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2014 08 13 ALRB Special MeetingWW! ALRB agendas and staff reports are now available on the City's web page: www.la-guinta.o ARCHITECTURAL AND LANDSCAPING REVIEW BOARD AGENDA CITY HALL STUDY SESSION ROOM 78-495 Calle Tampico, La Quinta SPECIAL MEETING on WEDNESDAY, AUGUST 13, 2014 AT 9:00 A.M. CALL TO ORDER 1 . Roll Call 2. Pledge of Allegiance PUBLIC COMMENT At this time members of the public may address the Board 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 June 4, 2014. BUSINESS SESSION Site Development Permit 2014-938 submitted by Jack Tarr Development for the consideration of Phase 4 of the Washington Park Commercial Center. The proposal includes the construction of a 42,427 square -foot 1 2-screen movie theater, parking lot, and establishment of three future restaurant pads on 10.93 acre undeveloped site. Location: on the south side of Highway ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD AGENDA 1 AUGUST 13, 2014 111, between Washington Street/Simon Drive and Adams Street (46-795 Washington Street). CORRESPONDENCE AND WRITTEN MATERIAL REPORTS AND INFORMATIONAL ITEMS BOARD MEMBER ITEMS ADJOURNMENT The next regular meeting of the Architectural and Landscaping Review Board will be held on September 3, 2014 commencing at 10:00 a.m. at the La Quinta Study Session Room, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING 1, Monika Radeva, Executive Assistant, of the City of La Quinta, do hereby declare that the foregoing Agenda for the Architectural and Landscaping Review Board meeting was posted on the inside of the north entry to the La Quinta Civic Center at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on August 7, 2014. DATED: Augu t 71 2014, MONIKA RADEVA, Executive Assistant City of La Quinta, California PUBLIC NOTICES The La Quinta City Study Session Room 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 Board, 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 Board during an Architectural and Landscaping Review Board 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 Board 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. ARCHITECTURAL AND LANDSCAPING SPECIAL MEETING REVIEW BOARD AGENDA 2 AUGUST 13, 2014 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY, JUNE 4, 2014 CALL TO ORDER A regular meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10: 13 a.m. by Planning Manager David Sawyer. PRESENT: Board Members Richard Gray and Kevin McCune ABSENT: Ray Rooker STAFF PRESENT: Planning Manager David Sawyer, Principal Planner Wally Nesbit, and Executive Assistant Monika Radeva Planning Manager Sawyer led the Board in the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Board Members McCune/Gray to approve the Architectural and Landscaping Review Board Minutes of May 21, 2014 as submitted. AYES: Board Members Gray and McCune. NOES: None. ABSENT: Board Member Rooker. ABSTAIN: None. BUSINESS SESSION Site Development Permit 2013-931 submitted by Jon Legarza for the consideration of architectural and landscaping plans for the proposed expansion of The Chateau, an existing hotel, from 11 existing approved rooms to 24 total rooms. Location: east side of Caleo Bay Drive, immediately south of Lake La Quinta Drive (78-120 Caleo Bay Drive). Principal Planner Wally Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES I JUNE 4, 2014 Mr. Allen Sanborn, Project Engineer and Architect, and President of Sanborn AIE, Rancho Mirage, CA - introduced himself, gave a detailed presentation of the proposed project, and answered the Board's questions. Motion - A motion was made and seconded by Board Members Gray/McCune recommending approval of Site Development Permit 2013-931, as submitted with staff's recommendations. AYES: Board Members Gray and McCune. NOES: None. ABSENT: Board Member Rooker. ABSTAIN: None. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - None BOARD MEMBER ITEMS - None ADJOURNMENT There being no further business, it was moved and seconded by Board Members McCune/Gray to adjourn this meeting at 10:45 a.m. AYES: Board Members Gray and McCune. NOES: None. ABSENT: Board Member Rooker. ABSTAIN: None. Respectfully submitted, MONIKA RADEVA, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 2 JUNE 4, 2014 B1 1 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD DATE: AUGUST 13, 2014 CASE NUMBER: SITE DEVELOPMENT PERMIT 2014-938 APPLICANT: JACK TARR DEVELOPMENT PROPERTY OWNER: BR2, LLC REQUEST: CONSIDERATION OF PHASE 4 OF THE WASHINGTON PARK COMMERCIAL CENTER, INCLUDING AN APPROXIMATELY 42,427 SQUARE FOOT MOVIE THEATER LOCATION: 46-795 WASHINGTON STREET EXECUTIVE SUMMARY The construction of a 47,427 square foot movie theater is proposed on an undeveloped area within the Washington Park commercial center (Attachment 1). The proposed building complies with the development standards and design guidelines of the La Quinta General Plan, Municipal Code, and Washington Park Specific Plan. BACKGROUND The Washington Park commercial center is located on the south side of Highway 111, between Washington Street/Simon Drive and Adams Street (Attachment 2). The center's Specific Plan consists of retail, restaurant, and other commercial uses. Although much of the center has been developed as part of the first three phases, an undeveloped area remains near the northeast corner of Washington Street and Avenue 47, behind Lowe's and Target. This area had been previously graded and identified for future review and development. PROPOSAL & ANALYSIS Overview: Phase 4 of Washington Park is proposed to be located on a portion of the Page 1 of 4 undeveloped area within Washington Park (Attachment 3). The proposal includes the construction of a 42,427 square foot 12-screen movie theater, parking lot, and establishment of three future restaurant pads. The 10.93-acre project site is bounded by existing built phases of Washington Park to the north and a vacant future phase of development to the east. Located across Avenue 47 to the south are an existing commercial center (La Quinta Professional Plaza) and existing homes (Lake La Quinta). Across Washington Street to the west are an existing church and an existing residential neighborhood (Attachment 3, Sheet AS-1). Site Design: The theater is situated in line with the existing commercial tenants to the west, and abuts the rear elevation of Lowe's (Attachment 3, Sheet AS-2). The three restaurant pads located along Washington Street have been identified for future development, and will require separate development permits. The remainder of the site is designed for parking and pedestrian access. Multiple vehicular access points are identified. Two access points to the east are located along La Quinta Center Drive, an existing public street that provides a connection between Avenue 47 and Highway 111, and currently provides access to Lowe's and Target. No direct access to the project is proposed on Avenue 47. Access from the west will be from the existing driveway along Washington Street. Including the theater and future restaurant pads, the Washington Park Specific Plan requires 349 parking spaces be provided on the project site. However, based on the theater company's standards, a total of 776 parking spaces are proposed, with 16 ADA-accessible spaces. Furthermore, the CC&Rs for the center require reciprocal access and parking between all parcels within Washington Park. Bicycle parking will be provided near the entrance of the theater. Decorative paving and speed tables will be installed in front of the theater to emphasize pedestrian access to the parking area south of the primary drive aisle. Interior pedestrian circulation will be provided from the theater to the restaurant pads by a paved and landscaped path. Pedestrian access will also be provided to Washington Street and the existing shops to the west, and to La Quinta Centre Drive and the existing stores to the north. A commercial trash enclosure, screened with 10-foot screen walls, is proposed at the rear of the building (Attachment 3, Sheet A1.12). Enclosure placement and design for the future restaurant pads will be reviewed as part of the development permits for those pads. The proposed on -site lighting is generally consistent with the City's outdoor lighting Page 2 of 4 ordinance and Specific Plan (Attachment 3, Sheet AS-3 — AS-4, Sheet MB2). Pedestrian walkways, entries, and service areas will be adequately lit using fixtures or landscape lighting, and decorative wall -mounted sconces are proposed on the southern building elevation. The parking lot is proposed to be illuminated with fully -shielded lights. The photometric plan confirms that the project will have no illuminated hotspots. The Municipal Code requires illumination levels in parking areas to be between one and two foot-candles. At an average of 4.26 foot- candles, the proposed lighting does not meet this requirement. The applicant has noted the identified 4.26 foot-candle average does not reflect the impact of the proposed parking lot shade trees included in the landscaping plan and is requesting relief from this code requirement, citing customer safety as the primary reason. Please note that while Architectural and Landscaping Review Board (ALRB) discussion of the lighting issue is appropriate, any necessary relief of this requirement is beyond the authority of the ALRB and will be addressed by staff and potentially the Planning Commission separately. Architectural Design: The building has been designed to reflect a desert contemporary architectural theme, similar to the existing retail buildings within Washington Park (Attachment 3, Sheet ER1 — ER2). This includes architectural elements such as the use of flat roofs, textured and painted CMU with stucco accent walls, split -face CMU accents, and a vibrant paint color palette (Attachment 3, Sheet MB1R1). The building facades also include strategically placed decorative wall sconces, architectural projections, and overhangs. Roof heights of the theater building fluctuate in order to provide a varying roofline and architectural projections. Heights vary between 35 to 42 feet, with an approximately 49-foot tower feature above the main entrance (Attachment 3, Sheet ER1). The architecture and layout of the building is compatible with the existing surrounding land uses, and complies with with the development standards in the Municipal Code and Washington Park Specific Plan. There should be limited impact on the existing residential developments to the southeast and west as the tallest point of the building is set back over 500 feet from the nearest residential dwelling on Avenue 47 and over 650 feet from the nearest dwelling on Washington Street (Attachment 3, Sheet ER3 — ER4, Line of Sight Exhibit). A lushly landscaped parking lot and perimeter will also reduce the aesthetic impact of the theater. Signage for the theater will be reviewed separately by the Planning Commission and is thus not a part of the ALRB's review. Landscaping: Landscaping throughout the project site consists of primarily desert and other low to moderate water use plants (Attachment 3, Sheet L-1 .00). The proposed tree Page 3 of 4 palette includes Date and Fan Palms. The shrub palette includes Bird of Paradise, Lantana, and Yucca, among others. The future restaurant building pads will be stabilized with ground cover. The perimeter areas along Washington Street and Avenue 47 are proposed to be landscaped with numerous trees, shrubs, and groundcover (minimum 36" box trees; minimum 5 gallon shrubs/groundcover). A condition of approval has been recommended that requires paved pedestrian access points into the project at strategic locations along Washington Street and Avenue 47 in order to allow pedestrians into the center without disturbing the landscaping. A block wall is proposed along the property line between the rear of the theater building and Lowe's (Attachment 3, Sheet A103). The assorted species of plants add character to the proposed development while providing sufficient screening and accents around the vehicular and pedestrian circulation areas. The planters proposed near the building entrance provide visual relief, as well as pedestrian -friendly amenities. Furthermore, the landscaping plan is similar and compatible to the existing landscaping within the commercial center, and is consistent with the plant palette in the Specific Plan. The perimeter and parking lot landscaping should adequately screen the parking lot from adjacent streets, while providing visual and shade relief within the parking lot. However, staff recommends that the Board discuss the proposed tree types used within the parking lot planters regarding screening capabilities and maintenance. RECOMMENDATION Recommend approval of Site Development Permit 2014-938 to the Planning Commission, subject to the attached Conditions of Approval. Report prepared by: Jay Wuu, Associate Planner Report approved for submission by: David Sawyer, Planning Manager Attachments: 1 . Project Information 2. Project Area Site Map 3. Washington Park Phase 4 Site Development Permit Plan Set Page 4 of 4 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2014-938 WASHINGTON PARK PHASE 4 AUGUST 13, 2014 Page 1 of 1 LANDSCAPE AND IRRIGATION 1. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 2. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 3. 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). 4. All landscaping 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. 5. 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. 6. Paved pedestrian access points into the project along Washington Street and Avenue 47 shall be incorporated in order to allow pedestrians into the center without disturbing the landscaping. The access paths shall be included in the landscaping plans, and will be reviewed and approved as part of the Final Landscaping Plan process. ATTACHMENT 1 Project Information CASE NUMBER: SITE DEVELOPMENT PERMIT 2014-938 APPLICANT: JACK TARR DEVELOPMENT PROPERTY OWNER: BR2, LLC ARCHITECT: DLR GROUP LANDSCAPE ARCHITECT: RGA LANDSCAPE ARCHITECTS, INC. ENGINEER: ADKAN ENGINEERS REQUEST: CONSIDERATION OF PHASE 4 OF THE WASHINGTON PARK COMMERCIAL CENTER, INCLUDING AN APPROXIMATELY 42,427 SQUARE FOOT MOVIE THEATER LOCATION: 46-795 WASHINGTON STREET GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: REGIONAL COMMERCIAL SPECIFIC PLAN: WASHINGTON PARK (SP 1987-011 AMENDMENT 4) SURROUNDING ZONING/LAND USES: NORTH: REGIONAL COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT SOUTH: COMMUNITY COMMERCIAL EXISTING COMMERCIAL DEVELOPMENT EAST: REGIONAL COMMERCIAL VACANT, UN -ENTITLED LAND WEST: LOW DENSITY RESIDENTIAL EXISTING RESIDENTIAL DEVELOPMENT Xz' -.-Ago Ov* r/1 Res d,Al 4 ILL 769 T, P.1w , i Wd : i ji ko."; LN tilt UJ F J Cn Am A 'TV'IE ER WS CV N" 71 plr;61�1 Al. Ak ff I I t 4b V Oh 4r,,� 4 <V T\, 4 OF. N� N1 1511 /A. N M 7-1 .r t AM bk 1,3 r 4 zn%& WE ' S r"r Ax, IF 3r. -,%Emu 1, - 7-74 Washington Park Phase 4 Project Area Site Map ATTACHMENT 2 N M w E S August 13, 2014 LOJ City of La Quinta T Planning Division Community Development Department • Name of Proje�t - Washington Park Retail Center, Phase 4 • Ownership: - BIR 2, LLC C/O Jack Tarr Development 30240 Rancho Viejo Road, Suite B San Juan Capistrano, CA 92675 Contact: Bill Sanchez 760-485-5308 • SDP 2014-938 • APIN - 643-020-032 • Legal Description - Parcel 2 as shown by Parcel Map 30903 on file in Book 205, Page(s) 48 through 57, of Parcel Maps, Records of Riverside County, California • Existing General Plan Designation - General Commercial • Existing Zoning designation. Regional Commercial • Existing Specific Plan Title: Washington Park Specific Plan • Existing Land Use and Proposed Land Use: Undeveloped Parcel within an existing shopping center proposed land to be Commercial with a Movie Theater & future buildable pods. • Total Gross Site Area: Acres = 10.93, Square Footage = 476,546sf • Total Net Area = 10.93, Square Footage = 476,546sf • Theatre Building Area = 42,427 SIF of Building Area, 9% of Net Area • Total Building Area = 69,800 SIF of Building Area, 9% of Net Area • Total Parking Area: 226,382 SF of Parking Area, 47% of Net Area • Total Landscape Area: 77,815 SIF of Landscape, 16% of Net Area • Parking Stalls Required = 349 • Parking Stalls Provided 776 • ADA Stalls Required = 14 • ADA Stalls Provided = 16 • Greatest No. of Stories = I story with mezzanine • Greatest Height of any building 49ft • Occupancy Classification = "A-1 " • Type of Construction = "Type 11-N" • Bicycle Racks to be provided • Floor Area Ratio: 14.64% • Total Gross Square Footage (GSF) of Future Restaurants ±27,373 SF. WASHINGTON PARK - PHASE 4 LA QUINTA, CA CONSULTANTS: Building Architect Kip E. Daniel, Architect 1807 Ross Ave Suite 500 Dallas, TX 75201 Contact: Magan McGehee (214) 303-6665 Project Architect DLR Group 117 East Colorado Blvd., 5th Floor Pasadena, CA 91105 Mark Giles, AIA 626-796-8230 Landscape Architect RGA LANDSCAPE ARCHITECTS, INC 73061 El Paseo # 210, Palm Desert, CA 92260 Contact: Luke Taylor Tel: 760-568-3624 Civil Engineer Adkan Engineers 6879 Airport Drive Riverside, CA 92504 Contact: Charisso Leach Tel: 951.688.0241 SHEET INDEX: ATTACHMENT 3 T1 Sheet Index AS-] Architectural Site Plan AS-2 Enlarged Architectural Site Plan AS-3 Architectural Lighting Plan AS-4 Enlarged Photometric Plan Proposed Theatre: ER1 Building Elevations ER2 Building Renderings F1 Floor Plan F2 Mezzanine Plan R1 Roof Plan TE-1 Trash Enclosure Plan MB1 Material Board Walls MB2 Material Board Lighting Fixtures ER3 Residential Site Line Rendering EIR4 Residential Site Line Rendering Line of Sight Exhibit Landscape: L-1.00 Prelim L-7.00 Tree Shading Plan A103 Retaining Wall KEY PLAN RECEIVED AUG 0 7 2014 CITY OF LA QUINTA COMMUNITY DEVELOPMENT T-1 BR2, LLC K240 R-1h, 11.j. R..d, W1. B I�DLR Group t' C� 92675 1`177 1'1' . 2 1. 1: 141.443,1234 JULY 7. 2014 75-13716-00 121 111 11 M Z LREGIONAL COM Ok 0 KEY PLAN Future Pad Buildings to be Processed with Seperate SDP. I� C 21 1 CO,MME PROPOSED THEATER 42,427 st A FUMRE oe ,-- AS- 1 : ... -., . m" : 1 -1— -1 BR2, LLC 11 —N-1— 1. .1— A 1. PF Group WASHINGTON PARK - PHASE 4 30240 R-"' Viejo Road, S2uite B P� d. 51h F-1 r S— J... Capi,tr,,,, CA 9 675 t — L) LA QUINTA, CA t: �49.443.1234 AUGUST 6, 2014 75-13715-00 'NH I I I I I I Ll I I //N/ IL PROPOSED THEATER 42,427 sf. 7 — — — g E Em JJ FUTURE PAD C a 51974 S.F. T .,v FUTURE FUTURE PAD PAD t6 +6,663 S.F . WASHINGTON PARK - PHASE 4 LA QUINTA, CA T h� .10 ol* "(al) Al I ZA C) 0 AS-2 Bn, LLC 117 E C.I.I.d. PF 3D240 Rancho Viejo R. CF 'C'A" son j.an c.PW.— ,615 1� M-96A,823D DLR Group t: 949.443.1234 AUGUST 6,2014 75-13715-00 1: 626,796.8735 - '--� =t=-- �= C--== --- Hii H I a I omit um I;" M AS-3 " a. BR2, LLC WASHINGTON PARK - PHASE 4 30240 R.I ejo Road, S2uite B "'Vi Group s— i... Capista', CA 9 675 LA QUINTA, CA t: �49.443.1234 JANUARY 15, 2014 75-13715-00 . '. U-K, �, a low PROPOSED THEATER 42,427 sf. L===�L L m W\ WASHINGTON PARK - PHASE 4 LA QUINTA, CA 111111-0- 1 1 , I 1� I A\ N-v 4( FUTURE FUTURE PAD PAD ±6,853 S.F CO 5,663 S.F. tK 4 THEATRE LIGHT FIXTURE ELEVATION THEATRE LIGHT FIXTURE PLAN LIGHT POLE BASE DETAIL LIGHT POLE ELEVATIOI LIGHT FIXTURE AS-4 . Nl� BP2, LLC N1.1—N I —N—AL �. —111 1 -1— 11 117 E. C.I.-d. 3G240 Rancho Viejo Suite B P--' '=V`7-- , '_, _ _ in " a�— Fl San Juan C.PiWnn— CA 92675 ."L 'n " � _1 —1 - - - DLR Group t: 949.443.1234 JANUARY 15, 2014 75-13715-00 1: 621�;"'6127.' ILL; SOUTH ELEVATI N 0 i "S molmommill "lei rall! I " �7! 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N-� A U) U) (D (D U) a) ER4 IN THE Cl� or �-A OUINTA, COVN� Or RIVZ�RS=, STA� O� �Al-/�ORN)A LINE OF 516,H7 EXHIE17 AA5HINC-TON FARK IRETAIL ��ENTE�R -IVL �i. -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - lk - - - - - - -- -��ECTION A — — — — — — — — — — — — — — — — — — — — — — — 14, — --- — —Ilp- ------------ - — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 5ECTION C ------------------------- 1-7 lip SE6TION E 56CTION F 1-1 I ER p OMER / OEVEL-OPER k,IA3H1NOTCN 111, LM MTXA AN CAPI=V� 5 CT (q4q) - A53E-55OR5 PARCEL NUMBER t LINE OF 316H7 EXHIBIT L -1- Wdkc-m JUNOINHAURS � �. z 0 �3 SCALE V- AU U GRAPHC SGAZ -E�- 0 C3 In N� ISAT K1.1 Fd OF L7 7YMCAL. FAAKWAY PLANTM ENLAROEMENT qmk�5 ir - la-ly AFFEA TAKEOFFS. VAffALL TM &FE.Ae 4&7tM W- 144 L&%CRC.KM AFW�A M W WJft LANCOWE ftAN7 PALEM mA M� CA r.ww.wQd LLI CL 0 z CL z (L (L z 0 z co LU < x (L ; o L ( " orr�T� rFFol*Vr Wbmlam ur DRAM* cc CpEckzp m9w polir r-w-v PRELIM L - 1.00 I v , � r0p ,,Ag r 0, AAwd 7j, j ,A JA eFIN ell r MA I,,- AW-41,00 U y g7��ININ& AALL 5ECTION @�RET�ININ6 NALL 5ErTION (j�RF�AlNlNr 6ALL 5ECTION NO� -------- --- I --- -------- --------- ------------------------ ----------------------------------------------- ---------------- ------------ ------------------------------ ............. ---- ----------- , ------------------ --------------------- 7 --------------------- ------------------ - ---------------------- --- --------------------- (�91RE��IN6 NALL FLEVATION KKM- architects K E—Eit—,l... 4 e—H. � .,dE. -Sl 190 Key Pan WASHINGTON PARK P ASE IV RETAINING WALL PACKAGI 46 AS 1A QUINTA CENTER DRIVE, cl. JACK TARR DEVELOPNIENT .— RAN HO VIEJO ROAD, SUITE SAN JUAN CAPISTRANO, CA 92675 PHONE (949) 240— ELEVATIONS, SECTIONS Z - -f- A103 --A