 KVA TOTAL FEEDER 5IZE CIRCUIT SCHEDULE PANEL PJ VOLTA6E 120/240V TYPE SERVICE PEDESTAL PHASE : IP,.3W BUSSING: 125A ltlJ1 llw : FWi5TAwp[ly lam— 9-R MAIN IOOA-2P A- 1 L 42 KAIC. CKT. No EOl11 PENT OTY. BWR AMPS / LINE AMPS / LINE BRKR EOU I PIENT OTY CKT, No LI L2 LI L2 AMPS AMPS OUTDOOR LIGHTING ' 20 4 1 15 CONTROL WIRE • 2 3 OUTDOOR I- GHTI H6 ' 20 O 6 D O 4 6 O O B O O O O 10 2 it 3 O 14 0 O Ib SUBTOTAL • b b I O TOTAL 5 I.'� KVA ,25% 1.3 KVA ( L.C.L ) MIN FEEDER T AMPS 2 KVA TOTAL FEEDER 5I ZE CIRCUIT SCHEDULE PANEL P4 VOLTA6E 120/240V TYPE SERVICE PEDESTAL PHASE IP ,5H BV551N6: 125A, PPR IN6 . FMM5TI1WIE6 NBHA 9-R MAIN IOOA-2P A.I:C : 42 KAIC. CKT. AMPS / LINE AMPS / LINE LKT- NO, EGU IPMENT OTT. BRKR BWR EOUIP'IENT OTY. No. LI L2 LI L2 AMPS AMPS I OUTDOOR LIGHTING 15 20 5 1 15 CONTROL HIRE • 1 2 3 LVTDOGR LI6HTI N6 2l 20 6 0 4 5 0 O O 0 6 B 9 O O O O IO 2 3 O O I4 15 O O 6 SUBTOTAL 3 6 1 O TOTAL 4 6 1.2 KVA 125% 1.2 KVA ( L.C.L / MIN, FEEDER 6 AMPS 2 KVA TOTAL FEEDER SIZE !9FCR TO SHEET E-3 FOR :ODITIONAL NPCRMATKN REFER TO SHEET E-3 FOR r -- - --ADDITIONAL INFORMATION >r - 1I r. •_� 1 X_�f `� L �. 1. r I i 51 ._ a, 5 Ifl' 1 it -y 1 pJ I : 1 � y ate•,: R:••r• 120/240V�F41. 3W. •d 5�h3 T1^I^:WT>NJAhCRI I=K)-CU-GNAM' 100 AMPS MAN (ENTIRE RLN) ELECTRICAL DETAIL G Scale: 1"=20'•0" NORTH NOTES: 1. Refer to Sheet E-2 for Lighting Schedules and Notes. SITE LC44TNG NOTE' LOB, INC. DID NOT DESIGN THE SITE LIGHTING FIXTURE LOCATIONS OR 12EVEW THE SITE LIGHTING DESIGN. LDB NO ONLY DESIGNED THE POWER FOR THE SITE LIG 4TNG, REFER TO PHOTOMETRIC PLAN BY OTHER FOR LIGHTING LEVELS. LDB, INC. SHALL BEAR NO LIABLITY FCR ANY PERSONAL COMPLANITS, PERSONAL NJJRY AND/OR PROPERTY DAMAGE OF ANY KNO THAT ARISES FROM THE 1-04TNG DESIGN OF OTHERS. IDBN 13-1 D4 H LIGHTINGDESIGNERS ELECTRICAL ENGINEERS 15 STVDEBAKER IRMNE, CA 92618-2013 TEL: (949) 733-8036 IHWAI^[RATET F41L (949) 733-8058 • _\ E `o �C L 0 DUMB Dena 7n = she61 ne6: ELECTRICAL SITE DETAIL G z JDb ND IDBI 13-104 smac V-20 Drawn: IDB Inc. Dale: 1232013 Sheer Number: I T,i J I4t00 REFER TO SLEET E3 FOR ADDITIONAL MFORMATKN P2L -C 2oK) i61f,YifAN1-Gil + I W4rve wLeu I, i O ELECTRICAL SERVICE PEDESTAL 12 . PH.. 3W. 100 A00 MP$ MAN pG. 3o1p-T WN 100• 0.CUW (-/N CIRCUIT SCHEDULE PANEL :O VOLTA6E - 120/240V TYPE METER/LOADCENTER PHASE IP..3M BU5SI1,16: 125A MOUNTING , FREESTANDIN6 FEMA 3-R MAIN IODA-2P A L 42 KAIL CKT AMPS / LINE MP AS / LINE CKT No. EQUIPMENT OTY. B-R BRKR EOU PMENT GTY. No LI L2 L1 L2 AMPS AMP5 I OUTDOOR LIGHTING 34 20 1 I 15 CONTROL WIRE 2 3 OUTDOOR L16MTIN6 34 20 l 10 20 6ATE'MOTOR 4 5 1 OUTDOOR L16HTIN6 OUTDOOR L16MT1 N6 ° II 22 ZO 20 4 5 I0 IO 201 ZO GATE ROTOR 6ATE MOTOR 1 6 B 'I II OUTDOOR L16HTIN6 • IS 20 3 O i0 O 201 GATE MOTOR I 10 2 3 g O O O O I I4 b SUBTOTAL IS 12 91 20 TOTAL 3b 33 B 2 RNA •2yi 6.2 FVA ( L C L 1 MIN FEEDER 43 AMPS 10 KVA TOTAL FEEDER SIZE CALLE DE NOSTALGIA FOR AwZEFE12 TO SHEET F:3 em3a FNro)AIAT)l2N i t a _ P4-B , f. l,: —• ; i , y k - ^ J -10 TH�J/THV N-W 10 IEN � �IO-CU-CYJD-r 1 � fTRE RW) ELECTRICAL DETAIL H Scale: 1"=20'•0" NORTH NOTE COORDINATE WITH GATE CONTRACTOR TO INSTALL CONDUT FOR PVC OX LOOP DETECTOR, KNOX BOX. KEY KNOX BAND CONTROL CABLE PER GATE MANUFACTLRE PLANS NOTES: I 1. Refer to Sheet E-2 for Lighting Schedules and Notes. SITE LIGHTING NOTE LOB, INC. DID NOT DESIGN THE SITE LIGHTING FIXTL92E LOCATIONS OR REVIEW THE SITE LIGHTING DESIGN -De INC ONLY DESIGNED THE POWER FOR THE SITE LIGHTING. REFER TO PHOTOMETRIC PLAN BY OTHER FOR LIGHTING LEVELS. LDB. INC. SHALL BEAR NO UABLITY FOR ANY PERSONAL COI PLAINTS, PERSONAL INAR2Y AND/OR PROPERTY DAMAGE OF ANY KIND THAT ARISES FROM THE LIGHTNG DESIGN OF OTP=RS. IDB# 13-104 H LGHTING DESIGNERS ELECTRICAL ENCIIJEER9 15 STUDEBAKER R—E. CA 92610-2013 TEL: (949) 733-803B INCORPORAMo FAX: (949) 733-805B �MM € a i t� vo �, •• _ =y- E a �s 3; c Dale Dee iplion 3 5 Sheet Ate ELECTRICAL SITE DETAIL H 8 Job No . IDB# 13-104 Smle: V = 20 B D— ID8I- DQIe: 1232013 •E Sheet Number. E-7 FRONT LA QUINTA FRONT SPANISH TERRITORIAL 0 7 4 S SCALE: 1/4" = 1'-0" WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 PLAN I BUNGALOW FRONT ELEVATIONS CANYON RIDGE LA QUINTA, CA SHEET No. Bassenian I Lagoni ARCHITECTURE• PLANNING• INTERIORS A. 20310 Wald D-. S.M 100 N.MoABmch, CA USA 9M tM.N9195539100 faxM5530518 w bazemnWov mn CopyugN2011 Ba—Magori kd*c• 01.31.14 731.13171 10`-01 I I I �I 1 I I I 1 I MOTOR i I` COURT 9 I GARAGE 1 211 x201 1 Y i f I i 11 I I I I d o I wtw I 1 I os Y 1 I KITCHEN I I � j I I I 1 L.AU. / I IIIII II .IdIIII I IIIIIII _ �GR2' BORExOA2M1T; Z DININ-- 161 X 13G REHQJUj PDR aBQ COURTYARD 249'X269 COURTYARD llcw fA JBA � I IIII I 2 d I I I 1 I Y ENTRY BEDROOM 2 I MASTER I I 1 �- I I BEDROOM Q I I I 172 X131 I 1 :W I BM S� PORCH BEDROOM 3 I I d � 122 xu° I i BA. 3 .. 1 I Z D I� - , I 0 I M d r O I _— -- -- _——_PASEO-- -- -- -- -- -- — 7.0..00' VARIES TARGET: 2,400 SQ. FT. 3 BEDROOMS / 3.5 BATHS 2- CAR GARAGE FIRST FLOOR FLOOR AREA TABLE I ST FLOOR 77.9 SQ. FT. 2- CAR GARAGE 483.9 SQ. FT. P L A N PORCH 77.9 SQ. FT. AREA 2,467.1 SQ. FT. BUNGALOW COURTYARD 659.9SQ. Fr. SPANISH TERRITORIAL LOT COVERAGE 42%1 WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 80S.409.0220 CANYON RIDGE LA QUINTA, CA l W IW aC V, Y� Q. No. C27836 y E,w. 3-31-15 4 3 4 R SCALE: 1/4-= I'-O SHEET NO. Ba$$6I11111 I Lag.oni ARCHITECTURE -PLANNING -INTERIORS matOmwaDdMSUk100W.Mlvcnusn mo @L-1919SM9109 la 19195530519 �bamnwbq� Copyn@ld 201, 8wA.WL.q.hdf*d� 01.31.14 731.13171 ALT. FIREPLACE & MEDIA @ GREAT ROOM ALT. FIREPLACE & MEDIA @ GREAT ROOM n o: y Na CL78J6 PLAN 1BqL }„-,6 r{ 0 2 4 B SCALE 1/4-= 1•-0- OPTIONS a 7 ' a SCALE 1/4-= 1•-0- WEST COAST CANYON RIDGE SHEET NO. Bassenian I Lageni HOUSING AABNITECT,Su• 00NNW •INTERIORS LA QUINTA, CA A.3 „°'"95'°"'�s�"oo"N°°'IV-196USA s�6° ,e1N 90.45518, •, 91955305,E 3027 Townsgate Rd, Suite 250 ch1M1BmwbpiAdikKh Westlake Village, CA 91361 0 1 .3 1. 1 4 73 1. 1 3 17 1 805.409.0220 ROOF LINE BUILDING WALL LINE ------------- I I I I I I I _ I ROOF PLAN SPANISH TERRITORIAL PITCH: 3:12 RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE T TILE F PLAN I V3& 1-1 BUNGALOW 'Tr G' ° 2 4 $SCALE 1/4"=1'-0• SPANISH TERRITORIAL ROOF PLAN WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 CANYON RIDGE LA QUINTA, CA SHEET No. Bassenian I Lagani ABOdd G8IFECFIIdE-REAfItfiR6 •1RTE61#li[S IL:,0 mmmbo- p7D11 a�mzgn.adAKb 73 1. 1 3 1 7 1 • q 5 0 1 .3 1. 14 -$" 16'-10 1 /2" 4W-9" 23'-5" 5'-9 I /2" 10'-0" MOTOR COURT 0 Th I I I I I t � GARAGE i co I 211 X201 N I I I 1 I I 6.B 1 I KITCHEN i I I A k I k I DINING { 1 nw 16± X13B I 1 �____� I. RFF. , 1 k I f I I I I 1-------------- — --- REF. I BBQ I I' I " I I I J COURTYARD I GREAT 249 x269 I ROOM a 1211 I I' r� I oRr I FP L— ------- mu-------------- rn dn 70.0'0' VARIES TARGET: 2,400 SQ. FT. 3 BEDROOMS / 3.5 BATHS 2 - CAR GARAGE FLOOR AREA TABLE I ST FLOOR 2 - CAR GARAGE PORCH COURTYARD WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 j BA.2 0 I I 11 j ENTRY I I I I MASTER I 1 BEDROOM 1 ' 172 X133 I I '2 -- z i� =SiR BATH PORCH r, BA. 3 \ i 2101 I. PASEO " FIRST FLOOR 77.9 SQ. FT. 4.9 SQ. FT. PLAN 1 77 77.9 SQ. FT. 2,467.1 SQ. FT. BUNGALOW 42% LA QUINTA BEDROOM 2 121 X 14 2 BEDROOM 3 122 X 142 CANYON RIDGE LA QUINTA, CA LAU- r® H O J z Q W z J J d no .0 COURTYARD. 142 X242 R� m 0 N CD N a 0 2 4 $ SCALE 114" = IL-0- SHEET NO. Bassenian I La'.gon.i ARCHITECTURE - PLANNING"INTERIORS trot ftM Cma SUb 100 r+mpd B-k CA USA 9296D aL.1e495539100 fax •1M9smOW - Cop�righ12011BmswwAajmikdAwM 01.31.14 73 1.13 171 a t � FRONT iwl�I sh (i�l I����� 'w'_'� �rl;! Iti�f�(iiRi( �lilltrrfRk�N�Mlrt jNINallilsl�t ��Aj1�4jRi11fl!�Iil�1 ��9���71� #1 tl1111� 11111111111111111111 I� I 0 ® 0 llllll111111llllllllllillllllllll■Illllll +� U U loolllllwlH llllllillllll11111IM1111111111 ,+,1111�Ji111111111 11111111fl111111luuHH11h _. REAR MATERIAL LEGEND A. CONCRErE'S` TILE ROLL UP GARAGE DOOR STUCCO y i. WOOD SHUTTER .-. CHAMFERED WOOD _ . �"1=moil ^ 'Irl�I�f�1�RKER G. DECORATIVE GABLE END DETAIL A. V400D BARGE BOARD �1�iBRICK SILL iw�{�rR'f�rL BRICK VENEER J M. FOAM TRIM �l�fK. BRICK TRIM �rME�i�#�IPR(�l�IR Milk"�F41�9pf4t�1 IN 1�I�t�I�l�l:l�l�f IIRE I IIRi��lM�9sl0.r�iRIM�I_9_li,#�1�IR.!R1�I�f�7�1�1�9�I�IRi f l�rt�I l�i i! — .. 0 u u BRICK HEADER N. LIGHT FIXTURE 0. EXPOSED RAFTER TAILS P. BUILT-IN FOAM EAVE Q. PRECAST TRIM R METAL ROOF S: WOOD POST W. RECESS AROUND %MNDOW X DECORATIVE IRO GATE ■ T. LOUVERED ATTIC VENT U. WOOD SHAPED CORBEL V. DECORATIVE IRON DETAIL Y: WOOD COLUMN Z COMPOSITE COLUMN LEFT (PASEO) P L A N Ev. -�-,31-15 BUNGALOW 8 LA QUINTA ELEVATIONS 7i COAST • .ee HOUSINGWEST • 805.409.0220 0 1 f X, -------------- ROOF PLAN PITCH: 3.5:12 RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE'S' TILE ROOF LINE BUILDING WALL LINE I LA QUINTA A P L A N I <b.C• E� 3-31-15 BUNGALOW 0 2 + a LA QUINTA ROOF PLAN SCALE 1W = V-0" CANYON R 1 D G E SHEET No. Bassenian I Laigojii WEST COAST HOUSING LA QUINTA, CA A. 0310id ECTORE•PLANNING• CAUSAORS �"°94"53910D '°°"�'°"�°`�"9"'o° *19195Si 05dB @LM 91955391 lasombp- 3027 Townsgate Rd, Suite 250 COW4t2011 aumbAaMadacs Westlake Village, CA 91361 805.409.0220 0 1 .3 1. 1 4 73 1. 13 17 1 FRONT LA QUINTA FRONT SPANISH TERRITORIAL 0 2 4 8 SCALE: 1 /4" = 1'-0" WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 PLAN I X BUNGALOW FRONT ELEVATIONS CANYON RIDGE LA QUINTA, CA h 1' No C27B36 Exp. 3-31-15 x' 4 i SHEET No. Bassenian I Lagoni ARCHITECTURE -PLANNING "INTERIORS 2031 Oldsod Drive. Baa 100 Newport B�, CA USA WOO IeL 0 949 5539100 Iw1949553 0548 —basserr"gom.mm CopMM 2011 BmwarAagory A d&M 01.31.14 731.13171 48'-9" 1 I'-3" -8" 19 16'-10 1 /2" 23'-5" _ 5'-9 1 /2" 10'-T --T I 1 1 I I , I ; I I I I M1 GARAGE i I C, I 22OX 121 _ I I I l I I I I 4 I W.iI ❑ I I ` i KITCHEN IAU O Z DINING 1, �� ❑.I r jjf F I I 161 x139 1 I� I •_'-i 11 �� � Q I I I vim, qr u1 Z I I I J {j J 3 I 1 PDR. a I I I I 1 ._------------------ I nEF.--------- I I 1 BBQ 1 I 4 I I 01, 1 I / jJI COURTYARD I GREAT 242 X269 I ROOM I l I I COURTYARD I I larr I"j I , 1 LF.P..-- I I 1 BA 2 I I I I BEDROOM 2 I � ENTRY 121XN6 I MASTER 1 t BEDROOM 1 I I 17k X133 ] IL 1 (DMASTER IZ BATH PORCH BEDROOM 3 I 124 x142 I 01 - --- I _ BA. 3 '\ Z I I I _ I I Q I O I M I I O I t PASEO I __ — -- -- --- -- r- 4 70-0+0' VARIES 3 BEDROOMS / 3.5 BATHS 2 - CAR GARAGE FLOOR AREA TABLE IST FLOOR 2 - CAR GARAGE PORCH COURTYARD WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 FIRST FLOOR 77.9 SQ. FT. 43.9 SQ. FT. 7PLAN I X 7.9 SQ. FT. 2,467.1 SQ. FT. BUNGALOW 42% SPANISH TERRITORIAL CANYON RIDGE LA QUINTA, CA 0 N 0o N W w d N 0 A D. No.C27936 E331-15j .rr=x n 7 e s SCALE 1/4" = I'-0' SHEET NO. Bassenian I Lag.onj A.10 ARCHITECTURE •PLANNING • INTERIORS 2031 plod Ume, SUde 100 N.W B.A CA USA 92660 IeLN9495539100 4a-19495530546 �Iasffl-kj� Cop 012011 Mmff a A29wNdlAear 01.31.14 73 1.13 171 Ila OjEwi A BUILDING WALL LINE ROOF PLAN SPANISH TERRITORIAL PITCH: 3:12 RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE 'S' TILE PLAN I X • a BUNGALOW Z { $SULLEI/4=I-0• SPANISH TERRITORIAL ROOF PLAN CANYON RIDGE SHEET No. Bassenian I Lagoni. WEST COAST LA CA A. 12 ASCHITECTUAE•PLANNING- INTERIORS �'°�"°9100 Z���° D*. faa1919�30518 HOUSING QUINTA, �I.1Qd. 3027 Townsgate Rd, Suite 250 73 1. 13 17 1 Westlake Village, CA 91361 0 1 .3 1. 14 805.409.0220 48'-9" 23'-5" 5'-9 10'-0" 0 I i En I II - --- I I I I I I I MO OR GARAGE i I CO RT aD 12OX 121 1 I N I I I I I I I I i i I I I I I a I I I � I I 1 i KITCHEN O LAU, I I I I - YI - DINING l i [� k D.W. Y 161 X131 I I S ,_—_ I i REF Q I ILu I I Ii Z 1 I J I I I I J I l % PDR I k 1 I I REF. I uo + 1 1 1 I I O I COURTYARD N 249 x26- I I 6 Y I I COURTYARD 149 124e an I 1 o. P. r L� it --------------- TJ 2 tl BA 2 1 + I 1 I I l BEDROOM 2 I ll Jf i ENTRY, J 121 X142 Y h MASTER I 9 I BEDROOM I 172 X131co w / rr MASTER T BATH PORCH 1 BEDROOM 3 1 1 I 122 xuA I I r / I I BA3 �. I z -� C> o M I I 1 0 O I I I PASEO 70.00' VARIES TARGET: 2,400 SQ. FT. 3 BEDROOMS / 3.5 BATHS 2- CAR GARAGE FIRST FLOOR FLOOR AREA TABLE N. C27M Exp. 3-31-15 0 2 4 B SCALE 1/4"= I'-0" ` w Id 1 ST FLOOR 77.9 SQ. FT. 2 - CAR GARAGE 483.9 SQ. FT. PORCH 77.9 SQ. FT. COURTYARD 2,467.1 SQ. FT. LOT COVERAGE 42% WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 PLAN I X BUNGALOW LA QUINTA CANYON RIDGE LA QUINTA, CA SHEET NO. Basseman I Lag.om 3 ABCNITECTBBE°P11111IB °111E1100S 20310dh.dWg9"b,00N.W080,CAU5A 92660 U ,1919 553 9100 lax ,1919 553 0546 Cap*20,1 Baxx"i"A g=kdibft 01.31.14 731.13171 FRONT REAR MATERIAL LEGEND A CONCRETE'S' TILE B. ROLL UP GARAGE DOOR C. STUCCO D. WOOD SHUTTER E. POTSHELF F. CHAMFERED WOOD OUTLOOKER G. DECORATIVE GABLE END DETAIL H. WOOD BARGE BOARD I BRICK SILL J. BRICK HEADER K BRICK TRIM L. BRICK VENEER M. FOAM TRIM N. LIGHT FIXTURE O. EXPOSED RAFTER TAILS P. BUILT-IN FOAM EAVE O. PRECAST TRIM R. METAL ROOF S. WOOD POST T LOUVERED ATTIC VENT U. WOOD SHAPED CORBEL V DECORATIVE IRON DETAIL W. RECESS AROUND WINDOW X. DECORATIVE IRON GATE Y" WOOD COLUMN Z COMPOSITE COLUMN RIGHT �� r f7��� �r i " ��ir�t�' � Irt1>•�IRI;, PT� u u LEFT (PASEO) o P L A N I X •� .3--31-1 Evp 3-31-15 BUNGALOW C 2 4 B LA Q U I N T A ELEVATIONS SCALE I/4-= I'-0• CANYON RIDGE SHEET No. Bassenian I Lagoni WEST COAST HOUSING LA QUINTA, CA A.14 AACNITECTUAE•PLANNING•INTERIORS �, ��-15 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 0 1. 3 1. 1 4 CapN h120" B 73 1. 13 17 1 805.409.0220 ROOF LINE BUILDING WALL LINE ►1 ROOF PLAN LA QUINTA PITCH: 3.5:12 RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE'S' TILE P L A N I X A • N&Cz7M BUNGALOW ° 2 sscueur=I-0• LA QUINTA ROOF PLAN WEST COAST HOUSING 3027 Tovmsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 CANYON RIDGE LA QUINT& CA SHEET NO. A. 5 0 1 .3 1. 1 4 Bassenian I Lagoni ARCHITECTURE • PLANNING • INTERIORS �" � 00 � ; mom Wwbmmmbg- cy"'m„ ""'� 73 1. 1 3 17 1 FRONT LA QUINTA FRONT SPANISH TERRITORIAL > 4 e 4 T�_1 SCALE: 1 /4" = 1'-0" WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Wesdake Village, CA 91361 805.409.0220 PLAN I Y BUNGALOW FRONT ELEVATIONS CANYON RIDGE LA QUINTA, CA * No. C27B36 Exp. 3-31-15 i sr js SHEET NO. I Bassenian I Lagom ARCHITECTURE• PLANNING• INTEBIOAS 2031 0rderd 0me, Suite 100 Neayod Beach, CA USA 92660 m!. +19d95539100 fax +19495530516 A. vrx^x 6assemm�lagom tom CopygM 2311 B—markagon Wilects 01.31.14 731.13171 tf 5T-6 1 /2" 10'-5 I/2" 3%1" 22'-5" 12' T 21'-5 1/2" 5'-0" ALLEY 1 ,IW. ll f GARAGE 204 X201 REF. I 9 I I KITCHEN -- F DINING i I - ! Dw " I 161 X13B 1 1 I I PDR. I 1• I � I ------------=---- 1 ---- --- -- ----- itw 'w -77 REF. f I . no eeQ I I 1 � I 1 COURTYARD I 249 X269 i ROOM jjy 1 22° x21 � I 1 COURTYARD 20= X29? 0 0 4 I I 1 I 1 I 1 I f op7_ �1 I I I L F7, I UA2BEDROOM I ENTRY124 2 X142 MASTER j y BEDROOM 1 - 17fl xl3? `4 A ! 1 ( MASTER cl PORCH BEDROOM 3 I � 122 X 14— 1 BA. 3 ' 1 1 — f 0 M 1 A I -- -- -- -- -- -- -PASEO - -- -- -- -- -- -- - - 75.00' VARIES TARGET- 2,400 SQ. FT. 3 BEDROOMS / 3.5 BATHS 2- CAR GARAGE FIRST FLOOR N V1 N ao N N FLOOR AREA TABLE I ST FLOOR 2,467 SQ. FT. " 2 - CAR GARAGE 447 SQ. FT. PLAN I Y V f2� � PORCH 78 SQ. FT. 3-31-15 COURTYARD 622 SQ. FT. BUNGALOW r a LOT COVERAGE 41 i S P A N I S H TERRITORIAL - SCALE 194" = V-0• NOTE SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION WEST COAST HOUSING 3027 Townsgate Rd, Suite 2S0 Westlake Village, CA 91361 805.409.0220 CANYON RIDGE LA QUINTA, CA SHEET NO. Bassenian I Lagoni A. I ARCNITECTHE • PLANNING • INTERIORS 2031 Odmd ore, Sole 100 N wWBeach, CAI15A 92950 Or1+1949553 MOD fix N%95530548 Copl igAl2a110ea1&wA3g=MdiM 01.31.14 731.13171 0 LINE WALL LINE ROOF PLAN SPANISH TERRITORIAL PITCH: 3:12 RAKE: 6" EAVE: 18" ROOF MATERIAL CONCRETE'S' TILE a PLAN I Y Eap. 3-31_,5 BUNGALOW 0 2 4 ascaFU4•=I,-0• SPANISH TERRITORIAL ROOF PLAN CANYON RIDGE SHEET NO. Bassenian I Lagoni WEST COAST HOUSING LA QUINTA, CA ARCHITECTURE • PLANNING • INTERIORS 20"°'dwdW1%�'°°""°fiB1V's"AM ����� ���'�° 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 0 1 1. 1 4 Camay°am,R aaid1s 73 1. 1 3 1 7 1 805.409.0220 .3 22'-5" 12'-7" 21'-5 1 -w ALLEY PASEO 75.00' VARIES TARGET: 2,400 SQ. FT. 3 BEDROOMS / 3.5 BATHS FIRST FLOOR 2 - CAR GARAGE FLOOR AREA TABLE Na C22m , Ev, 3-31-95 SCALE 1/4" = 1'-0" IST FLOOR 2,467 SQ. FT. P LAN I Y 2 - CAR GARAGE 447 SQ. FT. PORCH 78 SQ. FT. COURTYARD 622 SQ. FT. BUNGALOW LOT COVERAGE 41%1 LA QUINT A FlSOTArF MAY--F TO MFfHOD OF CALCULATION WEST COAST CANYON RIDGE HOUSING LA QUINTA, CA 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 Ln SHEET No. Basseman I La!goni AlCWNITCTOE•PLANNING - INTERIORS 1931wdDbiw,Set100N"M8swlCAUSA 2 f,.19495530548A.2 e40%909100 �bwmhiap— CWW 2011 Bassaden MW Ndre% 731.13171 01.31.14 FRONT REAR MATERIAL LEGEND A_ CONCRETES' TILE B. ROLL UP GARAGE DOOR C. STUCCO D. WOOD SHUTTER E. POTSHELF F. CHAMFERED WOOD OUTLOOKER G. DECORATIVE GABLE END DETAIL H. WOOD BARGE BOARD I. BRICK SILL J. BRICK HEADER K BRICKTRIM L. BRICK VENEER M. FOAM TRIM N. LIGHT FIXTURE O. EXPOSED RAFTER TAILS P. BUILT-IN FOAM EAVE O. PRECASTTRIM R. METAL ROOF S. WOOD POST T. LOUVERED ATTIC VENT U. WOOD SHAPED CORBEL V DECORATIVE IRON DETAIL W. RECESS AROUND WINDOW X. DECORATIVE IRON GATE Y. WOOD COLUMN Z COMPOSITE COLUMN LEFT (PASEO) ■0 1 LA QUINTA PLAN I Y IIaCM ' Ems. 3-;,_,5 BUNGALOW �SCALEI�+•=1'-0• LA QUINTA ELEVATIONS CANYON RIDGE SHED rvo. BasseniaNN I Lagoni WEST COAST HOUSING LA QUINTA, CA A�2 1 ARCHITECTURE • PLANNING •INTERIORS ' �� ' 3027 Townsgate Rd, Suite 250 20" 73 1. 1 3 1 7 1 Westlake Village, CA 91361 805.409.0220 0 1. 3 1. 1 4 LINE WALL LINE ROOF PLAN LA QUINTA PITCH: 3.5:12 RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE a PLAN I Y 32MX5 •���* Fip. BUNGALOW r R i ` 85['eicI LA QUINTA ROOF PLAN W=1,-0• CANYON RIDGE SHEET NO. Bassenian I Lagon+i WEST COAST HOUSING LA QUINTA, CA A.22WL'?rwr A111IT111111f , PLA11111.11T111¢95 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 wax" 73 1. 13 1 7 1 805.409.0220 0 1 .3 1. 1 4 FRONT LA QUINTA FRONT SPANISH TERRITORIAL o •r ; 1 SCALE: 114" = I'-0" WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 PLAN 2 BUNGALOW FRONT ELEVATIONS CANYON RIDGE LA QUINTA, CA SHEET No. Bassenian 1 Lagoni ARCHITECTURE • PLANNING • INTERIORS �111 A02 V �3 r� �V. r6mw mlapm._ C99A05048 CopyigM 2011 BammaN ags Ard*cb 731.13171 01.31.14 61 0 En W W oC N PASEO 70.00' VARIES' TARGET: 2,700 SQ. Ff. 4 BEDROOMS / 4.5 BATHS 2 - CAR GARAGE NOTE; SOUAAE FOOTAGE Y VAKY DUE TO MM400 OF C-Q-01LATION FIRST FLOOR a. PLAN 2 •����°� E.P}d1-15 BUNGALOW SPANISH TERRITORIAL ° &SCALE Ile =r-0• WEST COAST CANYON RIDGE SHEET NO. Bassenian I Lagoni AACHITECTURE•PLANXING•1®TEIIIOAS HOUSING LA QUINTA, CA 2931-1949dOrtR Sle'OD Newpo 8eedl Gl USA 9264 03 *d 599199 kza191959050 A. �IwwmtpLcm 3027 Townsgate Rd, Suite 250 2011 Westlake Village, CA 91361 73 1. 13 17 1 805.409.0220 0 1. 3 1. 1 4 ALT. FIREPLACE & MEDIA @ GREAT ROOM y 1,f;41all ' ALT. FIREPLACE & MEDIA @ GREAT ROOM OPT. CASITA @ BEDROOM 2 3 3 A fk� C2i934 ! PLAN 2�$'_1s P OPTIONS 09 2 7 B SCALE 1/4• = V-0• WEST COAST CANYON RIDGE SHEET NO. Bassenian I Lag,om HOUSING 11C031Dd EETRRE•PLANNING INTERIORS LA UINTA CA 1190 9100 •,09N�iw'IV, I dS CAUS49%HI Q � �N9W 5S19f00 4ita19Ws19518 • •wLa�naiaguifan 3027 Townsgate Rd. Suite 250 C°tM2Wl mWik-h Westlake Village, CA 91361 0 1 .3 1. 1 4 73 1. 1 3 17 1 805.409.0220 ------- - - - om -i ROOF LINE BUILDING WALL LINE ROOF PLAN SPANISH TERRITORIAL PITCH: 3:12 RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE S TILE A g. PLAN 2 .110. 3 31-15 BUNGALOW '��� 6 2. 4 $5CALE SPANISH TERRITORIAL ROOF PLAN 1f4,_11-0. CANYON R 1 D G E SHEET NO. Bassenian I Lagoni WEST COAST lk10111111RE • PL1861RG , 111/11/11 HOUSING LA QUINTA, CA A.27 �, °��� +' 3027 Townsgate Rd, Suite 250 Cq WM1i8mff&ft0kdft& Westlake Village, CA 91361 0 1 1. 1 4 73 1. 1 3 1 7 1 805.409.0220 .3 S 2,689 5Q. FT. I ST FLOOR 2 - CAR GARAGE 452 SQ. FT. PLAN 2 COURTYARDS 1011 SQ. FT. PORCH 29 SQ. FT. BUNGALOW LOT COVERAGE 44% LA QUINT A NOTE SQUARE FOOTAGE NAY VARY DUE Ttl METHOD OF CALCULATION WEST COAST CANYON RIDGE HOUSING LA QUINTA, CA 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 I 1 \, I V DROP - � �U-�, ZONEma 1 1' MASTER ----- � 1 BATH WALK-IN _ el.osar , MASTER BEDROOM _ -- 171 X173 SEAT , D_O I I I I i � DINING 1 20A X132 i; •J d D.w. 1 e I I - COURTYARD I l I 211 X302 j I KITCHEN I - 20.'E X149 I{ C 'URTYA �i x12g. I I I I PDR, I JUNIOR SUITEI 174 X12Z ENTRY � � BEDROOM 3 III X12Z 1 1 BEDROOM 2 123 X125 I BA. 3 iJ Z I J PORCH - BA 2 '.j 1 O O M I A 1 l-PASEO_ _ ---- 70..00' VARIES TARGET: 2,700 SQ. FT. FIRST FLOOR 4 BEDROOMS / 4.5 BATHS 2 - CAR GARAGE FLOOR AREA TABLE A Nu C27aw Fes. 3-31-15 D 2 11 SCALE: IW= 1'-0' o I Ln SHEET NO. Bassenian I Lapp; A. ARCHITECTURE• PLANNING - INTERIORS a13I 0mN1d D * $* 100 NsvgM8mN CA USA MW � a19W 553 9100 1n-1949553 0548 x Imsff-bp m Capy*2011Be wwaa9=Ad.M 01.31.14 731.13171 w LLI 4C to ROOF LINE BUILDING WALL LINE ROOF PLAN LA QUINTA PITCH: 3:12 RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE S TILE A P r lb. C2XX LAN 2 r,�. rn-is BUNGALOW„ F 0 2 4 BSCALE l/+.=I,-0. LA QUINTA ROOF PLAN WEST COAST CANYON RIDGE SHEET NO. Bassenian I La.gon,i HOUSING 0310,do Dm, E•PLANNING•INTERIORS LA QUINTA, CA A.3 "'� �°� 3027 Townsgate Rd, Suite 250 Cq*W2nl AWNAdia`4 Westlake Village, CA 91361 0 1. 3 1. 1 4 73 1. 13 17 1 805.409.0220 0 00 FRONT ;IN� im I 1 I IE7 9 LA QUINTA FRONT SPANISH TERRITORIAL SCALE: 1/4" = I'-0" WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 PLAN 2X BUNGALOW FRONT ELEVATIONS CANYON RIDGE LA QUINTA, CA I N. C27936 i Exp. 3-31-15 y sFIEET No. Bassenian I"agoni ARCHITECTURE• PLAN NI HE - INTERIORS 2031 ft d Drw. SA 1D0 K*.MB-h, CA USA 92660 Id.+1949653910D I.K-19495530548 WA1YbaS5BlAYIIdg011i= C°PydgM 2011 Ba-..L g°ni ArJA.M 731.13171 01.31.14 TARGET: 2,700 SQ. FT. 4 BEDROOMS / 4.5 BATHS FIRST FLOOR 2 - CAR GARAGE �p4 PLAN 2X •�� Ems. 3-71_15 BUNGALOW NOTE SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION S P A N I S H TERRITORIAL 4 __ SCALE 1 /4" = 1'-0' CANYON RIDGE SHEET NO. Bassenian I Lagon WEST COAST C INTERIORS HOUSING LA QUINTA, CA 1 �.�A K.194B53ARCHITEC9URE•PL 2MI Wad Dries Sub100 NwvW Bmd5 CA USA OW 9553O IeL.191955391U0 Im1 a19495530518 3027 Townsgate Rd, Suite 250 2MI"LS0"&A0ds Westlake Village, CA 91361 0 1 1. 14 73 1. 13 17 1 80SA09.0220 .3 ROOF LINE BUILDING WALL LINE ROOF PLAN SPANISH TERRITORIAL PITCH: 3:12 RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE 'S' TILE a PLAN 2X �� czmm E.P. 3-]1-15 BUNGALOW {a 0 2 4 1SCALF--1W=1-V SPANISH TERRITORIAL ROOF PLAN CANYON RIDGE SHEET No. Bassenian I Lagoa WEST COAST HOUSING LA QUINTA, CA A.34 ARCHITECTURE URE • PLANNING • INTERIORS I& ��' li.1sw553910U tt.1 s,9553om 3027 Townsgate Rd. Suite 2S0 CwAftMl Bmffwda0Ndieb Westlake Village, CA 91361 0 1 1. 1 4 73 1. 1 3 1 7 1 80S.409.0220 .3 I fI I I i I I I I I 1 I I I I 1 I 1 I tl l I 1 1 3 I Z f 7'0.00' VARIES TARGET: 2,700 SQ. FT. 4 BEDROOMS / 4.5 BATHS FIRST FLOOR 2 - CAR GARAGE FLOOR AREA TABLE 2,689 SQ. FT. 452 SQ. FT. 1011 SQ. FT. 29 SQ. FT. 44% PLAN 2X •��� t,�. �ar1s NOTE SQUARE FOOTAGE MAYVAAY DUE TO METHOD OFCALCULATION B U N G A L O W fir taF LA Q U I N T A °i 4 1 SCALE 1/4- = 1'-0- WEST COAST CANYON RIDGE SHEET NO. Basseman I La,goni HOUSING ARCNIFdDMSu-PLANMINS• CALISA9 LA UINTA CA11111111 "°'49553900 lm- ""°°" �"�"�° Q r kLN9195539190 f•tN 9195530519 • wxxhnimin 3027 Townsgate Rd, Suite 250 Cu"02911B Leg.AMr Westlake Village, CA 91361 0 1 .3 1. 1 4 73 1. 13 17 1 805.409.0220 W W N 0 ROOF LINE BUILDING WALL LINE ROOF PLAN LA QUINTA PITCH: 3.5:12 RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE A� PLAN 2X 3 �.C2XX , Erp. 3-31-15}' BUNGALOW 0 2 4 B SCALE 1/4• = 1'-0• LA QUINTA ROOF PLAN WEST COAST CANYON RIDGE SHEET NO. Bassenian I La;goni HOUSINGow ARCHITECTURE AAE • PLANNING • INTERIORS LA QUINTA, CA hi.190 °'`"°.s '°°"°"°°"a°°�`G"s""'o° A.37 �., 5�9,� ., � 3027 Townsgate Rd, Suite 250 C17D11AassArdftots Westlake Village, CA 91361 0 1 .3 1. 1 4 73 1. 1 3 17 1 805.409.0220 FRONT LA QUINTA FRONT SPANISH TERRITORIAL SCALE 1/4" = 1'-0" WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village CA 91361 805.409.0220 PLAN 2Y BUNGALOW FRONT ELEVATIONS CANYON RIDGE LA QUINTA, CA a. No. C27936 M Exp. 3-31-15 ac SHEET No. Bassenian I Lagom ARCHITECTURE• PLANNING• INTERIORS 20310idwid ire, Suite 100 NmpM Beach, MUSA 92W A.38tel 9495539100 far-1949 M05e wxw baWwnt99m' oom CoPMM 2011 BassenlarvLapni Ndit" 731.13171 01.31.14 10'-2" j I I = { ALLEY I _ j I I I C — 11 O J I I I I I I � CaLsOLSFE. T GARAGE 192 X20± DROP ZONE MASTER. WAaN%, zo BATH LAUp.]EBEDROOM R 171 ! 5 I1 VI- SEAT i I I ' I I I I.. I II r------ 1 I r DINING °� I" ;e l I 206 X13� I � J' I I I I I ! COURTYARD I I 211 X302 j. i KITCHEN I I I REF- ' I I I GREAT I I ROOM I C URTYA D I o XS2— I / IIj I I ` i AN I PDR. I UNIOR SUrrE 1 v± x121 ENTRY BEDROOM 3 n'— x12Z i- BEDROOM 2 6 11 m ' - 123 X121 ` BA 3 I .:J I -- I i Z - _ — f f BA 2 j O ` ` =9 M 1 4� PA5E0 ° -- - V 7-1 75.00' MIN TARGET: 2,700 SQ. FT. 4 BEDROOMS / 4.5 BATHS 2 - CAR GARAGE ps ^s PLAN 2Y �• F�q. 3-JI-15 BUNGALOW r 0 2 4 8 NOTE SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION S P A N I S H E R R I T O R I AL SCALE I14" = I'-0' CANYON RIDGE SHEET NO. Bassenian I Lappi WEST COAST ARCHITECTURE - PLANNING - INTERIORS HOUSING LA QUINTA, CA A.39 � �II �DW% D 3027 Townsgate Rd, Suite 250 CeprYj mII&m&dapwkdArf4 Westlake Village, CA 91361 0 1 .3 1. 1 4 73 1. 13 17 1 805.409.0220 !M wi I LINE )ING WALL LINE ROOF PLAN SPANISH TERRITORIAL PITCH: 3:12 RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE'S' TILE PLAN 2Y a Ery. 3-31-15 BUNGALOW 0 2 4 Rscael�4•-r-0• SPANISH TERRITORIAL ROOF PLAN WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 CANYON R I D G E LA QUINTA, CA SHEET No. A.L� I 0 1 .3 1. 14 Bassenian I Lagona ARCHITECTURE • PLANNING • INTERIORS a i 01j" f 1,411 73 1. 13 17 1 10'-2" lr 59'- I I " 10'-0" I l I II c I I ®r = ALLEY — a I I q 1------.---------- --- I I r I 'Ip 1 I I o , GARAGE I - _--- _ '91 X201 I DROP i 1 ZONE ---- Ik MASTER BATH w,wwN s- 1 m CLOSET y d as u. rA vTar LAL1. I • : MASTER I` BEDROOM 171 X 171 SEAT I - - I 11 i I C C I `II i I IC 1 I j i I I I I INING 206 x112 D l I I I Ir I! I COURTYARD- 213 x302 KITCHEN I I 1 I REF. I � I I I ROOM I206 X149 I - I I I C RTY D I I 0 X12S I, I I I I - Y I, I -- � PDR. v - I = UNIOR SUffE II + 17± X 121 ENTRY - BEDROOM 3 III x12Z � bo tl _ 1_ BEDROOM 2 I O0 12' X12' { I B- � I I A.9 m' I Z PORCH BA.2 C" I o - e O V PASE 75.00' MIN TARGET: 2,700 SQ. FF. 4 BEDROOMS / 4.5 BATHS 2 - CAR GARAGE A K. commm Ew PLAN 2Y �• }31-1s BUNGALOW NOTE SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULAT10N LA QUINT A 0 4 8 SCALE I14" = I'-0' CANYON RIDGE SHEET NO. Bassenian I La;goni WEST COAST ARCHITECTURE - PLANNING - INTERIORS HOUSING LA QUINTA, CA A 42 �1D%'�H�, IdI Qd.W M-*UU9SSIOM 3027 Townsgate Rd, Suite 250 Cepflo 20110anum lagmA dilea Westlake Village, CA 91361 0 1 1. 1 4 73 1. 1 3 17 1 805.409.0220 .3 00 FRONT REAR MATERIAL LEGEND A. CONCRETE'S' TILE B. ROLL UP GARAGE DOOR C. STUCCO D. WOOD SHUTTER E. POTSHELF F. CHAMFERED WOOD OUTLOOKER G. DECORATIVE GABLE END DETAIL H. WOOD BARGE BOARD I. BRICK SILL J. BRICK HEADER K. BRICK TRIM L BRICK VENEER M. FOAM TRIM N LIGHT FIXTURE O. EXPOSED RAFTER TAILS P. BUILT-IN FOAM EAVE O. PRECASTTRIM R. METAL ROOF S. WOOD POST T. LOUVERED ATTIC VENT U WOOD SHAPED CORBEL V. DECORATIVE IRON DETAIL W. RECESS AROUND WINDOW X. DECORATIVE IRON GATE Y. WOOD COLUMN t 2 RIGHT W a 00 0 M-1 0 0 LA QUINTA 7- COMPOSITE COLUMN - o- PLAN 2Y = Na C27B36 r. � 3—J1-15 BUNGALOW .ram 0 2 4 8 L A QUINT A SCALE I/4• = I'-0• CANYON RIDGE SHEET NO. Bassenian I Lagoni WEST COAST HOUSING LA QUINTA, CA • ARCHITECTURE •100Mw B •INTERIORS "a�•a39100-aol+e+vMe ki-194sn�so Ie1M 919 5539100 feota19195510518 •xwLesaia�ganimn 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 0 1.3 1. 1 4 73 1. 1 3 1 7 1 805.409.0220 z -H )OF LINE UILDING WALL LINE ROOF PLAN LA QUINTA PITCH: 3.5:12 RAKE: 0" EAVE: 12" ROOF MATERIAL CONCRETE 'S' TILE PLAN 2Y A •��; Erp. 3-31-15 BUNGALOW rOr o_ _ 4 8sweu4-=r-0• LA QUINTA ROOF PLAN WEST COAST HOUSING CANYON R 1 D G E LA QUINTA, CA SHEET NO. A.44 Bassenian I Lagoni 031Qd dNM$ •100W. I81 fBiEAi6d5 �' � 00 3027 Townsgate Rd, Suite 2S0 Westlake Village, CA 91361 80S.409.0220 0 1.3 1. 1 4 CuppW2M1I -0 kftcb 73 1. 1 3 1 7 1 FRONT LA QLMNTA m FRONT SPANISH TERRITORIAL 4 5 SCALE: 1/4"= I'-0" t� WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Wesdake Village, CA 91361 805.409.0220 PLAN 3 BUNGALOW FRONT ELEVATIONS CANYON RIDGE LA QUINTA, CA A * No C27B36 .k Exp 3-31-15 QF to SHEEP No. Bassenian I Lagoni ARCRITECTURE • PLANNING" INTERIORS A.45 20310di Id Uile.Sub IODN.WBevh CA USA 9M �. �1949579100 fwl 9493005f9 �.� C."*20119sxiimrta9uiu WW W 731.13171 01.31.14 2V-6" 60'-0" 8'-5 1 /2" 1. ALLEY --------------------- UNEM F I P2&.TAY i IN 10 a� o BA 3 1 �-7i —'' --- - LAU, KITCHEN I IEF. II � BEDROOM 3 -` 1 GARAGE 13= XI�i20l X204 ') i11J=J� HM.C---------------- i POOL I I e I I C 1 ; wm ----------- - --- -- ---------------------- DINING I I I I 184 X132 A Rf I , I I I f I { I I y I OUTDOOR I I LIVING �I II G ENTRY I� I GREAT I 1 ROOM i I Il ta4 X224 I i] �.,.�` --- _ _ — MASTER BEDROOM 152 X214 f l II II II o� M I O I PASEO 75.00' VARIES OUTDOOR- LMNG 13P X194 /XIS MASTER BATH 0 (0� BEDROOM 2 / DEN 135 X132 _JW I I 'BA 2`-A PDR, til C URT1'A D '17? XII A CASITA 131 X1210 f 1u BA.4 TARGET: 3,000 SQ. FT. 4 BEDROOMS / 4.5 BATHS 2 - CAR GARAGE NOTE SQUARE raor,-�E M y VAAT OuE To HOHOE OF CA=LATR}N 1 I I I 1 I I l I Ln 10 1i f I I O II I I I I I I I E I I I o� I I I I I P R PLAN 3 *�• Ems. 3-3,—,S T BUNGALOW " SPANISH TERRITORIAL 2 IISCALEI/Y=r-0" WEST COAST CANYON RIDGE SHEET NO. Bassenian I Lagom HOUSING RRCHRECTRRE•I'LAN B •INTURIORS LA QUINTA, CA ki.194�539100 roar�ale�dta495530USA ao FJ. M 9W 5539109 1mca194959305IB • wwJgmi.can 3027 Townsgate Rd, Suite 250 CW0A2911e> alada"a Westlake Village, CA 91361 0 1. 3 1. 1 4 73 1. 1 3 1 7 1 805.409.0220 ALT. F.P. LOCATION Q GREAT ROOM �A i�l IN] is-.— II 11k@Rl� a1ki'irii nL111:" ALT. F.P. LOCATION @ GREAT ROOM rA k ee Jn . MD. cmw PLAN 3 r;'-15 i F OPTIONS ° z ' B SCALE: I/4- = I"-0- WEST COAST CANYON RIDGE SHEET NO. Bassenian I Lonw HOUSING q ARCHITECTURE•100K*w MS•INTERIORS LA QUINTA, CA A.47 K-1 ��... jo 3027 Tovmsgate Rd, Suite 250 COWW2011 Bmff4 2gomkdit4 Westlake Village, CA 91361 0 1 .3 1. 1 4 73 1. 13 17 1 805.409.0220 om �A ROOF PLAN SPANISH TERRITORIAL PITCH: 3:12 RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE'S' TILE ROOF LINE BUILDING WALL LINE A PLAN 3 � � tea,-,s BUNGALOW rAF 0 2 4 $ SPANISH TERRITORIAL ROOF PLAN SCALE 114-=1•-0• CANYON RIDGE SHEET No. Bassenian I Lagom WEST COAST ARCHITECTURE•PLANNING+190.INTERRS HOUSING LA QUINTA, CA A.49 Y QdwdDKSu,e,00NmWB�.GUSR 9M o �.,Ss,s,w �.,5"�,os,s 3027 Townsgate Rd, Suite 2S0 t0a 0m, BM8&ntVn Mhlod Westlake Village, CA 91361 0 1 1. 1 4 73 1. 1 3 1 7 1 80S.409.0220 .3 60'-0" 10 10'-0" 20'-6" 18'-5 112" 31'-0 1 /2" 11 I` I f ALLEY I I 1 `I I I I 1 I I I I Z� FIRST FLOOR TARGET: 3,000 SQ. FT. 4 BEDROOMS / 4.5 BATHS 2 - CAR GARAGE FLOOR AREA TABLE I ST FLOOR 2 - CAR GARAGE 3,113 SQ. FT. 443 SQ. FT. PLAN 3 OUTDOOR LIVING 995 SQ. FT. ENTRY COURTYARD 202 SQ. FT. BUNGALOW LOT COVERAGE 45% LA QUINT A NOM SDIJAAE FOOTAGE K( Y VMY C E TO PTMO 1 OF GALCUtATM WEST COAST CANYON RIDGE HOUSING LA QUINTA, CA 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 A rm. cuau # EW 3 39-hi T FG + 8 SCALE 1W = 1W SHEET NO. Bassenian I La, nli ARCHITECTRRE•VLANNIN6•INTERIOAS A.50 �, � O ,�„�� coww 2011 Basommapm hdAKm 731.13171 01.31.14 0 ROOF PLAN LA QUINTA PITCH: 3.5:12 RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE PLAN 3 BUNGALOW ROOF LINE BUILDING WALL LINE 0 2 4 s LA QUINTA ROOF PLAN SCALE 1/4• = V-0• CANYON RIDGE SHEET No. Bassenian I Lagam WEST COAST AA0,d.0TURE•0DN1 N6•INTERIORS HOUSING LA QUINTA, CA • bL 1hdm539100 b,00 Brod6 , U5197669 YLN 91855391Wb, (esN 9195536516 3027 Townsgate Rd, Suite 250 Cw#ft2911Bmff".jmiA Westlake Village, CA 91361 0 1 1. 1 4 73 1. 1 3 1 7 1 805.409.0220 .3 w LL .-I.. d J. a FRONT LA QUINTA FRONT SPANISH TERRITORIAL 11 i P, -1------ I SCALE: 1/4"= I'-0" WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 PLAN 3X BUNGALOW FRONT ELEVATIONS CANYON RIDGE LA QUINTA, CA a sH�r No. Bassenian i Lagoni ARCHITECTURE• PLANNING• INTERIORS A.53 :, �ue1 dmm 19955i970NO CoplrigM2011 8aacen-1.Wie kd.*M 731.13171 01.31.14 O M p O ! 75.00' MIN TARGET: 3,000 SQ. FT. 4 BEDROOMS / 4.5 BATHS 3 - CAR GARAGE FLOOR AREA TABLE ST FLOOR 3 - CAR GARAGE OUTDOOR LIVING ENTRY COURTYARD WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 FIRST FLOOR 3,SQ. FT. 667 PLAN 3 X 667 SQ. FT. 990 SQ. FT. 191SQ. Fr. BUNGALOW 45% SPANISH TERRITORIAL d,ON CANYON RIDGE LA QUINTA, CA e3-31-15 o a SCALE I/4" = I'-0" SHEET NO. Bassenian I Lagoni AACHIT111"11"PLANIYIII6 •INTERIORS A.54 Cwp*20ilBawwdaq=kdhS 731.13171 01.31.14 a ROOF LINE BUILDING WALL LINE ROOF PLAN SPANISH TERRITORIAL PITCH: 3:12 RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE'S' TILE A PLAN 3X cz7nmm .�. E.P. 3--31-15 BUNGALOW o� SPANISH TERRITORIAL ROOF PLAN -aSCALE l,4,_I,-0. CANYON RIDGE SHEET No. Bassenian I La;gon WEST COAST LA DINT CA Q & A.56 MID h dew_ S,&IOU no"VP. D1e CAUA 3c� in,., xa�M WI!9495CTUyREY PLANMIN�fl.-IW 3 HOUSING W.., 9t8 SSs?fN 3027 Tovmsgate Rd, Suite 250 CwA#2011B pikdda 73 1. 1 3 1 7 1 Westlake Village, CA 91361 01 .3 1. 1 4 80S.409.0220 O RCsle e� M I O I 75.00' MIN \ TARGET: 3,000 SQ. FT. 4 BEDROOMS / 4.5 BATHS 3 - CAR GARAGE PASEO _ FIRST FLOOR FLOOR AREA TABLE IST FLOOR 3,479 5Q. FT. "' PLAN 3 X 667 �7B'6 SQ. FT. 3 -CAR GARAGE * Eqi. 3--31-15 OUTDOOR LIVING 990 SQ. FT. ENTRY COURTYARD 191 SQ. FT. BUNGALOW LOT COVERAGE 45% LA Q U I N T A ° 4 8 SCALE: 1/4• = r-0- NOTE94!t M FOOTAGE MAX VARY ®VETO C�MOU Of CALCULATION_ _ WEST COAST CANYON RI D G E SHEET NO. Bassenian I La�goni ARCHITECTURE• PLANNING - INTERIORS HOUSING LA QUINTA, CA A 57 WL �,1�s�'��I>s~9m MI(9195IDw fmc+191965%W • r 3027 Townsgate Rd, Suite 250 Cold 2011 Bwwwaao kdact Westlake Village, CA 91361 73 1. 1 3 17 1 805.409.0220 0 1 .3 1. 1 4 a ROOF LINE BUILDING WALL LINE ROOF PLAN LA QUINTA PITCH: 3.5:12 RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE'S' TILE PLAN 3X A A �* �. ray-1s BUNGALOW 0 x 4 8 SCALE 1/4' = V-O" LA QUINTA ROOF PLAN WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 CANYON RIDGE LA QUINTA, CA SHEET No. A.59 0 1 .3 1. 1 4 Bassenian I Lagom ARBNITUTRRE • PLANNING " INTERIORS � �1 � M 's �� Capp02M18mff6MVdAidiie� 73 1. 1 3 1 7 1 FRONT LA QUINTA FRONT SPANISH TERRITORIAL 0 s 8 SCALE: 1/4"= 1'-0" WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 PLAN 4 HACIENDA FRONT ELEVATIONS CANYON RIDGE LA QUINTA, CA A Y� a * No. CM36 Exp. 3-31-15 SHEET NO. Bas$enian I L.agoni ARCHITECTURE - PLANNING• INTERIORS A.60 20310rc and Dim, Style 100 Newport Beach, CA USA 92660 W.,19195539100 f..19495530548 eL���o m CBprV 2011 Bass h ap n Aid.We 01.31.14 731.13171 `� PLAN 4 3315 SQ. FT. TARGET- 3,300 SQ. FT. 4.SEDROOMS / 4.5 BATHS 3 - CAR GARAGE FLOOR AREA TABLE I ST FLOOR 3315 SQ. FT. 3 - CAR GARAGE 660 SQ. FT. OUTDOOR LIVING 481 SQ. FT. ENTRY COURTYARD 346 SQ. FT. LOT COVERAGE 47% NOTE SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION I 74'-0" 3T-3" 16' ------------------ ]w-------------------- € in V � I I i �,� OUTDOOR I I LNING l I ! 0`�� 35= %lib 1 vA.urrtr ! I � l NOOK 0 MASTER I I BEDROOM---_-----_----------------------------- I ! I I I I1 Ij k I I I r- , i 1 ININ I 31 X1e 1- t wow t [1 GREAT { 1 sFAr j ROOM �MASTER j t ,1 KITCHEN BATH 1 r ----, HIWDW ----,—.—.— __�.-----_ �... NE ysfOF BENCH I 11, I 1 /ENTRY - LAU. 1 WALK-IN 1 37LF, — ` GARAGE f 202 X2D4 9 ENTRY I COURTYARD 1 1610x2o? S ROOM 4 171 X152 1 I i I I i3II BEDROOM 2 ---r r 11110x1310 --- t I on �# , -------•-------------- BEDROOM 3 ----- - BX-2 12Z x 13 s r--------, I L? GARAGE ll SA. 3 +I 1 201 x n 2 I I I I � 7 4 I O G I En O � I I. I - I p I I -- - - --- 86.00' MIN PLAN 4 * Na. C27BJ6 Exp. 3-31-15 HACIENDA Fa SPANISH TERRITORIAL D gSCALEIhr 1'-0• WEST COAST CANYON RIDGE SHEET NO. Bassenian I Laganu pRCNITECTURE•PLANNING- INTERIORS HOUSING LA QUINTA, CA A,6 I @LNDdd G 19W A546 3027 Townsgate Rd, Suite 250 Cop V0011 Rabsea zVw k"ods Westlake Village, CA 91361 73 1. 13 17 1 805.409.0220 0 1 .3 1. 1 4 CASITA 131 X152 BA 4 ALT. F.P. ALT. F.P. @ GREAT ROOM @ GREAT ROOM OPT. CASITA OPT. DEN @ BEDROOM 4 @ BEDROOM 4 v PLAN 4 ♦ ft cmm • E.P.3 3,_,5 � f F OPTIONS ° 4 R SCALE 1/4. = I'-V CANYON RIDGE SHEET NO. Bassenian I kagm WEST COAST ARCNITECTRRE•PLANNING- INTERIORS HOUSING LA QUINTA, CA A.62 k,.1949553054 3027 Townsgate Rd, Suite 250 _ 2m1 emwaaZjm Westlake Village, CA 91361 0 1 1. 14 73 1. 13 17 1 805.409.0220 .3 a M ROOF PLAN PITCH: 3:12 RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE 'S' TILE PLAN 4 EV. 3-M-15 ftczmm , HACIENDA ,T 0 2 4 614._�-0. SPANISH TERRITORIAL ROOF PLAN WEST COAST CANYON RIDGE SHEET No. Bassenian I Lagoni A.64 ARC9495mTABE• PEA AKIN ;kW INTE09495iORS M54 HOUSING LA QUINTA, CA 2M10d. Do" S-b100 "°° B"CA GA9M �.,swss,�,w �., sS, 3027 Townsgate Rd, Suite 250 CeW�t2D1 A d& Westlake Village, CA 91361 0 1 .3 1. 14 73 1. 13 17 1 805.409.0220 II F GET: 3,300 SQ. FT.DROOMS /4.5 BATHS AR GARAGE OR AREA TABLE ` 1 I ST FLOOR 3315 SQ. FT. I 3 - CAR GARAGE 660 SQ. FT. OUTDOOR LIVING 481 SQ. FT. 1 ENTRY COURTYARD 346 SQ. FT. I " LOT COVERAGE 47/o I I I I I 74'-0" 6'_0" 20'-5 1 /2" 4= 3T-3" 16'-3 I /2" I I I 9 t` I I HIGH WD`"' ti I SEAT MASTER t I l BATH I I = 1 HIGH w1 ow(�D rr I' 1 WALKJN CLOSET - 37 LF. I I� I I 1 BEDROOM 2 p II IOX131O IjI I I ) i Lk 2 9 l I Z I O i Q, Q I L t I, OUTDOOR LIVING 353 X122 p ! I MASTER I EDROOM--=--------------=---=-- =--- 202 X141 I I i I _ _ I - I INN 338' 0 GREAT. ROOM i,p 20? xlaz t I I I I I ENTRY I 4 I i I �l ENTRY COURTYARD 161OX201 { Bf iDROOM 4 131 x 152 --_# BA.4 BEDROOM 3 -- 12Z X136 I I I I GARAGE�c'_ 20 - x 112 -- -- I. I i I I _ L-------- I GARAGE 202 X20'_ LAU, I 1 I II I ��I c I � Ln I A -� �8 6 .0 0' MIN PLAN 4 6W *Wp. 3-71-15 BUNGALOW '°F L A Q U I N T A 0 ' s SCALE 114' =1-W WEST COAST CANYON R 1 D G E SHEET NO. Bassenian I La,g,orm /� ARCHITECTURE •PLANNING • INTERIORS HOUSING LA QUINTA, CA A.65 �., 3027 Townsgate Rd, Suite 250 2°'t Westlake Village, CA 91361 73 1. 13 1 7 1 805.409.0220 0 1. 3 1. 1 4 �m AAwA�i . loo ROOF PLAN PITCH: 3.5:12 RAKE: 0" EAVE: 18" ROOF MATERIAL: CONCRETE'S' TILE A v D• PLAN 4 1 I,a� , Fap 3—]1-15 HACIENDA OFC' C z $SCALE I/4•= I'-o• LA Q U I N T A ROOF PLAN WEST COAST CANYON RIDGE SHEET No. Bassenian I La,goni HOUSING �. / ARCHITECTURE •PLANNINR•INTERIORS LA QUINTA, CA 6 �"°"°"�'�" �`G"%�° ` ,�., �,s5s,s,��m+, sw s570518 3027 Townsgate Rd, Suite 250 c,zo„ad Westlake Village, CA 91361 73 1. 13 17 1 805.409.0220 0 1 .3 1. 1 4 FRONT LA QUINTA FRONT SPANISH TERRITORIAL SCALE: 1/4"= V-0" WEST COAST HOUSING 3027 Townsgate Rd, Suite 250 Westlake Village, CA 91361 805.409.0220 PLAN 5 HACIENDA FRONT ELEVATIONS CANYON RIDGE LA QUINTA, CA SHEET No. Bassenian I Lagoni ARCHITECTURE •.LA 1M1NINU • INTERI... A.68 ,:, 0D 1M.1950M CopmM20„ gtt,en-J.W.ArdWbct 01.31.14 731.13171 73'-0" 26'-3" TARGET: 3,600 SQ. FT. 4 BEDROOMS / 4.5 BATHS 3 - CAR GARAGE FLOOR AREA TABLE I ST FLOOR 3,762 SQ. FT., 3 - CAR GARAGE 699 SQ. FT. 4 OUTDOOR LIVING 335 SQ. FT. PORCH 85 SQ. FT. LOT COVERAGE 48% PANTRY NOOK. 121 X12_2 I I ! I I I I I I ! I : I I ^� ]" ID.w.; I J I I I I KITCHEN I. GALLERY t F I I J 1 1 a Low (NETS LOW CABINf:TS C[ I ABINETS xis COURTYARD' fl' I 2s'- xis-L. y k 9 I I I J I l I 14 ! I I I I j i 1 j ENTRY 9 1 I I I 1 f I I J 9 ! I C I ! I I I I JUNIOR COURTYARD 1332 X18i 1 , '. uKa MASTER BEDROOM — IB2 X162 11111 ilVll V1� � 1 I —� Ilya! AI1I ' — It I{ j BA z ,� I I - --- BEDROOM 2 I121 X132 I I z z � I I - T I 3 BEDROOM 3 - J MEN 112 XI56 Lof-] I I I I I I GARAGE �Im 112 X203 EAU. I1 I I I I I ' GARAGE 20A X20= J BA 3 I I I I I ] llj N I I I I 1, � 86.00'MIN PLAN 5 Bw C27BM bs, }31-15 HACIENDA .ac� SPANISH TERRITORIAL 0 2 4 1' SCALE I/4•=1'-0- CANYON RIDGE SHEET NO. Bassenian I Lagoni WEST COAST LA QUINTA, CA A.69 ARCHITECTURE - PLANNING - INTERIORS L.,� '� som HOUSING 3027 Townsgate Rd, Suite 250 Cw)*M2011Bawo" :amlDar Westlake Village, CA 91361 0 1. 3 1. 1 4 7 3 1. 1 3 1 7 1 805.409.0220 OPT. F.P. I @ GREAT ROOM OPT. CASITA @ JUNIOR SUITE OPT. F.P. 2 @ GREAT ROOM A • N0. C2MMU PLAN 5}„-,5 r a OPTIONS ° ' [I SCALE: u,- = V-0• WEST COAST CANYON RIDGE SHEET NO. Bassenian I Lagani ARCHITECTURE• PLANNING - INTERIORS HOUSING LA QUINT& CA A.7� �:, , 920 , rAB 3027 Townsgate Rd, Suite 250 CWWM1Bmmwbqmhdhxb Westlake Village, CA 91361 0 1 .3 1. 14 73 1. 13 17 1 805.409.0220 O, IIIIIIII11FA: NE ROOF PLAN LA QUINTA PITCH: 3.5:12 RAKE: 0" EAVE: 12" ROOF MATERIAL- CONCRETE'S' TILE k� PLAN 5 y`�o 1b.a� *, EqLs_„_,s HACIENDA T r U Z 4 a LA QUINTA ROOF PLAN SCALE 114" = 1'-0" CANYON RIDGE SHEET NO. Bassenian I Lagon, i WEST COAST HOUSING LA QUINTA, CA �•�I� 1 ABCNITECTURE8100* PLANNING Mwo �'«��'�^'�^� I�a9 %9399109 Arai 4195539519 vnn — 3027 Townsgate Rd, Suite 250 2++ Westlake Village, CA 91361 805.409.0220 0 1 .3 1. 1 4 73 1. 13 17 1 I ! 73'-0" 8,-0" 26'-3" 18'4 1 /2" 28'4 1 /2" 5'-0" n :o TARGET: 3,600 SQ. FT. 4 BEDROOMS / 4.5 BATHS I ! 3 - CAR GARAGE f _ FLOOR AREA TABLE I I ST FLOOR 3,762 SQ. FT. - { 3 - CAR GARAGE 699 SQ. FT..; o OUTDOOR LIVING 335 SQ. FT. A1x - � I PORCH 85 SQ. FT. LOT COVERAGE MASTER BEDROOM 4$fo -------------_---._--__--.._---_.- IB2 X16� k !% _--------------------- o— — r- 7 I 7,t I r OUTDOOR r I I {jl LIVING j NOOK p ------ -- dl� 3 y I 121X129 _._-- MASTED HIGH 26_ x12- ` ru BATH wow rt 1 II J WAL1GIph CLCtSdET up I � I I r• ------- -- I 1 I D.O.HIGH SEAT 1{ CD wow ff 1_r-, I , I j -D.W. , I ROOM KITCHEN BA.2 I l —'— --- BEDROOM2 11 ! I 11 GALLERY k' f I2B x134 I ! I I I I I I I I W ! BD COURTYARD I 259 XI61 I I 1 I I I I I I� I I 1 JUNIOR BEDROOM 3 112 XISA 1 I I I I lN1NG j 1 I I ENTRY I I zl! xI6 l t ..- 1 k ! 1 1 GARAGE _ _ I I1_0 X203 LAU. dip BA. 3 PORCH ! _r L-------------- NEEL --------- COURTYARD' 133 XIS! I I ; I I I I I. 1 GARAGE 206 X203 I I I I 'I I I I4 Z Fl C { k o I Cn C I O ` I — A 80.00' MIN PLAN 527 C Ems. 3-31-15 HACIENDA L A Q U I N T A 0 2 4 a SCALE I/4' = I'-0• CANYON R 1 D G E SHEET NO. Bassenian I Lagoni WEST COAST A.73 ARCHITECTURE•I'LAHNIHG•IAUAI111 z« 9M Re, ONe"PoI 4CA US5mo5 HOUSING LA QUINTA, CA k1+19195539100 I. N 91955305/8 1949 9100 3027 Townsgate Rd, Suite 250 CWfltM2011 Bm mlaM kd&.b Westlake Village, CA 91361 805.409.0220 0 1 .3 1. 1 4 73 1. 13 17 1 SM ., NE ROOF PLAN LA QUINTA PITCH: 3.5:12 RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE'S' TILE PLAN 5 .E�.5. HACIENDA Tr 0 1 4 a LA QUINTA ROOF PLAN SCAM 1/4" = 1'-0" CANYON RIDGE SHEET No. Bassenian I Lagoni WEST COAST /ra A310idaCi%Sulei ANNING•INTERIORS 3910Sief00 He�pMll 2EL-1 HOUSING LA QUINTA, CA /`1 .7 •�C smom%0 �La1919599100 lath 9195530518 94955 3027 Townsgate Rd, Suite 250 —.,12 11 Westlake Village, CA 91361 805.409.0220 0 1 .3 1. 1 4 73 1. 1 3 1 7 1 PERSPECTIVE ILLUSTRATION WEST COAST C A N Y O N R I D G E SHEET Na BasseniaNN I Lagoni ARCHITECTURE • PLANNING •INTERIORS HOUSING LA QUINTA, CA 209-19496rd U910 Sole 100 Nenpw Beeax-194CA 5A92990 A�7 el.•t91955391� *bwd.comch ' 195530549 CepM 2012 Smuff nILaoAmNled, 3027 Townsgate Rd, Suite 250 73 1. 13 17 1 Westlake Village, CA 91361 02.03. 14 805.409.0220 Aml� � w m d m■ A mm /A /^ /A NL}RTH 0 30 60 120 240 DEVELOPER: West Coast Housing Partners, LLC 3027 Townsgate Road, Suite 250 Westlake Village, CA 92672 PH: (805) 409-0220 FAX: (805) 370-1822 CONTACT: R. W. (WHITTI HOLLIS IR. Vice Pr6dtnt of Land Acquisitiun PREPARED BY: �. �... . MOflBE �-� PJn OwxL . t1PPr 9CHULTz v�7--snr CLANNL'Fse EM Ut 11 E E tifi nuRVE 10115 MDS CONSULTING pL'T' 41665 BOARDWALK, SUITE 216'� PALM DESERT, CA 92211 CK 0 �$ � wa. mwc � � Gm �r.�u-15 �' 4)10114 u�fr C11111** SfAHIEY C R5E RcE ?A506 a etiTtT OAiE PRELIMINARY PLOTTING SITE DEVELOPMENT PERMIT 2013-93 7 Canyon Ridge - Tract No. 35060 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA APRIL 10, 2014 65300\SITE DEV PERMIT\SDP—SEC 7 ATTACHMENT 5 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY, MAY 21, 2014 CALL TO ORDER A special meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10:00 a.m. by Planning Manager David Sawyer. PRESENT: Board Members Richard Gray, Kevin McCune, and Ray Rooker ABSENT: None STAFF PRESENT: Planning Manager David Sawyer, Consultant Principal Planner Nicole Criste, Associate Planner Jay Wuu, and Executive Assistant Monika Radeva Planning Manager Sawyer led the Board into the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Board Members Rooker/Gray to approve the Architectural and Landscaping Review Board Minutes of April 2, 2014 as submitted. Motion passed unanimously. BUSINESS SESSION Site Development Permit 2013-937 submitted by West Coast Housing Partners, LLC. for the consideration of architectural and landscaping plans proposing the construction of 74 units on 28.3 acres within the existing Canyon Ridge Specific Plan. Location: on the west side of Washington Street, north of Avenue 48 (extended). Consultant Principal Planner Nicole Criste presented the information contained in the staff report, a copy of which is on file in the Community Development Department. ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 1 MAY 21, 2014 Mr. Whit Hollis, Project Manager with West Coast Housing Partners, LLC., Westlake Village, CA - introduced himself, gave a detailed presentation of the proposed project, and answered the Board's questions. Mr. Vance Graham, AIA, Architect with Bassenian/Lagoni, Newport Beach, CA - introduced himself, explained the proposed lighting for the project, and answered the Board's questions. Ms. Faye Pokletar, Landscape Architect with C2 Collaborative, San Clemente, CA - introduced herself, explained the proposed drainage for the development, gave detail on the type and number of trees proposed along Washington Street, discussed the landscaping palette, and answered the Board's questions. Board Member Rooker suggested that the sidewalks providing access from the street to the front doors of the bungalows be curvilinear. Board Member Gray suggested the applicant consider widening one of the bathrooms to facilitate its conversion into a handicap accessible bathroom if it was ever needed. Motion - A motion was made and seconded by Board Members McCune/Gray recommending approval of Site Development Permit 2013-937, as submitted with staff's recommendations and the following additions: • The retaining wall located at the western boundary of the property will be tiered with landscaping within the tiers. • The central recreation area (Lot N) will include benches and dog park improvements, including a water fountain and clean-up facilities. • All doors leading from the garage into the side yards shall swing outwards. Motion passed unanimously. 2. Site Development Permit 2014-940 submitted by GHA Companies for the consideration of architectural and landscaping plans for Darby Estates (TR 31087) proposing the construction of 19 new single-family homes on an approximately five acre tract. Location: on Darby Road between Palm Royale Drive and Adams Street. Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 2 MAY 21, 2014 Mr. Mario Gonzales, President and CEO with GHA Companies, Cathedral City, CA - introduced himself, gave a brief overview of the projects, and answered the Board's questions. Motion - A motion was made and seconded by Board Members Rooker/Gray recommending approval of Site Development Permit 2014-940 as submitted with staff's recommendations and the addition of the following condition of approval: "A pedestrian pathway shall be offered to homeowners that provides direct access from the street to the front door areas of the homes. These pathways shall be reviewed and approved by the Community Development Department as part of the Final Landscaping Plan process. " Motion passed unanimously. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - None BOARD MEMBER ITEMS 1. Correspondence from Board Member Ray Rooker suggesting that the Architectural and Landscaping Review Board make a recommendation to the Planning Commission to direct staff to amend the La Quinta Municipal Code in regards to front yard pathways. Motion - A motion was made and seconded by Board Members Gray/McCune recommending to the Planning Commission to direct staff to amend the La Quinta Municipal Code to require additional pedestrian access be provided from the street to the entrance of individual residential units. Motion passed unanimously. ADJOURNMENT There being no further business, it was moved and seconded by Board Members McCune/Gray to adjourn this meeting at 11 :28 a.m. Motion passed unanimously. Respectfully submitted, MONIKA RADEVA, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 3 MAY 21, 2014 ■ PLANNING COMMISSION STAFF REPORT DATE: JUNE 10, 2014 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2014-636 AMENDED FINAL MAP 32742 APPLICANT: MONTERRA PROPERTIES, LLC PROPERTY OWNER: MONTERRA PROPERTIES, LLC REQUEST: RECONFIGURE RECORDED MAP IN ORDER TO RELOCATE ACCESS FROM MONROE STREET TO BROWN DEER PARK LOCATION: EAST SIDE OF MONROE STREET, BETWEEN AVENUE 54 AND AIRPORT BOULEVARD RECOMMENDED ACTION: Adopt Planning Commission Resolution No. 2014 - approving Environmental Assessment 2014-636, subject to the attached Findings and Conditions of Approval Adopt Planning Commission Resolution No. 2014 - approving Amended Final Map 32742, subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: The applicant proposes an Amended Final Map for Monterra (TR 32742) in order to relocate the primary access from Monroe Street to Brown Deer Park (Attachment 1). Staff supports the proposal and has no significant issues with the proposed subdivision. BACKGROUND Tentative Tract Map 32742 was approved in 2004. The City Council approved the Final Map in 2007. A Site Development Permit for homes and landscaping was approved in 2013. The 14-acre tract, located along Monroe Street between Avenue 54 and Airport Boulevard, consists of 40 single-family residential lots varying in size from approximately 10,000 to 15,000 square feet (Attachment 2 and Attachment 3). A retention basin lot is located at the southeast corner of the site. Access to the tract is on Monroe Street, and will be un-gated. An existing residential community, the P:\Reports - PC\2014\PC 6-10-14\PH 2_MONTERRA\PH 2 (11 Amd Final Map 32742 MONTERRA PC REPORT - ds JW.docx Page 1 of 3 Norman Course at PGA West, is located to the south of the tract, a private equestrian residence to the west, and vacant, un-entitled land is located to the north. PROPOSAL & ANALYSIS: The Amended Final Map proposes to relocate the approved primary, and only, access, for Monterra from Monroe Street to Brown Deer Park (Attachment 4). The number of lots and the overall configuration of the tract will remain the same; only the vehicular access and the retention basin would be affected by the reconfiguration. The new access will not be gated, and Monterra will be annexed into the PGA West community. An access easement/agreement has been established between PGA West and Monterra, and will be recorded prior to issuance of any building permits for the community. Both homeowners associations that govern the adjacent portion of the PGA West community, the PGA West Master Homeowners Association and Fairway's Homeowners Association, have expressed support of the proposed reconfiguration (Attachment 5). The design of the Amended Final Map, as conditioned, conforms to the design guidelines and standards of the City of La Quinta General Plan and Municipal Code. The proposed site design incorporates street and parcel designs that are in compliance with applicable General Plan goals, policies, and development standards, and will provide adequate circulation, infrastructure, and utilities. Traffic and noise analyses have been completed as part of the proposed map, and have concluded that there will be minimal impacts upon the existing environment. Furthermore, the map will continue compliance with all applicable conditions of approval for the approved site development permit. A Modification by Applicant will be required in order to revise the landscaping plan to match the reconfigured community layout. AGENCY & PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on May 1, 2014. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on May 30, 2014, and mailed to all property owners within 500 feet of the site. To date, no comments have P:\Reports - PC\2014\PC 6-10-14\PH 2_MONTERRA\PH 2 (11 Amd Final Map 32742 MONTERRA PC REPORT - ds JW.docx Page 2 of 3 been received from adjacent property owners. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Community Development Department has prepared an Addendum pursuant to CEQA Guideline 15164. This is an Addendum to Environmental Assessment 2004- 515 that the City Council certified on October 5, 2004 for Tentative Tract Map 32742. The Addendum compared the impacts of the proposed project with the impacts analyzed in the original environmental review, with a focus on Air Quality, Noise, and Transportation/Traffic impacts. The analysis concludes that the proposed project would have a less than significant impact on the existing environment. Report prepared by: Jay Wuu, Associate Planner Report approved for submission by: Les Johnson, Community Development Director Attachment: 1 . Project Information 2. Project Area Map 3. Tract 32742 (Recorded Final Map) 4. Amended Final Map 32742 5. Homeowners Association Correspondence P:\Reports - PC\2014\PC 6-10-14\PH 2_MONTERRA\PH 2 (1) Amd Final Map 32742 MONTERRA PC REPORT - ds JW.docx Page 3 of 3 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING AN ADDENDUM TO A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2004-515, FOR AMENDED FINAL MAP 32742 CASE NO.: ENVIRONMENTAL ASSESSMENT 2014-636 APPLICANT: MONTERRA PROPERTIES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10" day of June, 2014, hold a duly noticed Public Hearing to consider a request by Monterra Properties, LLC for approval of Environmental Assessment 2014-636, prepared for Amended Final Map 32742, located along Monroe Street, between Avenue 54 and Airport Boulevard, more particularly described as: APN: 767-860-001 to 767-860-042 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on May 30, 2014, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, an Addendum to Environmental Assessment 2004-515 has been prepared and determined that the revised project does not trigger the need for the preparation of an additional Environmental Assessment, pursuant to CEQA Guideline 15162 or Public Resources Code Section 21166, in that the revised project does not involve: 1. Substantial changes to the project analyzed in the Environmental Addendum which would involve new significant effects on the environment or substantially increase the severity of previously identified impacts; 2. Substantial changes with respect to the circumstances under which the project is being undertaken which would involve new significant effects on the environment not analyzed in the Environmental Addendum; or 3. New information of substantial importance which would involve new significant effects on the environment not analyzed in the Environmental Planning Commission Resolution 2014 - Environmental Assessment 2014-636 Monterra (Monterra Properties, LLC) Adopted: June 10, 2014 Page 2 Addendum to substantially increase the severity of previously identified impacts. WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following findings to justify their recommendation for certification of said Addendum: 1. The revised project will not have the potential to degrade the quality of the environment, as the addendum prepared for the revised project did not identify any significant impacts beyond the existing project approval. 2. The revised project will not have the potential to achieve short term goals to the disadvantage of long-term goals, as the addendum prepared for this revised project did not identify any significant impacts with regard to this issue. 3. The revised project will not have impacts which are individually limited but cumulatively considerable when considering planned or proposed development in the immediate vicinity, as those impacts identified for geologic, water, air quality, biology, hydrology, noise, utility systems and cultural resources were addressed as part of prior environmental review, with no significant new impacts being identified with the revised project. 4. The revised project will not have environmental effects that will adversely affect humans, either directly or indirectly, as the addendum prepared for this revised project did not identify any significant impact with regard to the public health, safety, or general welfare. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1 . That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That is does hereby approve the Addendum to Environmental Assessment 2004-515 for the reasons set forth in this Resolution and as stated in the original Environmental Assessment Checklist and Addendum (Exhibit "A") attached hereto, and on file in the Community Development Department. Planning Commission Resolution 2014 - Environmental Assessment 2014-636 Monterra (Monterra Properties, LLC) Adopted: June 10, 2014 Page 3 PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 101h day of June, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California Terra Nova/City of La Quinta Addendum to Mitigated Negative Declaration, Amended Tract Map 32742 EXHIBIT "A" ADDENDUM to INITIAL STUDY/MITIGATED NEGATIVE DECLARATION for Amended Tract Map 32742 June, 2044 Terra Nova/City of La Quinta Addendum to Mitigated Negative Declaration, Amended Tract Map 32742 The City of La Quinta, as lead agency under the California Environmental Quality Act, Public Resources Code section 21000, et seq. ("CEQA") has prepared this Addendum pursuant to CEQA Guideline 15164. This is an Addendum to Initial Study/Mitigated Negative Declaration (IS-MND) which was approved by the City of La Quinta City Council on October 5, 2004 for Environmental Assessment 2004-515 and Tentative Tract Map 32742. Since that time, extensions of time by the City and the State have been granted, and the Map has been recorded. The purpose of this Addendum is to document certain changes to the project which will be implemented through the following land use approvals: AMENDED TRACT MAP NO. 32742 These changes are collectively referred to as the "Revised Project." The Tract Map (TM) is located on the west side of Monroe Street, approximately 150 feet south of Avenue 55. The project site consists of approximately 15 acres of vacant, previously graded land. It is bordered on the north by equestrian facilities, on the west by residential development, on the east by Monroe Street and vacant lands beyond, and on the south by residential development and golf course which are part of the PGA West project. The previous project proposed the construction of 40 single family homes on lots ranging from 9,200 to 15,000 square feet in size. Access to the project was planned for Monroe Street. The Revised Project consists of 40 single family lots of the same size. The only change proposed for the Revised Project is to modify the access to the site from Monroe Street to a private road connecting the project to Brown Deer Park, within the adjacent PGA West project. The purpose of the change is to provide the residents of the Revised Project with the amenities available at PGA West. Because the Tract Map was recorded with access to Monroe Street, an Amended Tract Map application has been filed to change the access point. All other configurations, layouts and land use allocations remain the same as originally approved. 2 N 89°55'00" E 45.03' 1 2 w m CURVE TABLE ,URVE LENGTH RADIUS DELTA CURVE LENGTH RADIUS DELTA CURVE LENGTH RADIUS DELTA CURVE LENGTH RADIUS DELTA Cl 12.2 1' 109.50' 6°23'20" C20 141.13' 38.50' 210°01 '07' C39 35.00' 38.50' 52°05' 14" C59 38.48' 24.50' 90°00'00" C2 141.13' 38.50' 210°01 '07' C21 16.01 ' 38.50' 23°49'44" C40 39.10' 38.50' 58° 11 ' 11 " C60 28.68' 109.50' 15°00'33" C3 15.27' 38.50' 22°43'03" C22 35.00' 38.50' 52*05'14" C41 35.00' 38.50' 52°05'13" C61 16.47' 109.50' 8°37'13" C4 35.00' 38.50' 52°05' 13" C23 39.10' 38.50' 58' 11 ' 11 " C42 16.01 ' 38.50' 23°49'45" C62 12.2 1' 109.50' 6°23'20" C5 35.26' 38.50' 52°2829" C24 35.00' 38.50' 52°05'13" C43 28.68' 109.50' 15°00'34" C63 141.13' 38.50' 210°01'07' C6 35.00' 38.50' 52*05'14" C25 16.01 ' 38.50' 23°49'45" C44 12.21 ' 109.50' 6°23'20" C64 16.01 ' 38.50, 23°49'44" , 20.60 , 38.50 ,,, 30°39 08 C26 , 28.69 , 109.50 ,,, 15°00 34 C45 , 16.47 , 109.50 ,» 8°37 14 C65 , 35.00 , 38.50 ,» 52°05 14 C8 48.25' 109.50' 25° 14'47" C27 12.2 1' 109.50' 6°23'20" C46 12.62' 25.50' 28°21 '28" C66 39.10' 38.50' 58° 11 ' 11 " C9 8.77' 109.50' 4°3523" C28 16.48' 109.50' 8°37'14" C47 12.13' 24.50' 28°21 '28" C67 35.00' 38.50' 52°05'13" C10 39.48' 109.50' 20°3924" C29 38.48' 24.50' 90°00'00" C48 12.13' 24.50' 28°21'27" C68 16.01' 38.50' 23°49'45" C11 116.65' 60.50' 110*2826' C30 32.07' 24.50' 74°59'55" C49 12.62' 25.50' 28°21'27" C69 28.68' 109.50' 15°00'34" C 12 6.3 1' 60.50' 5°58' 17" C31 90.00' 60.50' 85' 14'08" C50 12.62' 25.50' 28°21 '27" C70 12.2 1' 109.50' 6°23'20" C 13 52.47' 60.50' 49°41 ' 17" C32 38.48' 24.50' 90°00'00" C51 12.13' 24.50' 28°21 '27" C71 16.48' 109.50' 8°37' 14" C14 35.50' 60.50' 33°37'12" C33 38.48' 24.50' 90°00'00" C52 12.13' 24.50' 28°21'28" C72 54.19' 34.50' 90'00'00" C 15 22.38' 60.50' 21 ' 11 '40" C34 28.68' 109.50' 15°00'33" C53 12.62' 25.50' 2821 '28" C73 28.68' 109.50' 15°00'33" C 16 19.56' 109.50' 10' 14' 13" C35 16.47' 109.50' 8°37' 13" C54 5.80' 25.50' 13'0 1'43" C74 16.47' 109.50' 8°37' 13" C 17 38.48' 24.50' 90°00'00" C36 12.2 1' 109.50' 6°23'20" C55 6.82' 25.50' 15° 19'44" C75 79.69' 60.50' 75°28' 15" C 18 16.47' 109.50' 8°37' 13" C37 141.13' 38.50' 10'01 '07" C56 0.41 ' 25.50' 0°5524" C76 10.31 ' 60.50' 09°4553" C 19 1 12.21 ' 1 109.50' 1 6°23'20" C38 1 16.01 ' 38.50' 23°49'44" C57 12.2 1' 25.50' 27°26'04" C77 16.17' 24.50' 37°4849" C58 1 38.48' 24.50' 1 90°00'00" I C78 1 2.29' 1 24.50' 05°21'17" N 89°55'00" E 1218.03' SHEET 4 OF 4 SHEETS IN THE CITY OF LA OUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AMENDED TRACT NO. 32 742 BEING A SUBDIVISION OF A PORTION OF TRACT NO. 32742, RECORDED IN BOOK 427, PAGES 61 THROUGH 64, INCLUSIVE, OF MAPS, AND SITUATED IN THE NORTH 112 OF NORTHEAST 114 OF SOUTHEAST 114 OF SECTION 15, TOWNSHIP 6 SOUTH, RANGE 7 EAST, S.B.B.M. HEITEC JANUARY 2014 ��0 O N S U L T I N G 0 30 60 120 240 3 GRAPHIC SCALE. 1 "= 60' LINE TABLE LINE BEARING DISTANCE LINE BEARING DISTANCE L 1 N57°50'26 "E 18.11 ' L6 N58°4236 "E 17.14' L2 N61'08'54"W 17.37' L7 N58°5236"W 17.14' L3 N58°5236 "W 17.14' L8 N58'4236 "E 17.14' L4 N58°4236 "E 17.14 L9 N80° 13' 16 "W 46.34' L5 N58°5236 "W 17.14' r 386 6' 100.00 100.00 102.00 103.00 102.00 102.00 103.00 102.00 102.00 103.00 110.71 5.01 0.02 _ � : o �� 16 �I o, �' �1 c' Q) �� �I Q) o o �� ��. �- o0 00 �- .� o0 0o w o0 o w � � o o� 1 I o icy o 1 30 1 u� o 0 0 0 l 37 I o N 15 0 o N �� o 00 ��� �1 0 00 o f �1 0 00 0 0 �� �� 0 0 111,190 SF o ^ 17 22 0 11,572 SF n 0 24 N 29 0 "� o .- 31 N 36 0 38 w o �I o o^ 01 0l o o^Q)111,572SFo� o z`- o�11,572SFo1 0 23, 079 SF z "' 1 o z z o z z 1 o z o z L N 1 n 14, 749 SF `,_' 14, 972 SF N N 1 14, 972 SF `,=' 14, 972 SF N 1 14, 972 SF `;' 14, 972 SF 1 N 16,513 SF co co) �� N� co ,�BS� 6Q61 C 7 9 �9 61.15 52 852�68�� C 6 6 �� $ �2�6 S�S236�`3`3 040 �a ���6 o S�S2�6 ��, C 2 3 �� �� �2�6 uj q, C76 c' 1 C63 �' '� C37 �' C20 N89°55'00 "E 102.92' v , » , , „ , 6' „ , o� , „ , , „ , , �,•, �, cp N89°55 00 E 100.00 N89°55 00 E 100.80 C� (� W N89°55 00 E 100.80 N89°55 00 E 100.80 v - W W N89°55 00 E 100.80 N89°55 00 E 100.80 v N89°55 00 E 114.30 o Z v L� » , » Lw R I� I E � , » S R IY v L6 „ „ W v �"� S81 °05'49 "W(R) o S74°26 26 E(R) Q N S82° 12 30 W(R) S81 ° 15 49 E(R) I� cn Q S81 °05 49 W(R) S81 ° 15 49 E(R) F� cn ¢ S81 °05 49 W(R) S81 ° 15 49 E(R) rz c Q _ _ _ _ _ 00 _ o U zN� ^� o - - - - zO0 QN�v `' N ZO� QN� `' cn `' 0Nl- 10' P.U.E. 18 0 10' P. U. E. v, (� o 25 0 0 10' P. U. E• v; O �"'� . 32 0 0 10 P. U. E. c,; ¢ �,� , 39 0 Lri14 v, a Z h o o� 21 o U'- a o o� 28 0 �- U �,a h o o 35 0 �; a •`n o 11, 554 SF o o I 10, 249 SF d c� 10, 272 SF o W 40 10, 282 SF z 10, 282 SF Z h 10, 282 SF z 10, 282 SF W ``� o C83 N Q= z 10, 282 SF W_ Z _ J cc = o o I o N89°55 00 E 129.80 rloNo 00 �, `�- °-55-, 00 »E 131.76 N89°55 , 0-0 -»E -13-1.76, o cN8-9°5-5 ,- 00 -»E 131.76, N89°5�.- •- G�o �°55 00 »E 148.12,5,00E 131.76 °.°,„ ., N89v cr"'81°47 06S79°29'49"W(R� n S81'2747"E(R� S827Rf 1746WR �� J � R� o z`- `�S8E R� '"o�W o r <wt z p ~ Lo Ln 3 U W o 0p °o 13 0 o Ica c5 (Z) �o Z L Q o �� 0 19 20 � Cc�, 26 0 27 Ln 2n Ln 33 6 34 o o N z o <, o o z o o ter- z Lo 0 0 <r °p 10, 771 SF o, N o o �ci o Ln 0 12 720 SF 12, 720 SF o `n o `n 12 499 SF o Ln Q z c 0 12, 488 SF "' z o 0 0 0 20.50 z 12, 373 SF rn 12, 499 SF o 41 0 0 0 41 0 12, 499 SF rn o moo' z z 0.50 0.50 z `- z 0.50 0.50 z z ^; N89°55'00 "E C86 = 10' P.U.E. N28° 16 27 E R N28°26 28 W R R �) 10 P.U.E. � C5� ' 8 - - - - - � C�� C76 N89°55'00"E 142.37' P 25' 30' 119.02 r 98.50' 108.50' 45.00 45.00 59.75 C: C46 59.75 45.00 45.00 108.50 108.50 I- S89°26'41 "W R O R O 1� Lq N 89°55'00" E 356.75' 25.0 25.00 A A N 89°55'00" E 411.75'-(� _ S85°49'04 "E(R) J o _ , C48 N89°55 DQ E C47 _ LOT A ' 30 7. 00^ 307.00 5Q� ^ 0.82 ACRE 307.00 ^ Cj o J R n 12 0 , d- o d ' o �' N 89°55 00 E 921.00 " PRIVATE STREET Ln 0. C� �h o , „ , C52 N89°55 00 E C51 FOUR SEASONS PLACE „ 0 32' WIDE EASEMENT TO 10,539 SF `S N 89°55 00 E 311.15 C53 C50 N 89°55 00 E 299.75 J N79'40 47 E , 7 50.00 L9 COACHELLA VALLEY WATER N44°29 39 E R � \ C 9 0 0.00 80.00 80.00 68. C5 74.25 80.00 80.00 65.50 � 52.00 (� '�88 C89 41. 4 \\ C54 >> W p DISTRICT FOR WATER AND N N89°55'00E �� 2•90 10' P.U.E. c"', �1 �.� 10' P.U.E. o v G� 1 SEWER PURPOSES DEDICATED o I i� W 1 I n Q PER THIS MAP 115.00 �o �' 1 � . 15°05 05 w R LOT F N �`� 0 0 0 0 01 N N1 �1 0 0 0 0 0 0 0, k 3 A 9 cfl o o o 0 o o1 co1 ^ �I 4 0 3 Ln 0 2 Ln 0 1 00 o 0 Ln 11 o Ni10 0� 9 0� 8 0� 7 0� 6 ^1 'oNo1 5 �1� :n o� �; oo STORM WATER ' 0 0 �n o o o o �, N N N 1 0^ o^ o^ rn Ln Ln d 55 15,094 SF o o 9,331 SF z 9 200 SF z z z z o `�' "' o z 9,201 SF o 9,200 SF o 9,200 SF o 10,197 SF o o o -i DETENTION LOT cc o z 9,200 SF 9,200 SF 9,211 SF o g 629 SF o z z z z z z 0.72 ACRE i J I , , , , , 0 0 16 .00 z 0 0 0 z 0 z 0 0 0 0 27.5 27.50 C78 211.10 .01 25.01 30.02 - S89'55-00--- 11'---------------- - - BROWN DEER PARK N% 3 4,7 N 0. 29 -------T----�----�----r----�----�----r----�----�----T----�------T------- , ITRACT � �rn,64 I ,,. vv SHEET 2 FOR EASEMENT, MONUMENT AND SURVEYOR'S NOTES M • B ' ZyG/ 01121114 051107-amended F03 Terra Nova/City of La Quinta Addendum to Mitigated Negative Declaration, Amended Tract Map 32742 The City has compared the impacts of the Revised Project with the impacts analyzed in the IS- MND, and has made the following findings: Aesthetics — Impacts will be equivalent to those previously analyzed. The Revised Project will result in the construction of the same number of residential units, in the same locations, and with the same mass and scale as the approved project. There are no significant topographic or scenic features on or near the site. The development of single family homes will not impact the viewsheds of existing homes to the north, south and west of the Revised Project site. The project will generate as much lighting as was previously analyzed. Overall impacts associated with aesthetics will remain less than significant. Agricultural Resources — Impacts will be equivalent to those previously analyzed. The project site remains vacant, and is not in agriculture. Agricultural activities to the east of the project area, beyond Monroe Street, will continue unimpeded by the proposed project. No impacts to agricultural resources are expected. Air Quality Impacts — Impacts will be no greater, if not less significant, than those previously analyzed. The proposed project will generate the same level of emissions as those previously analyzed. These were found to be less than significant, with the implementation of standard best management practices relating to PM10 emissions during grading activities. The Revised Project will be subject to these mitigation measures. As regards vehicle emissions, impacts may be less than previously analyzed, because of the improvements in technology associated with vehicle exhaust, and the increase in alternative fuel vehicles occurring in the City and the region. The proposed project will result in Greenhouse Gas (GHG) emissions during the construction and long term operation phases of the project. The City has adopted a Greenhouse Gas Reduction Plan that includes implementation measures designed to reduce the GHG emissions of new development. The proposed project will also be subject to the requirements of Title 24 of the Building Code, which imposes stringent requirements for energy efficiency. GHG emissions generated by the proposed project will not be substantial and will not directly or indirectly result in a significant impact to the environment or conflict with applicable GHG plans, policies, or regulations. Therefore, impacts to air quality and climate change from the generation of GHG emissions associated with the construction and operation of the proposed project will be less than significant. Biological Resources — Impacts will be no greater than those previously analyzed. The site remains very and significantly disturbed. No significant native vegetation occurs on the site. The Revised Project will be subject to the requirements of the Coachella Valley Multiple Species Habitat Conservation Plan, and as a result will pay mitigation fees. These fees are designed to mitigate the impacts to sensitive species throughout the Valley. 4 Terra Nova/City of La Quinta Addendum to Mitigated Negative Declaration, Amended Tract Map 32742 Cultural Resources — Impacts will be no greater than those previously analyzed. The Revised Project will be required to monitor all ground disturbing activities in order to assure that any unknown potential buried resources are not impacted by the project, as was the original project. These mitigation measures will assure that impacts to cultural resources from the Revised Project remain less than significant. Geology and Soils — Impacts will be equivalent to those previously analyzed. The Revised Project will result in the development of the same number and type of single family homes as previously analyzed. These homes will be subject to the provisions of the Building Code in place at the time that building permits are issued. The standards and requirements include in the Code are designed to minimize the impacts associated with seismic hazards in the region. The Revised Project will also be required to implement the mitigation measures contained in the Mitigated Negative Declaration pertaining to liquefaction hazards. This requirement will assure that impacts associated with foundation design remain less than significant. Hazards and Hazardous Materials — The Revised Project, like the original project, will have no impact relating to hazards and hazardous materials. The resulting homes on the site will not generate, store or transport significant amounts of hazardous materials. Only household cleaners are expected to occur on the site, as is typical of all residential development. The City continues to implement, through its solid waste contractor, household hazardous waste disposal programs. No change in the level of impact is expected as a result of the Revised Project. Hydrology and Water Quality — Impacts will be no greater than those previously analyzed. The Revised Project will be required to retain 100 year storm flows on site, and has provided for this through a retention basin located in the same location as that of the original project. The overall requirements to manage onsite stormwater and to protect groundwater quality will still be implemented through the City's standard requirements for Water Quality Management Planning and Storm Water Pollution Prevention Planning. Land Use Planning — Impacts equivalent to those previously analyzed. The Revised Project is consistent with the Land Use and Zoning designations for the site, and will develop in a manner substantially consistent with that previously planned for the property. Mineral Resources — Not applicable. Like the previously approved project, the Revised Project will have no impact on mineral resources Noise — Impacts will be no greater than those previously analyzed, although they will differ slightly. The Revised Project's primary noise impact will be, like the original project, vehicular traffic. Unlike the original project, however, vehicle trips will not exit the site onto Monroe 5 Terra Nova/City of La Quinta Addendum to Mitigated Negative Declaration, Amended Tract Map 32742 Street, but instead will exit through the PGA West project to the south. The private roadway will access Brown Deer Park, and vehicles will travel through PGA West to existing gated access points either on Monroe, south of the site, or on Madison Street, west of the site. In order to determine whether the impacts associated with the Revised Project would have a significant impact on the residential development within PGA West, a noise analysis was completed (please see Appendix A). The analysis determined that current noise levels on Brown Deer Park and Tumberry Brown were 49.2 and 47.6 dBA CNEL, respectively. This is a low noise environment typical of residential development. The analysis further determined that with the addition of traffic from the Revised Project, noise levels on Brown Deer Park would increase by 1.4 dBA CNEL (to 50.6), and noise levels on Turnberry Brown would increase by 2.7 dBA CNEL (to 50.3). These noise levels remain well below the City's standard for outdoor noise levels for sensitive receptors, which stands at 65 dBA CNEL. Furthermore, noise level increases of less than 3 dBA generally cannot be discerned by the human ear, and it is therefore expected that the Revised Project's vehicle trip noise will not be perceptible to existing residents within PGA West. In conclusion, impacts associated with the Revised Project remain less than significant. Population and Housing — Impacts will be equivalent to those previously analyzed. The Revised Project will generate the same number of units, and therefore the same number of people as the original project. The Revised Project will have no impact on population and housing. Public Services — Impacts will be equivalent to those previously analyzed. The Revised Project will generate the same levels of demand for police and fire services as the original project. Similarly, impacts to schools and parks will be equivalent to those previously studied. The impact to public services will remain less than significant. Recreation — It is likely that the Revised Project's impacts will be less than the original project. The provision of access through PGA West will allow the residents to utilize the recreational amenities available with that project, and will reduce the need of residents to use public recreational services. As with the original project, it is expected that the Revised Project will have no impact on recreational facilities. Transportation/Traffic — Impacts associated with the Revised Project will be equivalent to, but will differ slightly from the original project. The original project proposed a single access point onto Monroe Street. The Revised Project will have no access on Monroe, and instead will access the public roadway system through PGA West's internal street system. Trip distribution will vary somewhat, insofar as the Revised Project residents will have the ability to access Madison Street C Terra Nova/City of La Quinta Addendum to Mitigated Negative Declaration, Amended Tract Map 32742 from inside PGA West, where original project residents would have accessed Madison Street from Monroe and Avenue 54. To determine whether the Revised Project would have significant impacts on traffic and circulation, a traffic analysis was prepared (please see Appendix B). The traffic analysis concurred with the original estimate of total daily trips to be generated by the project site at build out. The traffic analysis then distributed these trips on Brown Deer Park, through the existing development, and to either Monroe Street (south of the project site), or Madison Street (west of the project site). The traffic analysis found that the Revised Project will result in approximately 40% of trips exiting the site and heading west on Brown Deer Park, while about 60% of project trips would head east and south onto Turnberry Brown and exit onto Monroe. The analysis further found that the Revised project would add 76 daily trips to Brown Deer Park west of the site, and 115 daily trips to Turnberry Brown, south of the site. With the addition of these trips, streets within PGA West will continue to operate at Level of Service A. As a result of this analysis, impacts associated with the development of the Revised Project will remain less than significant. Utilities and Service Systems — Impacts will be equivalent to those previously analyzed. The Revised Project will generate an equivalent demand on domestic water and sewage treatment services, will be required to comply with all City standards relating to storm water management, and will generate the same amount of solid waste as that previously analyzed. Impacts associated with utilities will continue to be less than significant. Findings The City finds that consideration of the Revised Project does not warrant the preparation of a subsequent environmental review pursuant to CEQA Guideline 15162 or Public Resources Code Section 21166, in that the Revised Project does not involve: 1. Substantial changes to the project analyzed in the Initial Study/Mitigated Negative Declaration which would involve new significant effects on the environment or substantially increase the severity of previously identified significant impacts; 2. Substantial changes with respect to the circumstances under which the project is being undertaken which would involve new significant effects on the environment not analyzed in the Initial Study/Mitigated Negative Declaration or substantially increase the severity of previously identified significant impacts; or 3. New information of substantial importance which would involve new significant effects on the environment not analyzed in the Initial Study/Mitigated Negative Declaration. 7 Terra Nova/City of La Quinta Addendum to Mitigated Negative Declaration, Amended Tract Map 32742 Appendix A Noise Impact Analysis 1► �r� �►rr-�► u��'�`i�► _ Inc_ 4410 tree feourt Lane, Fallbrook G/h f2028 phone 7&0 - 473-1253 www.Idneonsulting.net fax 7100-W-404; April 30, 2014 Mr. Mark Ladeda Monterra Properties, LLC 55075 Monroe Street La Quinta, CA 92253 RE: Noise Findings Letter — Monterra Properties Tract 32742, City of La Quinta Ldn Consulting (Ldn) has analyzed the noise levels from the proposed project along the nearby/adjacent roadways at the request of the City of La Quinta. The purpose of this analysis is to identify the anticipated noise levels from the Project's proposed traffic on nearby/adjacent roadways and compare them with the City's thresholds. Project Description The proposed project consists of 40 single family dwelling units. The proposed residential community would have access to Brown Deer Park, a private street within the PGA West Greg Norman golf course gated community. The proposed project site is currently vacant. City of La Quinta Noise Standards The City of La Quinta has adopted interior and exterior noise standards as part of the General Plan Noise Element for assessing the compatibility of land uses with transportation related noise impacts. For noise sensitive residential land uses, the City has adopted an exterior noise level goal of 65 dBA CNEL for the outdoor living areas. Project Related Transportation Noise The off -site Project related roadway segment noise levels projected in this report were calculated using the methods in the Highway Noise Model published by the Federal Highway Administration (FHWA Highway Traffic Noise Prediction Model, FHWA-RD-77-108, December, 1978). The FHWA Model uses the traffic volume, vehicle mix, speed, and roadway geometry to compute the equivalent noise level. A spreadsheet calculation was used which computes equivalent noise levels for each of the time periods used in the calculation of CNEL. Weighting these equivalent 4/30/2014 1 1445-01 Monterra Tract 32742 Noise Letter Mr. Mark Ladeda Monterra Properties, LLC 55075 Monroe Street La Quinta, CA 92253 r for��rx�, rx. 4410 Greskourf Lane, FallbrooK GA f2026 phone Vo-477-1253 Fax 7&o-&Of-4f43 noise levels and summing them gives the CNEL for the traffic projections. The noise contours are then established by iterating the equivalent noise level over many distances until the distance to the desired noise contour(s) are found. The future traffic noise model utilizes a typical vehicle mix of 96% Autos, 2% Medium Trucks and 2% Heavy Trucks for all analyzed roadway segments. The vehicle mix provides the hourly distribution percentages of automobile, medium trucks and heavy trucks for input into the FHWA Model. To determine if noise level increases associated with the development of the Project will create noise impacts. The noise levels for the existing conditions were compared with the noise level increase from the Project. Utilizing the Project's trip generation analysis (Source: Monterra Properties Tract 32742 Project Trip Generation Analysis prepared by TJW Engineering, Inc., March 31, 2014) noise contours were developed for the following traffic scenarios: Existin : Current traffic noise conditions without construction of the project. Existing Plus Project: Current traffic noise conditions plus traffic from the completion of the project. The noise levels and reference distances to the 65 dBA CNEL contours for the roadways in the vicinity of the Project site are given in Table 1 for the Existing Scenario and in Table 2 for the Existing Plus Project Scenario. Note that the values given do not take into account the effect of any noise barriers or topography that may reduce the noise levels. Table 1: Existing Noise Levels 4/30/2014 2 1445-01 Monterra Tract 32742 Noise Letter Mr. Mark Ladeda Monterra Properties, LLC 55075 Monroe Street La Quinta, CA 92253 Conclusions 4410 Greskourf Lane, FallbrooK GA f2026 phone Vo-473-1253 Fax 7&o-&Of-4f43 Table 2: Existing Plus Project Noise Levels The overall roadway segment noise levels will increase to approximately 51 dBA CNEL with the development of the Project. The Project does not create substantial noise increase and the overall noise levels are well below the City's 65 dBA CNEL threshold. Therefore, the Project's contributions to roadway noise will not cause any significant impacts to any existing or future noise sensitive land uses. If you should have any questions regarding these findings, please do not hesitate to contact me at (760) 473-1253 at your convenience. Sincerely, Ldn Consulting, Inc. Jeremy Louden, Principal 4/30/2014 3 1445-01 Monterra Tract 32742 Noise Letter Terra Nova/City of La Quinta Addendum to Mitigated Negative Declaration, Amended Tract Map 32742 Appendix B Traffic Impact Analysis March 31, 2014 Mr. Mark Ladeda Monterra Properties, LLC 55075 Monroe Street La Quinta, CA 92253 Subject: Monterra Properties Tract 32742 Project Trip Generation Analysis, City of La Quinta Dear Mr. Ladeda, TJW ENGINEERING, INC. (TJW) is pleased to submit this trip generation analysis for the proposed Monterra Properties Tract 32742 single-family residential project located in the City of La Quinta. The proposed project consists of 40 single family dwelling units. The proposed residential community would have access to Brown Deer Park, a private street within the PGA West Greg Norman golf course gated community. The proposed project site is currently vacant. The proposed site plan is included in Appendix A. Methodology In order to determine the project's anticipated trip generation, Institute of Transportation Engineers (ITE) 9th Edition trip generation rates were utilized. The analysis calculates the AM peak hour trips, PM peak hour trips and average daily trips (ADT) forecast to be generated by the proposed project land use. Table 1 shows the ITE rates used to calculate forecast gross trip generation of the proposed project. The traffic generation of the proposed project, based on these rates is also shown in Table 1. Table 1 Proposed Project Trip Generation AM Peak Hour PM Peak Hour Land Use (ITE Code) Unit Daily Trips In Out Total In Out Total Trip Generation Rates (ITE 9th Edition) Single Family DU 0.19 0.56 0.75 0.63 0.37 1.00 9.52 Residential (110) Project Vehicle Trips Single Family Homes 40 8 22 30 25 15 40 381 Note: DU = Dwelling Units Source: ITE Trip Generation, 9th Edition (2012) As shown in Table 1, the proposed project is forecast to generate 30 AM peak hour trips, 40 PM peak hour trips and 381 daily trips. 540 N. Golden Circle Dr., Suite 104 1 Santa Ana, California 92705 1 t: (949) 878-3509 f: (949) 878-3593 www.tjwengineering.com Mr. Mark Ladeda Monterra Properties Tract 32742 March 31, 2014 Trip Generation Analysis The project site is within the PGA West Greg Norman golf course gated community. Project trips will generally utilize the community's gates on Kingston Heath and Tumberry Brown . Exhibit A shows the forecast trip distribution of proposed project trips, and Exhibit a shows the forecast trip assignment of project generated trips. The City of La Quinta's traffic study requirements require traffic studies be prepared when a proposed project is anticipated to generate 50 or more peak hour trips in either the AM or the PM peak hour. As shown in Table 1, the proposed project is forecast to generate 31 AM peak hour trips and 40 PM peak hour trips, below the threshold for preparation of a traffic impact analysis. Therefore no further traffic analysis is required per City of La Quinta guidelines. However, City of La Quinta staff requested that average daily traffic (ADT) counts be collected on select streets within the existing development to understand the changes to the level of traffic on the local streets within the development as a result of the proposed project. Table 2 shows the existing ADT on Brown Deer Park west of the project site, and on Tumberry Brown southeast of the project site. Detailed ADT counts are provided in Appendix B. Table 2 Average Daily Traffic Volumes Existing Plus Project Roadway Segment Existing ADT Project ADT ADT Brown Deer Park 199 76 275 Tumberry Brown 138 115 253 As shown in Table 2, existing ADT on the local streets within the PGA West Greg Norman golf course gated community are very low since the entire existing community is approximately 187+ single family homes. The proposed project will approximately double ADT on the roadway segments counted, since the proposed 40 home community will primarily be served by the two local streets surveyed. However, even with the proposed project, volumes on the local streets will still be very low. Based on the 9,000 ADT capacity of a local street in the City of La Quinta traffic engineering guidelines, a local street carrying up to 5,400 vehicles per day would be considered operating at LOS A. The local streets within the development are expected to carry less than 300 vehicles per day with the proposed project. Please feel free to call us at (949) 878-3509 if you have any questions regarding this analysis. TJW Engineering, Inc. 2 1 Page MPL14001 Monterra Trip Gen Memo 3312014 Mr. Mark Ladeda March 31, 2014 Sincerely, Thomas Wheat, PE, TE Principal TJW Engineering, Inc. Registered Civil Engineer #69467 Registered Traffic Engineer #2565 Monterra Properties Tract 32742 Trip Generation Analysis Jeffrey Weckstein Transportation Planner TJW Engineering, Inc. r�� TR�ja * ExP 6 0 TJW Engineering, Inc. 3 1 Page MPL14001 Monterra Trip Gen Memo 3312014 Legend: — — — Project Boundary U U) w z O O Of U) z 1-1 O Exhibit A: Proposed Project Trip Distribution MPL-14-001 Monterra Traffic Memo - March 2014 Q Not to Scale Traffic Engineering & Transportation Planning Consultants - 540 N. Golden Circle Dr #104 - Santa Ana, CA 92705 - P: (949) 878-3509 - F: (949) 878-3593 - www.tjwengineering.com Legend: XX/XX - AM/PM Peak Hour Volume XX - Average Daily Traffic Volume U z 0 0 0 Of U) z 0 0 Exhibit B: Proposed Project Trip Assignment MPL-14-001 Monterra Traffic Memo - March 2014 Q Not to Scale Traffic Engineering & Transportation Planning Consultants - 540 N. Golden Circle Dr #104 - Santa Ana, CA 92705 - P: (949) 878-3509 - F: (949) 878-3593 - www.tjwengineering.com Appendices APPENDIX A SITE PLAN 0 APPENDIX B EXISTING ADT VOLUMES Tuesday, March 25, 2014 CITY: La Quinta PROJECT: SC0335 Brown Deer Park west of Royal St George Prepared by: Field Data Services of Arizona, AimTD LLC tel. 951 249 3226 AM Period NB SB EB WB PM Period NB SB EB WB 00:00 0 0 12:00 2 2 00:15 0 0 12:15 0 2 00:30 0 0 12:30 1 3 00:45 0 0 0 0 12:45 3 6 4 11 17 01:00 0 0 13:00 2 1 01:15 0 0 13:15 2 4 01:30 0 0 13:30 1 0 01:45 0 0 0 0 13:45 0 5 5 10 15 02:00 0 0 14:00 2 3 02:15 0 0 14:15 1 3 02:30 0 0 14:30 1 2 02:45 0 0 0 0 14:45 1 5 3 11 16 03:00 1 0 15:00 0 1 03:15 0 0 15:15 1 4 03:30 0 0 15:30 2 0 03:45 0 1 0 0 1 15:45 3 6 4 9 15 04:00 0 0 16:00 1 1 04:15 0 0 16:15 2 0 04:30 0 0 16:30 3 0 04:45 0 0 0 0 16:45 1 7 1 2 9 05:00 0 1 17:00 1 4 05:15 1 0 17:15 1 1 05:30 0 1 17:30 0 1 05:45 1 2 1 3 5 17:45 0 2 2 8 10 06:00 0 0 18:00 1 1 06:15 1 1 18:15 1 0 06:30 1 0 18:30 1 2 06:45 0 2 0 1 3 18:45 2 5 3 6 11 07:00 0 0 19:00 2 1 07:15 3 2 19:15 0 1 07:30 0 0 19:30 3 0 07:45 2 5 2 4 9 19:45 0 5 2 4 9 08:00 0 1 20:00 1 0 08:15 0 2 20:15 0 3 08:30 5 2 20:30 1 1 08:45 1 6 0 5 11 20:45 0 2 0 4 6 09:00 2 1 21:00 0 2 09:15 4 4 21:15 0 2 09:30 7 4 21:30 0 2 09:45 0 13 4 13 26 21:45 0 0 0 6 6 10:00 0 1 22:00 0 0 10:15 1 0 22:15 0 0 10:30 3 1 22:30 0 0 10:45 1 5 4 6 11 22:45 0 0 0 0 11:00 1 1 23:00 0 1 11:15 0 1 23:15 1 0 11:30 1 6 23:30 0 0 11:45 3 5 4 12 17 23:45 0 1 0 1 2 Total Vol. 39 44 83 44 72 116 Daily Totals NB SB EB WB Combined 83 116 199 AM PM Split % 47.0% 53.o% 41.7% 37.9% 62.1% 58.3% Peak Hour 08:45 11:30 09:00 15:45 13:45 12:30 Volume 14 14 26 9 13 20 P.H.F. 0.50 0.58 0.59 0.75 0.65 0.71 pacific@aimtd.com Tell. 951 249 3226 Tuesday, March 25, 2014 CITY: La Quinta PROJECT: SC0335 Tumberry Brown east of Brown Deer ParkPrepared by: Field Data Services of Arizona, AinrTD LLC tel. 951 249 3226 AM Period NB SB EB WB PM Period NB SB EB WB 00:00 0 0 12:00 2 2 00:15 0 0 12:15 2 1 00:30 0 0 12:30 1 3 00:45 0 0 0 0 12:45 3 8 2 8 16 01:00 0 0 13:00 1 1 01:15 0 0 13:15 1 0 01:30 0 0 13:30 0 2 01:45 0 0 0 0 13:45 4 6 0 3 9 02:00 0 0 14:00 1 0 02:15 0 0 14:15 4 1 02:30 0 0 14:30 0 3 02:45 0 0 0 0 14:45 1 6 1 5 11 03:00 0 1 15:00 0 1 03:15 0 0 15:15 0 0 03:30 0 0 15:30 1 1 03:45 0 0 0 1 1 15:45 3 4 0 2 6 04:00 0 0 16:00 1 2 04:15 0 0 16:15 0 0 04:30 0 0 16:30 1 1 04:45 0 0 0 0 16:45 0 2 2 5 7 05:00 0 0 17:00 2 1 05:15 0 0 17:15 0 0 05:30 0 0 17:30 0 0 05:45 0 0 1 1 1 17:45 2 4 0 1 5 06:00 0 0 18:00 1 0 06:15 2 1 18:15 0 0 06:30 2 1 18:30 1 1 06:45 0 4 0 2 6 18:45 3 5 1 2 7 07:00 0 0 19:00 1 3 07:15 1 1 19:15 0 0 07:30 0 0 19:30 0 1 07:45 3 4 0 1 5 19:45 0 1 0 4 5 08:00 0 0 20:00 0 0 08:15 2 2 20:15 3 0 08:30 2 1 20:30 1 2 08:45 1 5 1 4 9 20:45 0 4 0 2 6 09:00 1 1 21:00 2 0 09:15 4 2 21:15 0 1 09:30 4 3 21:30 1 0 09:45 0 9 0 6 15 21:45 0 3 0 1 4 10:00 0 0 22:00 1 0 10:15 0 0 22:15 0 0 10:30 2 0 22:30 0 0 10:45 5 7 1 1 8 22:45 0 1 0 0 1 11:00 1 1 23:00 0 0 11:15 1 0 23:15 1 1 11:30 1 2 23:30 0 0 11:45 6 9 2 5 14 23:45 0 1 0 1 2 Total Vol. 38 21 59 45 34 79 Daily Totals NB SB EB WB Combined 83 55 138 AM PM Split % 64.4% 35.6% 42.8% 57.0% 43.0% 57.2% Peak Hour 11:30 11:45 11:45 13:30 12:00 12:00 Volume 11 8 19 9 8 16 P.H.F. 0.46 0.67 0.59 0.56 0.67 0.80 pacific@aimtd.com Tell. 951 249 3226 NOTICE OF DETERMINATION To: Office of Planning and Research 1400 Tenth Street, Room #121 Sacramento CA 95814 X County Clerk Countv of Riverside Attention: Cindy Kohler 2724 Gateway Drive Riverside CA 92501-3801 From: (Public Agency) CITY OF LA QUINTA P. 0. Box 1504 La Quinta CA 92253 OCT 13 2004 GARY L. ORSU By / yl C. Kohler L Deputy Subject: Filing of Notice of Determination in compliance with Section 21152 of the Public Resources Code. Project Title: Environmental Assessment 2004-515 and Tentative Tract Map 32741. State Clearinghouse Number {If submitted to Clearinghouse) Lead A enGY Contact Person Area Code/Telephone/Extension N/A Mr. Martin Magana 760.777.7068 Project Location (include County): West side of Monroe Street, approximately 150 feet south of Avenue 55, City of la Quinta, County of Riverside, California. Project Description: A Tentative Tract Map to subdivide ± 14.54 acres into 40 single-family lots and miscellaneous lots for Village Builders 98. On October 5, 2004, the La Quinta City Council certified a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 2004-515 and approved Tentative Tract Map 32741 to subdivide ± 15.54 acres into 40 single-family lots and miscellaneous lots by adopting Resolution 2004-068 (Environmental Assessment) and Resolution 2004-069 (Tentative Tract Map). This is to advise that the City of La Quinta has approved the above described project on October 5, 2004, as ( X Lead Agency), and has made the following determinations regarding the above described project: 1 . The project [_will X will not] have a significant effect on the environment. 2. _ An Addendum to an Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA and, X A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation measures I X were_ were not] made a condition of the approval of the project. 4. A statement of Overriding Considerations [_ was X was not] adopted for this project. 5. Findings [ X were _ were not] made pursuant to the provisions of CEQA. This is to certify that the final Environmental Documents, with any comments, responses and record of project approval, are available to the General Public at: City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 Martin Magana / , October 11 2004 Name/Signature (Public Agenc Date Date received for filing at OPR: N/A Associate Planner Title COUNTY CLERK deg. C7e ,larailioniNtc osierminatlen Filed peOS'T . C. 21152 OCT 1 V� 0 204 Removed: Dept. By: County of R e ide. Slate of California CALIFORNIA DEPARTMENT OF FISH AND GAME CERTIFICATE OF FEE EXEMPTION De Minimis Impact Finding Project Title, location, name and address of project proponent (including county): Project Title: Tentative Tract Map 32741 Location: West side of Monroe Street, approximately 150 feet south of Avenue 55, City of La Quinta, County of Riverside. Project Proponent: Village Builders 98 121 Spear Street, Suite 250 San Francisco, CA 94105 Project Description: A Tentative Tract Map to subdivide 14.54 acres into 40 single-family lots and miscellaneous lots. Findings of Exemption: This project was approved by the City Council on October 5, 2004 by adopting Resolution No. 2004-068 certifying the Environmental Assessment 2004-515 (See attached Resolution). Certification: I hereby certify that the lead agency has made the above findings a fact and that based upon the initial study and hearing record, the project will not individually, or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and Game Code. Martin Magah Associate Planner City of La Quinta, California October 11, 2004 N+[]TI�E OF DETERMINATION To: _ Office of Planning and Research From: (Public Agency) CITY OF LA QUINTA 1400 Tenth Street, Room #121 !La:�Q�u�inlaa . 0504 Sacramento CA 95814 A 92253 X County Clerk OCT 13 2004 County of Riverside Attention: Cindy Kohler GARY L.ORS0 2724 Gateway Drive 0, C.Itohler Riverside CA 92501-3801 By Deputy Subject: Filing of Notice of Determination in compliance with Section 21152 of the Public Resources Code. Project Title: Environmental Assessment 2004-515 and Tentative Tract Map 32741. State Clearinghouse Number (If submitted to Clearinghouse) Lead Agency Contact Person Area Code/Telephone/Extension NIA Mr. Martin Magana _ 760.777.7068 project Location (include Count: West side of Monroe Street, approximately 150 feet south of Avenue 55, City of la Quinta, County of Riverside, California. project Descri Lion: A Tentative Tract Map to subdivide t 14.54 acres into 40 single-family lots and miscellaneous lots for Village Builders 98. On October 5, 2004, the La Quinta City Council certified a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 2004-515 and approved Tentative Tract Map 32741 to subdivide ± 15.54 acres into 40 single-family lots and miscellaneous lots by adopting Resolution 2004-068 (Environmental Assessment) and Resolution 2004-069 (Tentative Tract Map). This is to advise that the City of La Quinta has approved the above described project on October 5, 2004, as (X Lead Agency), and has .made the following determinations regarding the above described project: 1. The project [_will X will not] have a significant effect on the environment. 2. _ An Addendum to an Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA and, X A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation measures [ X were_ were not] made a condition of the approval of the project. 4. A statement of Overriding Considerations [_ was X was not] adopted for this project. 5. Findings [ X were — were not] made pursuant to the provisions of CEQA. This is to certify that the final Environmental Documents, with any comments, responses and record of project approval, are available to the General Public at: City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 Martin Ma ana !�'" October 11 2004 Associate Planner Name/Signature (Public Agenc Date nitre COUNTY CLERK , Date received for filing at OPR: N/A ,t4eg. Declarallor�R G 2terminallon. Filed per 1152 PASTED Removed: Dept - By: Slate of California r:nunri ofRlverslde, 2 10 CALIFORNIA DEPARTMENT OF FISH AND GAME CERTIFICATE OF FEE EXEMPTION De Minimis Impact Finding Project Title, location, name and address of project proponent (including county): Project Title: Tentative Tract Map 32741 Location: West side of Monroe Street, approximately 150 feet south of Avenue 55, City of La Quinta, County of Riverside. Project Proponent: Village Builders 98 121 Spear Street, Suite 250 San Francisco, CA 94105 Project Description: A Tentative Tract Map to subdivide 14.54 acres into 40 single-family lots and miscellaneous lots. Findings of Exemption: This project was approved by the City Council on October 5, 2004 by adopting Resolution No. 2004-068 certifying the Environmental Assessment 2004-515 (See attached Resolution). Certification: I hereby certify that the lead agency has made the above findings a fact and that based upon the initial study and hearing record, the project will not individually, or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and Game Code. Martin Magan , Associate Planner City of La Quinta, California October 11, 2004 STATE OF CALIFORNIA - THE RESOURCES AGENCY DEPARTMENT OF FISH AND GAME ENVIRONMENTAL FILING FEE CASH RECEIPT Lead Agency: CITY OF LA QUINTA County Agency of Filing: Riverside Project Title: EA 2004-515; TTM 32741 Project Applicant Name: MATHEWS, 74COB Project Applicant Address: 121 SPEAR PT., #250 SAN FRANCISCO CA 94105 Project Applicant: Private Entity Receipt # 200401222 Date: 10/13/2004 Document No: 200401222 Phone Number: CHECK APPLICABLE F , U. ❑ Environmental Impact Re 7ort ❑ Negative Declaration ❑ Application Fee Water Diversion (State Water Resources Control Board Only) ❑ Project Subject to Certi/i d Regulatory Programs X❑ County Administration F $64.00 0Project that is exe pt from fees (DeMinimis Exemption) ❑ Project that is exempt from fees (Notice of Exemption) Total Received $64.00 Signature and title ofperson receiving payment: Notes: NOTICE OF DETERMINATION To: Office of Planning and Research From: (Public Agency) CITY OF LA QUINTA 1400 Tenth Street, Room #121 P. O. Box 1504 Sacramento CA 95814 La Quinta CA 92253 1 r—.JERS16E COUNTY X County Clerk County of Riverside Attention: Cindy Kohler 2724 Gateway Drive Riverside CA 92501-3801 OCT 1. 3 2004 GARY L. QRSO C. Kohler By 0, Deputy Subject: Filing of Notice of Determination in compliance with Section 21152 of the Public Resources Code. Project Title: Environmental Assessment 2004-515 and Tentative Tract Map 32741. State Clearinghouse Number (If submitted to Clearinghouse) Lead Agency Contact Person Area Code/Telephone/Extension N/A Mr. Martin Magana 760.777.7068 Project Location (include County): West side of Monroe Street, approximately 150 feet south of Avenue 55, City of la Quinta, County of Riverside, California. Project Description: A Tentative Tract Map to subdivide ± 14.54 acres into 40 single-family lots and miscellaneous lots for Village Builders 98. On October 5, 2004, the La Quinta City Council certified a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 2004-515 and approved Tentative Tract Map 32741 to subdivide ± 15.54 acres into 40 single-family lots and miscellaneous lots by adopting Resolution 2004-068 (Environmental Assessment) and Resolution 2004-069 (Tentative Tract Map). This is to advise that the City of La Quinta has approved the above described project on October 5, 2004, as ( X Lead Agency), and has made the following determinations regarding the above described project: 1. The project [_will X will not] have a significant effect on the environment. 2. _ An Addendum to an Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA and, X A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation measures [ X were_ were not] made a condition of the approval of the project. 4. A statement of Overriding Considerations [_ was X was not] adopted for this project. 5. Findings [ X were _ were not] made pursuant to the provisions of CEQA. This is to certify that the final Environmental Documents, with any comments, responses and record of project approval, are available to the General Public at: Martin Ma ana /fK Name/Signature (Public Ag Date received for filing at OPR: N/A City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 October 11, 2004 Asso6 Date COUNTY CLdW N#q, DWarmilorMc Delerrnlnalion flied par P.R.C. 21152 POSTED OCT 13 2004 Removed; - _-- (ay: Dept. Qt�us� X +rar;lde, Skta of Califarnla STATE OF CALIFORNIA - THE RESOURCES AGENCY DEPARTMENT OF FISH AND GAME ENVIRONMENTAL FILING FEE CASH RECEIPT Lead Agency: CITY OF LA QUINTA County Agency of Filing: Riverside Project Title: EA 2004-515; TTM 32741 Project Applicant Name: MATHEWS, JACOB Project Applicant Address: 121 SPEAR ST., #250 SAN FRANCISCO CA 94105 Project Applicant: Private Entity Receipt # 200401222 Date: 10/13/2004 Document No: 200401222 Phone Number: CHECK APPLICABLE FEES: ❑ Environmental Impact Report ❑ Negative Declaration ❑ Application Fee Water Diversion (State Water Resources Control Board Only) ❑ Project Subject to Certified Regulatory Programs RI County Administration Fee $64.00 ❑X Project that is exempt from fees (DeMinimis Exemption) ❑ Project that is exempt from fees (Notice of Exemption) Total Received $64.00 11-104111--1 Signature and title ofperson receiving payment: Notes. IL RESOLUTION NO. 2004-108 �' liW a A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QU1NTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR TENTATIVE TRACT MAP 32742. CASE NO.: ENVIRONMENTAL ASSESSMENT 2004-515 APPLICANT: VILLAGE BUILDERS 98 WHEREAS, the City Council of the City of La Quinta, California, did, on the 5" day of October, 2004, hold a duly noticed Public Hearing to consider a request by Village Builders 98 for certification of Environmental Assessment 2004- 515 for Tentative Tract Map 32742 to subdivide t 14.54 acres into 40 single- family lots and miscellaneous lots, generally located on the west side of Monroe Street, approximately 150 feet south of Avenue 55, more particularly described as follows: APN: 767-580-015 r-- WHEREAS, the Planning Commission of the City of La auinta, California, did, on the 14' day of September, 2004, hold a duly noticed Public Hearing to consider a request by Village Builders 98 for certification of Environmental Assessment 2004-515 for Tentative Tract Map 32742 to subdivide t 14.54 acres into 40 single-family lots and miscellaneous lots, generally located on the west side of Monroe Street, approximately 150 feet south of Avenue 55; and WHEREAS, said Environmental Assessment has complied with the requirements and rules to implement the California Environmental Quality Act (CEQA) of 1970, as amended (Resolution 83-63), in that Environmental Assessment 2004-515 has been completed and determined that although the project may have a significant adverse effects on the environment, mitigation measures have been imposed on the project to reduce impacts to a less than significant level; and therefore, a Mitigated Negative Declaration is recommended for certification; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following findings to justify certification of said Environmental Assessment: Resolution No. 2004-108 Environmental Assessment 2004-515 - village Builders 98 Adopted: October 5, 2004 Page 2 1. The proposed project will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that mitigation measures have been imposed on the project that would reduce impacts to less than significant levels. 2, The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory in that the site has been previously graded, and potential irripacts associated with cultural and paleontologic resources have been mitigated to a less than significant level. The majority of the site is covered in weeds, and that significant habitat is absent. Also, the project site is located outside the boundary of the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan, therefore, impacts to biological and cultural resources are less than significant. 3. There is no evidence before the City that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends in that the subject site is covered in weeds, and significant habitat is absent from the site. The site is physically suitable for the proposed land division and currently, development exists in the immediate area which has reduced the amount of habitat suitable for any fish or wildlife habitat. 4. The proposed project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as the proposed project will add to the housing types offered to the City's residents, a goal of the General Plan. Significant effects on environmental factors will be reduced to less than significant levels as identified in the Environmental Assessment. 5. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed project in that the proposed project is consistent with the General Plan vision for this area. Construction of the project will have no significant cumulative impacts. Resolatlon No. 2004-108 ,. Environmental Assessment 2004-515 — Village Builders 98 Adopted: October 5, 2004 Page 3 6. The proposed project has the potential to adversely affect the human population due to air quality impacts. Since the Coachella Valley is in a non - attainment area for PM 10, and the site will generate PM 10. However, a number of mitigation measures have been imposed to reduce the potential impacts on air quality as identified in the Environmental Assessment. 7. There is no substantial evidence in light of the entire record that the project may have a significant effect on the environment in that mitigation measures have been imposed on the project that will reduce impacts to a less than significant level. 8. The City Council has considered Environmental Assessment 2004-515 and said Assessment reflects the independent judgment of the City. 9. The City has, on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations 753.5(d). j� 10. The location and custodian of the City's records relating to this project is the Community Development Department located at 78-495 Calle Tampico, La Quinta, California, 92253. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the City Council for this Environmental Assessment. 2. That it does hereby certify Environmental Assessment 2004-515 for the reasons set forth in this Resolution and, as stated. in the Environmental Assessment Checklist on file in the Community Development Department and attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 5`h day of October, 2004, by the following vote, to wit: Resolution No. 2004-108 Environmental Assessment 2004-515 - Village Builders 98 Adopted: October 5, 2004 Page 4 AYES: Council Members Henderson, Osborne, Perkins, Mayor Adolph NOES: Council Member Sniff ABSENT: None ABSTAIN: None X D NALD OLPH, Mayor City of La Quinta, California ATTEST: J GREEK, CMC, Jerk City of La Quinta, California (City Seal) APPROVED AS TO FORM: M. K HERI JENSON, Cit Att rney City of La Quinta, California Environmental Checklist Form 1. Project title: Tentative Tract Map 32742 2. Lead agency name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact person and phone number: Martin Magana 760-777-7125 4. Project location: West side of Monroe Street, approximately 150 feet south of Avenue 55. APN: 767-580-015 5. Project sponsor's name and address: Village Builders 98, LP 121 Spear Street, Suite 250 San Francisco, CA 94105 6. General plan designation: Low Density 7. Zoning: Low Density Residential Residential 8. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) Tentative Tract Map to divide a 14.54 acre parcel into 40 single family residential lots, as well as lots for retention and streets. Streets within the project are proposed to be private. The lot size ranges from 9,200 s.f. to just over 15,000 s.f. Access will be provided on Monroe Street with no secondary access. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: North: Vacant, Single -Family Residential (Very Low-Density.Residential) South: Single -Family Residential, golf course (Low -Density Residential, Golf Course -OS) West: Single -Family Residential (Low -Density Residential,) . East: Monroe Street, Vacant, Agriculture (Low-Density'Residential/Agriculture/Equestrian Overlay) 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District r--- -l- ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated -by the checklist on the following pages. Aesthetics Biological Resources Hazards & Hazardous Materials Mineral Resources Public Services Utilities / Service Systems Agriculture Resources Cultural Resources Hydrology / Water Quality Noise Recreation Air Quality Geology /Soils Land Use / Planning Population / Housing Transportation/Traffic Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR, or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature August 23, 2004 _ Date -2- EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well ,as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" '—' to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. -3- 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a X scenic vista? (General Plan Exhibit 3.6) b) Substantially damage scenic resources, X including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Aerial photograph) c) Substantially degrade the existing X visual character or quality of the site and its surroundings? (Application materials) d) Create a new source of substantial X light or glare which would adversely affect day or nighttime views in the area? (Application materials) I. a)-d) Monroe Street is not designated an Image Corridor in the General Plan. There are no significant scenic or topographic features on or near 'the subject property. The construction of single-family residential units on the site will not impact scenic vistas, and, is consistent with existing and proposed surrounding development. Impacts associated with aesthetics are expected to be insignificant. The primary source of light and glare upon build -out of the site will be from automobile headlights. With the construction of 40 residential units, this impact is expected to be less than significant. The lots' landscaping will also generate limited lighting increases. The City regulates lighting levels through a Dark Sky Ordinance and does not allow lighting to spill over onto adjacent property. Impacts will not be significant. -4- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact II. AGRICULTURE RESOURCES: Would theproject: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide X Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? (General Plan EIR p. III-21 ff.) b) Conflict with existing zoning for X agricultural use, or a Williamson Act contract? (Zoning Map) c) Involve other changes in the existing X environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? (General Plan Land Use Map) II. a)-c) The project site is vacant land, with single-family residences located on the western extremity of the site. The site is not in agricultural use, nor are there Williamson Act contracts on the land. The area to the east of the site does have scattered agricultural activity. However, the project site, being only about 14.5 acres, is not a viable site for substantial agriculture. Impacts to agricultural resources are expected to be negligible. -5- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct X implementation of the applicable air quality plan? (SCAQMD CEQA Handbook) b) Violate any air quality standard or X contribute substantially to an existing or projected air quality violation? (SCAQMD CEQA Handbook) c) Result in a cumulatively considerable X net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook, 2002 PM10 Plan for the Coachella Valley) d) Expose sensitive receptors to X substantial pollutant concentrations? (Project Description, Aerial Photo, site inspection) e) Create objectionable odors affecting a X substantial number of people? (Project Description, Aerial Photo, site inspection) _F III. a), b) & c) Automobile emissions are the largest contributor to air quality issues in the City. It is expected that vehicle trips generated by the proposed project will be the most significant generators of air pollutants. The proposed project will result in 40 single-family homes, which have the potential to generate up to 383 trips per day'. Based on this traffic generation, and an average trip length of 10 miles, the following emissions can be expected to be generated from the project site. "Trip Generation, 6t' Edition," Institute of Transportation Engineers, category 210, Single Family Detached. -6- Moving Exhaust Emission Projections at Project Buildout (pounds per da Ave. Trip Total Total No. Vehicle Trips/Day Length (miles) miles/day 383 x 10 = 3,830 _ _ _ PM10 PM10 PM10 Pollutant ROC CO NOX Exhaust Tire Wear Brake Wear Grams at 50 mph 344.70 8,962.20 1,838.40 - 38.30 38.30 Pounds at 50 mph 0.76 19.78 4.06 - 0.08 _ _ 0.08 SCAQMD Threshold- Qbs./day) 75 550 100 150 Assumes 1,055 ADT. Based on California Air Resources Board's EMFAC7G Emissions Model. Assumes Year 2005 summertime running conditions at 75'F, light duty autos catalytic. As demonstrated above, the proposed project will not exceed any of SCAQMD's recommended daily thresholds for chemical emissions. The project's potential impacts to air quality resulting from vehicular emissions are therefore expected to be less than significant. The City and Coachella Valley are a severe non -attainment area for PM10 (Particulates of 10 microns or less). The Valley's 2002 PM10 Plan adopted much stricter measures for the control of dust both during the construction process and during project operations. These include the following, to be included in conditions of approval for the proposed project: CONTROL MEASURE TITLE & CONTROL METHOD BCM-1 Further Control of Emissions from Construction Activities: Watering, chemical stabilization, wind fencing, revegetation, track -out control BCM-2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access restriction, revegetation BCM-3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical stabilization, access restriction, revegetation BCM-4 Paved Road Dust: Minimal track -out, stabilization of unpaved road shoulders, clean streets maintenance The proposed project will generate dust during construction. Under mass grading conditions, this could result in the generation of 90.82 pounds per day, for a limited period while grading operations are active. The perimeter of the site has been landscaped, which will aid in reducing the blowing sand impacts on adjacent properties. The contractor will be required to submit a PM 10 Management Plan prior to initiation of any earth moving activity. In addition, the potential impacts associated with PM10 can be mitigated by the measures below. -7- Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. 2. Existing power sources should be utilized where feasible via temporary power poles to avoid on -site power generation. 3. Construction personnel shall be informed of ride sharing and transit opportunities. 4. Imported fill shall be adequately watered prior to transport, covered during transport, and watered prior to unloading on the project site. 5. Any portion of the site to be graded shall be pre -watered to a depth of three feet prior to the onset of grading activities. 6. Watering of the site or other soil stabilization method shall be employed on an on- going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each work day. 7. Any area which remains undeveloped for a period of more than 30 days shall be stabilized using either chemical stabilizers or a desert wildflower mix hydroseed on the affected portion of the site. 8. Landscaping on the Monroe Street parkway shall be installed immediately following project precise grading, as will the project's perimeter wall. 9. SCAQMD Rule 403 shall be adhered to, insuring the clean-up of construction - related dirt on approach routes to the site. 10. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour Implementation of these mitigation measures will ensure that impacts associated with PM10 are mitigated to a less than significant level. III. d) & e) The project will consist of residential units and will not result in objectionable odors, nor will it expose residents to concentrations of pollutants. -8- Potentially Less Than Less Than No Signifieant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would the project - a) Have a substantial adverse effect, either X directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service (Letter dated July 7, 2004, J. Cornett) b) Have a substantial adverse effect on any X riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (Letter dated July 7, 2004, J. Cornett) c) Have a substantial adverse effect on X federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc:) through direct removal, filling, hydrological interruption, or other means? (Letter dated July 7, 2004, J. Cornett) d) Interfere substantially with the X movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Letter dated July 7, 2004, J. Cornett) e) Conflict with any local policies or X ordinances protecting biological resources, such as a tree preservation policy or ordinance? (General Plan MEA, p. 73 ff.) f) Conflict with the provisions of an adopted Habitat Conservation Plan, X Natural Community Conservation Plan, or -9- other approved local, regional, or state habitat conservation plan? (General Plan Exhibit 6.3) IV. a)-f) A letter was prepared by James Cornett for the proposed project. The letter indicates that the project site was surveyed for burrowing owls, and that none were sighted. The letter further states that.the majority of the site is covered in weeds, and that significant habitat is absent. The project site is located outside the boundary of the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. Impacts to biological resources are expected to be insignificant. -10- FMMi Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would the ro'ect: a) Cause a substantial adverse change in X the significance of a historical resource as defined in ' 15064.5? (Historical/ Archaeological Resources Survey ... CRM Tech, June 2004) b) Cause a substantial adverse change in X the significance of an archaeological resource pursuant to '15064.5? (Historical/ Archaeological Resources Survey... CRM Tech, June 2004) c) Directly or indirectly destroy a unique X paleontological resource or site or unique geologic feature? (Paleontologic Resources Assessment ... CRM Tech, June 2004) d) Disturb any human remains, including X those interred outside of formal cemeteries? (General Plan MEA p. 123 ff.) V. a)-b) & d) A cultural resources analysis was completed for the proposed project site2. The analysis included both records searches and on -site investigation. The on site investigation did not identify any resources. However, because of the high sensitivity of the area, the potential for buried resources is high. Should these resources be uncovered during project grading, impacts could be significant. In order to mitigate this potential impact, the following mitigation measure shall be implemented: 1. A qualified archaeological monitor shall be present during all earth moving and grading activities. The monitor shall be empowered to stop or redirect activities on the site should a resource be identified. A final report shall be filed with the Community Development Department prior to issuance of a certificate of occupancy for the first house on the project site. V. c) A paleontologic survey was prepared for the proposed project site 3. The study found* that the project site is within the historic lake bed of ancient Lake Cahuilla. The study further found mollusk shells on the project site. Development of the site could result in significant impacts to paleontologic resources without mitigation. In order to assure that 2 Historical/Archaeological Resources Survey Report, prepared by CRM Tech, June 2004 3 "Paleontological Resources Assessment Report," prepared by CRM Tech, June 2004. -11. these potential impacts are mitigated to a less than significant level, the following mitigation measures shall be implemented. 1. A surface collection of mollusks shall be completed prior to initiation of any earth moving activity on the project site. 2. A paleontologist shall be present on site during all earth moving and trenching activities in areas of undisturbed lakebed soils. The paleontologist shall be empowered to stop or redirect earth moving activities to adequately investigate potential resources. The paleontologist shall be required to submit to the Community Development Department, for review and approval, a written report on all activities on the site prior to occupancy of the first building on the site. -12- Potentially Less Than Less Than No Significant significant w/ significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, X as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (MEA Exhibit 6.2) ii) Strong seismic ground shaking? (MEA X Exhibit 6.2) iii) Seismic -related ground failure, X including liquefaction? (MEA Exhibit 6.3) iv) Landslides? (MEA Exhibit 6.4) X b) Result in substantial soil erosion or X the loss of topsoil? (MEA Exhibit 6.5) d) Be located on expansive soil, as X defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property (MEA Exhibit 6.1) e) Have soils incapable of adequately X supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? (General Plan Exhibit 8.1) VI. a)-e) The project site lies in a Zone III groundshaking zone. The property, as with the rest of the City, will be subject to significant ground movement in the event of a major r-- earthquake. The homes to be built on the site will be required to meet the City's and the State's standards for construction, which include Uniform Building Code requirements for seismic zones. The City Engineer - will require the preparation of site -specific geotechnical analysis in conjunction with the submittal of grading plans. This -13- requirement will ensure that impacts from ground shaking are reduced to a less than significant level. The project site is located in an area subject to liquefaction. Depending on the .depth to groundwater, special construction methods may need to be implemented on the project site. In order to assure that this potential impact is'mitigated to less than significant levels, the following mitigation measure shall be implemented: Prior to the issuance of grading permits, the project proponent shall submit to the City Engineer, for review and approval, a liquefaction study which determines whether the project will be subject to liquefaction. Any recommendations made in the study shall be implemented in project construction. The proposed project is not located in an area subject to rockfall or landslides. The site does not have expansive soils. The proposed project will be required to connect to the CVWD sanitary sewer system, and septic tanks will not be installed. The site is located in an area of moderate blow sand potential. The mitigation measures included above under air quality are designed to mitigate the potential impacts associated with blow sand at the project site to a less than significant level. - l4- r- 1 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the X public or the environment through the routine transport, use, or disposal of hazardous materials? (Application materials) b) Create a significant hazard to the X public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (General Plan MEA, p. 95 ff.) c) Emit hazardous emissions or handle X hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? (General Plan MEA, p. 95 ff.) d) Be located on a site which is included X. on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (General Plan MEA, p. 95 ff.) e) For a project located within an airport X land use plan or, where such a plan has not been adopted, within two miles of a public airportor public use airport, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) f) For a project within the vicinity of a X private airstrip, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) g) Impair implementation of or X -ghysically interfere with an adopted -15- emergency response plan or emergency evacuation plan? (General -Plan MEA p. 95 ft) h) Expose people or structures to a X significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) VII. a)-h) The construction of 40 homes on the subject site will not have an impact on hazards and hazardous materials. The City implements Household Hazardous Waste programs through its trash hauler, which are designed to provide for safe disposal of hazardous substances generated in the home. Impacts are expected to be negligible. -16- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VIII. HYDROLOGY AND WATER UALITY -- Would theproject: a) Violate any water quality standards or X waste discharge requirements? (General Plan EIR p. III-187 ff.) b) Substantially deplete groundwater X supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (General Plan EIR p. III-187 ff. c) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? (General Plan EIR p. III-187 ff.) d) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? (General Plan EIR p. II1-187 ff.) e) Create or contribute runoff water X which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? (General Plan EIR p. III-187 ff.) f) Place housing within a 100-year flood X -17- hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (General Plan EIR p. III- 187 ff.) g) Place within a 100-year flood hazard X area structures which would impede or redirect flood flows? (Master Environmental Assessment Exhibit 6.6) VIII. a) & b) Domestic water is supplied to the project site by the Coachella Valley Water District (CVWD). The development of the site will result in the need for domestic water service use for residential use and for landscaping irrigation. The CVWD has prepared a Water Management Plan.which indicates that it has sufficient water sources to accommodate growth in its service area. The CVWD has implemented or is implementing water conservation, purchase and replenishment measures which will result in a surplus of water in the long term. The project proponent will be required to implement the City's water efficient landscaping and construction provisions, including requirements for water efficient fixtures and appliances, which will ensure that the least amount of water is utilized within the homes. The applicant will also be required to comply with the City's NPDES standards, requiring that potential pollutants not be allowed to enter surface waters. These City standards will assure that impacts to water quality and quantity will be less than significant. VIII. c) & d) The City requires that all projects retain the 100 year storm on site. A preliminary hydrology study was prepared to assess the needs of the project site 4. The study found that a system of pipes through the site, leading to a retention basin at the southeastern boundary of the project, will be sufficient to retain on -site flows. The City Engineer will also review final plans to assure that these conclusions are still applicable prior to the issuance of grading permits. Impacts associated with storm water drainage are therefore not expected to be significant. VIII. e)-g) The site is not located in a flood zone as designated by FEMA. 4 Preliminary Hydrology Report, prepared by MSA Consulting, July 2004. -18- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? (Aerial photo) b) Conflict with any applicable land use X plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (General Plan Land Use Element) c) Conflict with any applicable habitat X conservation plan or natural community conservation plan? (Master Environmental Assessment p. 74 ff.) IX. a)-c) The project site is designated Low -Density Residential in the General Plan. The proposed project is consistent with this designation. The project site is not within the boundary of the mitigation fee for the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. There will be no impacts to land use and planning. -19- Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a X known mineral resource that would be of value to the region and the residents of the state? (Master Environmental Assessment p. 71 ff.) b) Result in the loss of availability of a X locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment p. 71 f.) X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to have potential for mineral resources. -20- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. NOISE Would the project result in: a) Exposure of persons to or generation X of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (General Plan MEA p. 111 ff.) b) Exposure of persons to or generation X of excessive groundborne vibration or groundborne noise levels? (General Plan MEA p. 111 ff.) c) A substantial permanent increase in X ambient noise levels in the project vicinity above levels existing without the project? (General Plan MEA p. I I I ff.) d) A substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? (General Plan MEA p. III ff.) e) For a project located within an airport X land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) f) For a project within the vicinity of a X private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) XI. a)-f) The proposed project will result in a total of 40 single family units. The project will be f surrounded by a block wall, which will reduce noise levels on the site. Noise levels on Monroe in this area of the City are not expected to exceed the City's standards, because of the limited traffic generated in this area. -21- Noise will be generated during project construction. Sensitive receptors are located adjacent to the project site to the south, surrounded by a 6 foot block wall, and single- family residential units occur approximately 150 feet to the north. During construction, the adjacent units may experience a periodic increase in noise levels. The wall on the southern project will provide attenuation of the noise intrusions to a great extent. In addition, the project is required to construct its wall immediately following site grading (please see Air Quality section, above). This will provide attenuation for the single family residences located northerly of the site. Impacts associated with noise at the site are expected to be less than significant. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. POPULATION AND HOUSING — Would the project: a) Induce substantial population growth X in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (General Plan, p. 9 ff., application materials) b) Displace substantial numbers of X existing housing, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) c) Displace substantial numbers of X people, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) XII. a)-c) The construction of 40 homes will not induce substantial population growth. The site includes two mobile homes which will be removed prior to construction. This does not represent a significant displacement of either housing or people. Impacts associated with population and housing are expected to be negligible. -22- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? (General Plan MEA, p. 57) X Police protection? (General Plan MEA, p. 57) X Schools? (General Plan MEA, p. 52 ff.) X Parks? (General Plan; Recreation and Parks X Master Plan) Other public facilities? (General Plan MEA, X p. 46 ff.) XHI. a)Build-out of the site will have a less than significant impact on public services. The proposed project will be served by the County Sheriff and Fire Department, under City contract. Build -out of the proposed project will generate sales and property tax which will offset the costs of added police and fire services, as well as the costs of general government. The project will be required to pay the mandated school fees and development impact fees at the time of issuance of building permits to reduce the impacts to public services. -23- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. RECREATION -- a) Would the project increase the use of X existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Application materials) b) Does the project include recreational X facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Application materials) XIV. a) & b) The project proponent will be subject to park in lieu fees for the provision of recreation facilities throughout the City. -24- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is X substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (General Plan OR, p. III-29 ff.) b) Exceed, either individually or X cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (General Plan EIR, p. III-29 ff.) c) Result in a change in air traffic X patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (No air traffic involved in project) d) Substantially increase hazards due to a X design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Site Plan) e) Result in inadequate emergency X access? (TTM 32742) f) Result in inadequate parking capacity? X (TTM 32742) g) Conflict with adopted policies, plans, X or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Project description) XV. a)-g) The development of the 40 homes will generate about 383 daily trips. The project is consistent with the General Plan designation for the property, and was therefore analyzed as part of the General Plan EIR. The traffic on Monroe at build -out of the General Plan -25- was expected to remain at acceptable levels of service in that analysis. Impacts associated with traffic are expected to be less than significant. The project does not include inadequate parking or unsafe designs. The site is located within the service area of SunLine Transit, and can be served by it. Overall impacts to traffic are expected to be less than significant. -26- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment X requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, p. 58 ff.) b) Require or result in the construction of X new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) c) Require or result in the construction of X new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) d) Have sufficient water supplies X available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, p. 58 f.) e) Result in a determination by the X wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project=s projected demand in addition to the provider=s existing commitments? (General Plan MEA, p. 58 ff.) f) Be served by a landfill with sufficient X permitted capacity to accommodate the project=s solid waste disposal needs? (General Plan MEA, p. 58 ff.) g) Comply with federal, state, and local X statutes and regulations related to solid waste? (General Plan MEA, p. 58 ff.) -27- XVI. a)-g) Utilities are available at the project site. The service providers for water, sewer, electricity and other utilities have facilities in the immediate vicinity of the site, and will collect connection and usage fees to balance the cost of providing services. The construction of the proposed project is expected to have less than significant impacts on utility providers. -28- 7— Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to X degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to X achieve short-term, to the disadvantage of long-term environmental goals? c) Does the project have impacts that are X individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental X effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVII. a) The site has been previously graded, and potential impacts associated with cultural and paleontologic resources have been mitigated to a less than significant level. XVIL b) The proposed project will add to the housing types offered to the City's residents, a goal of the General Plan. XVII. c) The proposed project is consistent with the General Plan vision for this, area. Construction of the project will have no significant cumulative impacts. -29- XVII. d) The proposed project has the potential to adversely affect human beings, due to air quality impacts. Since the Coachella Valley is in a non -attainment area for PM10, and the site will generate PM10, Section III above, includes a number of mitigation measures to reduce the potential impacts on air quality. XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. Not applicable. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with ' Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. Not applicable. -30- CITY OF LA QUINTA MONITORING PROGRAM FOR CEOA COMPLIANCE DATE: September 6, 2004 ASSESSORS PARCEL NO.: 767-580-015 CASE NO.: Tentative Tract Map 32742 PROJECT LOCATION: West side of Monroe, about 150 feet south of Avenue 55. EA/EIR NO: 2004-515 APPROVAL DATE: October 5, 2004 APPLICANT: Village Builders 98, LP THE FOLLOWING REPRESENTS THE CITY'S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE DECLARATION FOR THE ABOVE CASE NUMBER SUMMARY MITIGATION MEASURES RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE CHECKED BY DATE III. AIR QUALITY Maintain construction equipment. Contractor Project Construction SCAQMD standards Utilize temporary power. City Engineer Prior to issuance of grading IID standards permits. Pre -water and stabilize soils. Building Department Prior to issuance of building Site inspection permits. Inform personnel of ridesharing and Community Development Prior to the issuance of PM 10 alterative transportation. Department grading permits Management Plan Stabilize undeveloped areas after 30 Building Department During construction. Site inspection days. Landscape Monroe at precise grading, Building Department During construction. Site inspection. and perimeter wall. Enforce SCAQMD Rule 403 Building Department During grading. Site inspection. Stop grading during winds of more than 25 mph., 1st and 2nd stage ozone Building Department During grading. Site inspection. episodes. SUMMARY MITIGATION RESPONSIBLE FOR TIMING CRITERIA COMPLIANCE DATE MEASURES MONITORING CHECKED BY V. CULTURAL RESOURCES On -site archaeological monitor during Building Department During grading Inspection all grubbing, grading and trenching. Surface collection of molluscs Community Development Prior to grading Report required. Department On -site paleontologic monitor during Building Department During grading Inspection all grubbing, grading and trenching SUAUWARY MITIGATIONPRESPONSIBLE FOR TIMING CRITERIA COMPLIANCE DATE MEASURES NITORING CHECKED BY VI. GEOLOGY & SOILS Receive approval for liquefaction eer Prior to grading permits Approval of study study PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING AMENDED FINAL MAP 32742 CASE NO.: AMENDED FINAL MAP 32742 APPLICANT: MONTERRA PROPERTIES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 101h day of June, 2014, hold a duly noticed Public Hearing to consider a request by Monterra Properties, LLC to reconfigure a recorded map located along Monroe Street, between Avenue 54 and Airport Boulevard, more particularly described as: APN: 767-860-001 to 767-860-042 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on May 30, 2014, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 13.12.115 of the Municipal Code to justify recommendation of said Amended Final Map: A. The proposed amended final map is consistent with the La Quinta General Plan. The proposed map conforms to the design guidelines and standards of the General Plan for Low Density Residential designated properties, as set forth in the Land Use Element, in that it will facilitate the construction of additional residential options while maintaining residential development standards including setbacks, pad elevations, and other design and performance standards that assure a high quality of development. The project density will not change from the original map and is consistent with the Low Density Residential land use designation of up to four dwelling units per acre, as set forth in the General Plan. B. The design or improvement of the proposed amended final map is consistent with the city General Plan in that its street and parcel design are in conformance with applicable goals, policies, and development standards, and will provide adequate infrastructure and public utilities. Planning Commission Resolution 2014 - Amended Final Map 32742 Monterra (Monterra Properties, LLC) Adopted: June 10, 2014 Page 2 C. The design of the amended final map and the proposed improvements are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The Community Development Department has prepared an Addendum pursuant to CEQA Guideline 15164. This is an Addendum to Environmental Assessment 2004-515 that the City Council certified on October 5, 2004 for Tentative Tract Map 32742. D. The design of the amended final map and the proposed improvements are not likely to cause serious public health problems. As conditioned, the proposed map will not result in any increased hazard to public health or welfare, as the design has been reviewed by the appropriate responsible agencies for health and safety issues, with none identified. E. The site of the proposed amended final map is physically suitable for the type of development and proposed density of development. As conditioned, the proposed design of the subdivision is physically compatible with the site with regards to level topography for the type of land use designation and potential development of the subject property, and in consideration of existing residential development in the surrounding area. F. As conditioned, the proposed amended final map is consistent with all applicable provisions of this title and the La Quinta Zoning Ordinance, including, but not limited to, minimum lot area requirements, any other applicable provisions of this code, and the Subdivision Map Act. G. As conditioned, the design of the amended final map will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision, for access through or use of the property within the subdivision in that none presently exist and access is provided within the project and to adjacent public streets. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1 . That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That it does hereby approve Amended Final Map 32742, for the reasons set forth in this Resolution and subject to the attached Conditions of Planning Commission Resolution 2014 - Amended Final Map 32742 Monterra (Monterra Properties, LLC) Adopted: June 10, 2014 Page 3 Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 10t" day of June, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 1 OF 24 lei a01aMAN I The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Amended Final Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Amended Final Map, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-auinta.ora. 3. Prior to issuance of any residential building permits, all conditions of approval shall be satisfied. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • La Quinta Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District (CVUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 2 OF 24 • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7- 2013-0011 and the State Water Resources Control Board's Order No. 2009- 0009-DWQ and Order No. 2010-0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 3 OF 24 C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required; and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs is required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Amended Final Map shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 4 OF 24 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over open space/drainage facilities of the master development. 13. The applicant shall offer for dedication on the Final Map all public street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 14. The public street right-of-way offers for dedication required for this development include: PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 5 OF 24 A. PUBLIC STREETS 1) Monroe Street (Primary Arterial) — The standard 55 feet from the centerline of Monroe Street for a total 110-foot ultimate developed right of way. B. PRIVATE STREETS 1) All Private Streets - easements must be granted for public utilities and emergency vehicle ingress/egress to the satisfaction of the City Engineer C. LOT I 1) Lot I - easements must be granted for public utilities and emergency vehicle ingress/egress to the satisfaction of the City Engineer. 15. The applicant shall retain for private use on the Final Map all private street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 16. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Private Residential Streets measured gutter flow line to gutter flow line shall have a 36-foot travel width. B. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger as shown on the tentative map. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 6 OF 24 17. Right-of-way geometry for standard dul-de-sacs and property line corner cut -backs at curb returns shall conform to Riverside County Standard Drawings #800, and #805, respectively, unless otherwise approved by the City Engineer. 18. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement 19. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Amended Final Map are necessary, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 20. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 21. The applicant shall abandon or relocate all existing easements over buildable lots particularly the easements traversing Lots 11 through 15 along the westerly property line and Lots 4, 27 through 29. The applicant shall also notify the owner of Lot 15 of the existing easement for ingress and egress along the northerly 40 feet of Lot 15. 22. The applicant shall create perimeter landscaping setbacks along all public right-of-ways as follows: PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 7 OF 24 A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Amended Final Map. 23. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Amended Final Map. 24. Direct vehicular access to Monroe Street from lots with frontage along Monroe Street is restricted, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 25. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 26. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Amended Final Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 27. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1 " = 40' scale. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 8 OF 24 IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 28. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 29. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. C Off -Site Street Improvements/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 9 OF 24 mounding, and berming design in the combined parkway and landscape setback area. G. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: E through G to be submitted concurrently. (Separate Storm Drain Plans if applicable) The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise athorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvements plans not listed here pursuant to improvements required by other agencies and utility purveyors. H. On -Site Residential Precise Grading Plan lit = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formatted approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrant) and Street name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 10 OF 24 "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 30. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la-quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 31. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 32. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as - built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 33. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 34. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 11 OF 24 guaranteeing the completion of any improvements related to this Amended Final Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 35. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 36. Depending on the timing of the development of this Amended Final Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Amended Final map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20 % Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 37. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 12 OF 24 estimates shall conform to the unit cost schedule as approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 38. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. nRAnImr, 39. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 40. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 41. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 13 OF 24 C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an engineer registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 42. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 43. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 14 OF 24 inches (1.5") in the first eighteen inches (18") behind the curb. 44. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 45. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 46. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Amended Final Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 47. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 48. Stormwater handling shall conform with the approved hydrology and drainage report for Amended Tract Map No. 32742. Nuisance water shall be disposed of in an approved manner. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 15 OF 24 49. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 50. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 51. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 52. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 53. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 54. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 55. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 16 OF 24 areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 56. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 57. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 58. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 59. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-201 3-0011. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-201 3-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-201 3-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 17 OF 24 Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. I IT11 ITIFS 59. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 60. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 61. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 62. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. STREET AND TRAFFIC IMPROVEMENTS 63. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 18 OF 24 64. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 65. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Monroe Street (Primary Arterial): Widen the west side of the street along all frontage adjacent to the Amended Tentative Map boundary to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit) Other required improvements in the Monroe Street right or way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. c) 8-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that touches the back of curb at intervals not to PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 19 OF 24 exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the multi -use trail at intervals not to exceed 250 feet. d) Half width of an 18' - foot wide raised landscaped median along the entire boundary of the Amended Final Map plus variable width as needed to accommodate full turn movements at the entry. e) Establish a benchmark in the Monroe Street right of way and file a record of the benchmark with the County of Riverside. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). B. PRIVATE STREETS 1) Construct full 36-foot wide travel width improvements measured gutter flow line to gutter flow line plus curb and gutter where the residential streets are double loaded. 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out shown on the tentative map with 38-foot curb radius or greater at the bulb similar to the layout shown on the rough grading plan. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 20 OF 24 66. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 67. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 68. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 69. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 70. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 21 OF 24 directed by the City, whichever comes first. LANDSCAPING AND IRRIGATION 71. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 72. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 73. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a landscape architect licensed in California. 74. The applicant shall submit all landscape plans for approval by the Community Development Department with green sheet sign off by the Public Works Department. When plan checking has been completed by the Community Development Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Community Development Director. Landscape plans for landscaped medians on public streets shall be approved by the both the Community Development Director and the City Engineer. Where City Engineer approval is not required, the applicant shall submit for green sheet approval by the Public Works Department. Final landscape plans for on -site planting shall be reviewed by the Architecture and Landscape Review Committee and approved by the Community Development Director prior to issuance of first building permit. Final plans shall include all landscaping associated with this project. NOTE: Plans are not approved for construction until signed by the Community Development Director. 75. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 22 OF 24 76. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. PUBLIC SERVICES 77. The applicant shall provide public transit improvements as required by SunLine Transit Agency and as approved by the City Engineer. MAINTENANCE 78. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 79. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, stormwater BMPs, and common areas. FEES AND DEPOSITS 80. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. MISCELLANEOUS 81. The applicant shall disclose all easements on any lot within the proposed map to potential buyers prior to the sale of a lot within the tract map. 82. The applicant shall submit proof of abandoned easements on Lots 4, 15, 27, 28, and 29 prior to the issuance of building permits for those lots. 83. The applicant shall comply with the following Historical/Archaeological and PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 23 OF 24 Paleontological conditions: A. Historical/Archeological 1) The site shall be monitored during on- and off -site trenching and rough grading by qualified archaeological monitors. Proof of retention of monitors shall be given to the City prior to issuance of first earth -moving or clearing permit. The Torres -Martinez Desert Cahuilla, Augustine, and Cabazon Band of Mission Indians shall be contacted to determine if a tribe member is to be included as an archaeological monitor. 2) The final report on the monitoring shall be submitted to the Community Development Department prior to the issuance of the first Certificate of Occupancy for the project. 3) Collected archaelogical resources shall be properly packaged for long term curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size, comprehensively labeled archive boxes and delivered to the City prior to issuance of first Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics. B. Paleontological 1) On- and off -site monitoring of earth -moving and grading in areas identified as likely to contain paleontological resources shall be conducted by a qualified paleontological monitor. The monitor shall be equipped to salvage fossils as they are unearthed to avoid construction delays and to remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates. The monitor shall be empowered to temporarily halt or divert equipment to allow removal of abundant or large specimens. Proof that a monitor has been retained shall be given to City prior to issuance of first earth - moving permit, or before any clearing of the site is begun. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED AMENDED FINAL MAP 32742 MONTERRA (MONTERRA PROPERTIES, LLC) JUNE 10, 2014 PAGE 24 OF 24 2) Recovered specimens shall be prepared to the point of identification and permanent preservation, including washing of sediments to recover small invertebrates and vertebrates. 3) A report of findings with an appended itemized inventory of specimens shall be submitted to the City prior to the first occupancy of a residence being granted by the City. The report shall include pertinent discussions of the significance of all recovered resources where appropriate. The report and inventory, when submitted will signify completion of the program to mitigate impacts to paleontological resources. 4) Collected resources and related reports, etc. shall be given to the City for curation. Packaging of resources, reports, etc. shall comply with standards commonly used in the paleontological industry. 84. The applicant shall comply with all of the mitigation measures imposed on the project to reduce impacts to less than significant levels. Prior to the issuance of grading permits, the project proponent shall submit to the City Engineer, for review and approval, a liquefaction study which determines whether the project will be subject to liquefaction. Any recommendations made in the study shall be implemented in project construction. ATTACHMENT 1 Project Information CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2014-636 AMENDED FINAL MAP 32742 APPLICANT: MONTERRA PROPERTIES, LLC PROPERTY OWNER: MONTERRA PROPERTIES, LLC ARCHITECT: N/A LANDSCAPE ARCHITECT: N/A ENGINEER: HEITEC CONSULTING REQUEST: RECONFIGURE RECORDED MAP IN ORDER TO RELOCATE ACCESS FROM MONROE STREET TO BROWN DEER PARK LOCATION: EAST SIDE OF MONROE STREET, BETWEEN AVENUE 52 AND AIRPORT BOULEVARD GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL ZONING DESIGNATION: LOW DENSITY RESIDENTIAL (EQUESTRIAN OVERLAY) SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL VACANT, UN -ENTITLED LAND SOUTH: LOW DENSITY RESIDENTIAL/GOLF COURSE EXISTING RESIDENTIAL COMMUNITY EAST: RIVERSIDE COUNTY VACANT LAND WEST: LOW DENSITY RESIDENTIAL EXISTING PRIVATE RESIDENCE �Yll : 1 r &Igi] [l INFORMATION: TR 32742 (40 SINGLE FAMILY RESIDENTIAL LOTS) TENTATIVE MAP APPROVED OCTOBER 5, 2004 FINAL MAP APPROVED NOVEMBER 6, 2007 RECORDED DECEMBER 4, 2007 T r e i yr , s' x a. , Y ; - n ! 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F, S w''•T - '.Aj, S {i• ',Y+ n sr,;4 ray x ;, �_ �`�" 4 N /fi 7 t' . •T .r h Y 1 nAe Monterra Project Area Site Map ATTACHMENT 2 D D C) 2 June 10, 2014 N LOJ c City of La Quinta Planning Division �y G� o]IF Community Development Department ATTACHMENT 3 0 50 100 200 400 GRAPHIC SCALE: 1 "=100' CIiY of u, QUINTA Plea Set No. N 89'55'00" 1318.06' <1318.06'> A 3 3 I I I I I I I f 1 - - - —I MOUNTAIN VIEW LANE I I I I I I I I I I I I I I I I I I I <N 89'55'00" E 2636.135 I r) I [N 89'32'31 " E 2636.18] I `��' �. J I I I I (N 89'32' 14 ° E 2636.20) I I r I N 89'55'00" E 12536,13' I I I 1 3 N 89'55'00" E r " � I r� 45.03 (2}-tip 3 ` ^ S 89'55'00" W 1273.04' J k J CD II�� II o V� 14 l N 89'55'00" E 1243.04' 30.02' I k R 37' 0� u ' 3$ oc 15 1s 17 22 23 24 29 30 31 3s 37 �-- o II 5 4 O Z � Q LO cn V CN o � N 14 Z 1S 21 w R 25 28 32 35 39 4 I 1 w u., 00 II wn IN 13 L� © � � � 2a � 2s 27 � ° � 34 � °` � � 1 LOT 'A' FOUR SEASONS PLACE 12 .� 10 9 S 7 s 5 4 3 2 1 C ! ! (S 89'32' 14 " W) LOT �C� 25 30' I �y r Am 4,S 89-55'00 " K 1' 88.12' L O I — — — — — — — — — — — — — — — — — — .-� — — — — — — — — — — — — — — — — — — r I BROWN DEER PARK 30.02'� �%� m o � r�� 1- L - L - -1- - _.1 - - -J - - - Q CN a C) ll to:n . AIRPORT BOULEVARD N 89'50'23" W 2637.18' (N 89-46'50" E 2637.30') <N 89'50'23" W 2637.185 22 SHEET 3 O? 4 SHEETS IN THE CITY OF LA aUIN rA COUN►Y OF RWRS E, STA TE OF CALIFORNIA TRACT NO., 32742 BEING A SUBDIVISION OF A PORTION OF THE NORTH 1/2 OF NORTHEAST 1/4 OF SOUTHEAST 1/4 OF SECTION 15, TOWNSHIP 6 SOUM, RANG 7 EAST, SB.B.M 0 HACKER fN61NffRING, INC. JUNE,2006 SURVEYOR'S NOTES INDICATES MONUMENT FOUND AS NOTED. 0 INDICATES SET 1" I.P. WITH PLASTIC PLUG STAMPED "LS 5128", FLUSH. d INDICATES COPPERWELD STAMPED 'LS 5128" FLUSH. NAIL AND TAG STAMPED L.S. 5128 TO BE SET ON CURB AT THE PROJECTION OF SIDE LOT LINES IN LIEU OF FRONT PROPERTY CORNERS AND ON THE FOOTING OF BLOCK WALLS AT REAR PROPERTY CORNERS. [ ] INDICATES RECORD DATA PER TRACT NO. 26769, M.B. 235/40-41. ( } INDICATES RECORD DATA PER TRACT NO. 29136, M.B. 28514-16. < > INDICATES RECORD DATA PER TRACT NO. 32879, M.B. 399/3-20. THIS TRACT CONTAINS 40 NUMBERED LOTS AND 9 LETTERED LOTS. 14.21 ACRES GROSS MONUMENT DATA Q FOUND 2X2 WITH . TACK, DOWN 0.1 ', WITH 2-2 FOOT TIES, NO REF, ACCEPTED AS S.E. CORNER SECTION 15. FOUND 2" IRON PIPE, NO TAG, DOWN 1.3 FEET, IN LIEU OF TAG STAMPED "LS 3561 " PER M.B. 203/37-50 AND M.B. 28514 -16, ACCEPTED AS SOUTH 114 CORNER SECTION 15. [3] FOUND I- IRON PIPE WITH PLASTIC PLUG, ILLEGIBLE, FLUSH, IN LIEU OF PLUG STAMPED RCE 76807" PER P.M.B. 90/83-85 AND M.B. 28514-16, ACCEPTED AS EAST 114 CORNER SECTION 15. []4 FOUND SPIKE AND WASHER STAMPED LS 4293" NO REF. ® FOUND I- IRON PIPE TAGGED 'RCE 264017, FLUSH, PER M.B. 39913-20, ACCEPTED AS CENTER 114 CORNER SECTION 15. EASEMENT DA TA IN FAVOR OF UNITED STATES OF AMERICA FOR WATER PIPELINES BY VIRTUE OF INSTRUMENT RECORDED MAY 4, 1949 IN BOOK 1073, PAGE 366, O.R. IN FAVOR OF CALIFORNIA WATER AND TELEPHONE COMPANY FOR UTILITIES BY VIRTUE OF INSTRUMENT NO. 110959, O.R., RECORDED NOVEMBER 15, 1966. 3 IN FAVOR OF ROBERT D. WAGGONER AND MILDRED C. WAGGONER FOR INGRESS AND EGRESS BY VIRTUE OF INSTRUMENT NO. 157027, O.R., RECORDED NOVEMBER 28, 1972. Q IN FAVOR OF DAVID L. ARMSTRONG FOR WATER PIPE LINES AND INCIDENTAL PURPOSES BY VIRTUE OF INSTRUMENT RECORDED SEPTEMBER 12„ 1957 IN BOOK 2146, PAGE 505 OF DEEDS. IN FAVOR OF DAN P. WHITNER, ET AL BY VIRTUE OF INSTRUMENT NO. 112254, O.R_ RECORDED AUGUST 29, 1974. PS,4P " (PALM SPRINGS AIRPORT) NORTHING: 2,241,807.34 FASTING: 6,487,561.77 �R-& NAD83 CALIFORNIA 9 COORDINATE SYSTEM ZONE 64 COTD \ 'y,'��a (COLLEGE OF THE DESERT) N NORTHING: 2, 210,179.63 66 EASTI NG: 6, 520, 051.41 o cc NAD83 CALIFORNIA r(2 ! COORDINATE SYSTEM ZONE 6 BEARINGS ARE BASED ON A GRID 'oS�, s,e 3 z /I BEARING (NAD83) BETWEEN NATIONAL 2 09'�8 !y J GEODETIC SURVEY HORIZONTAL ORDER ;4" STATIONS "PSAP" (PID AJ1912) AIRPORT BOULEVARD .�a AND "COTD" (PID AJ1852 . N 89'50'23" W 2637.18 1 2L) BASIS OF BEARINGS 12/20/06 051 107-F0.z CA) ATTACHMENT 4 SHEET 1 OF 4 SHEETS IN THE CITY OF LA OUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AMENDED TRACT NO* 32742 BEING A SUBDIVISION OF A PORTION OF THE NORTH 112 OF NORTHEAST 114 OF OWNER'S STATEMENT SOUTHEAST 114 OF SECTION 15, TOWNSHIP 6 SOUTH, RANGE 7 EAST, S.B.B.M. WE HEREBY STATE THAT WE ARE THE OWNERS OF THE LAND INCLUDED WITHIN THE SUBDIVISION SHOWN HEREON; THAT WE ARE THE ONLY PERSONS WHOSE CONSENT IS NECESSARY TO PASS CLEAR TITLE TO JANUARY 2014 SAID LAND, THAT WE CONSENT TO THE MAKING AND RECORDING OF THIS SUBDIVISION MAP AS SHOWN WITHIN THE DISTINCTIVE BORDER LINE. A..—HEITEC c o N s u L T I N G WE HEREBY RETAIN LOTS W' THROUGH "E'; INCLUSIVE, AND LOT "I" INDICATED AS "PRIVATE STREET" FOR PRIVATE WITHIN THISCT. USE TR�THE SOLE BENEFIT OF OURSELVES, OUR SUCCESSORS, ASSIGNEES, AND LOT OWNERS TAX COLLECTORS CERTIFICATE WE HEREBY RETAIN LOT "G'; INDICATED AS "LANDSCAPE" FOR PRIVATE USE FOR THE SOLE BENEFIT OF OURSELVES, OUR SUCCESSORS, ASSIGNEES, AND LOT OWNERS WITHIN THIS TRACT. WE HEREBY RETAIN LOT "F'; INDICATED AS "DRAINAGE AND RETENTION PURPOSES" FOR PRIVATE USE FOR THE SOLE BENEFIT OF OURSELVES, OUR SUCCESSORS, ASSIGNEES, AND LOT OWNERS WITHIN THIS TRACT. WE HEREBY DEDICATE TO THE CITY OF LA QUINTA LOT "H" (MONROE STREET) FOR PUBLIC STREET AND UTILITY PURPOSES. WE HEREBY DEDICATE TO THE CITY OF LA QUINTA A 10' WIDE PUBLIC UTILITY EASEMENT AS SHOWN HEREON. WE HEREBY DEDICATE TO THE CITY OF LA QUINTA THE EASEMENTS FOR PUBLIC UTILITY PURPOSES ALONG WITH THE RIGHT OF INGRESS AND EGRESS OF SERVICE AND EMERGENCY VEHICLES OVER LOTS W' THROUGH "E'; INCLUSIVE, AND LOT "I'; DESIGNATED AS "PRIVATE STREET'; AS SHOWN HEREON. WE HEREBY OFFER FOR DEDICATION TO THE IMPERIAL IRRIGATION DISTRICT, AN EASEMENT OVER ALL PRIVATE STREETS SHOWN ON THIS MAP AND AN ADDITIONAL 10 FEET IN WIDTH ON BOTH SIDES AND ADJACENT TO ALL PRIVATE STREETS AND/OR PUBLIC STREETS SHOWN ON THIS MAP, FOR THE EXCAVATION, LAYING, CONSTRUCTION, INSTALLATION, MAINTENANCE, OPERATION, INSPECTION, REPAIR, REPLACEMENT, AND REMOVAL OF ELECTRICAL LINES, WIRES, CABLES, DUCTS, SUPPORTS, FIXTURES, FACILITIES, AND APPURTENANCES WITH THE RIGHT OF INGRESS AND EGRESS OVER AND WITHIN SAME FOR MAINTENANCE, OPERATION AND EMERGENCY VEHICLES. WE HEREBY OFFER FOR DEDICATION TO THE COACHELLA VALLEY WATER DISTRICT, EASEMENTS FOR SANITATION AND DOMESTIC WATER PURPOSES OVER LOTS W' THROUGH "E" AND LOT "I'; DESIGNATED AS "PRIVATE STREET" AND LOT "G', DESIGNATED AS "LANDSCAPE" AND A 32' CVWD EASEMENT ACROSS LOT "F'. THE EASEMENTS SO DEDICATED INCLUDE THE RIGHT TO ENTER UPON SAID LANDS, TO SURVEY, CONSTRUCT, RECONSTRUCT, LAY, RELAY, MAINTAIN, OPERATE, CONTROL, USE AND REMOVE PIPELINES, FIXTURES AND APPURTENANCES, AND TO REMOVE OBJECTS INTERFERING WITH THE CONSTRUCTION, OPERATION AND MAINTENANCE THEREOF. MONTERRA PROPERTIES, LLC, A MONTANA LIMITED LIABLITY COMPANY MARK LADEDA, MANAGER NOTARY ACKNOWLEDGMENT STATE OF CALIFORNIA COUNTY OF ON ________________ BEFORE ME, --------------- A NOTARY PUBLIC, PERSONALLY APPEARED _______________________________, WHO PROVED TO ME ON THE BASIS OF SATISFACTORY EVIDENCE TO BE THE PERSON(S) WHOSE NAME(S) IS/ARE SUBSCRIBED TO THE WITHIN INSTRUMENT AND ACKNOWLEDGED TO ME THAT HE/SHE/THEY EXECUTED THE SAME IN HIS/HER/THEIR AUTHORIZED CAPACITY(IES), AND THAT BY HIS/HER/THEIR SIGNATURE(S) ON THE INSTRUMENT THE PERSON(S), OR THE ENTITY UPON BEHALF OF WHICH THE PERSON(S) ACTED, EXECUTED THE INSTRUMENT. I CERTIFY UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE FOREGOING IS TRUE AND CORRECT. WITNESS MY HAND AND OFFICIAL SEAL. SIGNATURE NOTE SEE SHEET 2 FOR TRUSTEE'S SIGNATURE I HEREBY CERTIFY THAT ACCORDING TO THE RECORDS OF THIS OFFICE, AS OF THIS DATE, THERE ARE NO LIENS AGAINST THE PROPERTY SHOWN ON THE WITHIN MAP FOR UNPAID STATE, COUNTY, MUNICIPAL OR LOCAL TAXES OR SPECIAL ASSESSMENTS COLLECTED AS TAXES, EXCEPT TAXES OR SPECIAL ASSESSMENTS COLLECTED AS TAXES NOW A LIEN BUT NOT YET PAYABLE, WHICH ARE ESTIMATED TO BE DATED: DON KENT, COUNTY TAX COLLECTOR BY DEPUTY TAX BOND CERTIFICATE I HEREBY CERTIFY THAT A BOND IN THE SUM OF $ __________ HAS BEEN EXECUTED AND FILED WITH THE BOARD OF SUPERVISORS OF THE COUNTY OF RIVERSIDE, CALIFORNIA, CONDITIONED UPON THE PAYMENT OF ALL TAXES, STATE, COUNTY, MUNICIPAL, OR LOCAL AND ALL SPECIAL ASSESSMENTS COLLECTED AS TAXES WHICH AT THE TIME OF FILING THIS MAP WITH THE COUNTY RECORDER ARE A LIEN AGAINST SAID PROPERTY BUT NOT YET PAYABLE, AND SAID BOND HAS BEEN DULY APPROVED BY SAID BOARD OF SUPERVISORS. CASH TAX BOND DATED: DON KENT COUNTY TAX COLLECTOR KECIA HARPER -THEM CLERK OF THE BOARD OF SUPERVISORS BY DEPUTY BY. DEPUTY CERTIFICATE OF ACCEPTANCE GOV. CODE SEC. 27281 THE IMPERIAL IRRIGATION DISTRICT, AN IRRIGATION DISTRICT, HEREBY ACCEPTS BY ORDER OF THE BOARD OF DIRECTORS OF SAID DISTRICT AS PER RESOLUTION NO. 15-90, DATED MARCH 22, 1990 AND THE GRANTEE CONSENTS TO RECORDATION. DATED., 2014 BY.• DISTRIBUTION SUPERVISOR COACHELLA POWER SECTION SIGNATURE OMISSIONS PURSUANT TO SECTION 66436 OF THE SUBDIVISION MAP ACT, THE SIGNATURES OF THE FOLLOWING OWNERS OF EASEMENTS AND/OR OTHER INTERESTS HAVE BEEN OMITTED: 1. UNITED STATES OF AMERICA - FOR WATER PIPE LINES, RECORDED MAY 4, 1949 IN BOOK 1073, PAGE 366, O.R. 2. CALIFORNIA WATER AND TELEPHONE COMPANY - FOR UTILITY PURPOSES, RECORDED NOVEMBER 15, 1966 AS INSTRUMENT NO. 110959, O.R. J. ROBERT D. WAGGONER AND MILDRED C. WAGGONER - FOR INGRESS AND EGRESS, RECORDED NOVEMBER 28, 1972 AS INSTRUMENT NO. 157027, O.R. CERTIFICATE OF ACCEPTANCE I HEREBY CERTIFY THAT UNDER AUTHORITY GRANTED TO ME BY RESOLUTION NO. 78-248, DATED SEPTEMBER 12, 1978, 1 ACCEPT ON BEHALF OF THE COACHELLA VALLEY WATER DISTRICT THE DEDICATION OF EASEMENTS FOR DOMESTIC WATER AND SANITATION PURPOSES AS OFFERED HEREON. JULIA FERNANDEZ, SECRETARY COACHELLA VALLEY WATER DISTRICT DATED:2014 RECORDER'S STATEMENT FILED THIS ___ DAY OF _________ , 2014, AT ___ AM/PM IN BOOK --_ OF MAPS, AT PAGES -------, AT THE REQUEST OF THE CITY CLERK LA QUINTA, CALIFORNIA NO. FEE LARRY W. WARD, COUNTY ASSESSOR -CLERK -RECORDER ,DEPUTY SUBDIVISION GUARANTEE LAWYERS TITLE COMPANY SURVEYOR'S STATEMENT THIS MAP WAS PREPARED BY ME OR UNDER MY DIRECTION AND IS BASED UPON A FIELD SURVEY IN CONFORMANCE WITH THE REQUIREMENTS OF THE SUBDIVISION MAP ACT AND LOCAL ORDINANCE AT THE REQUEST OF EHLINE DEVELOPMENT CO., A CALIFORNIA CORPORATION DURING DECEMBER, 2005. 1 HEREBY STATE THAT ALL MONUMENTS ARE OF THE CHARACTER AND OCCUPY THE POSITIONS INDICATED, OR THAT THEY WILL BE SET IN SUCH POSITIONS WITHIN ONE YEAR OF MAP RECORDATION, AND THAT SAID MONUMENTS ARE SUFFICIENT TO ENABLE THE SURVEY TO BE RETRACED. I HEREBY STATE THAT THIS FINAL MAP SUBSTANTIALLY CONFORMS TO THE CONDITIONALLY APPROVED TENTATIVE MAP. ----------------------------- DATED: ------------ 2015 ��`'c- - �0 H A DAVID HACKER a OP �� PROFESSIONAL LAND SURVEYOR NO. 5128 EXP. 06/30/15 Exp. 6-30-2015 No. 5128 CITY ENGINEER'S STA TEMENT I HEREBY STATE THAT I HAVE EXAMINED THE WITHIN ANNEXED MAP OF AMENDED TRACT NO. 32742 CONSISTING OF FOUR (4) SHEETS, THAT THE SUBDIVISION SHOWN HEREON IS SUBSTANTIALLY THE SAME AS IT APPEARED ON THE TENTATIVE MAP AND ANY APPROVED ALTERATIONS THEREOF, THAT ALL PROVISIONS OF THE SUBDIVISION MAP ACT AND ANY LOCAL ORDINANCES APPLICABLE AT THE TIME OF APPROVAL OF THE TENTATIVE MAP HAVE BEEN COMPLIED WITH. DATED: TIMOTHY R. JONASSON, CITY ENGINEER, CITY OF LA QUINTA R.C.E. 45843, EXP. 12131114 CITY SURVEYOR'S STATEMENT 2014 I HEREBY STATE THAT I HAVE EXAMINED THE WITHIN MAP OF AMENDED TRACT NO. 32742 CONSISTING OF FOUR (4) SHEETS AND I AM SATISFIED THAT SAID MAP IS TECHNICALLY CORRECT. DATED: ERIC A. NELSON, ACTING CITY SURVEYOR P.L.S. 5563, EXP. 9130115 CITY CLERK'S STATEMENT 2014 1, SUSAN MAYSELS, CITY CLERK AND EX-OFFICIO CLERK OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, HEREBY STATE THAT SAID CITY COUNCIL AT ITS REGULAR MEETING HELD ON ___ _________ ____, _____ APPROVED THE WITHIN MAP OF AMENDED TRACT MAP NO. 32742, AND ACCEPTS THE DEDICATION OF LOT "H" (MONROE STREET) FOR PUBLIC STREET AND UTILITY PURPOSES SUBJECT TO IMPROVEMENTS AND ALSO THE EASEMENTS FOR INGRESS AND EGRESS OF SERVICE AND EMERGENCY ACCESS AND THE PUBLIC UTILITY EASEMENTS AS DEDICATED HEREON, SUSAN MAYSELS CITY CLERK AND EX-OFFICIO CLERK OF THE CITY OF LA QUINTA DATED: ---------------- 2014 01121114 051107-F01 SHEET 2 OF 4 SHEETS IN THE CITY OF LA OUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AMENDED TRACT NO* 32742 BEING A SUBDIVISION OF A PORTION OF THE NORTH 112 OF NORTHEAST 114 OF SOUTHEAST 114 OF SECTION 15, TOWNSHIP 6 SOUTH, RANGE 7 EAST, S.aam HEITEC ��C D N S U L T I N G TRUSTEE FIRST AMERICAN TITLE COMPANY, TRUSTEE UNDER A DEED OF TRUST RECORDED AUGUST 31, 2013 AS INSTRUMENT NO. 2013-0428114, O.R. WB NOTARY ACKNOWLEDGMENT STATE OF CALIFORNIA COUNTY OF ON ________________ BEFORE ME, --------------- A NOTARY PUBLIC, PERSONALLY APPEARED , WHO PROVED TO ME ON THE BASIS OF SATISFACTORY EVIDENCE TO BE THE PERSON(S) WHOSE NAME(S) IS/ARE SUBSCRIBED TO THE WITHIN INSTRUMENT AND ACKNOWLEDGED TO ME THAT HE/SHE/THEY EXECUTED THE SAME IN HIS/HER/THEIR AUTHORIZED CAPACITY(IES), AND THAT BY HIS/HER/THEIR SIGNATURE(S) ON THE INSTRUMENT THE PERSON(S), OR THE ENTITY UPON BEHALF OF WHICH THE PERSON(S) ACTED, EXECUTED THE INSTRUMENT. I CERTIFY UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE FOREGOING IS TRUE AND CORRECT. WITNESS MY HAND AND OFFICIAL SEAL. SIGNATURE NOTARY ACKNOWLEDGMENT STATE OF CALIFORNIA COUNTY OF ON _____________ BEFORE ME, ___--------- A NOTARY PUBLIC, PERSONALLY APPEAREDI WHO PROVED TO ME ON THE BASIS OF SATISFACTORY EVIDENCE TO BE THE PERSON(S) WHOSE NAME(S) IS/ARE SUBSCRIBED TO THE WITHIN INSTRUMENT AND ACKNOWLEDGED TO ME THAT HE/SHE/THEY EXECUTED THE SAME IN HIS/HER/THEIR AUTHORIZED CAPACITY(IES), AND THAT BY HIS/HER/THEIR SIGNATURE(S) ON THE INSTRUMENT THE PERSON(S), OR THE ENTITY UPON BEHALF OF WHICH THE PERSON(S) ACTED, EXECUTED THE INSTRUMENT. I CERTIFY UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE FOREGOING IS TRUE AND CORRECT. WITNESS MY HAND AND OFFICIAL SEAL. SIGNATURE 01121114 051107-F02A 0 50 100 200 400 GRAPHIC SCALE: 1 "=100' Gw N rn N rn I I I I I I I L— — — — — I— — — — — — — — — — — — — — — — — 1- — — — — — — — — L— MOUNTAIN VIEW LANE MOUNTAIN VIEW LANE I I I I I I I l 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 6 2669 1I1 1II 1 26769 1II 1I 1 N0.�4I TRACT 235/40 1 /40,41 1 2391I I I I [N 89°32'31 " E I 2636.18'] I I I I I I I (N 89*32'14" E 12636.20') I I I I I I N 89°55'00" E 12636.13' I I I I I I I I I I 1 t — i1 IT °'" 15 �" E2 S 89°55'00" W 1273.04' 2 3 O N 0 0 0 O I 1 4 1 11 1I N 89°55'00" E 111218.03' SHEET 3 OF 4 SHEETS IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AMENDED TRACT NO. 32742 BEING A SUBDIVISION OF A PORTION OF THE NORTH 112 OF NORTHEAST 114 OF SOUTHEAST 114 OF SECTION 15, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SB.B.M. A HEITEC JANUARY 2014 ��C ❑ N S U L T I N G SURVEYOR'S NOTES INDICATES MONUMENT FOUND AS NOTED. 0 INDICATES FOUND 1" I.P. WITH PLASTIC PLUG STAMPED "LS 5128 , FLUSH, PER M.B. 427161-64. I A INDICATES FOUND COPPERWELD STAMPED "LS 5128" FLUSH, PER M.B. 427161-64. I 14 O � N O O 83 O rn z 30.021 =0 _ 0 r 15 16 17 23 22 24 29 30 31 37 � 36 38 C5 C� V U U 14 z 18 21 w 25 28 32 35 w 39 W cn J J Lu- 13 19 w 20 z 26 27 33 34 z 40 z m ?5 30' y m BROWN DEER PARK ' 30102' I I I I I I I I I I I I I I I I I I I I I T NO. 293,47 I I I I I I I I �RAICT I 60,164 I I I 1 `. \�,\ I I N No I I I I I I I I 2g2/ I I I I I ` �\ N w R, r r, 1 L-----L------L--J---L------L------L------�---J I \y N N O o I I II I C,a O L--- - - - - - - i 1 15 2 22 AIRPORT BOULEVARD N 89°50'23" W (N 89°46'50" E 2637.18' 2637.30') 15 ►k 14 22 23 NAIL AND TAG STAMPED L.S. 5128 TO BE SET ON CURB AT THE PROJECTION OF SIDE LOT LINES IN LIEU OF FRONT PROPERTY CORNERS AND ON THE FOOTING OF BLOCK WALLS AT REAR PROPERTY CORNERS. ] INDICATES RECORD DATA PER TRACT NO. 26769, M.B. 235140-41. ( ) INDICATES RECORD DATA PER TRACT NO. 29136, M.B. 28514-16. INDICATES RESTRICTED ACCESS. THIS TRACT CONTAINS 40 NUMBERED LOTS AND 9 LETTERED LOTS. 14.21 ACRES GROSS MONUMENT DATA 0 FOUND 2X2 WITH TACK, DOWN 0. 1, WITH 2-2 FOOT TIES, NO REF, ACCEPTED AS S.E. CORNER SECTION 15. ] FOUND 2" IRON PIPE, NO TAG, DOWN 1.3 FEET, IN LIEU OF TAG STAMPED IS 3561 " PER M.B. 203137-50 AND M.B. 28514-16, ACCEPTED AS SOUTH 114 CORNER SECTION 15. ❑3 FOUND 1" IRON PIPE WITH PLASTIC PLUG, ILLEGIBLE, FLUSH, IN LIEU OF PLUG STAMPED "RCE 16807" PER P.M.B. 90183-85 AND M.B. 28514-16, ACCEPTED AS EAST 114 CORNER SECTION 15. ® FOUND SPIKE AND WASHER STAMPED "LS 4293", NO REF, 5❑ FOUND 1" IRON PIPE TAGGED "RCE 6284 , DOWN 0.5 FOOT PER P.M.B. 90183-85 AND M.B. 285/4-16., ACCEPTED AS CENTER 114 CORNER SECTION 15. EASEMENT DATA 0 IN FAVOR OF UNITED STATES OF AMERICA FOR WATER PIPELINES BY VIRTUE OF INSTRUMENT RECORDED MAY 4, 1949 IN BOOK 1073, PAGE 366, O.R. 02 IN FAVOR OF CALIFORNIA WATER AND TELEPHONE COMPANY FOR UTILITIES BY VIRTUE OF INSTRUMENT NO. 110959, O.R., RECORDED NOVEMBER 15, 1966. �3 IN FAVOR OF ROBERT D. WAGGONER AND MILDRED C. WAGGONER FOR INGRESS AND EGRESS BY VIRTUE OF INSTRUMENT NO. 157027, O.R., RECORDED NOVEMBER 28, 1972. ® IN FAVOR OF DAVID L. ARMSTRONG FOR WATER PIPE LINES AND INCIDENTAL PURPOSES BY VIRTUE OF INSTRUMENT RECORDED SEPTEMBER 12, 1957 IN BOOK 2146, PAGE 505 OF DEEDS. PSAP (PALM SPRINGS AIRPORT) �Ln��� \ \ so 3 NORTHING: 2, 241807.5667 FASTING: 6,487,561.6238 0 \ 9s NAD83 CALIFORNIA �`O�� \ s N cs COORDINATE SYSTEM ZONE 6� COTD LLJ o 00 (COLLEGE OF THE DESERT) \ �� � NORTHING: 2,210,179.8685 N\ \ ��OJ C)T:�N o FASTING: 6,520,051.2605 S> Sg� �� \ NAD83 CALIFORNIA 2 ' /OS 9588 \ \ \ z COORDINATE SYSTEM ZONE 6 O 8 AIRPORT BOULEVARD_ �\ N 89°50'23" W V 2637.18' 1 BASIS OF BEARINGS 01121114 051107-F02 t°'00" E03' 2 w 0 o � Lri o O N O u CURVE TABLE l^URVE LENGTH RADIUS DELTA CURVE LENGTH RADIUS DELTA CURVE LENGTH RADIUS DELTA CURVE LENGTH RADIUS DELTA Cl 12.2 1' 109.50' 6'23'20" C20 141.13' 38.50' 10°01 '07' C39 35.00' 38.50' 52'05' 14" C59 38.48' 24.50' 90°00'00" C2 141.13' 38.50' 210'01 '07' C21 16.01 ' 38.50' 23'49'44" C40 39.10' 38.50' 58' 11 '11 " C60 28.68' 109.50' 15°00'33" C3 15.27' 38.50' 22'43'03" C22 35.00' 38.50' 52*05'14" C41 35.00' 38.50' 52*05'13" C61 16.47' 109.50' 8*37'13" C4 35.00' 38.50' 52'05' 13" C23 39.10' 38.50' 58° 11 ' 11 " C42 16.01 ' 38.50' 23'49'45" C62 12.2 1' 109.50' 6°23'20" C5 35.26' 38.50' 52°2829" C24 35.00' 38.50' 52°05'13" C43 28.68' 109.50' 15'00'34" C63 141.13' 38.50' 210°01'07' C6 35.00' 38.50' 52'05' 14" C25 16.01 ' 38.50' 23'49'45" C44 12.2 1' 109.50' 6°23'20" C64 16.01 ' 38.50' 23°4944" C7 20.60' 38.50' 30°39'08" C26 28.69' 109.50' 15'00'34" C45 16.47' 109.50' 8°37'14" C65 35.00' 38.50' 52*05'14" C8 48.25' 109.50' 25' 14'47" C27 12.2 1' 109.50' 6°23'20" C46 12.62' 25.50' 28'21 '28" C66 39.10' 38.50' 58' 11 ' 11 " C9 8.77' 109.50' 4'3523" C28 16.48' 109.50' 8°37'14" C47 12.13' 24.50' 28'21'28" C67 35.00' 38.50' 52'05'13" C 10 39.48' 109.50' 20'3924" C29 38.48' 24.50' 90'00'00" C48 12.13' 24.50' 28'21 '27" C68 16.01 ' 38.50' 23°4945" C 11 116.65' 60.50' 110*2826' C30 32.07' 24.50' 74°59'55" C49 12.62' 25.50' 28'21 '27" C69 28.68' 109.50' 15°00'34" C 12 6.3 1' 60.50' 5'58' 17" C31 90.00' 60.50' 85° 14'08" C50 12.62' 25.50' 28'21 '27" C70 12.2 1' 109.50' 6°23'20" C 13 52.47 60.50' 49°41 ' 17" C32 38.48' 24.50' 90'00'00" C51 12.13' 24.50' 28'21 '27" C71 16.48' 109.50' 8°37' 14" C 14 35.50' 60.50' 33°37' 12" C33 38.48' 24.50' 90'00'00" C52 12.13' 24.50' 28'21 '28" C72 54.19' 34.50' 90°00'00" C 15 22.38' 60.50' 21 ' 11 '40" C34 28.68' 109.50' 15'00'33" C53 12.62' 25.50' 28'21 '28" C73 28.68' 109.50' 15'00'33" C 16 19.56' 109.50' 1 O' 14' 13" C35 16.47' 109.50' 8°37' 13" C54 5.80' 25.50' 13'01 '43" C74 16.47' 109.50' 8°37' 13" C17 1 38.48' 24.50' 90*00'00" C36 1 12.21' 1 109.50' 6°23'20" I C55 6.82' 25.50' 15'19'44" 1 C75 79.69' 60.50' 75*28'15" C 18 16.47' 109.50' 8°37' 13" C37 141.13' 38.50' 10'01 '07" C56 0.41 ' 25.50' 0'55'24" C76 10.31 ' 60.50' 09°4553" C 19 12.2 1' 109.50' 6°23'20" C38 16.01 ' 38.50' 23'49'44" C57 12.2 1' 25.50' 27°26'04" C77 16.17' 24.50' 3748'49" C58 1 38.48' 1 24.50' 1 90'00'00" C78 1 2.29' 1 24.50' 05°21 ' 17" N 89'55'00" E 1218.03' SHEET 4 OF 4 SHEETS IN THE CITY OF LA OUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AMENDED TRACT NO. 32 742 BEING A SUBDIVISION OF A PORTION OF TRACT NO. 32742, RECORDED IN BOOK 427, PAGES 61 THROUGH 64, INCLUSIVE, OF MAPS, AND SITUATED IN THE NORTH 112 OF NORTHEAST 114 OF SOUTHEAST 114 OF SECTION 15, TOWNSHIP 6 SOUTH, RANGE 7 EAST, S.B.B.M. JANUARY 2014 A..-ftAkHEITEC 0 O N S U L T I N G 0 30 60 120 240 3 GRAPHIC SCALE: 1 "= 60' LINE TABLE LINE BEARING DISTANCE LINE BEARING DISTANCE L 1 N57'50'26 "E 18.11 ' L6 N58'42'36 "E 17.14' L2 N6 1'08'54"W 17.37' L 7 N58°5236 "W 17.14' L3 N58'52'36 "W 17.14' L8 N58'42'36 "E 17.14' FL54N58'4236"E 17.14' L9 N80' 13'16 "W 46.34' N58'52'36 "W 17.14' a, 386 0' 100.00 100.00 102.00 103.00 102.00 102.00 103.00 102.00 102.00 103.00 110.71 5.01 0.02 N O ��.Cl ` o0 0o ul 23 �- o0 0o w �. oo Po WI �I oQ) 0 � N W1 �I o � o 31 o � O I 30 31 � O 0 0 0 37 I L N 15 0 oN ^I Po Po �l LoI Poo Po �l �I Poo 0o rnI �I Poo o O 111,190 SF ^ o ^ 17 N 22 O ^ 11 572 SF Q o ^ 24 N 29 O "� O 31 N 36 "� O 38 �j O �I o � O 2I of o � o 01 11,572 SF of o z o111,572 SFoI O 23, 079 SF z `•`' I P z 0 z 0.)l P z o z <n 1 P z o6 m I P z LLl N I 1 14, 749 SF rn 14, 972 SF 1 14, 972 SF ^' 14, 972 SF N �, I 14, 9 72 SF 14, 972 SF N N I 16, 513 SF ` ) J C um N6 � N 2) , "� Nis � ' NJ i i+� � ' N" � 1 N/ ' 'C. ,0BSs� �6� C 7 9 - 6g 15 b, � 852�6 -,t C 6 6 �� 5$ �2�6 N S8s2�6���, \ C 4 0 /�$ cog �2�6 aO S8S2`36'''`3`3"�6 O gp C76 �j5 �1 C63 6,� , » "' , » , �'` C37 �,� , » "' , » , `ti C20 , , „ , Z N89'55'00 "E 102.92' 2 01 N89'55'00 "E 100.00' N89'55'00 "E 100.80' V (� W �` N89'55 00 E 100.80 N89'55 00 E 100.80 S 0 W �6 N89'55 00 E 100.80 N89'55 00 E 100.80 V W �a N89°55 00 E 114.30 0 S74°26'26 "E(R) Q �" S82° 12'30 "W R ~ S81 °05'49 "W(R) S81 ' 15'49 "E(R) F► Q S81 '05'49 "W(R) S81 ' 15'49 "E(R) Q ^ S81 '05'49 "W(R) o ---- cn-----(� S81°1549E(R) cnQ d ----- ---- ----- ---- _ 00 -p i o �z"�� WV o °Dz�l� QN�V o �'z-l� QNWc' o , �z�_i-u►��,�' 0 10' P.U.E. �o V 18 0 0 1 D P.U.E. �, (� o%� , o 0 10 P.U.E.c r; O �" 32 o 0 10 P.U.E. �„ 0 o 39 ao �o� ��. �o ;) 25 �o �o � 14 � cr a Z h 0 � cr a h o O wi 28 o cr V- a h 0 o ui 35 o cr a h 0 o �' W h o' 10,272 SF o Cc 21 0 �,; � h o 10,282 SF Cl °p o w •``� Q 10 282 SF O co o �,, >► ^ h o 11,554 SF o o 10,249 SF �' h - P W h 4- Zrh -� ,d h o C83 z 10, 282 SF W z 10, 282 SF - Sri z 10, 282 SF LV N ^ O o » , V N Q oo = J oo = O N89'S5 00 E 129.80 , » , , ^ ^ d I O _ `� N89°55 00 E 131.76 N89'55 00 E 131.76 c, V o N89'55 00 E 131.76 N89'55 00 E 131.76 '`� N89°55 00 E 131.76 N89°55 00 E 131.76 N c, J ^ N89'55 00 E 148.12 z � ui '�V o V P J� V V NQ3 r7 V `t et o S79'29'49"W(Rf �, o00oO �v'� S81'27'47"E R S81'17'46»W R V �� o v ��, v 4, ��'rn�° V o. ti3 - - - -() _ _ _ _ (f z O �S81'27 47 E(R) S81 ° 17 46 W(Rf �„ Wo �S81 27 47 E(R) S81' 17 46 W(Rf z o -81'47 06 E(R) o z p o �O3t �I�, " Wa O o0o 13 o °-ono o�oo o�aZ o M � 0: 0 19 0 20 �, �, 26 0 27 �, «n 33 0 34 u, O o 0 40 � P P oo P ter• O o z`r'O o od- zLo0 O o� +' z N 10, 771 SF o - 0 20.50 z 12, 373 SF rn oo o0 12, 720 SF o 12, 720 SF 00 `" Oo `� 12,499 SF oo �Q z �o 0 12,488 SF N 12,499 SF 41 41 12 499 SF rn 0 0 z z z z Iv h- z 0.50 0.50 0.50 0.50 N89°55'00 "E = 10' P.U.E.N28° 16 27 E R N28'26 28 'W R ' R C86 ., �,� 0 � � � 7 _ _ _ _ _ ,� � 10 P.U.E. 0 � C76 N89°55'00 "E 142.37' (� > 119.02' r m 98.50' 108.50, Ch 45,00' 45.00 `sue 59.75' C49 C46 59.75' C� 45.00' 45.00 `�� 108.50'4 108.50 C� 25 30 O 1� N 89°55'00" E 356.75' 25.0 ' 25.00' �, N 89°55'00" E 411.75' S89'2_6'4_1 "W(R)_ 0 = S85°49'04 "E(R) J o , C48 N8 ' 5 Oq E C47 LOT A y ^ 30 7. 00307.00jQO a, - 0.82 ACRE 307.00 I R 0 12 �' oL d N 89°55'00" E 921.00' d d- PRIVATE STREET o ca 10,539 SF s " N 89°55'00" E 311.15' C53C52 N89'55 00 E C5j FOUR SEASONS PLACE , „ , o 32' WIDE EASEMENT TO 47 E , CS N 89'55 00 E 299.75 �g c� J v N79.40 0.0 , COACHELLA VALLEY WATER Q N44°29 39 E R \ C 9 0.00 80.00 80.00 68. C51 74.25 80.00 80.00 65.50 52.00 (�cti�8 , C54 '� W p DISTRICT FOR WATER AND N v °` uj C8 9 2 90 10' P.U.E. T =.� 10' P.U.E. o G� SEWER PURPOSES DEDICATED o Q N89°55'00 "E 3 I i� W 1 I ¢ PER THIS MAP 115.00 _ _ _ oo co W 1 3 3 oo LN 15'05 05 bV(R) N `�' oo W o 0 0 0 0 1 �v 1 I �ci I o 0 0 co 0 ^ I ^ �o l 'cNo 14�0, 4 3 2 0 1 0 o c LOT N O tCi p O lCj p ^� ^ 'v ^ p O lCj p � c} O O O o C,41 1 00 0o I� O STORM WATER 11 � 10 0� o� o- O- 6 N1 5 NI o^ o^ O^ ,nd 55 15 094 SF o 19 331 SF z 9 200 SF z z z z o `" `!' o z 1 9,201 SF O 9,200 SF O 9,200 SF O 10,197 SF o P O DETENTION LOT 9, 200 SF 9 200 SF 9, 211 SF z z z o O O 00 ca o z l 0 9,629 SF o z z O z 0.72 ACRE , , , , , , , , , , , , , , 16 .0 z 0 0 0 z 0 z 0 D 0 .0 v� 27.5 27.50 C78 211.10 .01 25.01 0.02 - - - - - - - - - - - - - - - - - - - - - - - S 89'55'00" W- 1263.11 - - - - - - - - - - - - - - - BROWN DEER PARK \� 34�7 TRACT No. 029 I .4 SHEET 2 FOR EASEMENT, MONUMENT AND SURVEYOR'S NOTES M • g ` 01121114 051107-amended F03 RECEIVE[ VAL �� �TM MAYlA=2014 CITY OF LA QUINTA FAIRWAYS ASSOCIATION COMMUNITY DEVELOPMENT ATTACHMENT 5 May 12, 2014 Les Johnson Planning Director City of La Quinta Planning Department P.O. Box 1504 78-495 Calle Tampico La Quinta, CA 92244-1504 Dear Mr. Johnson, E3FILE CCr"y The PGA WEST Fairways Association ("Fairways") Board of Directors and management staff met with the developers of the future Monterra development for the purpose of reviewing their proposed changes to the previously approved Tract Map, including the proposed closure of the Monroe entrance and access directly into the existing Norman Course community via Brown Deer Park. We appreciate the developers' plan to build approximately 40 homes and understand that Monterra will annex into the Fairways Association. The Fairways Board is in full support of the Monterra project. The Fairways community at PGA WEST is comprised of fourteen Special Benefit Areas each of which is represented by a homeowner District Delegate. At the quarterly District Delegate meeting on February 18 the Developer presented the Monterra project and asked for the support of the Delegates. As you can see by the attached minutes from that meeting, the Delegates were in unanimous support of the Monterra project. Please let us know if there is any other information you need regarding this matter. Sincerely, On Behalf of the Board of Directors PGA WEST Fairways Association 4�boraBrill President cc: PGA WEST Fairways Board of Directors Developer of Monterra Project Post Office Box 1690 • La Quinta, California 92247 • Phone (760) 776-5100 • Fax (760) 776-5111 'A WEST FAIRWAYS ASSOCIATION DISTRICT DELEGATE MEETING MINUTES DINING ROOM 3, THE PRIVATE CLUBHOUSE 3:OOPM, TUESDAY, FEBRUARY 18, 2014 Delegate Members Present (15) Donna Swanson, Eagle Bend Julie Leonard (Alternate), Heritage Walt Lloyd, La Cala Skip Hraban, Legends Jim Wisener, Masters Tom Lynch, Muirfield Carol Pearson, Norman Estates Rae Wheeler (Alternate), Norman Estates Sherrie Trbovich, Pasadera Thomas Raycraft (Alternate), Pasadera Bob Brown, Spanish Bay Jim Taylor (Alternate), Spanish Bay Penni Sturgill, Summit Jody Shapiro, Turnberry Steve Kiddoo (Alternate), Turnberry Also Present Deborah Brill, Fairways Board President Barbara Larsh, Fairways Board Vice President — Exited at 3:30pm David Park, Fairways Board Secretary Mark Ladeda, Monterra Developer — Exited at 3:30pm The Management Trust, Monarch Group Division Jodi Fischer, Division President Jerry McDonald, General Manager I. CALL TO ORDER — Deborah Brill called the meeting to order at 3:00 P.M II. PRESENTATION OF MONTERRA DEVELOPMENT — Barbara Larsh shared the history of the Bonterra Development, now known as Monterra. Mark Ladeda, developer for Monterra, presented the renderings for the proposed residences and took questions from the Delegates. Jody Shapiro stated that he was in agreement with the project with the condition that there is an exit gate onto Monroe. Barbara Larsh replied that the exit gate is the responsibility of the PGA WEST Master Association and the City of La Quinta. Jerry McDonald asked everyone present if they were in favor of the project and everyone replied "yes". Jerry then asked if anyone was opposed to the project and if so, what the reasons are. No one opposed. III. QUEEN PALM TREE PROJECT — Jerry McDonald discussed the Queen Palm tree project currently in progress by the Landscape Committee. The Landscape Committee will develop a Draft Queen Palm Tree Removal Policy for the Board's review and approval. Jerry stated that only those trees identified as dead or dying would be removed but only after consulting with the landscape maintenance contractor and the homeowner first. IV. UPCOMING ANNUAL MEETINGS A. Delegate Districts — Deborah Brill stated that the Annual Meetings for the Delegate Districts are scheduled for March 17, 2014 from 3:OOpm-5:OOpm. Deborah also stated that Sharon Goldstein has resigned as the Hermitage SBA Delegate effective immediately, and she thanked her for her service to the Fairways Association. B. Fairways Membership — Deborah Brill stated the Annual Meeting for the Fairways Membership is scheduled for Thursday, April 10, 2014. PGA WEST Fairways Associa,_,ii District Delegate Meeting February 18, 2014 Page 2 of 2 V. OPEN FORUM A. Donna Swanson asked for a status on the trashcan discussion. Jerry McDonald responded that most of the Delegates were not in favor of Burrtec's automated service and the issue was tabled by the Board of Directors. B. Carol Pearson requested the Association to install two FIDO stations within the Norman Estates SBA. Deborah Brill replied that they would need to walk the area to find a suitable location for the FIDO stations and then ask the Board for approval. C. Penni Sturgill requested that the Association send only important news through Constant Contact email blasts to the homeowners and eliminate landscape report emails. Jerry McDonald asked all the Delegates if they agreed with Penni and all were in favor. They only want important news items sent through Constant Contact. VI. NEXT MEETING DATE — To be announced. VII. ADJOURNMENT — The meeting was adjourned at 4:19pm. IWA, PGA WEST PGA WEST MASTER ASSOCIATION, INC. PO. BOX 1516 — LA QUINTA, CA. 92247 —1516 PHONE (760) 564-3858 — FAX (760) 654-2329 October 5, 2013 Les Johnson Director Community Development Department City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Re: Monterra Project — PGA WEST Dear Les: �rlq Cpo4.;; � This letter shall serve as notification to the City of La Quinta ("City") that the goal of the PGA WEST Master Association ("Association") is to include the 40 homes proposed for the Monterra development within the Norman Course area as part of the PGA WEST community. The Association considers the Monterra development a welcome and distinctive addition to PGA WEST and hopes the City will assist Mark Ladera in progressing through the development approval process. Very truly yours, Richard A. Nay s President, PGA WEST Master Association may, 44aQur«rw MEMORANDUM TO: Honorable Chairperson and Members of the Planning Commission FROM: Les Johnson, Community Development Directo DATE: June 10, 2014 SUBJECT: Amended Final Map 32742: Monterra Attached as part of this memorandum, please find a revised configuration for the proposed map that includes an exit -only egress onto Monroe Street. This new design is the preferred design of the applicant, surrounding homeowners, and homeowners associations. The reconfigured map was received by the Community Development Department after the staff report was completed. Staff has not had the opportunity to adequately review the proposal and draft conditions of approval. Additionally, please find letters regarding the proposed map reconfiguration for Monterra. The letters were received by the Community Development Department after the staff report was completed and delivered to the Planning Commission. E3FILE CON l Jay Wuu From: Caldwell Mary <mary.caldwellphd@gmail.com> Sent: Friday, June 06, 2014 9:00 AM To: Jay Wuu; Les Johnson Cc: McDonald Jerry; barbara.larsh@dc.rr.com; Jody Shapiro; Brill Deborah; royaziegler@gmail.com; Peters David Subject: Monterra project in PGA WEST Gentlemen, I am writing at the request of the PGA WEST Fairways Association and Mr. Shapiro to clarify the position of the PGA WEST Master Association regarding the addition of a gate from the Monterra development onto Monroe. The PGA WEST Master Association supports an `exit only' gate onto Monroe as long as it complies with standards to be set forth by the Master Association. My predecessor had requested a formal request for the gate from the Developers on which to base our decision. To the best of my knowledge, we did not receive it, so we took no further action. Sorry if there was some confusion. If you have questions, please feel free to email or call. Best Regards, Mary Caldwell, President PGA WEST Master Association 57419 Colonial La Quinta, CA 92253 760-396-9497 mamcaldwellhda mail.com City of La Quinta Planning Commission Regarding the Application to Amend Final Map 32742 by Monterra Properties June 3, 2014 I am unable to attend the public hearing on June 10, 2014 to discuss the subject above. I am a homeowner who will be significantly impacted by the potential additional traffic if the Monterra development proceeds and includes an access entrance on Brown Deer Park. My preference would be for any access/exit from the Monterra development to NOT include access/exit from Brown Deer Park as it will increase the traffic flow in front of my home. Part of the reason for purchasing this home was the quiet and lack of traffic on Turnberry Way. This benefit would be greatly reduced as a result of the requested relocation of access from Monroe Street to Brown Deer Park. However, if the access to the Monterra development must include access from Brown Deer Park as I have been told, than I would ask the Planning Commission to only approve this project if the exit from this development onto Monroe Street is also included. Thank you for your consideration. David L. Jahnke 55375 Turnberry Way La Quinta, CA RECEIVED JUN 0 92014 CITY OF LA QUINTA COMMUNITY DEVELOPMENT UPC] PLANNING COMMISSION STAFF REPORT DATE: JUNE 10, 2014 CASE NUMBER: SITE DEVELOPMENT PERMIT 2014-940 APPLICANT: GHA COMPANIES PROPERTY OWNER: ADOM VENTURES, LLC REQUEST: CONSIDERATION OF ARCHITECTURAL LANDSCAPING PLANS FOR TRACT 31087 LOCATION: DARBY ROAD; EAST OF PALM ROYALE DRIVE RECOMMENDED ACTION: ukl Adopt Planning Commission Resolution No. 2014 - approving Site Development Permit 2014-940, subject to the attached Findings and Conditions of Approval. EXECUTIVE SUMMARY: The construction of 19 homes is proposed on a previously -approved tract (Attachment 1). The proposed architectural and landscaping plans conform to the development standards of the La Quinta General Plan and Municipal Code. BACKGROUND Darby Estates (TR 31087) was approved in 2004. The approximately 5.0-acre tract, located on Darby Road between Palm Royale Drive and Adams Street, consists of 19 single-family residential lots which range in area from 8,118 to 1 1,634 square feet, averaging about 8,900 square feet (Attachment 2 and Attachment 3). A retention basin lot is located at the northeast corner of the site, along Darby Road. Access to the tract is on Darby Road, and will be un-gated. PROPOSAL & ANALYSIS: Architecture: Three prototypical floor plans are proposed, each wit treatments that have been designed to reflect architectural styles (Attachment 4, Sheet 1.1 - 2.7). five bedrooms in a single -story floor plan, and Plan 2 two different front elevation )anish Colonial and Tuscan Plan 1 and 1 X include up to up to six bedrooms in a two - Page 1 of 3 story configuration. Architectural features include louvered awnings, decorative iron accents, and stone wall facades. Exterior materials consist of smooth stucco walls, stone veneer accents, and various shades of S-tile roofing. Exterior colors vary from light to medium earth tones, with darker trim colors. The architectural styles and layout of the proposed units are well designed, compatible with the existing surrounding residential communities, and are consistent with the development standards in the La Quinta Municipal Code. Landscaping: Preliminary landscaping plans for common area (perimeter, entrance, retention basin) and front yard landscaping are proposed (Attachment 4, Sheet P-1 - WP-1). The perimeter landscape plan primarily consists of shade trees and desert shrubs along the Darby Road street frontage (Attachment 4, Sheet P-2). A slump stone perimeter wall is proposed (Attachment 4, Sheet WP-1). The retention basin will primarily consist of decomposed granite, with low- to moderate -water use plants and trees utilized around the slopes and perimeter of the basin (Attachment 4, Sheet P-2). The typical front yard planting plans consists of turf areas with multiple trees and large shrub planter areas (Attachment 4, Sheet P-1). Plant materials consist of low - to moderate -water use plants and shrubs. A turf -less option has also been proposed. The proposed tree palette includes Palo Verdes, Citrus, and Olive trees, as well as Sago, Mediterranean, and Mexican Fan Palms. The shrub palette includes Lantana, Bird of Paradise, and Sage, among others (Attachment 1, Sheet A-5). The proposed landscape plan is acceptable. The assorted species of plants add character to the community and provide diversity, while having the characteristics of being functional and low water users. Accent trees and shrubs are fully -utilized in complementing the architecture and layout of the residential units. Many of the plants are southwest desert species. COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS: On May 21, 2014, the Architectural and Landscaping Review Board reviewed these plans and recommended approval of the site development permit as proposed and subject to the staff recommended conditions of approval (Attachment 5). The Board discussed front yard pathways, landscape lighting, and the landscaping palette. A condition of approval was added requiring a pathway from the street to the front doors. Page 2of3 AGENCY & PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on February 27, 2014. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on May 30, 2014, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Community Development Department has determined that this request has been previously assessed in conjunction with Environmental Assessment 2003-480 which was prepared for Tentative Tract Map 31087, and approved on August 17, 2004. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21166. Report prepared by: Jay Wuu, Associate Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Project Information 2. Vicinity Map 3. Approved Tentative Tract Map 31087 4. Darby Estates Site Development Permit Plan Set 5. Minutes of May 21, 2014 ALRB meeting Page 3of3 PLANNING COMMISSION RESOLUTION 2014 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2014-940, INCLUDING ARCHITECTURAL AND LANDSCAPING PLANS FOR TRACT 31087 CASE NO.: SITE DEVELOPMENT PERMIT 2014-940 APPLICANT: GHA COMPANIES WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 101" day of June, 2014, hold a duly noticed Public Hearing to consider a request by GHA Companies for approval of architectural and landscaping plans for Tract 31087, generally located on Darby Road, east of Palm Royale Drive, more particularly described as: APN: 609-052-002 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on May 30, 2014, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1 . Consistency with the General Plan The proposed Site Development Permit is consistent with the La Quinta General Plan, as it proposes single-family residential homes within a location which is General Plan -designated for Low Density Residential development. 2. Consistency with the Zoning Code The proposed units, as conditioned, are consistent with the development standards of the City's Zoning Code in terms of architectural style, building height, building mass, and landscaping. The community is consistent with the La Quinta Zoning Map, as it proposes a single-family home residential community which is designated for Low Density Residential development. The site development permit has been Planning Commission Resolution 2014 - Site Development Permit 2014-940 Darby Estates (GHA Companies) Adopted: June 10, 2014 Page 2 conditioned to ensure compliance with the zoning standards of the Low Density residential, and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with the California Environmental Quality Act (CEQA) The Community Development Department has determined that this request has been previously assessed in conjunction with Environmental Assessment 2003-480 which was prepared for Tentative Tract Map 31087, which was approved on August 17, 2004. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21166. 4. Architectural Design The architecture and layout of the units are compatible with, and not detrimental to, the existing surrounding residential land uses, and is consistent with the development standards in the Municipal Code. The units are concluded to be appropriate for the proposed location, and supplemental design elements (stone veneer accents, various shades of tile roofing, etc.) appropriately enhance the architecture of the units. 5. Landscape Design The proposed project is consistent with and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The project landscaping for the community, as conditioned, shall unify and enhance visual continuity of the community with the surrounding development. Landscape improvements are designed and sized to provide visual appeal. The permanent overall site landscaping utilizes various tree and shrub species to blend with the building architecture. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That it does hereby approve Site Development Permit 2014-940, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. Planning Commission Resolution 2014 - Site Development Permit 2014-940 Darby Estates (GHA Companies) Adopted: June 10, 2014 Page 3 PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 10t" day of June, 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 1 OF 14 GENERAL 1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2014-940 shall comply with all applicable conditions and/or mitigation measures for the following related approval: Tentative Tract Map 31087 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall expire on June 10, 2016 and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit► • La Quinta Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 2 OF 14 • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-201 3-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 3 OF 14 in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The owner shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 4 OF 14 invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. STREET AND TRAFFIC IMPROVEMENTS 13. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 5 OF 14 14. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential Collector Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c./5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 15. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 16. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 17. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 18. Improvement plans shall be prepared by or under the direct supervision of qualified PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 6 OF 14 engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 19. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. U E F Off -Site Street Improvement/Storm Drain Plan Off -Site Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical 1 " = 40' Horizontal On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: D through F to be submitted concurrently. (Separate Storm Drain Plans if applicable) The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 7 OF 14 G. On -Site Residential Precise Grading Plan (submitted to Building and Safety Department) 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. 20. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 21. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 8 OF 14 22. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. nRAnmin 23. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 24. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 25. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by a qualified professional registered in the State of PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 9 OF 14 California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 26. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 27. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 28. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 29. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. nRAINA(,F PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 10 OF 14 30. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map No. 31087. Nuisance water shall be disposed of in an approved manner. 31. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 32. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 33. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 34. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 35. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 36. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 11 OF 14 37. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 38. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 39. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 40. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-201 3-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. 137-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-201 3-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. 11TII ITIFS PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 12 OF 14 41. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 42. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 43. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. Interim improvements shall be designed and constructed as approved by the City Engineer as well as the appropriate utility provider. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 44. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 45. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 13 OF 14 46. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 47. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 48. All new landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 49. Front yard landscaping for each dwelling shall consist of, at minimum, 36" box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), 5-gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 50. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process as a minor final landscape plan. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Community Development Director determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Development Director shall review and approve any such revisions to the landscape plan. 51. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. PLANNING COMMISSION RESOLUTION 2014- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-940 DARBY ESTATES (GHA COMPANIES) JUNE 10, 2014 PAGE 14 OF 14 52. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets" or latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 53. A pedestrian pathway shall be offered to homeowners that provides direct access from the street to the front door areas of the homes. These pathways shall be reviewed and approved by the Community Development Department as part of the Final Landscaping Plan process. MAINTENANCE 54. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 55. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 56. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. ATTACHMENT 1 Project Information CASE NUMBER: SITE DEVELOPMENT PERMIT 2014-940 APPLICANT: GHA COMPANIES PROPERTY OWNER: ADOM VENTURES, LLC ARCHITECT: LEN NOBEL COMPANY LANDSCAPE ARCHITECT: RAY MARTIN LANDSCAPE DESIGN ENGINEER: HEITEC CONSULTING REQUEST: CONSIDERATION OF ARCHITECTURAL & LANDSCAPING PLANS FOR TRACT 31087 LOCATION: DARBY ROAD; EAST OF PALM ROYALE DRIVE GENERAL PLAN DESIGNATION: MEDIUM/HIGH DENSITY RESIDENTIAL ZONING DESIGNATION: LOW DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL VACANT, UN -ENTITLED LAND SOUTH: MAJOR COMMUNITY FACILITIES EXISTING SCHOOL SITE EAST: RIVERSIDE COUNTY EXISTING PRIVATE RESIDENCES WEST: MAJOR COMMUNITY FACILITIES EXISTING SCHOOL SITE SUBDIVISION INFORMATION: TR 31087 (19 SINGLE FAMILY RESIDENTIAL LOTS) TENTATIVE MAP APPROVED AUGUST 17, 2004 ATTACHMENT 2 . r , I rF TTTTT�""111111 '� gm r g _Al r^, : 4 a J pp y fop • k. T a M ....• �. 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I I J�„�y 'm`•'`` ,¢.: '. - '>;ry".�•. _ � ' ".'� a " J� Ll.l_� I I r f l I [ Ian `�•s • �I AMA 4r - -'--- - -. - ti u, -'- - -fin l 4W _ t - U U - --- - - ; - � �r•A. _ -- _�.—•� - � y .- c I 1 I I 1 �y F ' .-, lI� ter` � - -. -•- , -- 1 4 1. i• 1, I, ', �'.. `.: + , .�^ i - . ��. s i• "•p. 1r ��`� r:'�� �. _ .�� f ���+ .:w i s ,� "r"� ,:ri• � Imo.: e r , Ci - � dw - .I ! yam,- �� � • .. ::� � � �• i Q r y�� 77 Darby Estates Vicinity Map w S E May 21, 2014 a Q•C, City of La Quinta IN Planning Division GfioF9�� Community Development Department ATTACHMENT 3 CD 0i CU IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA GRAPHIC SCALE -A VE MA 0 1.5 3a w 120 TE-NT TI TRAC-T P NO* 31-087 BEING A SUBDIVISION OF LOT 24 OF MAP RECORDED IN BOOK. 15 PAGE ,3'2.OF RECORDS OF SURVEYS, OMCIAL RECORDS OF IN FEET THE COUNTY OF RIVERSIDE; ALSO BEING IN A PORTION OF THE N 112 OF THE SW 114 OF SECTION 18 T. 5'S, R. 7 E. I inch 30 ft- SAN MERIDIAN' FEIRO ENGINEERING, INC. JAN. 2003 Rlw R1w 60 20' 20' R,,IW Rl� ------ --------- -------- 50 16 -------- 1.6j --------- 0-Imp. 6' SIDEWALK 6' SIDEWALK I VnF-WAI k' THIS -MAP REPRESENTS: THE- ENTIRE CONTIGUOUS OWNERSHIP OF THESE LAND DIVIDERS, GROSS AREA: 5.00 ACRES GROSS THOMAS OROS. COORDINATES PG: 81-9 F-6 2002 EDITION' EXISTING &"PROPOSED ZONING = R-1-8000 COMMUNITY SERVICE DISTRICT 152 PROJECT IS WITHIN COACHELLA VALLEY REC. 8c PARK DIST. SCHOOL DISTRICT = DESERT SANDS UNtnED SCHOOL DIST. PROJECT IS NOT WITHIN A SPECIFIC PLAN AREA UTILITIES: WA TER CVWD LE SIDEWALK 1ULVIbluN TIME WARNER C.4ir3 ffKUrLMIT 13 W11HIN ZU V1. V EXISTING 13 "NLY sc,00- EXISTING LAND USE = VACANT 0?0so PROPOSED LAND USE = SINGLE FAMILY RESIDENTIAL. LEGEND C ci Piarn-n, lkomm�ssion _j < EXISTING PALM TREE N 01140 " '" E 660 00p Der EXISTING SHRUBS IzX/ I i946SO 0.2743 AC 10 0.2626 AC 94.09' SO(r31 "20"E 448 SO FT 0.2J99 AC EXISTING BLOCK WALL rbo 13-1.24' SO FT 4 AC 1.00 U r 60. ox h EXISTING STREET LIGHTS,1,,j'[Conditions. 30.0 PROPOSED FIRE HYDRANTS C4 PROPOSED SEWER IIAll w PROPOSED & EXISTING WATER 0 Ui' V 7 No 6 2 0. 1988 AC 8811 SO FT t4l . 00 02023 AC 00 1100 00 00 . IN 004ru ri �l:: 8490 SO FT SO FT I . 0.1 0 AC X "t 1 8625 8580 SO T �W5 SQ FT 00 C14 1* 0.1980 AC AC 0.1959 AC 0. 1949 AC 0- 1911 AC 00 x :ZE s �r`a�'!�-" � / ire { Q �'y -60- b67- .9 D 4-5-.00' . . . . . .................. ac It =47'il LOT "A" -. 381.8 1' -Aft Ca 707551 45.00 CI_ .o7!7 J'a < VICINITY MAP < NO SCALE 14 19 15 N. 0 13 16 17 4)0 CMA) C%4 8310 so Fr FT S 8265 SO FT� 0 08 'AG .1 OAC OWNERIAPPLICANT: .194 'AC- 8220 TAHITI PARTNERS V FT 8175 ►SO FT �130 11 SO fT 0. 1866 AC a AC AC FRANKLIN & FRANCINE HANDLER Nt 81 0. 1877 AC N a 1862 AC 11f) �yURXYlanning Commission w-Alay Oq OV111- CIO 5305 E. SECOND ST. J204 z 'm City Council Oq 099 LONG BEACH, CA. 90803 00 ✓ 00 0 Community Dev. Dept. (76( )) 728-8500 Ic initials 760) 728-5869 FA Case No. - LZ S 062: Exhibit A- A < 9with Conoftions FEW ENGINEERING, INC. P. O. BOX 12980 -1JC PALM M DESERT, CA. 92255 9-.5 60.00 00 1� 60,901 60.00, �_ I 30.' - — (760)' 346 8015 N qq�o4& E 111660.00' 41-625 Eclectic St., Suite C-1 or, Q t Ct 5,qfET No_ OF. I Civil, Engineering - Palm Desert Califarwa 92260 DESIGN BY.- Land Surveying (760) 346-8015 'Ten.tAtfv'e 'iract No. W0871 F_ Fax (760) .346-2548 DRAWN BY- www.feiro.mt 0 capynot 2W.3. F'&m Enowrm. Im APN: 609-052�002 L_ " f�7— DATE Jan.200 IPWA"EDF _11WER Fr fXREVr-SUPERWSM OF- Lot 24, RS 15//3 -2 D WQ RL E- 6Jt1ttrn[ FEIRO FR: _I JOB AfW6 -;:)Z2bV FOk 6jT_ no I EN c I N.k jR R'flq p�,, i 'Robald X -Biro XICE. WE V I PROJECT DATA OWNER- Adorn Ventures LLC 77-682 Country Club Drive Suite A-3 Palm Desert, CA 92211 (760) 200-5941 DEVELOPER- GHA Companies 30-875 Date Palm Drive Suite A-3 Cathedral City, CA 92234 (760) 969-1400 DESIGNER, Len Nobel Company P.O. Box 16606 Irvine, CA 92623 (949)559-4305 CIVIL ENGINEER- Heitec Consulting 42-575 Melanie Place, Suite P Palm Desert, CA 92211 (760) 340-9060 LANDSCAPE ARCHITECT- Ray Martin Landscape Design 52-293 Avenida Madero La Quints, CA 92253 1760) 835-8358 DATA TABLE TRACT NUMBER - GENERAL PLAN - ZONING, LAND USE - GROSS SITE AREA- A.P.N. • NUMBER OF STORIES - SQUARE FOOTAGE - GREATEST HEIGHT- OCCUPANCY - TYPE OF CONSTRUCTION- 31087 Low Density Residential RL RL 5.0 Acres 609-052-002 One & Two Plan 1 - 2359 sq.ft. Plan 1X- 2698 sq.ft. Plan 2 - 2709 sq.ft. 27'-8' (28' Max Height Limit) R-3 / U V-B Sprinklered 200► ^GHACOMPANIES DARBY ESTATES LA QUINTA �Y City of La Qulnta Plans 1, 1X & 2 Tract 31087, Lots 1-19 LOUNTRi CLUB ,c bRnr£ u 19n A f 10 3 � FRED WAgaW' RNE MILES h AVENUE W 2 � o y� STATE HWY 177 Vicinity Map I NO SCALE ATTACHMENT 4 INDEX OF DRAWINGS IS Index Sheet SP Site Plan P-1 [A Typical Front Yard Planting Plan (color) P-1 121 Typical Front Yard Planting Plan with Lighting (b/w) P-2 (1) Darby Road & Retention Basin Planting Plan (color) P-2 (2) Darby Road & Retention Basin Planting Plan with Lighting (b/w) WP-1 Wall Plan 3D 3D Streetscape Rendering EL Exterior Lighting Fixtures - Energy Efficiency 1:1 Floor Plan 1 & 1X 15 Exterior Elevation Renderings 1-6 Exterior Elevations & Roof Plan (A) 1-7 Exterior Elevations & Roof Plan (B) 1-8 Plan IX Addenda 2:1 Floor Plan 2 25 Exterior Elevation Renderings 2-6 Exterior Elevations & Roof Plan (A) 2-7 Exterior Elevations & Roof Plan (B) FD1 Foundation Details (courtyard wall detail) Aerial Photograph INDEX SHEET NLEN NOBEL CO. P.O. BOX 16606, IRVINE. CALIF. 92623 PHONE, (949) 669-4305 www.nobel.net 4-28-2014 Sheet Number, Is 0 15' 30' 60' 120' GRAPHIC SCALE: 1 "= 30' LOT DATA LaT 0 AaMCSS LOT S.F. -PLAN Na 1' Xf-X.CX CHR5i.TiE GPUFT C '42r MAP 2 xr-xa�r c+;,useTrE_ Glkiw rr-x'az c'iit civ;>4r"' ` +t our a XS-xxx CRO15M CAURr A200 18 5 Nx--M CNOfSf. mm -0,w I 6 XA"-xxx CRRIS[TI'F CrwRr R w IA ] Xr-0r CROISETTE C1WRT 8 i 18 ;IVY 8 7rx-0x T r0 r0 rsrs 9 XX-XXx C!{piSFrlE C6xdIP1 8;i32A to r r xxx ciia scrrE Wr -.W.... s 60q ZSR 11- xX.xXx CRO15[rrC COUAI lI '+ r IX xX-NXY apg&Fm COW 9.008 2A Is xe-:xYX WOSM wwr a5m IXAR 14 xX-xxm CRasuiE MWI 4807 IRR: r5 xx-xxx LR0f3i77E snrxrT 85tl5 - M xx-v)e cwir r - aSir -7,i 17 t-- < iTE CCX/R1 .T.j �Yx-,YA7f CRGfSITiE ft LM 473 r IM 49-YXKMr-M CO PT M16 i fAR C17t,t51rrl CLus appg N ORl4Tbil 41, AVENUE 1.. MTE fREQ WA11Y4C AIPrP MILES AVENUE 11 1 SrArE HWY 01 VICINITY MAP NO SCALE Important Notice - Underground Service Alert e .. 4tI/eiU al n frer/M 4aF It/+n 'aeA mall I.rLeed4. •ten u .r.! eye a 'eri le tx>aalr Irl t. aefd fr p. Dy ILM maHad arse ell baaf[ lwen er. e#1 r4F d I-%e•t71-M1'e lee +HK Ma IWre ,w art Cmelruc" cmllmlm aq,e Iwl m oc artlmn nilh gw—hy m,mlw croslruclim patina. tmelru[Ibn nnlratlo, am rmi,w to a,uma etle aM [ ,vale reepmea'lily lo, job Ce c"lcm deny the car, of cmel-l'an It IM prPMcl, Inautlnp wlelY of oa pewee m0 propels I"I Iha req w-.1 aad ba — la epWy uwlivaar tlm) nM 3re +'miled to nwmd rrmamg h.", mtl wnalruclbn cmlraclw IuAW gg,ee hY dfjrA kawpMl, ma ntl0 Mfv ,ce olan hemleea Isom any wl d Ibbbiln p e+aapelL-k [,well IM pelorman[a of eat m Ihie pro}cl, eeceplvp labaly maaq Iron Ne We neg'genca of on* prol,iunN IN eelllerce eel 1[ A61 er o, —*grwM Maly fPaR eeWpe. el alrmlur, elwen on Ih,e Wan eee ahlnwe by a iesch. el Ine ovoDODh +fRp®!, le Hf Malpl pe. anonletlge Ih,r ore no eaaling RIJ.a a•aW to el'pan en Inaee s.*t IDloae. 1b CulyGeepr la ragwlp la lane Oua Precaulbrwryamemurea aD M at+ly aaee x— on IMae Aryelnq See eWAb4lua IurlMr a umaa oll Dilily and re+w W, W - Wllrr Pip,. n dune n abut aYaR+l le Irp! eno.n on alhe, tlro.lrpe IN THE CITY OF LA OUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SITE PLAN "DARBY ESTATES" TRACT NO. 31087 a * No. 155506 rrD, Eg4i tQgMs� PEIi P!RfiP: 6' HIGH BLOCK WALL FF 'del" PVC pRAINAIPE- SECTION A —A NOT TO SCALE C R 0 1 S E T �I C0 U R T LIGHTING LEGEND SYM FIXTURE COMMENTS V15TA LAND56APE LIGHTING PALM TREE BULLET TYPE SPOT LIGHT LED FIXTURE TYPE - TO BE SELECTED VISTA LAND56APE LIGHTING PATTY LIGHT FOR WALKWAYS LED FIXTURE TYPE - TO BE 5ELECTED TRANSFORMER BY V15TA MODEL NO 600 WATT - 11-15V - STAINLE55 STEEL ENCLOSURE 10'Y1 x 12'HT x b" DEEP BUILT IN PHOTO -CELL AND TIMER PLANT LEGEND TREES w •ar, vre. Oc,w. 1par.• a" �.�f � X ]4'Cow HiFTVZ SSS\VV0 OYa Map.n ]I• ex W W-Trot OMM Tw - „.Ow Lap.•W�41W N•¢pr SHRUBS ® fa .r„a X. » aga O,wl.a waruawa r I gd. Ohwl, wXrr,T¢gN Jq+w+,0 X g gw , gw OV„W waw a ga 19, ub, - Vr� M Iwr arr • loW aYeXIbY La,aM ,qA LaXepti)Lw IIUar,[w¢ L , a - • Tau byr waw LbW OT.L ragnb. w Ma.' O 9a O ,Ir,a M1r .,.wyX Lh , gw Sw Oe�a �r t. •Y m Tram ,r¢X Drag, ltw w ,gw. ww • xTacwa.r wa , gl- r,,,wg wa.• oab cyaao um, Qarum nyw rwrvw.w row Para Lyca rrroMa X a9. pWx.wc by pv,n wljw dYs rM1ewr. ro,wla/1 s gl IhM ja,° rebwb ww,a� rar h,. w f,Y.wl lc xk erw TrHi, w6 �./ DESERT ACCENTS twT. Mr3� L VINES mw 9artva x0 V w B gar b wall 00.9Z [�_- alaaaga -Cal O llard a =11-Lsra X 15g.1 . FI d Pull Y= TALL K.+A'R5] rn+ o=aA.sw«« va ro•�ee�­=.1 in l4'b iwaawlY wCrTL9 Arp ¢wP wa1lID al rN1eY �� Tr,X Il,ea,.b¢,r0 LapO,w rar.rrol U]• ¢,ck . »• wM .raw al 3' on a«w ® eap G„ra YMH,OCL' X'-O• vew,w L iW rI � c aAcmaX —,]w' Xre,m ¢¢a1AA aNYI. mOlpA,wA,e TO ee oveeR¢e¢ nnX A TALL rzecu: Aw remwx RYbNAY! 6!O Ta AG,[YL A Ll,rrY Y,r•YMM MHLgI Aw•eA,/JC! MM1a, LI®TA• ¢,1,. b SaXYT ?4hMM BOULDER SOH:WLB ..a5rl Siff 4. w — nix was A XYXIdrl ue � + a 9lef,r r sM b. �4nT■ate.:n L !'.fe'lvl to �, v r.rr r n, ra. BOULDER DETAIL )TE. ALL PLANT QUANTITIES ARE TO BE VZRlp IID BY LAND%APE CONTRACTOR. 0 10, 2.01 40, GRAPHIC SCALD U II DIAL 71N7 H'tlAx1N0 YOU DI Tr it ti 1-J-1 ' t0° TMLL FREEA PU91.1; SE11VICt 9Y UN014DR7DR@ SRRMC-E ALERT �" brag aria ' a A o - rvrT V {r 41w. t ter. 9} er CIrL�f� RAY MARTIN Landscape Design Consultant 52293 Avenida Madero La Qulnta• Callfornla 92253 1750r 835-0358 RAYMANTINDESICN I AOL.COM OWNER. WESTMOUNT COMMUNITIES, LLC QHA COMMUNITIES 77-E82 COUNTRY DR. SUITE A-9 PALM OEt3ERT. CALIFORNIALIFp aaatAor rwwsaH wArwa oa. MIOr� T�¢ao'¢sn TRACT 31087 I� A � /{ CITY OF LA QUINTA TYPICAL FRONT YARDS PRELIMINARY PLANTNG PLAN SHEET NO.65'J�u., P 1 r'pEPAflL° Br: DATE SCALE: ,_ • �0 ,we "' �3'�%B DATE: �'2()'�4 LIMIT OF WORK PLAN 1 X CVWD WATER CALCULATIONS • ZONE 6 MOM A DWAaIE NAM uaEAA • Idea a A . 4&Y . A I T.I • [M/ IDN WATER HIES KAMM Chill • Yla . A . 100 . A 17Y I A • RA IOx1UR NATBI UND PL WfeITIWI • q10 . A a /10 a A I TO I A •lee IA11W eDP V ElAAYI NIBF ntAl • YAD a A a D . A l TY I A • Dd TOTAL SITUATED WATEW UBE' CV\CD NOTATION: TREES, PLANTS, WALLS, SIDEM, AI-RS,:AND NERA IAN ENT STRUCI'URTS OF ANY RIND SI I',LL NOT BH PLANTED, INSTALLED OR BUILT IN CV\'FD A\D USBR EASEMENTS OR RfGHT-OF-WAY WITHOUTFIRST OBTAINING AN LiNCROACH\IlvN'1' PIiR\Il'1' FRO\I CVWD- BY DATE REVISIONS DIAL rip woRX1Nc BEFOREjn� DAYS BEFORE YOU DIG You otc TOLL FREE 1-8M-227-2&O A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT CRO 1 S E T T E -LIMIT OF WUKK T [-T 1 j�j�( T••Y�A"� 5�► r" Tyiq�"f `�+V ��I I� 5r G �I r .A er+� COURT PLAN I CVWD WATER CALCULATIONS - ZONE 5 110111111,11111.1.01011112 WATBI IMM • pA0 ! b ! WU a 12 / 7YIm M11T WARN IUD RAWII • YAT a . a Ire . A / iY I l • nth IIOmIATEMTER UNG,Ve11Em • ¢tq . a . DY . A I TY I A • W LAWW N's`W NMYY rretF rTMf•rAla . 1 . Da0 a A I TY / A n/l TOTAL 9tYAlem WATFN SIpE • !i, LIGHTING LEGEND Iff PLAN 2 MIND WATER CALCULATIONS - ZONE 5 _ t UMN ALLOWAMF WAT91 UBEAGE • YA a a r %M a A 17Y • 0 101T WATBI VYB RAMW EM • YY . A . ree . A / TY I A • VA I OME NATO uam RNRKITIM • un . A a WA . 0, tY I A • ru. LAM PDE M WMYE ORB FM • IEAe a 1 a D. A I to I A DD TOTAL MUMM WATER IIEE SYM MODEL NO. MANUR NAME FIXTURE TYPE 5211- R (RUST) - T3 - -10 MATT -- HED FLOOD VISTA LANDSCAPE LIGHTING LED HIL LIGHTS N GRATES FOR CANOPY TREES. STAINLESS STEEL ENCLOSURE a TRAN5F0R-R 200 100tt b"N x 12'1yT x 6" DEEP &ALT IN PHOTO -CELL AND TIFER ,AABttyy, RAY MARTIN OWNER: Landscape Design Consultant WESTMOUNT COMMUNITIES, LLC C3HA COMMUNITIES 52293 Avenida Madero 6 ° P�H •`. ri Np 7T•9.Bx COUNTRY CILUS DR. SUITE A-3 (7 QMlnla, Callfornla 92253 r 60)83 y-6356 MYMARTINOESICNWAOL COM PALM DESERT, CALIFORNIA ' Ar CAL', PREPARED BY; UATE ca+ITnD arRW°w uAR [nn.cmiA PLANT LEGEND I mmmO / t \ 1/�J\i/ ficNw Ibbm ]4Tp, BIw Pdo VwN OLYr,e 'apecW' w �p p1 Laaw 1Ly/lry�IL\yJI� oW prepw r• ee. eeAu-row fI —` n ]4 SHRUBS ® pYuganNW La Jeb' Nee +I ge' aevgel..aW OAAarwwaeg-maw, wyw. N syN 8H Al�.rii Mlwg.lp y Rglll O paW n,MYa�a ! y.tp,l Gwt MxYyb O LdlY— vw,walY LMIY Jeln' w 'gel ree"l,' ea.u— Osaws aw,'"b Wweca N ' pL ero O ewe n aqk, �y ! Ob•• v.,m.r i age, e . roa z. pbA ® - r'" w ge Olaag. Iwb N lPl. ® Le��Yab.YN,a w ,ge. O• rb'9r MY,ac lab L 59-1 OLT'.""'l 4 Lagwawe "a o-a o L gy ® —i.lblra,.—sew Orwwge ply N ! ge O� valyea N e ge O r alewwr t ow.r lgN. OIMM t 19J gYucalb Oewena rw.nyeaN.b' ,• ! gl. OI brae Paw N egw xivlWa law7 " aget m ,IANW Wew'KrocAUA W.r w pyll — I — ca.eane ��'++1�� - 7 9Ab LepltaW 3490. Lkt�!!j PMo Pmn ©, Lhmcwop.IWN. l+ame/Iwan Pm P>n Bg,I. 14AI-TraA A� N p ge runt -Towle or Pawa dTC —frwA�wa ugal IINN Plgry vau Pain e Ybh b rapwto 1YlY�el Pa Peen N b' b bin+k Il DESERT ACCENTS o.r+a.an wy 4 ese ONry�em�.aPwlYn L !al Oornr wpm Nr rrr L '� VINES e tlevgawvllwa Eobaa Karat' B gal We to wall FbugaMllbo e3 „tiPnk PoyPtP o gal GROUND COVERS Dc I*Atw+m,l. wi —. reMp �Y wLL nAwR�, LvDYLLRAwrMwAdea+pde TlL Ev nl+ p! �s+lnw,e lvxlxx lwu! a orlN n,eaY xw �� r`icnr`�oewrio'oe�rot�-a n Tw. weae.caa,I Laelr.A. waerd In• I.IiC�L pop LreMa J,ot•RacL' a -e• ielwia r � iW N c..locw+ OArxVLaY'rYe+.raY Sten 0meaevA ARY6 NTrz, eelaROA elwa To x ovEWd¢pea reTH I•p.ewu RrreeAsa I • :rR.lYic nA• amnerb nor To x xtcrzo eelew.w I w.k nee— .Ylw b pevlew snee,b BOULDER SCHEDULE A 4k4k5' t ton pk.kT t we law c SYAL"tln tan .�i¢ s�vaw D_I 2k2Y2'11/4 ton BOULDER DETAIL - NOTE: ALL PLANT QUANTITIES ARE TO BE VERIPIED BY LANDSCAPE CONTRACTOR TRACT 31087 19 DARB Y CITY OF LA QUINTA TYPICAL FRONT SHEET NO. YARDS PLANTNG and P-1 LIGHTING PLAN SCALE: '09 M : DATE: 111 • T-011 13_070 2-5-14 :�A'i•CR Thole plans have been re eeed by the Coachella valley W.I., District in accordance with Callfmnia Oay.rnmenl MM CC 77 Coda. Section 65591 at no. requiring ellicienl landecope and irrigation design in coop -lion with the local governln,, agency (City of Counly). Approval of this draxing 'b CVWD elan doer not eon UM, pproval to encroach iota dr.pa&t V U58R right-of-..y, E EA Trees; pWnle, walls and peflnu'nnl KIn Iuree aI ny 41nd m.e no^ boa plonled or Dl-I. I i DAND and USER - a toRight-of-Woy without Ilrel obt,,;ng on encroachment permil Irom CVWD, Date Water Management Department LVAU I- A -- 0-1upmenl S—ea Depo La M 4n, Si DIAL �� twq 1RAfX11k3 YDU DIO Yiw AA ,OLL FRIEL 1-90B-4Y -i19D4 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT �pIGeGP�. RAY MARTIN Landscape Design Consultant 52293 Avenida Madero 11u N A La Qulnta, Callrornla 92253 JIB t760I835-6358 RAYMARTINDESICN 2 AOLCOM PP CAL yF PREPARED BY: BATE LIMIT OF WORK In' OWNER: WESTMOUNT COMMUNITIES, LLC GHA COMMUNITIES 77-882 COUNTRY CLUB DR. SUITE A-3 PALM DESERT, CALIFORNIA CON' AO1 he{eeD1A MAIAu uIONIAIRe PMp�, reD fe6.eNn PLANT LEGEND TREES GYM Batt NAre '• �� da LOIRENT9 Acerb etsroplgl!a L 24"Box SbsefrYg Acerb ArcldNm Tlo"l L 24Eox BWe Palo Vero Qwrun Ilex I W 24- Box Holly Oak • iV SYM a, NAME 1'IT3AAeE SIZE (gMfrEMr Woah Loma robnta W wWulgCon Fan Palm 10'� 6pvI�TW: BE SHRUBS 9YIA att. RAML IN. LONENT9 ® BwgaM111ea La .bib' M Sgal BougaMllba Bh/ AIyOr�glJ^e— s gal BM Bat bo m�I tVadbla gal DeesrL Mrlggb O Da4a copltgtq 54ma bold gal Gob Dalea Laeea¢Mla pul4henen0 M 59.1 (109 wxkon Blvd oI Paradlee ® 1 6w•plmbb anyk 6oprrr Plan M 9. ® La4oa m 'Gokf Mgpb' 9 gal. Lotan Levcophyl4.m Frutemcsm L B got Term Bolger 'Green Lloud' • Lexopr Lmg,xrbe Rb Bravo' i S gal. R- O Texw Raver e Nmelb Ir I gal F- wxkon Feather dme O Salv!a �eucmlhah 5 gal B wxkan xesag. Tacoma elan 5 gal m orange lbllse , NOTE: ALL PLANT QUANTITIES ARE TO BE VERIFIED BY LAND5GAPE CONTRACTOR, LIGHTING LEGEND SYM FIXTURE COMMENTS .r (`�• V61 LANV91APE 1.114111,6, PALM tRME M— IM :pDl L: q LED FIXn TYPE - TO BE SFLELTED VSiA LANDSLAPE 1-6NTING PA011 I eR F04 rd1L'ro1'n LED FIMRE TYPE - TO BE SELELTED TRAA61iR)ER BY VETA MOD NO STAIWE95 STEEL ECLO'JbfE IOII x 12- x 6• DEEP IN RtliOGELTMERI-15V DESERT ACCENTS SYM att 114! � 91ZE ® L !gal c" Pb. Dsyelan Neel�1 L Sgal De„rt �' rerey� - R.�4 Yucw��bra L e p O NaO�Psrgl L 3 gal. I Wxkm 6rm, ttse VINES SYM ally. NAME 1x,,y SIZE —MS B BougolnvNlea 'Barbara Karel' Bougalnvlllea M IS gal Wire to Hall una+�rfLr s„vvena OTY NAlE 911E DG 1Ap v/r Gold' 11.1 - 310- 2-pep IN ALLPLANTERS PilES nNRI®e All SANTOt AIR:AS N M 0�519ET wLD' wwwowo 5,6- MINA3 OG nefLT lye FINES ~KM. PS TD k` CIPWAL' P TO A 2' POITW APMR BEING 111aRfl: 1 51C1•tM A)* ER,ER ^purrs aR —0,D rex Headerlword Lone 11,a Malerlol I/2' thick x 4' .0 ^take. at 3' on center Ba)a Lreeta '9hot-Rock' 4"-B' DlaAvter LYNODON DALTYLON TIFGREEN 32B' HYBTUD BERMNA GRASS AWN NOTE ,. L • - ERERPUDAM&RAS GRASS TO Be OVER A 61.D WITH A TALL PESLUE AND FERENMAL RYEGRA55 BLEND TO ALIIIEVE A LLUMPY IRREGULAR I@ADOW APRARANLE I Fbvldere "L 0-- gpfer Ta .`xnersxe &T'oib BOULDER SCHEDULE SYMBOL SIZE A 4k4k3' L I ton 3'x4kT L 3/4 ton B C Fx2LS' f I/2 ton D 70k21 1/4 ton TRACT 31087 DARBY ROAD & 19 0 DAR'6'Y RETENTION BASIN CITY OF LA QUINTA r .�r3x 6RAne ALLuw,Ie6AW vOm9 AIt ,e 3 BIRIID BOULDER DETAIL 0 Illy w 4V GRAPHIC SCALE I- = r-0, ii SHEET NO PRELIMINARY PLANTNG PLAN P-2 SCALE: JOB A : DATE: 13-079 12-18-13 DAR13'Y I q LIT OWORK w m ;y G LU LUI LU ` 6 F-- Q ROAD 00* LIMIT OF YY IL O ILL 1 O PLANT LEGEND TRFFR Ern Dtt, I NAME ' = 9Ne I ..,cone Acaclo etwapyylb L 24'Box Shoestrhg Acacb Grabrn Ibrldxn L 24130. �✓'`�y '` J Blw roil. Vwde Ouwcu. Ilex 24' Box �.✓ I bl B Oak Hf, PALM J E411 O J w m LL 1 LLI 1� 9YM Ott NAME U6 eE 94ZE CO MEH 9 Wnh tool. robwta M 'tii i Mexlgcrn Fon Palm 10' tYorri� Trlmk Ht. SHRUBS 9YH N..e I +� �Im aol+eNls BovgaMlllea LB ,bl b' M 6 gel. BwgaMllb. B/i A�ygelll L s gal; BM B.Ib. muRradbta L gal v.e-t M.rlgob ® O.W.-Pitt. Sbrre bold I gal bob O.lee C'oo-11 Rea pubhwrha N 9 gal Mexkoh BFd of Poradke 6oplrr Plat ® Le.E04, m 'doVa M..+a Laean M 9 gal Leucopgl- Frut.— 5 got. ® T... R.ngw '6re- Cloud' Leurx"i,,n Long— a Rb Bravos L 9 gal O T.Ra�.r N.wlb feNleehn L I g.l eYxq.. reeehrr y.., O So L 9 gal . By hha Mexban Bwh Sage Te.oma ,taro 9 geL 117 Orory. JbIW f ' NOTE: ALL PLANT QUANTITIES ARE TO BE VERIFIED BY LANDSCAPE LONTRAOTOR. t � + I O 3-1 L LIGHTING LEGEND S �nn $QV5 vnain S s oo+f I oo z CVceu NOTATION: RETENTION BASIN d STREET FRONTAGE (DARBY ROAD) T'Rms,PLANTS, \VAIAS,SII)I; ALNS,ANDPIRMANkNTSTRUC7URl_sOFANYKIND CVWDWATER CALCULATIONS - ZONE 5 SHAI.I. NOT 1313 P1.ANTIM, INST'A LI RD OR N ALT 1N CV\VD AND LTS13R P.ASIt\IIiN'IS OR MAXMM ALLOWABLE WATER USEABE • AN a .B x 14410 x .02 / 748 fRFMj - RICH"I' OI°-\C!41' \VI'I'IIOU'1' FIRST OD'I'AININC,AN RNCROACI IAISN'I' PF:R.\11'1' 1'ROA1 CVWD. LOW WATER LOA PLANTS- ETWU. • K90 x 1 II 1A,E00 n 12 / 141 / A • 2AIN MODERATE WATER UM PLANTI-EM • 8880 , / II IAD ■ A2 / 148 / A • ED. LAWN MOP 11F SRfAYI iiRTlM E11N • w Po .. 1 A 0 a 02 / 748 / .0 0A FO By Mir Prwill, TOTAL E8111i WATER USE • 278,N �+S RLa 4-1-14 L�aATm umLRlt4Af C ! D WN N+°^Ae RAY MARTIN OER: W Landscape Design Consultant WESTMOUNT COMMUNITIES, LLC DIAL WO WORKING �� ' GHA COMMUNITIES BEFORE OATS SLCORE 52293 Avenida Madero YOU DIG YOU 1110 D -- 1' W` La Quinta, California 92253 77-682 COUNTRY CLUB DR. SUITE A-3 TOLL FREE 1-B0D-22i-P&00 N" —.w-- �� V601 B35-6351 RAYMARTINDESIGN a AOL.COM PALM DESERT, CALIFORNIA A PUBLIC SERVICE BY y oP OAt\F PREPARED BY: DATE merwn .Du MAma rN>.+:ALt. UNDERGROUND SERVICE ALERT SYM MODEL NO. MANUF. NAME FIXTURE TYPE sole+! lTear/. r9--b NArr-IeD naO v6u LNoxAfe LI.xIIIK 1rp Pnlw-+.r nE LlT rrrt yvr Lerr 9nL R,A6T)-A--b,IAR-,eD N5iA LM05LAVe LWnM6 ynm•. puRY �tAlf.'. w.r. T I FI ��° air w rinrosEu �vo rxeL 9TAN£355Tai BC109fE.. �+' tmm. e• oBn DESERT ACCENTS 9YM Ott NAME rx,lEe aAg ® Agw kan L 9 gal GnWg Plea rl�si—idyl L fg% O xe,pralw parvnlwa Red Yr:aa L 'a. -IM L 9 9-. Dw1 W+Ikon woN Tree VINES SYN. Ott m- 91Ze coM 'T9 e, BW rInvill.. 'Barbara K-.t' M :5 gal. BOugaMvllle i I I Wire t. n011 Lxfuunu uvvnHs 6YM OlY. 911E DG • #ATle,re bold' PMe. - 9//' mMW prep IN ALL PLANTERS W Ulf PIN:9 WRIT ALL PLANTER Ai1EA9 TO 6[ P"cirr 6a TY ppGDMbSW O&AAM R%3lA' MINE DG IVPt Inl P MAxtWO, l TO BE rpPJ4FCD TPA D' RV". .eft LTOal6 TNeteOill I*TTED AAG EA Rl W OWR TAFB:EQ Trex Fbaderbe-ol CoM,olte MUL-bl 1/2' thick x 4' nith .take..t Won —t- Baja Crepe Shot -Rock' 4"-0' Olamelter CYNODON DACTYLON 7IP6REEN 32B' HYBRID BERMIDA 6RA99 Note: LAWN BERl 6 % TO BE OVERSEEDED HITN A TALL FESCLE AI PERElNIAL RYE6RA'/ 5LeNV TO ACHIBVE A CLUMPY lltndkiLAR Ml! DON APPEARANCE /•�- Boukf-e "CRESTA" 6n Borman wsaa BOULDER 51-HEDULE SYMBOL SIZE A 4'x4S,S' t I Ion B 3'x4k2' 13/4 Ion C : 3'x2Y3' 2 1/2 ton D ","-Z 1'14 ton `I^ All LAV T. AIQ VQ03 Aee To. — BOULDER DETAIL 40 �L Thee plan. hove been rev .. Tort Oovernmenby the Coachello Volley •� �1'T Well, Dnlricl in .....dance wilh Cali l GRAPHIC SCALE 1 Cade, Section 65591 et seq. requr'ng Ella Ent land.cope ndrr ,gol on ae, gn M, ..p—w IT the 1-1 governing I" = T'-O" eq ..y (City of County) SHEET N0. APProvol of lh'. drax ng by CVND .loll dose not conelilule STREETSCAPE & — �jg ,G� approval to .....ch tlelrcl and USSR ngI PI -way. TRACT 31087 2mee..'I obit I. -l1e and "i"It"e 1, etmctaree .l ny kind us%na be pl.nled or ntlaled m CVWO and USSR RETENTION BASIN enl, or Right -of -Way w4h.ul Hrel .bI.vlhg an n�p .chmenl permit from CYND. 19 @ DA' Dy PLANTNG PLAN en... SCALE: JOB 8 ' DATE: Water Management Dep.rtmenl CITY OF LA QUINTA 111.11.DI, 13-079 2-5-14 -D 2 .- Development service, Dep.rlmenl WALL ' B' -_- MA 6RO0r .--�— a'.. 6'.. w•eMesnnL a° I 4 PUSH MAN ?I caucReTe romlrrG �AraliO�Cl�.---- AO71c°MrAcaoNeeRADE \A/ A I I P MP 6'N 6' SLL STOW BIOCK- Z p�yE, �^ BI xuar w,sN FVSH COLOR TO 6e eaLw D PUSH 6RApe CO. GR6Te'oo. LIL Avr caE.Ar.nD 61e6ec+Re SECTION -CONCRETE BLOCK WALL (INTERIOR) SECTION -CONCRETE BLOCK WALL - DARBY ROAD B eCALE: A SULE: BY DATE REVISIONS RM I A-1-t1 I LYOATmD Leff Lazio DIAL �M, { WO WORKING BEFORE ,%/DAYS BEFORE YOU DIG YOU DIG A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT N�--.Pa RAY MARTIN y'10� ` Landscape Design Consultant r n 52293 Avenida Madero M u—.— * La Qulnta, California 92253 N��. 17601635-6359 RAYMARTINDESIGN GAOL COM PREPARED BY; I DATC MUD GROUT CAP B" x B" X10" CMU BLOCK �01 ELEVATION. INTERIOR, BOUNDARY A RETAINING WALLS OWNER: 1 WESTMOUNT COMMUNITIES, LLC GHA COMMUNITIES 77-6112 COUNTRY CLUB DR. SUITE A-S PALM DESERT, CALIFORNIA aO.ETA�T A 00. uAP. *b R-LAO .n1O,AE • t.o..e — TRACT 31087 19 @ DARBY CITY OF LA QUINTA 3 3 W LL ' A' 3 GRAY 4" x B. SLUMP STONE CAP — GRAY B" x B" SLUMP BLOCK WALLS — SLURRY WASH TEXTURE PAINTED ( COLOR TO BE SELECTED) m ELEVATION. PERIMETER BLOCK WALLS ( DARBY ROAD) KALE. w7JIL SHEET ND WP-1 SCALE: JOB Y DATE'. N0 SCALE 13-079 4-29-14 1 C) 3 3 p 3 3 3 I WALL PLAN TYPICAL FRONT YARD & COMMON AREAS (STREET & RETENTION BASIN) a U (n c� W H O ca W J CO Q cM U cc ~ i I i i i i 0N mC W C a c i J p3 W Z i 0 oc • E ma a � Z r Zo K� W m= 0o z J dd 5 IN Druwln t.dw � t W a C� W Z WC C C C W M c GHtET 9 3D Darby Exterior Can Lights Fixture: wuc eernuowaoaup"a �_ I� r,.,-A•rY.�� YrIrY��- w+. Lamp: j �iwn�nrar sarfFvr f Li 1.1 Mai e+.Yrrr .. �riNiur C M 7 d N G AHA S Derby — Exterior Sconce REM WWN11 Ui�u�r wnr r en• a«e u.rr ehpq WYIY w11 i 1=1 {W�ee '•� 71f71Y �r�y1W 0..1YIIrWr I qi M"" 23W 12700K I OU24 Best CFL Ph: (800) 70B-1110 Fx: (800) 700-1121 72313. bam Ave, Ihst 21 La Veen NV, MM IAA RBY ESTATES LA CCUINTA — — r Evety Horne me BA by Gf A E e Mises is a sr► t Jast , of din and etepam married with the latest In horns e0ldendes. Darby E Is no wwqAJorL Each horns is awwhKW beyond We 24 standards. The fblllowing a fldnxv memrm are Indudod in each Darby E I - R i Nom—. bve . oieG��p_l�����r'y1'_4�11fnm yrnOyg fth ewdwql LE -I l+rnr wrad f>be 504ar TWA Ak Dud wit I390 mom Door Cram . Irate N cd LLI c H O LJ J J m p < a co o cc 1- V Z V = W_ V C7 _ J LL. !L CC W O � C7 H W K Z W I W ONEET EL see PVW 1 DEN / BEDROOM 4 I Ck 15' BEDROOM 2 I Ch 13V prm. e U" BATH�;`y BEDROOM 3 �j I -- DARBY ESTATES PLAN 1M 2415 S.F. see PLAN I —__ I Hut ^_ k — C. BAT rr - C. BEDROOM 3 WAX, f I I ATTACHED 1�•�,r�i}-1� CA ITA I DARBY ESTATES PLAN 1X 2698 S.F. 2 CAR GARAGE zazz' II II I I I I DARBY ESTATES PLAN 1 2359 S.F. CUMMANIE% U (n cti W c < d a Wco 1 c co D: o 5EAT U ca H u� 91 5 C m e � 0 V 4 J ; } OPTIONAL BEDROOM 4 loxes W > M # O �a s mn Z 0n 4 - ma w.l.— Z x 0 Woo J as IN JOI FLRPCA.g Z Q J a � r O Z o J i LL a SHEET I 1a 1 � 1M-B (Lot 8) 5PAN15H COLONIAL: • 5MOOTH STUCCO FIN15H 2. 5-TILE ROOFING 3. ARCHED/CURVED OPENINGS 4• DEEP RECE55ED OPENINGS 5. EXF05ED RAFTER TAIL5 G. EXF05ED HEADER5 W/CORBEL5 7. WOOD BEAM OUTLOOKERS 8. ORNAMENTAL IRON 1/1X-A 1/1X-B DARBY ESTATES TL15CAN: 9. 5AND FINISH STUCCO I O. TILE ROOF 11. 5TONE VENEER ELEMENTS Y� 12, RECTANGULAR RF-CE55ED OPENINGS U„a COMPONIES 13. EXTENDED EXFO5ED HEADERS 14. LOUVERED AWNING 5HUTTER5 a U I N U) Z 0 � r > Z W Q J J uw a SHEET I 5 ATTIC VENTILATION NOTE1 • TOTAL ATTIC AREA: 3420 SO.FT. (HOUSE + GARAGE + PORCHES) ♦ 300 - 11.40 SOFT. (1642 SO.IN.) OF NET FREE VENTILATING AREA REQUIRED: • USE O'HAGIN CLOAKED VENT TILES INSTALLED IN ACCORDANCE WITH THE MANUFACTURERS INSTALLATION RECOMMENDATIONS. (ICC-ES 9650A, www.ohaginvent.com) • MIN 40X / MAX. 50X OF THE REQUIRED VENTILATION SHALL BE LOCATED IN THE UPPER PORTION OF THE ATTIC NO MORE THAN 3 FT. BELOW THE RIDGE, WITH THE BALANCE LOCATED AT TILE COURSES IMMEDIATELY ABOVE THE INSULATION LAYER. • THE VENTS SHALL BE LOCATED IN A MANNER GENERATING CROSS VENTILATION IN THE ATTIC AREA. • BASED ON O'HAGIN VENTS WITH A NET FREE VENTILATING AREA OF 86.25 SQUARE INCHES, USE A MINIMUM TOTAL OF 19 VENTS, NOTE: SEE CN1:5.8.1 FOR FURTHER INFORMATION. 10 HIGH + 9 LOW 86.25 SO.IN. O'HAGIN VENTS, SEE `ATTIC VENTILATION NOTE", TYP. ROOF PLAN SCALE: 1/8`=1'-O" ROOFING: CONCRETE TILE ROOF, SEE CN-2:13, TYP. ROOF ASSEMBLY SHALL HAVE A CLASS 'A" FIRE RATING. ❑ ROOF FRAMING: t, DESIGNED WOOD TRUSSES 024"oc (2-POINT BEARING). 2. DESIGNED WOOD TRUSSES 024"oc (MULTI -POINT BEARING). • ALL PITCHES 4:12. ' ALL EAVE OVERHANGS 18" U.N.O. ALL RAKE OVERHANGS 12' U.N.O. FINISHES: • ALL STUCCO SHALL BE SAND FLOAT FINISH. • ALL "STUCCO TRIM' REFER TO FOAM SHAPE ADHERED TO STUCCO BROWN COAT AND FINISHED W/ COLOR COAT 0/ APPROVED BONDER 0/ APPROVED FIBER - REINFORCED BASE COAT. • SEE COLOR CONSULTANT'S SPECIFICATIONS FOR COLOR APPLICATION, ROOF TILE AND MASONRY SELECTIONS. TYP. O COURTYARD 050 MST •050 VINSI TYP. WITHIN COURTYARD COURTYARD 12'x3O'x4" DP. STUCCO RECESS W/ 3/4" SO. W.I. DECOR. GRILLE. SEE 16/D1 4:12 TYP. 2) 14'x6' G.I. GREENED VENTS 6050 VINST 6016 VINSL Ell TYP. 12080 < AU,LTI SLIDE < DOOR TEMP. GL. �— O'HAGIN'S CLOAKED ATTIC VENTS, TYP.— SEE "ATTIC VENTILATION NOTE` TYP. 4:12 P. 6050 L 5 VINST D2 6016 TYP. VINSL ■1 rI�\ �1 5050 n VINSL C3-COAT STUCCO, TYP. 2040 VINSH TEMP. GL. n n 2D6s VINSH 3 VINSH aoau RIGHT TYP. 5050 < WNSL 7 18"06'x4' OP. STUCCO RECESS �❑ W/ 3/4' SO. W.I. I h[1 DECOR. GRILLE, 5' - SEE 16/D1 4 2650 2650 42' WIDE VINST VINST 8 W.I. GATE FD1 I6' SO. CONC. BLOCK PILASTER W/ STUCCO FINISH LEFT 14'04"x4" DP. STUCCO RECESS W/ 3/4' SO. W.I. DECOR. GRILLE, SEE 16/D1 U W ci 4- Q d CD co LLI � E co Q M R c a z 1)6"x8' STUCCO O TRIM, TYP. eL� r 15 r 12' W J w J a FRONT SHEET SCALE: 1/4"-1'-0", TYP. 1: 6 ATTIC VENTILATION NOTE: • TOTAL3 0 - 11.40 O6Q .FT. (42 SCAN.) NTI OF NET FREE VENTILATING + AREA REQUIRED: • USE O'HAGIN CLOAKED VENT TILES INSTALLED IN ACCORDANCE WITH THE MANUFACTURERS INSTALLATION RECOMMENDATIONS. (ICC-ES 9650A, www.ohoglnvent.com) • MIN. 40R / MAX. 50% OF THE REQUIRED VENTILATION SHALL BE LOCATED IN THE UPPER PORTION OF THE ATTIC NO MORE THAN 3 FT. BELOW THE RIDGE, WITH THE BALANCE LOCATED AT TILE COURSES IMMEDIATELY ABOVE THE INSULATION LAYER. • THE VENTS SHALL BE LOCATED IN A MANNER GENERATING CROSS VENTILATION IN THE ATTIC AREA. • BASED ON O'HAGIN VENTS WITH A NET FREE VENTILATING AREA OF 86.25 SQUARE INCHES, USE A MINIMUM TOTAL OF 19 VENTS. NOTE: SEE CN1:5.B.1 FOR FURTHER INFORMATION. 10 HIGH + 9 LOW 86.25 SO.IN. O'HAGIN VENTS, SEE "ATTIC VENTILATION NOTE". TYP. CLA55 "A" FIRL RATING. ❑ ROOF FRAMING: 1. DESIGNED WOOD TRUSSES 024"oc (2-POINT BEARING). 2. DESIGNED WOOD TRUSSES 024"oc (MULTI -POINT BEARING). NOTE: ' ALL PITCHES 4:12. " ALL EAVE OVERHANGS 18" U.N.O. • ALL RAKE OVERHANGS 12' U.N.O. FINISHES: • ALL STUCCO SHALL BE SAND FLOAT FINISH. • ALL "STUCCO TRIM" REFER TO FOAM SHAPE ADHERED TO STUCCO BROWN COAT AND FINISHED W/ COLOR COAT 0/ APPROVED BONDER 0/ APPROVED FIBER - REINFORCED BASE COAT. • SEE COLOR CONSULTANT'S SPECIFICATIONS FOR COLOR APPLICATION. ROOF TILE AND MASONRY SELECTIONS. I1; 14'x6' G.I. STET EENED VENTS RETURN STONE VENEER TO COURTYARD WALL 5050 � �2050 2050 VINSL VINSI NST R1 VINSL 01 FlBERGL. TYP. WITHIN COURTYARD COURTYARD 12"08"x4" DP. STUCCO RECESS 48"06"ALUMINUM W/ 3/4' SO. W.I. BAHAMA SHUTTER 9 DECOR. GRILLE. BRACES TO WALL, T SEE 16/D1 1 Wx3yv' STUCCO TRIM 3'x6' STUCCO TRIM EA/SIDE 18808"x4" DP, - STUCCO RECESS a W/ 3/4' SO. W.I. . DECOR. GRILLE, F SEE 2WO1 RETURN STONE VENEER EA/SIDE O BACK TO CL'G TYP. 12080 ULT�R DE TEMP. GL. 4:12 TYP. JF�15.50 018L�11NST TYP NSL REAR O'HAGIN'S CLOAKED ATTIC VENTS, TYP.- SEE "ATTIC VENTILATION NOTE" 1 D7 TYP. ]VIN�L 3-COAT STUCCO.) TYP. 2040 VINE TEMP. GL. I. A A 2n58 2066 4fN5H 3 VlNSH RIGHT TYP. Q U d W 4- 0 ca W J m 00 c M Q al H O M m N m e 0 LL J W oa Zo Oma 9) N ZN m� a Zo Wmw Z 00 J da J'N LEFT JQIELB10.dwg 12'x18"x4" DP, 10 STUCCO RECESS Q1 W/ 3/4' SO. W.I. _ DECOR. GRILLE, - SEE 16/D7 ElmCI i IM TYPseuccG o d e Y10�0 W a w a 2850 2850 VINST VINST 18. 94 42' WIDE 8 W;I- GATE SECT'L ROLL -UP 12 GAR. DR. SHEET Dt 01 Fk1 16'SO. CONC. BLOCK DI FRONT I, PILASTER W/ STONE VENEER FINISH SCALE: 1/4"-1'-O", TYP. : 7 FRAMING PLAN ADDENDUM 1X SCALE: 1 /4'- V-O' TYP. O COURTYARD 01 �- TYP. I I 2p 308HO D1 FRCH T.G. 4050 VINSL RIGHT ELEV. A RIGHT ELEV. B I sD1 BEDROOM 3 9' CL'G -- L+8' 1p w I 10' CL'G I s 9 �' -- HDR -- --,.T� d 10 L-10'-8' 4ar14 HOR. L-20'-8" - wP M1 k Lm2'-4' SDf C L.2'-4' W r 4 a r C II IIIm 12 00# 12 501 * 19I+"+ y SO7 - SDI Q �y E L®8' ID V �, I 8' SETBACK HIP/ I � � � Z"1s I GIRDER TRUSS UJ J L,6'-8' 9' cL'c ATTACHED} } yBA,3 CIASIG A ` A I ccco o []i cM 24' I I I I I IS }' g II I I II= U (d GIRDER TRUSS h 4>t4 HDR. 4■4 HOR, r*r y�.,� I r'" L=J'-8' S41 k L-3'-8"{_ .l 1 1 1240/// IY P FRAMING PLAN ADDENDUM 1X e N SCAB: 1/4"_7'-O" O ID . g 0 d J ; 1 BEDR Om 1a cL^G y N _ J�3 e 5050 ^t�i �!1 rxi RIM,, W Lila �" i L G 2480 3s M 2 0 IpNSL 10' wo o H,C. ,a `y - ae..o " 3080 Ht -- �. 20 O X, I - u-oa* 7YP C. r VINS}C _ 1G A! RO - UP GAR DR. 4. N o O 4S 0 47 b +� --PTO m PHOTO- . + • n CELL k.C. a 3080 < K 4'-a', - - L- '.6 F"RLTi q+ 0 t. _ .. q :I v F 2'-4' 60 E 4S' Ir ATTACKED FLOOR PLAN 1 J a a ° CASI�A + +. m r SCALE: 1/4'-1'-O" � y 10' CL'C � 2040 f T HIN o` VINSH A.I Y 1n 'Q e.o sr 240 I qI t� mm�� t+• f 4050 1 49 H.C. gip° 'iamu I VINSL R J01ADDfLOAw € nn --- 2950--2$50--� 4.xa AVINST VINST A u.n .. FLOOR PLAN ADDENDUM 1X SCALE: 1 /4"_ V-O' 20'.8- SQUARE FOOTAGE THIS PLAN ADDENDUM: +339 SOFT. TOTALS FOR THIS PLAN VERSION TOTAL LMNG AREA: 2698 SOFT. GARAGE: 481 SO.FT. COVERED PORCH & PATIO: 241 SO.FT. NOTE SEE BASIC FLOOR, FRAMING & FOUNDATION PLANS FOR NOTES, PARTS & DIMENSIONS NOT SHOWN. I HAT LOFT /BEDROOM 4 BEDROOM 51aft 13W AASITER I Ox 181e• SUiTE ' 1-1 r III 11 �_ O r�MASTER I SUITE I�wlre• I I coPPeReD celuNG W.I.C. UPPER FLOOR PLAN 2 COVEREDPATIO � • �� - ..EA NL�] ROOM II �IupMQ�CI�u ----- ____`_-- --- ----------------- _ _---- -- --- -, _-_-___----- — — _____'�----- 1 45`-0----------- _ I I I I I I I I I I b I I I I COVERED PATIO IX OPTIONNDEDAoPrloNu L I DMNDCD PATIO I I I I 24'4'M I d I I I I I I I Lr) I I I I I I I I I I I I I WINDOW STANDARD/ I I I I I I I OPT. SLIDING DR. 1 I I W/ EMKIDCD PATIO I I I COURTYARD DARBY ESTATES PLAN 2 2709 S.F. VJ c LW r •� Q O W J om 0 cc M � rr U cC 6- H Q J a N o 4c a a sHWET 21 1 � 5PANI5H COLONIAL: I • SMOOTH STUCCO FIN15H 2. 5-TILE ROOFING 3. ARCHED/CURVED OPENINGS 4• DEEP RECESSED OPENINGS 5. EXPOSED RAFTER TAILS 6• EXPOSED HEADERS W/ RADIUS ENDS 7. WOOD BEAM OUTLOOKER5 8. ORNAMENTAL IRON 2-A TUSCAN: 9. SAND FINISH STUCCO 10. TILE ROOF 1 1 . STONE VENEER ELEMENTS 12. RECTANGULAR RECF55ED OPENINGS 13. EXTENDED EXPOSED HEADERS 14. LOUVERED AWNING SHUTTERS 2-B GHA COMPANIES Q U U) Z _0 N a > z w a J J uw IL SHEET 21 5 hl 2040 5040 VINSH VINSL n 4:12 4:12 -- --" -------' Di . n 28 2040 SCREENED VENTS STEE VINSH 2O50 VINSH ATTIC VENTILATION NOTE: . USE O'HAGIN CLOAKED VENT TILES INSTALLED IN ACCORDANCE WITH THE MANUFACTURERS INSTALLATION RECOMMENDATIONS. (ICC-ES 9650A, www.ohaginvent.com) . MIN. 40% / MAX. 50% OF THE REQUIRED VENTILATION SHALL BE LOCATED IN THE UPPER PORTION OF THE ATTIC NO MORE THAN 3 FT. BELOW THE RIDGE, WITH THE BALANCE LOCATED AT TILE COURSES IMMEDIATELY ABOVE THE INSULATION LAYER. • THE VENTS SHALL BE LOCATED IN A MANNER GENERATING CROSS VENTILATION IN THE ATTIC AREA. UPPER FLOOR ATTIC: • TOTAL ATTIC AREA: 1418 SO.FT. + 300 - 4.72 SO.FT. (680 SO.IN.) OF NET FREE VENTILATING AREA REQUIRED: • BASED ON O'HAGIN VENTS WITH A NET FREE VENTILATING AREA OF 86.25 SQUARE INCHES, USE A MINIMUM TOTAL OF 8 VENTS. LOWER FLOOR ATTIC: • TOTAL ATTIC AREA: 158 SO.FT. + 150 - 1.05 SQ.FT. (151 SO.IN.) OF NET FREE VENTILATING AREA REQUIRED: • BASED ON O'HAGIN VENTS WITH A NET FREE VENTILATING AREA OF 86.25 SQUARE INCHES, USE A MINIMUM TOTAL OF 2 VENTS. REAR PATIO ATTIC: • TOTAL ATTIC AREA: 237 SO.FT. + 150 - 1.58 SOFT. (228 SO.IN.) OF NET FREE VENTILATING AREA REQUIRED: • BASED ON O'HAGIN VENTS WITH A NET FREE VENTILATING AREA OF 86.25 SQUARE INCHES, USE A MINIMUM TOTAL OF 3 VENTS. NOTE: SEE CN1:5.B.1 FOR FURTHER INFORMATION. 2L+AlTO A17IC: — (3) 86.25 50.N. O'HAGIN VENTS, SEE "ATTIC VENTILATION NOTE', TYP. OPPER FLOOR ATTIC: 4 HIGH + 4 LOW 86.25 SQ.IN. O'HAGIN VENTS, SEE 'ATTIC VENTILATION NOTE', TYP. _LQSVE�OOR_ka]C: IA. 08 25 SO.IN. O'HAGIN VENTS, SEE "ATTIC VENTILATION NOTE", TYP. HA 2050 VINSH 1 OPT. EXTENDED PATIO 7 tl II i RIGHT LEFT ROOFING: CONCRETE TILE ROOF. SEE CN-2:13. TYP. ROOF ASSEMBLY SHALL HAVE A CLASS "A" FIRE RATING O ROOF FRAMING: 1. DESIGNED WOOD TRUSSES 024'oc (2-POINT BEARING). 2. DESIGNED WOOD TRUSSES 024'oc (3-POINT BEARING). NOTE: • ALL PITCHES 4:12 U.N.O. • ALL EAVE OVERHANGS 18' U.N.O. • ALL RAKE OVERHANGS 12" U.N.O. ROOF PLAN SCALE: 1 /8"-1'-O" 4:12 REAR TYP. 4;12 TYP, 4:12 ia� � 11 � 1010 D1 1010 1010 I-- D1 VINST TYP VINST VINST ti Ty_ RAISE HEEL 5046 50f8 12", SEE 5/D1 VINSL VNSL SIAI. -----------"—"------ 4' 1 TRIM, TYPy�M. T, STUCCO 42' WIDE 12 SECT'L ROLL -UP W.I. LATE D 1 GAR. DR. FRONT 16' S0. CONS. BLOCK PILASTER W/ STUCCO FINISH I .e SCALE: 1/4'a 1'-0', TYP. 7 1010 01 1010 1010 VINST TYP VINST VINST 1 SSSra' STUCCO 1 0 111 , TYP. u-- t — lillilmill 5050 8 30ao ' VINSL D7 FIaERGLCOURTYARD a � � m N � 0 00 W 0 IL i J oi �e W W ° O�' ° Ol m N Zm E K� 8 Z 00 W mZ J as a IN Q Z O FINISHES: • ALL STUCCO SHALL BE SAND FLOAT FINISH. • ALL "STUCCO TRIM" REFER 70 FOAM SHAPE ADHERED TO STUCCO BROWN COAT AND FINISHED W/ COLOR N COAT 0/ APPROVED BONDER 0/ APPROVED FIBER - REINFORCED BASE COAT. > ; • SEE COLOR CONSULTANT'S SPECIFICATIONS FOR COLOR W a APPLICATION, ROOF TILE AND MASONRY SELECTIONS. J J ui a SHEET 2i 6 2040 5040 VINSH VINSL n F4:12 4:12 7 ■ ❑ Qi ?HGB ,r (2) 14'x6' G I - S;F.EL 2040 l $GREENED VENTS VINSH 2050 2050 6 VINSH VINSH ATTIC VENTILATION NOTE= • USE O'HAGIN CLOAKED VENT TILES INSTALLED IN ACCORDANCE WITH THE MANUFACTURERS INSTALLATION RECOMMENDATIONS. (ICC-ES 9650A, www.ohoginvent.com) • MIN. 40X / MAX. SOX OF THE REQUIRED VENTILATION SHALL BE LOCATED IN THE UPPER PORTION OF THE ATTIC NO MORE THAN 3 FT. BELOW THE RIDGE, WITH THE BALANCE LOCATED AT TILE COURSES IMMEDIATELY ABOVE THE INSULATION LAYER. • THE VENTS SHALL BE LOCATED IN A MANNER GENERATING CROSS VENTILATION IN THE ATTIC AREA. UPPER FLOOR ATTIC: • TOTAL ATTIC AREA: 1418 SOFT. + 300 - 4.72 SOFT. (680 SOAN.) OF NET FREE VENTILATING AREA REQUIRED: • BASED ON O'HAGIN VENTS WITH A NET FREE VENTILATING AREA OF 86.25 SQUARE INCHES, USE A MINIMUM TOTAL OF B VENTS. LOWER FLOOR ATTIC: • TOTAL ATTIC AREA: 158 SOFT. + 150 - 1.05 SO.FT. (151 SOAN.) OF NET FREE VENTILATING AREA REQUIRED: • BASED ON O'HAGIN VENTS WITH A NET FREE VENTILATING AREA OF 80.25 SQUARE INCHES, USE A MINIMUM TOTAL OF 2 VENTS. i REAR PATIO ATTIC: • TOTAL ATTIC AREA: 237 SO.FT. + 150 - 1.58 SOFT. (228 SCAN.) OF NET FREE VENTILATING AREA REQUIRED: • BASED ON O'HAGIN VENTS WITH A NET FREE VENTILATING AREA OF 86.25 SQUARE INCHES, USE A MINIMUM TOTAL OF 3 VENTS. NOTE: SEE CN1:5 B.1 FOR FURTHER INFORMATION, RIGHT TYPT , LEFT BAR PA'�O ATTfta: -I-I -I 2 02 F T I OPT EXTENDED I PATIO (5j 86.25 SO.IN. O'HAOIN I I. J r., L J VENTS, SEE "ATTIC n I VENTlLAT10M NOTE", TV. UPPER FLOOR ATTIC: 4, •� HSO.IN. L u i RIDGE ROOFING- 86.25 O'HAGIN 'ATTIC 3 I VENTS, SEE 912 CONCRETE TILE ROOF, VENTILATION NOTE', TYP. I TYP. SEE CN-2:13, TYP. ROOF ASSEMBLY SHALL HAVE A F L CLASS 'A" FIRE RATING. " 62 ❑ ROOF FRAMING: TYP. F I cJ, i Lro 1. DESIGNED WOOD TRUSSES 024'oc (2-POINT BEARING) LQ E&EL.C1 B d Tk� T r��ry l 'J L 1 ❑ I 2. DESIGNED WOOD TRUSSES 024'oc BEARING). (2) 86.25 SO.W. O'HAGIN (3-POINT VENTS, SEE 'ATTIC VENTILATION NOTE", I L f2' " 1 L J I NOTE: TYP.R�iliE-71EE1 G.T. L— i I ALL PITCHES 4:12 U.N.O. • ALL SAVE OVERHANGS 18' U.N.O. 1 I TYP. I 2 • ALL RAKE OVERHANGS 12" U.N.O. ROOF PLAN SCALE: 1/8'e1'-O" 4:12 4:12 �TTP. O'HAGIN'S CLOAKED ATTIC7VENTS,— SEE "ATTIC VENTILATION NOTE �1 ] } 5050 4016 } 5050 [L>rl-lIONlOL VINSLrr^^ VINSL VINSL �-----------_---/ PATIO DASHED - I O2 p3of 3050 6050ANS VINST VINSL TYP. 3011 JO 6 ;PmsI VINSL VINSL 6080 o JINSLDR C3-COAT STUCCO, Pl. Go II VIONSLDR BO I TYP. ) : } > III TEMP. GL.) I ITEMP. i GL, TYP. 4:12 1010 G7 1010 1010 VINST TYP VINST VINST P5 RAISE HEEL D1 t2", SEE S/D1 7 0 1010 O1 1010 VINST TYP VINST 5 )1 1 .6" STUCCO TRIM ---42" WIDE W.I. GATE 16" $0. CONC. BLOCK PILASTER W/ STONE VENEER FINISH I 1❑010 WNST REAR 4:12 66"x36' ALUMINUM LOW. - BAHAMA SHUTTER W/METAL SRACES TO WALL. TYP. 5046 5046 " VINSL --- VINSL -!- x8" STUC(:0 TRI7/. TYP. =CI F-1 =0 - SECT'L ROLL -UP GAR. DR. FRONT SCALE: 1/4'-1'-0', TYP. "3'x6' STUCCO 4" + E TRIM EA/SIDE FW RETURN STONE " - VENEER EA/SIDE �_. - -_ .._ ❑- 0 BACK TO CL'G OURTYARD FINISHES: • ALL STUCCO SHALL BE SAND FLOAT FINISH. • ALL "STUCCO TRIM' REFER TO FOAM SHAPE ADHERED TO STUCCO BROWN COAT AND FINISHED W/ COLOR COAT 0/ APPROVED BONDER 0/ APPROVED FIBER - REINFORCED BASE COAT • SEE COLOR CONSULTANT'S SPECIFICATIONS FOR COLOR APPLICATION, ROOF TILE AND MASONRY SELECTIONS. Q ♦� U v / Ld W Q v! ca W J m 00 M co 0" m� 0 L1. � J ; J o3 WM Zo W � M 0 ma aI m N ZN m � a Z o� WmW Z 60 J IL a IN J02ELB10.6wp �i _C N W Q ui a SHEET 2: 7 3^ y2' Mln, U.N.O 171 WING WALL FOOTING SP.€ DETAIL t FOR REPETITIVE INFORMATON SEE DETAIL 1 FOR REPETITIVE INFORMATION Oa Pe r¢ar - (. 18I FIREPLACE FOOTING 19 0 13 14 WMINER � ' ��.IIIiFaa®CE!ii ®2r, ®:rpm � f.'•➢QiF31f'3x."ii ®�3BC3iQ��9 .. Au V.I. tare ppe�e Au Values aro A� BEE DETAIL I FOR REPETITIVE INFORMATION B- 3 1/2' Decreased Slab for Shower Dam 9 1 DEPRESSED SLAB SEE DETAIL 1 FOR REPETITIVE INFORMATION -d2Expansion Joint. ravew.y 91.D 7urD Beyond 5 SLAB EDGE AT GARAGE SEE DETAIL 1 FOR BEE DETAIL 1 FOR REPETITIVE INFORMATION REPETITIVE INFORMATION S V2' E,rpmaWn Jasnl 12•. 3' Y Controls Fiasq capre.40 2x4 P.T. (Op1Aln.R 10. 3/8' Da Stl. x 24' Pipe Bumper Ouertl Dowel. • 24'0.c Schedule401 � • U.N.O. 13., t2' Sq.; , 6; F-Ifto �J •• Mil 2- clear to nose 10' BUMPER GUARD CALLFIT ENGINEER OF RECORD FOR RETROFIT OF HOLOOXNS NOT NOV2 112• 0911 less te' S' .5- OD.. CALL ENGINEER OF RECORD FOR SHOWN IN TABLE 4x1 v 44M I t4 B• 06 RETROFIT OF HOLDOWNS HOT NOT APPLICABLE AT PISSED r1T' 4 - _ t - say ,a I 2 • I SHOWN IN TABLE. SSIB BOLTS ''s1ppyU AME ED dAATA41E�'.SLAA. T611 IOs 13' *,r l40R 7a.5 0220M351 NOT APPl1CABLE AT MISSED SSTB BOLTS PRESSURE � FROM 194TTIp �75, mull 3WO I4 m 36' 13' •• ALL BOLTS A30T - WASHER " min.• 2100 0.1 . J DOLL Jt7MT NI Values or. ASO 0'2-VWf< PRESSURE. WASHER I 4 COLD JOINT 0 2-FOUR •�. . n ALu-11", +• aniairflwnnry of Sllxco Wsp Screed tS. M Slops 1/4' per F061 Slops 1/4' per Foot r—s _x �P I - 6 STANDARD 6 a 12•• GRADE. HEW av RI Aw 6 1 PORCH mrv LIT= A Ipl • • III i III EMBEDMENTB 4 - n!j 1a START FROM dd _ BOTTOM OF C � - FORM BOARD A C CARE SHOULD BE TAKEN IFME CARE SHOULD PTD TENDON9N A 3/FME TO AVOID PT TENDONS O9dT2ltt OG/12l1T PSON 15 INTERIOR HOLDOWN RETROFIT sSETXP B 11 EXTERIOR HOLDOWN RETROFIT,=R 27� 7 STEP Des F oil F sf ' 7 14 T' 9..5• 10.51 ra• pan Oe Aa Aeaulratl To YE3D4 fifes a 3/9' 4A00 Me Ip" ODl41n A.119 lITTx /e' 0810 IDs 7' s• br Embad ... I and HTT I ' 44c0 @s 3 7, CODCrele DDVer. mug 7/e' Pre per 1 . • 10 7 - Holdown Anchors - 1 7 .� Must Be Tled In noun 1 4SS5 ms 30' 12' 1B' 615' K11�•xlaat Place Prior To HW1, 1' H1r1e 3 ' 1 ' Itl' 6.73° •.wfw.-+•a•e Foundation Inepsatlon BEE DETAIL 1 FOR REPETITIVE INFORMATION 13. 03 %24' Dowale a1 24 'O.0 Deeppen OaYln2 —u 1 As RonVlrad na I O.uin Anchor RUILD LIP FOR BULL -NOSE 'Emb.dment and STUCCO CORNERS Concrete Dover. Holdown And ors Muet Be Tied In Pled. Prior Tc —STU= 0/ 6' THK. CONC. Foundation BLOOM. WALL •• ALL BOLTS A307 EMEOMENTG Inspection •• ALL BOLTS A30T II. I.a mat. 2.500 yM -'l- - j START FROM Fc man.• a. D.I WHERE HOUSE BLAB NI Values Oro ASD BOTTOM OF GROUT SOLID 0 REINF. STEEL M Values A AID � f COLD JOINT MEETS GARAGE BLAB. 0 0 -� ONLY '�I�'I II EMBEDMENT TO FORM BOARD ALL-T \ II I1 �O 2-!•04N BE FROM TOP 1-3/4' ALL -THREAD A.D. PE OF GARAGE BLAB. CO2- 2-POUR A.B. PER OFIAAT O 2-0OI1R T �� wzz m� Ia�Ernm C�i1 � — EFZM —FE343E➢PT2 CHAR 1 BOLT r ►4 HORIZ. STEEL 024 oc •'1I I NOTE. PROVIDE YARD e5 VERT. STEEL 024'oC _ DRANAGE PER I 41 LANDSCAPE ° I I PLAN IN. GRADE III~ 111- ICSLAB [21 05 BARS AS SHOWN •_DWBLE HUTS l2.5•x2.5"x3/B' A30 STEEL WAIMIEA ES1/FME OOJ12d11 xOry LE. x, A 611ts7. BW±,�{ A EDGE PLAN VIEW t/ 0@/12J1] - 2-0' ALTERNATE BENDS - .UM r?al WNAS AWE SKCFIGVLV INh 16 INTERIOR HOLDOWN MT: 0-ES---1J0 12 EXTERIOR HOLDOWN HIT-awMORs�1Jo 8 BLOCK WALL�0�ZAREDDi4111MRPM.ar°FwTMWu&SAREM� A SEPARATE PFAi/f a11H A F2e crxmuclaRs i 1. 4' Net Conc.8lnb w/ e3 0 18' o.c. Ea. Way at Mid Height and Contraction Jolnti 0 6 AT 12' O.C. Max each way/ 2. "In6 Ms. Vlsques Mombroes will 1 5 All Laps Besl.d. Extended 1 1/2' Into Foundation Wall w/ E 2' Of Bend Over. U.N.O. 2 2 3. (1) e4 T/S M.I.. Typical 0 An Cont. Foo1I a. U.N.O d o 4. N.luraI Gr.de or Approved • Compecled F21. x % io 5. D.F.P.T. Plot. / 5/9' Dle. • qjr x 12' AS'. 0 72' 0/0 Min. U (� �? ax 0 fti,!f\timed\n 12' From el Oornere 4 BOIIOee w/ 7' Mln. Emoedment (U.N.O.) '^ (Be. Foundall.n Plans) U) L� •. '` 6. Cuba J!", N '1 Iour W C 7. 3' •E ,p 3' x x'229' Washers eu At Bhaor Wall Only. Ina1M1 Washer WI hln 1/2' of a s shed H00 01 Q Plate. 6t If Blot Out Provide et.nd.rd Nlarnato Featly cut Waahare.tyCemed ca [12'--1 6•-2 ® w/ Hpel A 9landerd Cut WeMre may Be Provltled Nan -Sheer J Optlpnell - G' S at Wan Locations. •UNO 12'-2 Sty Nnla, 9u Sell Ranor! For ESI/FME Addlllenal Resukamanl. M� FDN-2007 W 1FTYPICAL EXTERIOR FOOTINj Q 0 U BEE DETAIL 1 FOR :O REPETITIVE INFORMATION 6 7. In MarSIMPSO Wall Shall . PD POWER .146' DIAORS ACTUATED ANCHORS 3' LORD C 0 24* o. U.N.O. (CC -MR 0 138 or 121JB) or Equpl. a! M12'-]Sty 13'-2SIk 3 Q $ ES)/FME FDN-002 2 TYPICAL INTERIOR FOOTING I:1 SEE DETAIL 1 FOR REPETITIVE INFORMATION U z If- 102' Enp.n4lan JOml 6 t • U.N.O. 8 W Lu 5 a` Q x e S' u.n.o. \ U .1 CO u, W �T 4 J .• 3 1 HOUSE TO GARAGE FOOTING SEE DETAIL 1 FOR REPETITIVE INFORMATION B- 1/2' Expansion Joint z • U.N.O. OCO li � J O W • U.N.O. Laklt4mala Footing Condition w/ H..I SHEET E NFME OU5 F D 1 FDN• 4 EXTERIOR GARAGE FOOTING ATTACHMENT 5 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY, MAY 21, 2014 CALL TO ORDER A special meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10:00 a.m. by Planning Manager David Sawyer. PRESENT: Board Members Richard Gray, Kevin McCune, and Ray Rooker ABSENT: None STAFF PRESENT: Planning Manager David Sawyer, Consultant Principal Planner Nicole Criste, Associate Planner Jay Wuu, and Executive Assistant Monika Radeva Planning Manager Sawyer led the Board into the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Board Members Rooker/Gray to approve the Architectural and Landscaping Review Board Minutes of April 2, 2014 as submitted. Motion passed unanimously. BUSINESS SESSION Site Development Permit 2013-937 submitted by West Coast Housing Partners, LLC. for the consideration of architectural and landscaping plans proposing the construction of 74 units on 28.3 acres within the existing Canyon Ridge Specific Plan. Location: on the west side of Washington Street, north of Avenue 48 (extended). Consultant Principal Planner Nicole Criste presented the information contained in the staff report, a copy of which is on file in the Community Development Department. ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 1 MAY 21, 2014 Mr. Whit Hollis, Project Manager with West Coast Housing Partners, LLC., Westlake Village, CA - introduced himself, gave a detailed presentation of the proposed project, and answered the Board's questions. Mr. Vance Graham, AIA, Architect with Bassenian/Lagoni, Newport Beach, CA - introduced himself, explained the proposed lighting for the project, and answered the Board's questions. Ms. Faye Pokletar, Landscape Architect with C2 Collaborative, San Clemente, CA - introduced herself, explained the proposed drainage for the development, gave detail on the type and number of trees proposed along Washington Street, discussed the landscaping palette, and answered the Board's questions. Board Member Rooker suggested that the sidewalks providing access from the street to the front doors of the bungalows be curvilinear. Board Member Gray suggested the applicant consider widening one of the bathrooms to facilitate its conversion into a handicap accessible bathroom if it was ever needed. Motion - A motion was made and seconded by Board Members McCune/Gray recommending approval of Site Development Permit 2013-937, as submitted with staff's recommendations and the following additions: • The retaining wall located at the western boundary of the property will be tiered with landscaping within the tiers. • The central recreation area (Lot N) will include benches and dog park improvements, including a water fountain and clean-up facilities. • All doors leading from the garage into the side yards shall swing outwards. Motion passed unanimously. 2. Site Development Permit 2014-940 submitted by GHA Companies for the consideration of architectural and landscaping plans for Darby Estates (TR 31087) proposing the construction of 19 new single-family homes on an approximately five acre tract. Location: on Darby Road between Palm Royale Drive and Adams Street. Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 2 MAY 21, 2014 Mr. Mario Gonzales, President and CEO with GHA Companies, Cathedral City, CA - introduced himself, gave a brief overview of the projects, and answered the Board's questions. Motion - A motion was made and seconded by Board Members Rooker/Gray recommending approval of Site Development Permit 2014-940 as submitted with staff's recommendations and the addition of the following condition of approval: "A pedestrian pathway shall be offered to homeowners that provides direct access from the street to the front door areas of the homes. These pathways shall be reviewed and approved by the Community Development Department as part of the Final Landscaping Plan process. " Motion passed unanimously. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - None BOARD MEMBER ITEMS 1. Correspondence from Board Member Ray Rooker suggesting that the Architectural and Landscaping Review Board make a recommendation to the Planning Commission to direct staff to amend the La Quinta Municipal Code in regards to front yard pathways. Motion - A motion was made and seconded by Board Members Gray/McCune recommending to the Planning Commission to direct staff to amend the La Quinta Municipal Code to require additional pedestrian access be provided from the street to the entrance of individual residential units. Motion passed unanimously. ADJOURNMENT There being no further business, it was moved and seconded by Board Members McCune/Gray to adjourn this meeting at 11 :28 a.m. Motion passed unanimously. Respectfully submitted, MONIKA RADEVA, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD MINUTES 3 MAY 21, 2014 PLANNING COMMISSION STAFF REPORT DATE: JUNE 10, 2014 REQUEST: CONSIDER REQUIRING ENHANCED PEDESTRIAN ACCESS TO RESIDENTIAL UNITS RECOMMENDED ACTION Discuss request and provide direction to staff regarding any further action. BACKGROUND/ANALYSIS While reviewing various residential projects over recent months, Architectural and Landscaping Review Board members have expressed a desire to see projects provide enhanced pedestrian access from the street to a residential unit's front door. This issue was specifically discussed at the Board's meeting on June 4, 2014, at which time; the Board approved a motion requesting the Planning Commission direct staff to prepare for consideration, an amendment to the La Quinta Municipal Code requiring additional pedestrian access, in addition to current driveway requirements, from the street to the entrance of individual residential units. Included with this report is a summary of the issue along with associated illustrations prepared by Board Member Ray Rooker (Attachment A). Report prepared by: David Sawyer, Planning Manager Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . Summary/exhibits of enhanced residential pedestrian access P:\Reports - PC\2014\PC 6-10-14\13I 1_Residential Pedestrian Access\BI 1111_ALRB LQMC Change Recommendation. docx Page 1 of 1 ATTACHMENT 1 RAY ROOKER, ARCHITECT architecture interior design 49410 Brian Court, La Quinta 92253 La Quinta... (760) 564-6798 April 9, 2014 City of La Quinta Planning Commission ATTN: David Sawyer RE: Proposal for a Design Policy Ladies and Gentlemen, landscape design E-mail: rrooker@dc.rr.com As a board member of the ALRB, we recently reviewed a new residential project.. I could not recommend approval because of the lack of appropriate guest access to the homes. Access was provided along the driveway to the courtyard entry. This is a common design method that is not acceptable. Driveway access is difficult for handicap access, it is tight for anyone to access the entry, especially if a car is parked on the space. I strongly suggest that the city consider a design policy that requires single family residences to provide pedestrian access to the entry via a walkway directly connected to the street. Attached are samples for your consideration. Sincerely, Ra Rooker rl-AN-21 t7it 1.� _.--_ rc { �/�f, Mfssw�tutM�llN+fNu7dMhbN. �"�� Iy�� - �, 1'Nl1 N111C#kY tar. IiF4 f'il'I .tx ,%"ti ,M!x?RlkJ� i � yit`r � i414 i:i!iTM.PI*r• e , C ��_'� Imo- f,, ../ �--�_. P �'at' Lam"` '��` f � --�... �+��-- - _ --z� - - -- � � � � �