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2016 06 28 PCPLANNING COMMISSION AGENDA 1 JUNE 28 , 2016 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, JUNE 28, 2016 at 6:00 P.M. 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 1. Approval of the minutes of June 14, 2016 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 you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. Planning Commission agendas and staff reports are now available on the City’s web page: www.la-quinta.org PLANNING COMMISSION AGENDA 2 JUNE 28 , 2016 Beginning Resolution No. 2016-010 1. Site Development Permit 2016-0003 submitted by VTL Palizada, LLC for the consideration of two recreational areas, landscaped common areas , walls, and entry gates within a proposed 320 residential lot development, Tracts 31732 and 31733, on approximately 78 acres. Project: Bellaseno. CEQA: adheres to previously approved Mitigated Negative Declarations for Environmental Assessment 2003-492 and 2003-493; no further analysis is required. Location: southeast corner of Monroe Street and Avenue 60. BUSINESS SESSION – NONE COMMISSIONER ITEMS - NONE STAFF ITEMS ADJOURNMENT The next regular meeting of the Planning Commission will be held on July 12, 2016, commencing at 6:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Wanda Wise-Latta, Executive Assistant of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the inside of the north entry to the La Quinta Civic Center at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on June 24, 2016. DATED: June 23, 2016 WANDA WISE-LATTA, 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. PLANNING COMMISSION AGENDA 3 JUNE 28 , 2016 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 Design and Development Department’s counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION MINUTES 1 JUNE 14, 2016 PLANNING COMMISSION MINUTES TUESDAY, JUNE 14, 2016 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 5:58 p.m. by Vice Chairperson Bettencourt. PRESENT: Commissioners Blum, Fitzpatrick, Wright and Vice Chairperson Bettencourt ABSENT: Chairperson Wilkinson STAFF PRESENT: Planning Manager Gabriel Perez, Principal Planner Jay Wuu, Executive Assistant Wanda Wise-Latta, Management Assistant Carla Triplett, and Office Assistant Carley Votaw. Commissioner Wright led the Commission in the Pledge of Allegiance. PUBLIC COMMENT – None CONFIRMATION OF AGENDA– Confirmed PUBLIC HEARINGS 1. Continued from May 24, 2016 - Conditional Use Permit 2015-0003 submitted by Verizon Wireless proposing the placement of a 60-foot tall monopalm wireless telecommunication tower and mechanical equipment at Fritz Burns Park. Project: Verizon Wireless – Chihuahua. CEQA: Exempt from Environmental Review pursuant to Section 15332 (Class 32) of the California Environmental Quality Act in that the proposed project can be characterized as in-fill development and Section 15303 (Class 3) for new construction or conversion of small structures. Location: 78-060 Francis Hack Lane. Principal Planner Jay Wuu presented the request by the applicant to continue the item to the July 12, 2016 Planning Commission meeting. Vice Chairperson Bettencourt declared the PUBLIC HEARING OPEN at 6:08 p.m. Motion – A motion was made and seconded by Commissioners Fitzpatrick/Blum to continue Conditional Use Permit 2015-0003 submitted by Verizon Wireless to the July PLANNING COMMISSION MINUTES 2 JUNE 14, 2016 12, 2016 Planning Commission meeting. AYES: Commissioners Blum, Fitzpatrick, Wright and Vice Chairperson Bettencourt. NOES: None. ABSENT: Chairperson Wilkinson. ABSTAIN: None. Motion passed. 2. Zoning Ordinance Amendment 2016-0002 submitted by the City of La Quinta proposing to amend Title 8, Chapter 13, of the La Quinta Municipal Code (Water Efficient Landscaping). CEQA: exempt from environmental review pursuant to Section 15061(B)(3), Review for Exemptions – General Rule. Planning Manager Gabriel Perez presented the information contained in the staff report, a copy of which is on file in the Designs and Development Department. Vice Chairperson Bettencourt declared the PUBLIC HEARING OPEN at 6:18 p.m. Public Speaker: Julie Kretz, Water Management Specialist, Coachella Valley Water District – Introduced herself and answered the Commission’s questions regarding the whether the proposed ordinance amendment met the State of California’s guidelines and standards, the inclusion of the water metrics during the plan check process, irrigation with non-potable and well water, adherence to submitted plant palettes with an emphasis on maintenance and irrigation Commission stated that they would like to see the City adopt a stricter adherence to the approved plant palettes and the utilization of low maintenance and low water usage-type plants; Public Speaker: Julie Kretz, Water Management Specialist, Coachella Valley Water District (CVWD) – addressed the Commissions questions regarding older developments with lush perimeter landscaping and stated that the tiered water rates will financially impact those developments. Ms. Kretz stated that for those plans submitted to and approved by CVWD more than a year ago and where construction has not occurred, those plans are no longer valid and would require resubmittal to CVWD and new plans must meet the standards of CVWD’s new ordinance. Public Speaker: Katie Barrows, Coachella Valley Association of Governments – introduced herself and congratulated those involved valley wide effort regarding in the implementation of new water ordinances. Vice Chairperson Bettencourt declared the PUBLIC HEARING CLOSED at 6:30 p.m. Motion – A motion was made and seconded by Commissioners Wright/Fitzpatrick to approve Resolution 2016-009. AYES: Commissioners, Blum, Fitzpatrick, Wright and Vice Chairperson Bettencourt. NOES: None. ABSENT: Chairperson Wilkinson. ABSTAIN: None. Motion Passed. PLANNING COMMISSION MINUTES 3 JUNE 14, 2016 BUSINESS SESSION – None COMMISSIONER ITEMS Commission requested that staff provide metrics regarding how often Phase One Archeological Studies on land development applications have been applied and as a result, was consequential archeological findings revealed. Commission requested staff look into the existence of the current Equestrian Overlay Zones in existing and proposed subdivisions where horse keeping is inappropriate and raises the potential for conflicts by those who might claim land use rights. Commission suggested, in the interest of efficiency, that they explore the possibility of a comprehensive review of development agreements by the Planning Commission in which the developer/applicant/owner of the rights under the development agreement provide to the Commission a yearly report of their performance. Commission asked staff for clarification regarding the process of rough inspections prior to a final inspection with regards to landscaping and the issuance of a Certificate of Occupancy. Staff stated that prior to issuing a Certificate of Occupancy there is an inspection of the landscape improvements. Staff will investigate and provide further information to the Commission regarding what processes are in place to assure that the developer has complied with the approved landscaping improvements. STAFF ITEMS Staff provided an update on the recent Commission and Board Appointments by the City Council at their Special Meeting on June 8, 2016 and stated that Mr. Paul Quill was appointed to the Planning Commission. The additional vacancy to the Planning Commission will be addressed at the June 21, 2016 Council meeting. One appointment was made to the Architecture and Landscaping Review Board and a vacancy still remains as there was only one applicant. Staff discussed with the City Attorney a previous inquiry regarding the Equestrian Overlay and the City Attorney stated that the Equestrian Overlay could remain. Staff stated that if there is Commission interest, the subject can be agenized for a future Planning Commission meeting and the City Attorney has offered to be part of the discussion. Staff will provide an update to the Planning Commission and City Council in September regarding citywide Development Agreements. PLANNING COMMISSION MINUTES 4 JUNE 14, 2016 Staff stated that a case will be coming before the Planning Commission and City Council to consider an amendment to the General Plan with regards to requirements of a phase 1 Cultural Resource Report for projects on vacant land. Commission requested an update in the near future regarding how the City will interface with the La Quinta Historical Society on maintaining an overview of properties that come up for permits and that may or may not require a historical assessment. Commission shared concerns regarding the reviewing and approval of demolition permits now that the Historical Preservation Commission’s role has been removed. Staff stated that the City’s historically surveyed properties will be flagged through the City’s TRAKiT permitting software. This process is anticipated to be completed this summer. Staff has been in discussions with the Historical Society regarding establishing criteria that the Society would like to see in place in terms of reviewing permits. Commission stated they would like to give the Historical Society the opportunity to photographically document these structures before they are altered. Staff stated that the Historic Preservation Ordinance is intact and the Development Code Tune-up only removed the Historical Preservation Commission’s role and the Planning Commission now has more of a role in evaluating the environmental impacts for projects. The role to designate landmarks within the City lies with the Commission and Council. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Wright/Fitzpatrick to adjourn this meeting at 6:55 p.m. AYES: Commissioners Blum, Fitzpatrick, Wright and Vice Chairperson Bettencourt. NOES: None. ABSTAIN: None. ABSENT: Chairperson Wilkinson. Motion Passed. Respectfully submitted, WANDA WISE-LATTA, Executive Assistant City of La Quinta, California Page 1 of 4 PLANNING COMMISSION STAFF REPORT DATE: JUNE 28, 2016 CASE NUMBER: SITE DEVELOPMENT PERMIT 2016-0003 APPLICANT: VTL PALIZADA, LLC PROPERTY OWNER: VTL PALIZADA, LLC REQUEST: ADOPT A RESOLUTION FOR TWO RECREATIONAL AREAS, LANDSCAPED COMMON AREAS, WALLS, AND ENTRY GATES FOR BELLASENO, A 320 SINGLE-FAMILY RESIDENT LOT DEVELOPMENT, TRACTS 31732 AND 31733, ON APPROXIMATELY 78 ACRES CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT ADHERES TO PREVIOUSLY APPROVED MITIGATED NEGATIVE DECLARATIONS FOR ENVIRONMENTAL ASSESSMENTS 2003-492 AND 2003-493. THE LA QUINTA PLANNING COMMISSION WILL CONSIDER THIS DETERMINATION AT THE HEARING. LOCATION: SOUTHEAST CORNER OF MONROE STREET AND AVENUE 60 RECOMMENDED ACTION Adopt a resolution to approve a Site Development Permit (SDP) for two community recreation areas, landscaping, walls, and entry gates for the Bellaseno residential development and determine that the project is consistent with Environmental Assessments 2003-492 and 2003-493. EXECUTIVE SUMMARY • The applicant requests approval of two community recreation areas, landscaping, walls, and entry gates for the Bellaseno residential development (Attachment 1). • As conditioned, the proposed plans conform to the development standards of the La Quinta General Plan and Municipal Code. PH 1 Page 2 of 4 BACKGROUND Tentative Tract Maps 31732 and 31733 were approved on January 20, 2004. The project includes 320 residential lots, ranging from 5,000 to 11,500 square feet in lot size, and a designated recreation area within each tract. An Amended Final Map for Tract 31732 was recently approved, which revised access to alleyways but did not significantly change any of the proposed uses on the site. The two tracts are designed as one project site, connected by interior streets. No construction has begun on either tract. PROPOSAL AND ANALYSIS Overview: Bellaseno is bounded by vacant land to the north, agricultural land outside of the City limits to the south and east, and an existing residential community across Monroe Street to the west (Trilogy) (Attachment 2). Site Design: The proposed site design includes the following (Attachment 3): • Northern Tract (Tract 31732) o Recreational area with an approximately 2,091 square foot recreation building, pool, spa, sport courts, outdoor cooking area, and event lawn o Open space area with sidewalks, hiking area, and retention basins • Southern Tract (Tract 31733) o Recreational area with restroom building, pool, spa, and event lawn • A north/south sidewalk connecting both tracts Primary vehicle access to the project is provided from Monroe Street. Secondary vehicle access is provided on Avenue 60 and Avenue 61. The design of the site is generally acceptable. All Municipal Code development standards have been met. Architectural Design: The recreation buildings have been designed to reflect “Spanish Colonial” architectural style. The recreational building will incorporate arched wall openings, ceramic tiles, and Spanish S-shaped roof tiles on sloped roofs varying from 13 feet 6 inches to 23 feet in height. The main entrance will feature a median with an entry monument sign, a wood entrance gate and three towers that are 18 feet 8 inches in height, all with similar Spanish style architecture. Secondary entrances will include similar features without the tower elements. Page 3 of 4 Walls throughout the development will be 6 feet in height, constructed primarily of stucco, and will incorporate a brick wainscot, columns, and pilasters. The height measurements of the gates, pilasters, lighting fixtures, and towers are identified in Attachment 4. Landscaping and Lighting: The proposed landscaping consists of primarily desert and other drought-tolerant trees, palms, shrubs, succulents, and vines throughout the project (Attachment 3, Sheets L-5.15 – L-5.17). The landscaping includes Shoestring Acacia, Mediterranean Fan Palm, Red Bird of Paradise, and Pink Powder Puff, among others on the plant palette. Both recreational areas will include small event lawns and the southern tract recreational area will also include a putting green with turf. The current site only has native grass and shrubs which will not be incorporated (Attachment 5). The proposed landscape plan is acceptable. The assorted species of plants combined with landscaped mounding provide sufficient screening and accents in the aforementioned landscaped areas. The plant palette is consistent with landscaping throughout the City. The proposed on-site lighting is generally consistent with the City’s outdoor lighting requirements (Attachment 3, Sheets LI-1 – LI-2). Lighting of the recreational area parking lots is accomplished by pole-mounted lighting and in the entrance ways by light fixtures on brick pilasters, both utilizing LED lights. The photometric plan shows an average of 1.10 foot-candles in the northern parking area and 1.05 foot-candles in the southern parking area which are both within the allowable 1 to 2 foot-candle illumination level required by the Municipal Code. COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS On June 15, 2016, the Architectural and Landscaping Review Board (ALRB) reviewed the proposal and was generally in favor of the proposal, with most of the discussion focusing on the architecture and design of the buildings. The ALRB recommended approval of the proposal subject to the following recommendations incorporated in the Conditions of Approval: 48. The applicant shall incorporate accent lighting/bollard features along pedestrian paths and trails in areas not identified for retention purposes. Design and placement of the lighting shall be reviewed and approved by the Design and Development Department prior to issuance of a building permit for the Recreation Building. 49. The applicant shall include additional trees that provide shade and/or a shaded structure in the parking areas. Layout and design shall be reviewed as part of the Final Landscaping Plan process. Page 4 of 4 50. The applicant shall use smooth stucco on the buildings and incorporate rounded corner features on exterior edges of the buildings with greater visibility. 51. The applicant shall include water facilities and/or amenities (i.e. drinking fountains) along the hiking trails for pedestrians and pets. AGENCY AND PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies. All written comments received are on file and available for review with the Design and 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 June 17, 2016, and mailed to all property owners within 500 feet of the site. To date, no comments have been received. Any written comments received will be handed out at the Planning Commission Hearing. ENVIRONMENTAL REVIEW The Design and Development Department has determined that the project is consistent with the previously approved findings of Environmental Assessments 2003- 492 and 2003-493 for Tract Maps 31732 and 31733, respectively, since the current application is consistent with the project development analyzed in the previous assessment. Therefore, the Design and Development Department is recommending that the project does not require further environmental review. Prepared by: Carlos Flores, Associate Planner Approved by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Map 3. Bellaseno Site Development Permit Plan Set 4. Height Detail 5. Site Photos PLANNING COMMISSION RESOLUTION 2016 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SITE DEVELOPMENT PERMIT FOR TWO COMMUNITY RECREATION AREAS, LANDSCAPING, WALLS, AND ENTRY GATES FOR BELLASEN0, A 320 SINGLE-FAMILY RESIDENT LOT DEVELOPMENT TRACT ON APPROXIMATELY 78 ACRES CASE NUMBER: SITE DEVELOPMENT PERMIT 2016-0003 APPLICANT: VTL PALIZADA, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 28th day of June, 2016, hold a duly noticed Public Hearing to consider a request by VTL Palizada, Inc. for approval of two community recreation areas, landscaping, walls, and entry gates for Bellaseno, a 320 single-family resident lot development tract on approximately 78 acres, generally located on the southeast corner of Monroe Street and Avenue 60, more particularly described as: APN: 764-720-001 thru 076; 764-730-001 thru 081; 764-740-001 thru 080; 764-750- 001 thru 764-750-069; and 764-760-001 thru 764-760-077 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on June 17, 2016 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 General Plan The proposed development is consistent with the General Plan land use designation of Medium/High Density Residential. The City’s General Plan policies relating to residential neighborhoods include recreation facilities accessible to all residents. The proposed recreation facilities for this residential development maintains those policies. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code in terms of site plan and landscaping. The site development permit has been conditioned to ensure compliance with the zoning standards of the Medium High Density Planning Commission Resolution 2016- Site Development Permit 2016-0003 Applicant: VTL Palizada (Bellaseno) Adopted: June 28, 2016 Page 2 of 3 Residential zoning district and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with California Environmental Quality Act The Design and Development Department has determined that the project is consistent with the previously approved findings of Environmental Assessments 2003-492 and 2003-493 for the Tract Maps of the project site, since the current application is consistent with the project evaluated in the previous assessments. Therefore, the Design and Development Department is recommending that the project does not require further environmental review and adheres to the previously adopted Mitigated Negative Declarations. 4. Architectural Design The architecture and layout of the buildings are compatible with, and not detrimental to, the existing surrounding residential and commercial land uses, and is consistent with the development standards in the Municipal Code. The buildings are concluded to be appropriate for the proposed building location, and supplemental design elements appropriately enhance the architecture of the building. 5. Site Design The site design of the project, including project entries, screening, interior and exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscape Design The proposed project is consistent with the landscaping standards and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The proposed perimeter wall along with landscape improvements are designed and sized to provide visual appeal while adequately screening the site from public view. 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. Planning Commission Resolution 2016- Site Development Permit 2016-0003 Applicant: VTL Palizada Bellaseno Adopted: June 28, 2016 Page 3 of 3 SECTION 2. That it does hereby approve Site Development Permit 2016-0003, 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 28th day of June, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ______________________________ ROBERT WILKINSON, Chairperson City of La Quinta, California ATTEST: _______________________________ GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 1 of 12 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. 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 2016-0003 shall expire on June 28, 2018 and shall become null and void in accordance with La Quinta Municipal Section 9.200.080, unless a building permit has been issued. 3. This Site Development Permit 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-quinta.org. 4. Site Development Permit 2016-0003 shall comply with all applicable conditions and/or mitigation measures, which are incorporated by reference herein, for the following related approvals: • Amended Final Map 2015-0001 (Tract Map 31732) • Amended Final Tract Map 31733 5. 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: • Riverside County Fire Marshal • La Quinta Public Works Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form – Whitewater River Region, Improvement Permit) • Design & Development Department PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 2 of 12 • Riverside County Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • 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 the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 6. 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 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”), and Waste Discharger Identification (WDID) number prior to the issuance of a grading or site construction permit by the City. 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 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 3 of 12 C. 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. 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 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. 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 Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 8. 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. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 4 of 12 9. 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 10. 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. Pursuant to the aforementioned condition, conferred rights shall include approvals from the 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. 11. 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. PARKING and ACCESS POINTS 12. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans so that ADA accessibility issues can be evaluated. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 5 of 12 D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 18 feet in length with a 2-foot overhang for all parking stalls or as approved by the City Engineer. One van accessible handicapped parking stall is required per 6 handicapped parking stalls. Entry drives, main interior circulation routes, corner cutbacks, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 13. General access points and turning movements of traffic to on site private streets are limited to the access locations approved for SDP 2016-0003 and these conditions of approval. 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: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b. Loading Areas 6” P.C.C./4” 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 PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 6 of 12 and other devices, raised medians if required, street name signs and sidewalks. 17. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. 18. 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. 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 Section 13.24.040 (Improvement Plans), LQMC. 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 pursuant to improvements required by other agencies and utility purveyors. On-Site Precise Grading Plan 1" = 40' Horizontal PM10 Plan 1” = 40’ Horizontal NOTE: A through B to be submitted concurrently. (Separate Storm Drain Plans if applicable) PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 7 of 12 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 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. Grading plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of one (1) foot of cover, or sufficient cover to clear any adjacent obstructions. “Street Parking” shall include appropriate signage to implement the “No Parking” concept, or alternatively an on-street parking policy shall be included in the CC & R’s subject to City Engineer’s Approval. The parking plan or CC & R’s shall be submitted concurrently with the Street Improvement Plans. 21. 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. 22. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 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 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 EOR can make site visits in support of preparing "Record Drawing". However, if PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 8 of 12 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 Section 13.24.050 (Grading Improvements), LQMC. 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 qualified engineer or architect, 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. 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. 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. 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) PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 9 of 12 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 (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 28. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the SDP exhibits, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 29. 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 SDP exhibits, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 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. 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 31. Stormwater handling shall conform with the approved hydrology and drainage report for Bellaseno, TM 31732 and 31733. 32. The applicant and shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97-03, Engineering Bulletin – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 10 of 12 Engineering Bulletin - 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 tributary drainage area shall extend to the centerline of adjacent public streets. 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. UTILITIES 34. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 35. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all aboveground 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. 36. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. 37. 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 38. 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, PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 11 of 12 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 39. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 40. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 41. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 42. The applicant shall submit the landscape plans for approval to plan checking by the Planning Division. When plan checking has been completed by the Planning Division, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Manager and the City Engineer. NOTE: Plans are not approved for construction until signed by both the Planning Manager and the City Engineer. 43. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Manager 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. 44. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. MAINTENANCE 45. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 12 of 12 46. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 47. 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. PLANNING 48. The applicant shall incorporate accent lighting/bollard features along pedestrian paths and trails in areas not identified for retention purposes. Design and placement of the lighting shall be reviewed and approved by the Design and Development Department prior to issuance of a building permit for the Recreation Building. 49. The applicant shall include additional trees that provide shade and/or a shaded structure in the parking areas. Layout and design shall be reviewed as part of the Final Landscaping Plan process. 50. The applicant shall use smooth stucco on the recreation buildings and incorporate rounded corner features on exterior edges of the buildings with greater visibility. 51. The applicant shall include water facilities and/or amenities (i.e. drinking fountains) along the hiking trails for pedestrians and pets. Project Information CASE NUMBER: SITE DEVELOPMENT PERMIT 2016-0003 APPLICANT: VTL PALIZADA, LLC PROPERTY OWNER: VTL PALIZADA, LLC LANDSCAPE ARCHITECT: RGA LANDSCAPE ARCHITECTS, INC. ENGINEER: MDS CONSULTING REQUEST: ADOPT RESOLUTION FOR TWO COMMUNITY RECREATION AREAS, LANDSCAPING, WALLS, AND ENTRY GATES FOR BELLASENO, A 320 SINGLE-FAMILY RESIDENT LOT DEVELOPMENT TRACT ON APPROXIMATELY 78 ACRES LOCATION: SOUTHEAST CORNER OF MONROE STREET AND AVENUE 60 GENERAL PLAN DESIGNATION: MEDIUM HIGH DENSITY RESIDENTIAL ZONING DESIGNATION: MEDIUM HIGH DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: MEDIUM DENSITY RESIDENTIAL AND NEIGHBORHOOD COMMERCIAL VACANT LAND SOUTH: PRE-ZONED LOW DENSITY RESIDENTIAL EXISTING AGRICULTURAL LAND EAST: PRE-ZONED LOW DENSITY RESIDENTIAL EXISTING AGRICULTURAL LAND WEST: MEDIUM HIGH DENSITY RESIDENTIAL EXISTING RESIDENTIAL COMMUNITY ATTACHMENT 1 60TH AVE 61ST AVEMONROE STPRISM DRFIRE BARR E L D RULRICH DRJUNIPER LNSEVILLE ST FRANCIS AVET O P A Z D R SUN CACTUS LN IMPALA DR HAWKEYE DRWHITE SAGE DRCASANOVA ST TEXEL CTEAGLE CLAW DRBRITTLEBUSH LNORCHID CTDANIEL DR SUNDOWNER AVEORTEGA HILLS WAYSAN RAMOS PLDESERT SHADOWS DRMENDECINO WAY HUNTINGTON WAY DESERT WILLOW DR DELORES CIRPOINSETT IA PLCATHEDRAL HILLS AVESAN JUAN PLPRICK L Y P E A R L N AZUL CT MON K C TWYNDEMERE WAYCity of La Quinta Design and Development Department BellasanoProject Area Site Map June 15, 2016 ® Planning Division ATTACHMENT 2 ATTACHMENT 3 BLBLBLBLBLB L AVENUE 60 MONROE STREETAVENUE 60 MONROE STREETFUTURE POOL SITE 200 AMP 120/240V. 1PH. 3W MODELMODELMODELMODEL MODEL MODEL MODEL SHEET NO.: DRAWING TITLE: DATE:DECEMBER 21, 2015 DRAWN BY: PROJECT NO.: NO.DATE REVISIONS: REVISION MRC ENGINEERING, INC.- Plotted January 26, 2016 - 09:53 am Y:\2015\15182.00 TAG - PALIZADA, LA QUINTA\_ WD\JT-1 - JOINT TRENCH PLAN.DWGFile Path & Name:C2009CHECKED BY: 15182.00 PROJECT: FR RRPALIZADALA QUINTA, CAJOINT TRENCH LAYOUTJOINT TRENCH PLAN 11"=60'-0" SCALE: N NORTH JT-1 JOINT TRENCH PLAN SEE SHEET MATCHLINE B L MONROE STREETMONROE STREETAVENUE 61 AVENUE 61 FUTURE CLUBHOUSE SITE 400 AMP 120/208V. 3PH. 4W MODEL MODEL MODEL SHEET NO.: DRAWING TITLE: DATE:DECEMBER 21, 2015 DRAWN BY: PROJECT NO.: NO.DATE REVISIONS: REVISION MRC ENGINEERING, INC.- Plotted January 26, 2016 - 09:53 am Y:\2015\15182.00 TAG - PALIZADA, LA QUINTA\_ WD\JT-1 - JOINT TRENCH PLAN.DWGFile Path & Name:C2009CHECKED BY: 15182.00 PROJECT: FR RRPALIZADALA QUINTA, CAJOINT TRENCH LAYOUTJOINT TRENCH PLAN 11"=60'-0" SCALE: N NORTH JT-2 JOINT TRENCH PLAN SEE SHEET MATCHLINE SHEET NO.: DRAWING TITLE: DATE:DECEMBER 21, 2015 DRAWN BY: PROJECT NO.: NO.DATE REVISIONS: REVISION MRC ENGINEERING, INC.- Plotted January 26, 2016 - 09:53 am Y:\2015\15182.00 TAG - PALIZADA, LA QUINTA\_ WD\JT-1 - JOINT TRENCH PLAN.DWGFile Path & Name:C2009CHECKED BY: 15182.00 PROJECT: FR RRPALIZADALA QUINTA, CAJOINT TRENCH LAYOUTLOAD CALCULATIONS 1NTS SCALE:JT-3 LOAD CALCULATIONS LOAD CALCULATION FOR PAD 40x55 LOAD CALCULATION FOR PAD 40x70 LOAD CALCULATION FOR PAD 40x75 LOAD CALCULATION FOR PAD 40x80 1 Carlos Flores From:Sarah Jimenez <SJimenez@rga-pd.com> Sent:Thursday, June 02, 2016 3:15 PM To:Carlos Flores Cc:Tom Miller; Susan Lindquist; Leslie Locken Subject:FW: Bellaseno Hello Carlos,  Here are the heights that were missing from the SDP submittal.  ‐ Page L‐5.03   o Detail A (Monroe Street Entry Drive Elevation): Vehicular Gates – 6’‐8”H Pedestrian Gates – 6’‐0”H Entry Gate Pilaster –6’‐6” H Entry Gate Area Wall – 6’‐0” Lighting Fixtures – 2’‐0”H Towers – 18’‐8”H o Detail B (Entry Monument Sign): Entry Monument Sign – 4’‐0” Bowl – 1’‐0”H ‐ Page L‐5.04  o Detail C (Secondary Entrance Gate): Vehicular Gates – 6’‐8”H Pedestrian Gates – 6’‐0” Entry Gate Pilaster – 6’‐6”H Entry Gate Area Wall – 6’‐0”H Lighting Fixtures – 2’‐0”H o Detail E (Perimeter Wall): Perimeter Wall – 6’‐0”H Wall Pilaster – 6’‐6”H Lighting Fixture – 2’‐0”H ‐ Page L‐5.08  o Detail D (Tube Steel Fence and Wall): Wall Pilaster – 6’‐6”H o Detail F (Interior Decorative Wall): Wall Pilaster – 6’‐6”H ‐ Pages L‐5.11 through L‐5.14  o See above items I hope this information is helpful.  Please let me know if you have any other questions.   Thank you.  Sarah Jimenez RGA LANDSCAPE ARCHITECTS, INC. Palm Desert Tel: 760-568-3624 Fax: 760-773-5615 Email: sjimenez@rga-pd.com ATTACHMENT 4 ATTACHMENT 5