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2019 03 12 PCPLANNING COMMISSION AGENDA 1 MARCH 12, 2019 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, MARCH 12, 2019 AT 6:00 P.M. CALL TO ORDER ROLL CALL: Commissioners Bettencourt, Caldwell, Currie, Proctor, Quill, Wright and Chairperson McCune. PLEDGE OF ALLEGIANCE PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA 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. The Planning Commission values your comments; however, in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by GC 54954.2(b). CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS – None CONSENT CALENDAR 1. APPROVE MINUTES DATED FEBRUARY 26, 2019 BUSINESS SESSION - None STUDY SESSION - None PUBLIC HEARINGS Declarations regarding Public Contacts. Planning Commission agendas and staff reports are now available on the City’s web page: www.laquintaca.gov PLANNING COMMISSION AGENDA 2 MARCH 12, 2019 1. SITE DEVELOPMENT PERMIT 2018-0007 AND TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) SUBMITTED BY SUNRIDGE PROPERTIES PROPOSING A 108- ROOM HOTEL. PROJECT: RESIDENCE INN. CEQA: PREVIOUSLY REVIEWED UNDER ENVIRONMENTAL ASSESSMENT 2018-0005 AND NO FURTHER REVIEW IS REQUIRED. LOCATION: SOUTH OF HIGHWAY 111 AND NORTH OF VISTA CORALINA LANE. [RESOLUTION NUMBER 2019-004] STUDY SESSION - None REPORTS AND INFORMATIONAL ITEMS - None COMMISSIONERS’ ITEMS STAFF ITEMS 1. March 18, 2019 Community Workshop for Corridor Area Plan for Highway 111 to be held at 6:00 p.m. in the Study Session Room at City Hall. 2. March 27, 2019 Joint Meeting of City Council with Boards and Commissions to be held at 5:30 p.m. in the Multi-Purpose Room at the Wellness Center ADJOURNMENT The next regular meeting of the Planning Commission will be held on March 26, 2019, commencing at 6:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, California. DECLARATION OF POSTING I, Wanda Wise-Latta, Commission Secretary, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the outside entry to the Council Chamber 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 March 7, 2019. DATED: March 7, 2019 WANDA WISE-LATTA, Commission Secretary City of La Quinta, California Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the Planning Division of the Design and Development Department at 777- 7118, 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 Planning Division of the Design and Development Department at 777-7118. A one (1) week notice is required. PLANNING COMMISSION AGENDA 3 MARCH 12, 2019 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 FEBRUARY 26, 2019 PLANNING COMMISSION MINUTES TUESDAY, FEBRUARY 26, 2019 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 6:01 p.m. by Chairperson McCune. PRESENT: Commissioners Bettencourt, Caldwell, Currie, Proctor, Wright and Chairperson McCune ABSENT: Commissioner Quill STAFF PRESENT: Design and Development Director Danny Castro, Assistant City Attorney Travis Van Ligten, City Engineer Bryan McKinney, Planning Manager Cheri L. Flores, Associate Planner Carlos Flores, Consulting Planner Nicole Sauviat Criste, and Commission Secretary Wanda Wise-Latta PLEDGE OF ALLEGIANCE Commissioner Wright led the Planning Commission in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA - None CONFIRMATION OF AGENDA – Confirmed ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS Chairperson McCune provided and spoke about a handout from the League of California Cities entitled, “Public Service Values for Commissioners” which was distributed to the Planning Commission prior to the meeting. CONSENT CALENDAR 1. APPROVAL OF MINUTES DATED JANUARY 22, 2019 MOTION – A motion was made and seconded by Commissioners Bettencourt/Currie to approve the Consent Calendar as submitted. AYES: Commissioners Bettencourt, Caldwell, Currie, Proctor, Wright and Chairperson McCune. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None. Motion passed. BUSINESS SESSION CONSENT CALENDAR ITEM NO. 1 PLANNING COMMISSION MINUTES 2 FEBRUARY 26, 2019 1. GENERAL PLAN STATUS AND HOUSING ELEMENT PROGRESS REPORTS FOR CALENDAR YEAR 2018 Planning Manager Cheri L. Flores presented the staff report, which is on file in the Design and Development Department. Staff responded to Planning Commissioners’ inquiries and comments regarding making the report user-friendly by adding a table of contents and providing a table listing abbreviations to assist a reader who may not be familiar with the terminology in the report; housing element compliance; the city’s progress towards its Regional Housing Need Allocations (RHNA); the impact of the Washington Street Apartments project on RHNA; opportunities to develop more low-income housing; developer incentives such as state tax credits and the City’s density bonus provisions that may be available to developers of affordable housing projects; the City’s history of being proactive regarding affordable apartments and self-help housing; the process by which RHNA numbers are determined; and SB 35. Staff provided an update regarding Vista Santa Rosa. MOTION: A motion was made and seconded by Commissioners Bettencourt/Currie to recommend to the City Council that they authorize submittal of the General Plan Annual Status Report and the Housing Element Annual Progress Report to the Office of Planning and Research and State Department of Housing and Community Development. AYES: Commissioners Bettencourt, Caldwell, Currie, Proctor, Wright and Chairperson McCune. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None. Motion passed. PUBLIC HEARINGS 1. CONTINUED FROM JANUARY 22, 2019 - ZONING ORDINANCE AMENDMENT 2018-0004 SUBMITTED BY THE CITY OF LA QUINTA PROPOSING TO AMEND SECTIONS 9.170.020 DEFINITIONS AND 9.170.060 APPROVAL STANDARDS OF THE LA QUINTA MUNICIPAL CODE TO ADD STANDARDS FOR SMALL CELL ANTENNAS. CEQA: EXEMPT FROM ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15061 (B)(3), REVIEW FOR EXEMPTIONS – COMMON SENSE RULE. LOCATION: CITY-WIDE. [RESOLUTION 2019-003] Consulting Planner Nicole Sauviat Criste presented the staff report, which is on file in the Design and Development Department. Ms. Criste explained that the item had been continued at the request of the Planning Commission to allow staff time to research the Commission’s inquiry about the potential for small cell facilities to be located on IID utility poles. Ms. Criste said the recommended ordinance text before the Commission had not changed. PLANNING COMMISSION MINUTES 3 FEBRUARY 26, 2019 Ms. Criste noted that the Planning Commission could impose quantified separation standards which could impose a separation standard between small cell facilities or a distance to a residential unit using the example of 50 feet. Staff responded to Planning Commissioners’ inquiries regarding the conditional use permit (CUP) application and explained that the property owner’s signature is required on the CUP application or the property owner would need to provide a letter authorizing a third party to make application; the use of other utility poles or City-owned light and signal poles for placement of small cell facilities; the City Manager’s Office oversight of cell facility lease agreements; spoke about CUP implementing the standards that are in the revised ordinance; and the City’s requirement of the property owner’s consent before moving forward with a CUP; and City standards related to poles. CHAIRPERSON MCCUNE OPENED THE PUBLIC HEARING AT 6:47 P.M. CHAIRPERSON MCCUNE CLOSED THE PUBLIC HEARING AT 6:47 P.M. MOTION: A motion was made and seconded by Commissioners Caldwell/Currie to adopt Planning Commission Resolution 2019-003 recommending to the City Council approval of Zoning Ordinance Amendment 2018-0004 approving amendments to Sections 9.170.020 Definitions and 9.170.060 Approval Standards of the Municipal Code to add standards for small cell antennas and adding a provision to Section 9.170.060D that small cell facilities would not be allowed within 50 feet of a residential unit and find Zoning Ordinance Amendment 2018-0004 exempt from Environmental review under CEQA pursuant to Section 15061 (b)(3), review for exemptions – Common Sense Rule. AYES: Commissioners Bettencourt, Caldwell, Currie, Proctor, Wright and Chairperson McCune. NOES: None. ABSENT: Commissioner Quill. ABSTAIN: None. Motion passed. STUDY SESSION - None REPORTS AND INFORMATIONAL ITEMS – None COMMISSIONERS’ ITEMS Commissioner Bettencourt spoke about the City Council’s discussion regarding electric scooters. STAFF ITEMS 1. The 2019 Village Parking Survey report was presented by Associate Planner Carlos Flores. Planning Commissioner Quill joined the Planning Commission meeting at 6:59 p.m. ADJOURNMENT PLANNING COMMISSION MINUTES 4 FEBRUARY 26, 2019 There being no further business, it was moved and seconded by Commissioners Proctor/Quill to adjourn this meeting at 7:01 p.m. Motion passed unanimously. Respectfully submitted, WANDA WISE-LATTA, Commission Secretary City of La Quinta, California 1 City of La Quinta PLANNING COMMISSION MEETING: March 12, 2019 STAFF REPORT AGENDA TITLE: SITE DEVELOPMENT PERMIT 2018-0007 AND TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) TO ALLOW A 108-ROOM HOTEL. PROJECT INFORMATION CASE NUMBER: SITE DEVELOPMENT PERMIT 2018-0007 AND TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) APPLICANT: SUNRIDGE PROPERTIES REQUEST: ADOPT A RESOLUTION APPROVING SITE DEVELOPMENT PERMIT 2018-0007 AND TENTATIVE PARCEL MAP 37683 TO ALLOW A 108-ROOM HOTEL. CEQA: THIS PROJECT WAS PREVIOUSLY REVIEWED UNDER ENVIRONMNTAL ASSESSMENT 2018-0005. THE PROJECT IS CONSISTENT WITH THE ANALYSIS PREVIOUSLY APPROVED. NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. LOCATION: SOUTH OF HIGHWAY 111, NORTH OF VISTA CORALINA LANE (APN: 600-020-053) RECOMMENDATION Adopt a resolution approving Site Development Permit 2018-0007 (SDP) and Tentative Parcel Map 37683 (TPM) and finding the project consistent with Environmental Assessment 2018-0005 (EA). EXECUTIVE SUMMARY • City of La Quinta entered into a purchase and sale agreement with Sunridge properties (Applicant) on June 5, 2018 for development of a hotel located south of Highway 111 and north of Vista Coralina lane (Attachment 1). • City Council approved Highway 111 and Dune Palms Specific Plan Amendment 2018-0002 (SP 2008-085 Amendment 1) on February 19, PUBLIC HEARING ITEM NO. 1 2 2019, allowing commercial and/or mixed-use development and revising development standards on subject property. • Applicant proposes a new, 4-story, 108-room hotel on 2.9 acre property (Attachment 2). BACKGROUND The La Quinta Redevelopment Agency (RDA) purchased a 22-acre property south of Highway 111 and 300 feet east of Dune Palms road in 2007 to facilitate development of affordable housing and infill commercial development. In 2010, the Highway 111 and Dune Palms Specific Plan (Plan) was adopted to facilitate the development of the site with a mix of auto oriented retail and residential uses. The northern ±10 acres of the site, currently vacant, were envisioned for auto dealerships and associated services. On June 5, 2018, City Council entered into a purchase and sale agreement with Applicant on development of a hotel on a 2.9-acre portion of the northern 10 acres of the site, contingent upon securing the necessary entitlements. The City then initiated a Plan amendment to facilitate development of the hotel and expand allowable uses and development standards on the entire 10-acre property. This included removing floor area ratio requirements, allowing parking and drive aisles within landscape setbacks, and removing image corridor height restrictions. The Plan amendment was approved by City Council on February 19, 2019. PROPOSAL & ANALYSIS The applicant requests SDP approval for a new 4-story, 108-room hotel (Attachment 3) for architectural and landscaping design. Tentative Parcel Map (TPM) approval is requested for configuring the ±10-acre parcel into two parcels: one parcel of 2.9 acres for the hotel and another parcel of the remaining ±7 acres, which will remain owned by the City. Tentative Parcel Map The applicant proposes TPM 37683 to separate the 2.9-acre project site from the current City-owned 10-acre parcel (Attachment 4). The City would retain ownership of the remaining ±7 acres (Parcel 1-B) and Sunridge Properties would own and maintain the 2.9-acre parcel, identified as Parcel 1-A on Attachment 4, to facilitate development. Site Development Permit - Site Design The project will consist of a new 4-story, 108-room Residence Inn by Marriot hotel, complete with a reception area, outdoor pool and patio, and golf putting green. The building design reflects modern design with architectural breaks that 3 will vary the wall planes, varying roof lines on all frontages, and a simple color and material design incorporating earth tones and stone veneer. The applicant is proposing a building height of 43 feet, with tower elements that reach a maximum height of 53 feet. The varying roof lines on the building are designed to break up the massing and eye level of the building. Although the underlying zoning requires a maximum height of 22 feet within the first 150 feet from an image corridor, such as Highway 111, the Specific Plan governs the development standards and permits up to 60 feet in building height after observing the 50-foot building setback distance from Highway 111. The building meets setback requirements of the Plan and underlying zone, Regional Commercial (RC). The applicant proposes a total floor area of 81,004 sf, with a footprint of 23,443 sf, both meeting development standards of the Specific Plan. The applicant proposes 118 parking stalls surrounding the project site, including 7 electric vehicle stalls, meeting the Municipal Code requirements of 1.1 parking stalls per room. New commercial development providing preferred parking locations for electric and other alternative fuel vehicles, as this project proposes, are permitted a reduction of parking spaces of up to fifteen percent, which would make their minimum parking stalls be 101. The proposed parking lot lighting satisfies the City’s Municipal Code for lighting of parking facilities. Access to the project will primarily be from Highway 111 on the north and from Vista Coralina Lane on the south. An eastbound deceleration lane will be provided at the access on Highway 111, beginning a minimum of 186 feet west of the access driveway. An access easement connecting the project site to Vista Coralina Lane will serve as the southeast access. Additionally, the project is conditioned to provide reciprocal access to the east (Komar Desert Center) and west (Parcel 1-B) prior to construction of any future development on Parcel 1-B, to the satisfaction of the City Engineer. The circulation, as proposed and conditioned, is consistent with the traffic impact analysis that was conducted for the adopted Mitigated Negative Declaration under Environmental Assessment 2018-0005 for Specific Plan Amendment 1. Landscaping New landscaping is proposed throughout the entire perimeter of the site and building, the parking lot, and hotel entrance. The assorted species of plants and trees, including date palms, gold and purple lantanas, and Palo Verdes, add character to the proposed development, are consistent with desert landscaping palettes in the City, and provide sufficient screening and accents around the vehicular circulation areas. The 50-foot building setback from Highway 111 area includes 20 feet of landscaped area that incorporates sidewalk, Desert Willows, Blue Palo Verdes, decomposed granite, and a high density of plants and shrubs, to provide sufficient visual accents and to screen the drive aisle and two parking stalls within the 50-foot building setback. 4 City Image Corridors – Highway 111 The La Quinta General Plan, in its description of city image corridors, states that the City’s scenic resources are varied and diverse, ranging from the intimate coves to the expansive views of the Santa Rosa Mountains. These resources also included the varied streetscapes. The addition of a hotel use, introducing quality design and materials, and attractive landscaping would enhance the streetscape and experience along Highway 111, and preserve sufficient frontage parkway area for landscaping and for pedestrian access. Further, the Highway 111 Corridor, with its mix of uses in a business district, is an appropriate area in the City to introduce greater building height. AGENCY & PUBLIC REVIEW Public Agency Review This request was sent to all applicable City departments and affected public agencies. All written comments from other public agencies have been received and 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 March 2, 2019 and mailed to all property owners within 500 feet of the site. No comments have been received as of this date. ENVIRONMENTAL REVIEW The Design and Development Department determined that the project was previously reviewed under Environmental Assessment 2018-0005 and is consistent with the analysis previously approved. At that time, the City adopted a Mitigated Negative Declaration which considered the potential impacts of this project. As a result, the previously approved Environmental Assessment, including its mitigation measures, will be applied to the currently proposed project, resulting in less than significant impacts. Prepared by: Carlos Flores, Interim Senior Planner Approved by: Cheri Flores, Planning Manager Attachments: 1) Vicinity Map 2) Project Information 3) Development Plan Set 4) Tentative Parcel Map 37683 5) General Plan Image Corridor Section 1 PLANNING COMMISSION RESOLUTION 2019 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2018-0007 AND TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) TO ALLOW A 108- ROOM HOTEL ON 3 ACRES CASE NUMBERS: SITE DEVELOPMENT PERMIT 2018-0007 TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) APPLICANT: SUNRIDGE PROPERTIES WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 12th day of March, 2019, hold a duly noticed Public Hearing to consider a request by Sunridge Properties for Site Development Permit and Tentative Parcel Map approval of a 108-room hotel located south of Highway 111, north of Vista Coralina lane, more particularly described as: APN 600-020-053 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on March 2, 2019 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and Site Development Permit 2018-0007 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 General Commercial. The City’s General Plan policies relating to General Commercial encourage a full range of commercial uses within the City, and the proposed use maintains those policies. The proposed project is consistent with the following Goals, Programs, and Policies: Planning Commission Resolution 2019 - Site Development Permit 2018-0007 Tentative Parcel Map 37683 (TPM 2018-0003) Residence Inn March 12, 2019 Page 2 of 6 • Policy LU-2.1 which states changes and variations from the Zoning Ordinance in a Specific Plan will be offset by high quality design, amenities and mix of land uses. The project varies from Zoning Ordinance in its height and drive aisles in landscape setback, both of which are allowable in the Specific Plan. This variation from the Zoning Ordinance is offset by high quality design of the landscaping along Highway 111 and building itself. The project is also a different land use than found in the surrounding area. • Goal LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City and a broad range of goods and services to its residents and the region. • Program CIR-1.12.a: Locate land uses that provide jobs and housing near each other to allow the use of alternative modes of travel and produce shorter work commutes. The project will be developed with access provided to the existing residential Vista Coralina apartment development directly south of it, providing an opportunity for jobs and housing near each other. • Program CIR-1.12.b which encourages mixed use and contiguous commercial development to provide optimum internal connections between uses. The development will provide and be conditioned to provide connections to development on the south, east, and west. • Policy CIR-1.16 which states to continue to implement the Image Corridor treatments throughout the City. This project abuts an image corridor (Highway 111) but is an appropriate land use, has attractive and adequate landscaping, and does not include aesthetic impediments. These project attributes enhance and contributes to the Hwy 111 streetscape and image corridor as defined in the General Plan. The east -west orientation of the building and varying roof lines minimizes impacts to the image corridor. • Policy ED-1.5 which states projects proposed on commercial land shall be evaluated for their job creating and revenue generating potential. This project’s scope and operations will create jobs and lead to annual sales tax and generate transit occupancy tax revenue for the City. Planning Commission Resolution 2019 - Site Development Permit 2018-0007 Tentative Parcel Map 37683 (TPM 2018-0003) Residence Inn March 12, 2019 Page 3 of 6 • Policy ED-2.3 as it actively pursues the development of an additional hotel property in all economic ranges, accommodating another segment of the visitor market. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code and Highway 111 and Dune Palms Specific Plan, as applicable. The Site Development Permit has been conditioned to ensure compliance with the zoning standards and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with CEQA The Design and Development Department has determined that this project is consistent with Environmental Assessment 2018-0005 and no further environmental review is required. 4. Architectural Design The architecture design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, and roof style are compatible with the Highway 111 and Dune Palms Specific Plan and the quality of design prevalent in the City. The architectural design incorporates modern architecture with varying roof and wall planes in its style to be of high quality design. 5. Site Design The site design of the project, including, but not limited to, project entries, interior and exterior circulation, vehicular and pedestrian access, and exterior lighting, are consistent with the Highway 111 and Dune Palms Specific Plan, City of La Quinta Municipal Code, and quality of design prevalent in the city as conditioned. 6. Landscape Design Project landscaping, including, but not limited to, the location type, size, color, texture, and coverage of plant materials has been designed as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between Planning Commission Resolution 2019 - Site Development Permit 2018-0007 Tentative Parcel Map 37683 (TPM 2018-0003) Residence Inn March 12, 2019 Page 4 of 6 adjacent land uses and between development, and enhance the visual continuity of the project. 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. Tentative Parcel Map 37683 (TPM 2018-0003) 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 approval of said Tentative Parcel Map: 1. Tentative Parcel Map 37683 is consistent with the La Quinta General Plan, and Highway 111 and Dune Palms Specific Plan as proposed. The Tentative Parcel Map is consistent with the General Commercial land use designation as set forth in the General Plan. 2. The design and improvement of Tentative Parcel Map 37683 is consistent with the La Quinta General Plan and subject Specific Plan with the implementation of recommended conditions of approval. 3. The design of Tentative Parcel Map 37683 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. The Design and Development Department determined that this project is consistent with Environmental Assessment 2018-0005 and no further environmental review is required. 4. The design of Tentative Parcel Map 37683 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development given the site’s location and the site is relatively flat, vacant, and can be Planning Commission Resolution 2019 - Site Development Permit 2018-0007 Tentative Parcel Map 37683 (TPM 2018-0003) Residence Inn March 12, 2019 Page 5 of 6 served by all necessary public services and utilities. 6. The proposed subdivision is consistent with all applicable provisions of this title and the La Quinta Zoning Ordinance and the Subdivision Map Act. 7. The design and improvements required for Tentative Parcel Map 37683 will not conflict with easements, acquired by the public at large, for access through or use of the property. 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 the above project be determined by the Planning Commission to be consistent with Environmental Assessment 2018-0005; SECTION 3. That it does hereby approve Site Development Permit 2018- 0007 and Tentative Parcel Map 37683, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit A and Exhibit B]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 12th day of March 2019, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Resolution 2019 - Site Development Permit 2018-0007 Tentative Parcel Map 37683 (TPM 2018-0003) Residence Inn March 12, 2019 Page 6 of 6 _________________________________ KEVIN MCCUNE, Chairperson City of La Quinta, California ATTEST: _______________________________________________ DANNY CASTRO, Design and Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 1 of 16 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 2018-0007 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Tentative Parcel Map 37683 Environmental Assessment 2018-0005 Specific Plan 2018-0002 (Specific Plan 2008-085, Amendment 1) In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 3.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 Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit) •La Quinta Planning Division •Riverside Co. Environmental Health Department •Desert Sands Unified School District (DSUSD) •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) EXHIBIT A PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 2 of 16 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. 4. 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. 5. 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. 2012- 0006-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. 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. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 3 of 16 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 provision for the funding and perpetual maintenance and operation of all post-construction BMPs as required. 6. 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. 7. 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 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. Pursuant to the aforementioned condition, conferred rights shall include property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 4 of 16 existing parking lot that access public streets and open space/drainage facilities. 10. The applicant shall offer for dedication additional widths as necessary for dedicated right turn lanes on Highway 111 into the hotel project entry and the existing eastbound right turn lane at Costco Drive in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 11. Direct vehicular access to Highway 111 and Vista Coralina Lane is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 12. The applicant shall create perimeter landscaping setbacks along all public right-of-way as follows: A. Highway 111 (Major Arterial – State Highway) - 20-foot from the property line 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. 13. The applicant of Parcel 1-A shall commit to providing reciprocal accesses to adjacent properties at a reasonably feasible location along the project’s western and eastern boundary, to be determined by the Design and Development Director if and when he or she determines that such reciprocal access promotes good area traffic circulation and does not overly burden the Parcel 1-A site. When future development of the adjacent property has been established, the City Engineer may determine that said reciprocal access or accesses are not warranted and shall issue a written notice canceling this requirement. 14. The applicant shall offer for dedication a reciprocal easement for access, ingress, egress, and parking across the parcels. 15. 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. 16. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property unless such easement is approved by the City PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 5 of 16 Engineer. STREET AND TRAFFIC IMPROVEMENTS 17. The applicant shall construct the following street improvements to conform with the General Plan: A. OFF-SITE STREETS 1) Highway 111 – The applicant of Parcel 1-A shall provide an eastbound right-turn deceleration at the Highway 111 project access drive as specified by the traffic impact study. B. FUTURE PROJECT FAIR-SHARE IMPROVEMENTS 1) Costco Drive and Highway 111 – The existing eastbound right- turn lane shall be extended to a minimum of 400-feet. The applicant of 1-A shall pay his fair-share towards the design and construction of extending the existing eastbound right-turn lane to a minimum of 400-feet. The amount of the applicants’ fair share for the above mentioned improvements shall be based on the traffic study and as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to final map recordation. 18. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 19. General access points and turning movements of traffic are limited to the following: A. Highway 111: Right turn in, right turn out are permitted. Left turn movements in and out are prohibited. B. Vista Coralina Lane: Full turn movements in and out are allowed. C. Future Access to Komar Center: Full turn movements in and out are allowed. 20. The applicant of Parcel 1-A shall bond for the design and construction of the future access to the Komar Center which shall be completed prior to the first issuance of a Certificate of Occupancy on Parcel 1-B. 21. 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 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 6 of 16 parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT SECURITY AGREEMENTS 22. 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. 23. 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 Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 24. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 25. 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. 26. Future improvements and obligations required shall either be completed, or secured, prior to the occupancy of permanent buildings, 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. 27. Depending on the timing of the development of this Tentative Parcel 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 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 7 of 16 reimbursement of its costs by others. C. Secure the costs for future improvements D. 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. 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. 28. 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 as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or cable T.V. improvements. 29. 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. PARKING LOTS and ACCESS POINTS 30. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate accessibility issues. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 8 of 16 D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space 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 spaces or as approved by the City Engineer. One van accessible parking space is required per 6 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, 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. 31. 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: Major Arterial 5.5" a.c./6.5" c.a.b. 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. 32. 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. 33. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 34. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 9 of 16 by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. 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. 35. 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). 36. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development 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. PM10 Plan 1” = 40’ Horizontal B. Erosion Control Plan 1” = 40’ Horizontal C. Final WQMP (Plan submitted in Report Form) D. Precise Grading Plan 1” = 20’ Horizontal NOTE: A through D to be submitted concurrently. E. Off-Site Signing & Striping Plan 1” = 40’ Horizontal F. On Site Sewer and Water Improvement Plan 1" = 40' Horizontal (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 10 of 16 Precise Grading plan is required to be submitted for approval by the Building Official, Design and Development Director, and the City Engineer. Precise Grading plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements, accessibility requirements, and walls with top of wall & top of footing elevations. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 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 City Engineer. 37. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works Development “Plans, Notes and Design Guidance” section of the City website (www.laquintaca.gov). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 38. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer. 39. 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 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 40. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 41. 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. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 11 of 16 42. 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. An Erosion Control Plan showing Best Management Practices 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 appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. 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. 43. 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. 44. 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 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 12 of 16 within six feet (6’) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 45. Building pad elevation should be a minimum 1 ft above the 100 year flood elevation, or as approved by the City Engineer. 46. 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. DRAINAGE 32. Stormwater handling shall conform with the approved hydrology and drainage reports for the Residence Inn by Marriott Hotel (SDP2018-0007), or as approved by the City Engineer. 33. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Engineering Bulletin No. 06-15 and 06-016 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems, 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. 34. 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. 35. 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). 36. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 13 of 16 37. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 38. 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. R7-2013-0011. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of all post-construction stormwater BMPs. UTILITIES 39. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 40. 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. 41. 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. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 14 of 16 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 42. 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 and pavement markings. LANDSCAPE AND IRRIGATION 43. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 44. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 45. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 46. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Design and Development Director for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 47. All water features shall be designed to minimize “splash” and use high efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 48. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 49. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 15 of 16 approval of the final landscape plans is required prior to issuance of the first building permit unless the Design and Development Director determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Design and Development Director and/or City Engineer. 50. 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. 51. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 52. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 53. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 54. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 55. 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. 56. 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). PLANNING DIVISION PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 16 of 16 57. All mitigation measures contained in Environmental Assessment 2018-0005 shall be met. 58. A nesting bird survey shall be required prior to the removal of any vegetation or trees, or grading on the site, if such activity is to occur between January 1 and August 31. The nesting bird survey will be conducted by a qualified biologist and end no less than 3 days prior to the activity. The biologist’s report of the survey and any measures required to protect nesting birds shall be approved by the Planning Division prior to the initiation of any site activity. This mitigation measure will not apply if vegetation or tree removal or grading are proposed between September 1 and December 31. 59. Within 30 days of the initiation of any ground disturbing activity on the project, the project proponent shall cause a protocol-compliant burrowing owl survey to be completed, submitted to the Planning Division, and approved. Should the species be identified on the site, California Department of Fish and Wildlife (CDFW) shall be consulted and mitigation measures shall be implemented prior to the issuance of any ground disturbance permit. 60. The site shall be monitored during on- and off-site grubbing, trenching, and rough grading by qualified archaeological monitors and a Native American monitor. Proof of retention of monitors shall be given to the Planning Division prior to issuance of the first earth-moving or clearing permit. The monitors shall be empowered to temporarily halt or divert equipment upon discovery of cultural resources to allow for City notification and analysis. 61. The final report on the monitoring shall be submitted to the Planning Division prior to the issuance of a Certificate of Occupancy. 62. Collected archaeological 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 Planning Division prior to issuance of the first Certificate of Occupancy. 63. Prior to obtaining building permits and once precise grading plans, architectural plans, and building designs are complete, a final noise study that specifies interior noise reduction requirements shall be prepared for each future onsite development project. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 1 Tentative Parcel Map 37683 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 Tentative Parcel 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 Parcel 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-quinta.org. 3.Tentative Parcel Map 37683 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2018-0005 Site Development Permit 2018-0007 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 4.Prior to recordation of the Tentative Parcel Map by the City, the applicant shall obtain any necessary clearances from the following agencies, if required: •Riverside County Fire Marshal •La Quinta Design and Development Department •Coachella Valley Water District (CVWD) •Imperial Irrigation District (IID) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. EXHIBIT B PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 2 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- 2013-0011 and the State Water Resources Control Board’s Order No. 2012- 0006-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. 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. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 3 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 provision for the funding and perpetual maintenance and operation of all post-construction BMPs as required. 7. 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. 8. 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 9. 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 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 4 or other agreements as approved by the City Engineer. 10. Pursuant to the aforementioned condition, conferred rights shall include property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing parking lot that access public streets and open space/drainage facilities. 11. The applicant shall offer for dedication on the Final Map additional widths as necessary for dedicated right turn lanes on Highway 111 into the hotel project entry and the existing eastbound right turn lane at Costco Drive in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 12. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Parcel 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. 13. The applicant shall create perimeter landscaping setbacks along all public right-of-way as follows: A. Highway 111 (Major Arterial – State Highway) - 20-foot from the property line 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. 14. The applicant of Parcel 1-A shall commit to providing reciprocal accesses to adjacent properties at a reasonably feasible location along the project’s western and eastern boundary, to be determined by the Design and Development Director if and when he or she determines that such reciprocal access promotes good area traffic circulation and does not overly burden the Parcel 1-A site. When future development of the adjacent property has been established, the City Engineer may determine that said reciprocal access or PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 5 accesses are not warranted and shall issue a written notice canceling this requirement. 15. The applicant shall offer for dedication a reciprocal easement for access, ingress, and egress across the parcels. 16. 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. 17. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 18. The applicant shall construct the following street improvements to conform with the General Plan: A. OFF-SITE STREETS 1) Highway 111 – The applicant of Parcel 1-A shall provide an eastbound right-turn deceleration at the Highway 111 project access drive as specified by the traffic impact study. 2) Vista Coralina Lane – The applicant of Parcel 1-B shall construct curb and gutter and 6-foot wide sidewalk improvements on the north side from the map’s western boundary to its eastern boundary B. FUTURE PROJECT FAIR-SHARE IMPROVEMENTS 1) Costco Drive and Highway 111 – The existing eastbound right- turn lane shall be extended to a minimum of 400-feet. The applicant of 1-A shall pay his fair-share towards the design and construction of extending the existing eastbound right-turn lane to a minimum of 400-feet. The amount of the applicants’ fair share for the above mentioned improvements shall be based on the traffic study and as approved by the City Engineer. The PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 6 applicant shall pay to the City of La Quinta his fair share prior to final map recordation. 19. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 20. General access points and turning movements of traffic are limited to the following: A. Highway 111: Right turn in, right turn out are permitted. Left turn movements in and out are prohibited. B. Vista Coralina Lane: Full turn movements in and out are allowed. C. Future Access to Komar Center: Full turn movements in and out are allowed. 21. The applicant of Parcel 1-A shall bond for the design and construction of the future access to the Komar Center which shall be completed prior to the first issuance of a Certificate of Occupancy on Parcel 1-B. 22. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. FINAL MAPS 23. 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. IMPROVEMENT SECURITY AGREEMENTS 24. 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. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 7 25. 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 Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 26. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 27. 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. 28. Future improvements and obligations required shall either be completed, or secured, prior to the occupancy of permanent buildings, 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. 29. Depending on the timing of the development of this Tentative Parcel 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. Secure the costs for future improvements D. 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 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 8 applicant shall complete Off-Site Improvements in the first phase of construction. 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. 30. 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 as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or cable T.V. improvements. 31. 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. PARKING LOTS and ACCESS POINTS 32. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate accessibility issues. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 9 D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space 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 spaces or as approved by the City Engineer. One van accessible parking space is required per 6 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, 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. 33. 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: Major Arterial 5.5" a.c./6.5" c.a.b. 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. 34. 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. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 10 35. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 36. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. GRADING 37. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 38. 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. 39. 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. An Erosion Control Plan showing Best Management Practices 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 appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 11 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. 40. 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. 41. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 42. Building pad elevation should be a minimum 1 ft above the 100 year flood elevation, or as approved by the City Engineer. 43. 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. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 12 UTILITIES 44. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 45. 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. 46. 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 47. 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 and pavement markings. LANDSCAPE AND IRRIGATION 48. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 49. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 50. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 13 51. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Design and Development Director for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 52. All water features shall be designed to minimize “splash” and use high efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 53. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Design and Development Director determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Design and Development Director and/or City Engineer. 54. 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. 55. The final design of the perimeter landscaping shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 14 56. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 57. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 58. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 59. 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. PLANNING DIVISION 60. All mitigation measures contained in Environmental Assessment 2018-0005 shall be met. 61. A nesting bird survey shall be required prior to the removal of any vegetation or trees, or grading on the site, if such activity is to occur between January 1 and August 31. The nesting bird survey will be conducted by a qualified biologist and end no less than 3 days prior to the activity. The biologist’s report of the survey and any measures required to protect nesting birds shall be approved by the Planning Division prior to the initiation of any site activity. This mitigation measure will not apply if vegetation or tree removal or grading are proposed between September 1 and December 31. 62. Within 30 days of the initiation of any ground disturbing activity on the project, the project proponent shall cause a protocol-compliant burrowing owl survey to be completed, submitted to the Planning Division, and approved. Should the species be identified on the site, California Department of Fish and Wildlife (CDFW) shall be consulted and mitigation measures shall be implemented prior to the issuance of any ground disturbance permit. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 15 63. The site shall be monitored during on- and off-site grubbing, trenching, and rough grading by qualified archaeological monitors and a Native American monitor. Proof of retention of monitors shall be given to the Planning Division prior to issuance of the first earth-moving or clearing permit. The monitors shall be empowered to temporarily halt or divert equipment upon discovery of cultural resources to allow for City notification and analysis. 64. The final report on the monitoring shall be submitted to the Planning Division prior to the issuance of a Certificate of Occupancy. 65. Collected archaeological 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 Planning Division prior to issuance of the first Certificate of Occupancy. 66. Prior to obtaining building permits and once precise grading plans, architectural plans, and building designs are complete, a final noise study that specifies interior noise reduction requirements shall be prepared for each future onsite development project. ¯ SITE Dune Palms RoadHighway 111 ATTACHMENT 1 Project Information CASE NUMBERS: SITE DEVELOPMENT PERMIT 2018-0007 TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) APPLICANT: SUNRIDGE PROPERTIES PROPERTY OWNER: CITY OF LA QUINTA REQUEST: ADOPT A RESOLUTION APPROVING SITE DEVELOPMENT PERMIT 2018-0007 AND TENTATIVE PARCEL MAP 37683 TO ALLOW A 108-ROOM HOTEL AND FIND THE PROJECT CONSISTENT WITH ENVIRONMENTAL ASSESSMENT 2018-0005. LOCATION: SOUTH OF HIGHWAY 111, NORTH OF VISTA CORALINA LANE GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: REGIONAL COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: HIGHWAY 111/REGIONAL COMMERCIAL HIGHWAY 111/EXISTING COMMERCIAL SOUTH: COMMERCIAL PARK (CP) EXISTING RESIDENTIAL DEVELOPMENT EAST: REGIONAL COMMERCIAL (CR) EXISTING COMMERCIAL DEVELOPMENT WEST: REGIONAL COMMERCIAL (CR)/ VACANT LAND ATTACHMENT 2 VICINITY MAP PROJECT SITE THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ©DRAWN BY:PROJECT #: CHECKED BY:OWNER: 510 South 600 East Salt Lake City, Utah 84102 P: 801.355.6868 F: 801.355.6880 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVED PROJECT: SHEET #2/5/2019 4:04:46 PMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtG001COVER17-180.01TTJKRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018 LA QUINTA - CALIFORNIA P R O J E C T D A T A PROJECT ADDRESS LA QUINTA, CALIFORNIA ZONING INFORMATION ZONE: _________________________________________________________ SIGNAGE ZONE: __________________________________________________________ TBD MAXIMUM BUILDING HEIGHT: ______________________________________________ 150' CONDITIONAL USE: _________________________________________________________ CODES BUILDING CODE: ___________________________________________________ 2016 CBC PLUMBING CODE: __________________________________________________ 2016 CPC MECHANICAL CODE: _______________________________________________ 2016 CMC ELECTRICAL CODE: _________________________________________________ 2016 CEC FIRE CODE: ____________________________________ __ 2016 CFC ENERGY CODE: __________________________________________________ _ 2016 CEC ACCESSIBILITY CODE: ___________________________________________2016 CAC - 11B GREEN BUILDING CODE: ___________________________________________2016 CGBSC FIRE RATINGS CONSTRUCTION TYPE: ______________________________________ 5-A (SPRINKLERED) PRIMARY STRUCTURAL FRAME: _________________________________________ 1 HOUR EXTERIOR BEARING WALL: _____________________________________________ 1 HOUR INTERIOR BEARING WALL: _____________________________________________ 1 HOUR EXTERIOR NON-BEARING WALL: ________________________________________ 0 HOUR INTERIOR NON-BEARING WALL: ________________________________________ 0 HOUR FLOOR CONSTRUCTION: ______________________________________________ 1 HOUR ROOF CONSTRUCTION: _______________________________________________ 1 HOUR SHAFT ENCLOSURE: ___________________________________________________ 2 HOUR SPRINKLERED: ____________________________________YES (2016 EDITION OF NFPA 13.) OCCUPANCY & USE OCCUPANCY GROUP: ___________________ MIXED OCCUPANCIES, SEE SHEET A001 ALLOWABLE AREA & HEIGHT: _______________ SEE SHEET A001 FOR CODE ANALYSIS C O N T A C T I N F O R M A T I O N OWNER SUNRIDGE PROPERTIES, INC. 7255 E. HAMPTON AVE. SUITE 122 MESA, AZ 85209 PHONE: (480)854-1414 CONTACT: PAUL WELKER SPECTRUM ENGINEERS 324 SOUTH STATE STREET, SUITE 400 SALT LAKE CITY, UT 84111 PHONE: (801) 328-5151 PROJECT MANAGER: BRAD SHAKESPEARE EMAIL: brad@spectrum-engineers.com CIVIL ENGINEER EDAIS ENGINEERING INC. 3075 S AVENUE 4E YUMA, AZ 85365 PHONE: (928) 344 - 3566 PROJECT MANAGER: NAJEH EDAIS MECHANICAL & PLUMBING ENGINEER SPECTRUM ENGINEERS 324 SOUTH STATE STREET, SUITE 400 SALT LAKE CITY, UT 84111 PHONE: (801) 328-5151 PROJECT MANAGER: DAVID HINCKLEY EMAIL: dgh@spectrum-engineers.com ELECTRICAL ENGINEER ARCHITECT THE RICHARDSON DESIGN PARTNERSHIP 510 SOUTH 600 EAST SALT LAKE CITY, UT 84102 PHONE: (801) 355-6868 PROJECT MANAGER: ADAM FORD EMAIL: aford@trdp.com STRUCTURAL ENGINEER BHB ENGINEERS 2766 SOUTH MAIN STREET SALT LAKE CITY, UT 84115 PHONE: (801) 355-5656 PROJECT MANAGER: PATRICK JAMES EMAIL: patrick.james@bhbengineers.com MLA ASSOCIATES LANDSCAPE ARCHITECTS, INC. 500 E. MARY LANE GILBERT, AZ 85296 PHONE: (480) 226-4278 PROJECT MANAGER: PATRICK MORSE EMAIL: pat@mlalandscape.com LANDSCAPE ARCHITECT DEFERRED SUBMITTALS -- FIRE & SMOKE ALARM -- FIRE SPRINKLER -- POOL CONSTRUCTION & EQUIPMENT -- BUILDING SIGNAGE -- IT & DATA CABLING -- LIGHT STANDARDS -- FENCING AND BLOCK WALLS -- MONUMENT SIGNAGE -- UNDERGROUND FIRE SERVICE MAIN -- FIRE HOOD SUPERESSIONS SYSTEM (KITCHEN TYPE 1 HOOD) -- STANDPIPES (NOT ONLY FOR CONSTRUCTION) MARRIOTT - RESIDENCE INN PROJECT NO. 18-156.01 CITY COMMENTS RESPONSES 2ND ROUND ASI#3 JANUARY 24, 2019 DATE DESCRIPTION 11/05/2018 ASI#2 12/27/2018 ASI#3 4 4 NOTE-2: EACH DEFERRED SUBMITTAL WILL FIRST BE SUBMITTED TO THE REGISTER DESIGN PROFESSIONAL CHARGE, WHO WILL REVIEW THEM AND FORWARD THEM TO THE BUILDING OFFICIAL WITH NATIONS INDICATING THAT THE SUBMITTALS CONFORM TO THE DESIGN OF THE BUILDING. A SHOP DRAWINGS OR A SEPARATE MEMORANDUM, MARKED "NO EXCEPTIONS TAKEN" IS ACCEPTABLE. north 4 79 - 675 HIGHWAY 111 4 4 5 5 NOTE -1: THE SPECIAL INSPECTION OF THE CEILING INSTALLATION AND TESTING FORM WILL BE RESPONSIBILITY OF THE CONTRACTOR / AGENT OF THE OWNER TO OBTAIN THE SPECIAL INSPECTION AS REQUIRED 5 ATTACHMENT 3 SITE GENERAL NOTES A.ALL SITE WORK SHALL BE COORDINATED WITH CIVIL DOCUMENTS. ANY DISCREPANCIES SHALL BE REPORTED TO THE ARCHITECT AND CIVIL ENGINEER FOR RESOLUTION. NO WORK SHALL BE PREFORMED ON THE CONTRADICTORY INFORMATION OR ANY EXISTING CONDITION NOT IN CONFORMANCE WITH THE CONSTRUCTION DOCUMENTS WITHOUT FIRST CONSULTING THE ARCHITECT AND ENGINEER. B.COORDINATE ALL LANDSCAPING, PARKING STRIPS, AND SIDEWALKS SHOWN WITH LANDSCAPE DRAWINGS C.CONTRACTOR IS RESPONSIBLE FOR RELOCATION OF DRY UTILITIES. CONTRACTOR TO WORK WITH UTILITY PROVIDER, IE: FIBER OPTICS, CABLE CO., FOR RELOCATION OF SHORING, MAINTENANCE OR REPAIR OF ALL EXISTING UTILITIES. REFER TO CIVIL AND MECHANICAL DRAWINGS FOR WET UTILITIES. D.FOR SIDEWALK AND PAVING FINISH GRADES, COORDINATE WITH ARCHITECTURAL, CIVIL AND LANDSCAPE DRAWINGS. E.SEE SITE ELECTRICAL PLANS FOR ALL SITE LIGHTING/ POST LIGHTS. ARCHITECT AND LANDSCAPE TO VERIFY FINAL LOCATIONS. 9' - 0"9' - 0"5' - 0"9' - 0"9' - 0"9' - 0"9' - 0" MARRIOTT RESIDENCE INN 4 - STORY 108 ROOMS ADJACENT COMMERCIAL CENTER EV CHARGING ONLY EV CHARGING ONLY 9' - 0"8' - 0"9' - 0"MAIN ENTRYPROVIDE CONDUIT FOR FUTURE EV CHARGING STATION CONNECTED TO MAIN ELECTRICAL ROOM EV CHARGING ONLY HIGHWAY 1116' - 0"18' - 6"50' - 0"11' - 0"63' - 0" = 7 PARKING STALLS @ 9' - 0" 9' - 0"5' - 0"9' - 0"63' - 0" = 7 PARKING STALLS @ 9' - 0" =7 PARKING STALLS @ 9' - 0" 63' - 0"72' - 0" = 8 PARKING STALLS @ 9' - 0" 6' - 0"6"18' - 6"36' - 0" =3 PARKING STALLS @ 9' - 0" 36' - 0" =4 PARKING STALLS @ 9' - 0" 6' - 0"5' - 0"8' - 0"30' - 0"19' - 0"6' - 0"8' - 0"30' - 0"19' - 0"6' - 0"6' - 0" CURB RAMPS MUST COMPLY WITH 2016 CAC -11B SPA 27' - 0"30' - 0"19' - 0" TYP.6' - 0" 32.04 AS111 1 1 3 9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"5' - 2"9' - 0"3 3 9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"5' - 2"9' - 0"3 3 3 3 3 GOLF PUTTING GREEN 4 EV CHARGING ONLY EV CHARGINGONLY 4 FIRE ACCESS LINE CURB PAINT RED -" NO PARKING -FIRE LANE"CURB PAINT RED -" NO PARKING -FIRE LANE"CURB PAINT RED -" NO PARKING -FIRE LANE" 32.32 32.32 32.32 32.32 32.32 32.33 32.33 32.33 32.33 32.33 32.33 32.33 32.33 32.33 4 32.34 32.20 32.35CURB PAINT RED -" NO PARKING -FIRE LANE"CURB PAINT RED -" NO PARKING -FIRE LANE"32.33 32.33 EV CHARGINGONLY EV CHARGINGONLY PROVIDE CONDUIT FOR FUTURE EV CHARGING STATION CONNECTED TO MAIN ELECTRICAL ROOM DECORATIVE PAVING -SEE LANDSCAPE DRAWINGS 20' - 0"30' - 0"8' - 0"EXISTING EASEMENT 32.33 32.32 99' - 0" =11 PARKING STALLS @ 9' - 0" 90' - 0" =10 PARKING STALLS @ 9' - 0" 9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"32.32 SECONDARY ACCESS DUMPSTER EAST PATIO WEST PATIO OUTDOOR POOL AS110 1 9' - 0"9' - 0"32.32 32.33 32.3215 PARKING STALLS @ 9' - 0" = 135' - 0" 32.33 108' - 0" =12 PARKING STALLS @ 9' - 0" 30' - 0"PROVIDE CONDUIT FOR FUTURE EV CHARGING STATION CONNECTED TO MAIN ELECTRICAL ROOM PROVIDE CONDUIT FOR FUTURE EV CHARGING STATION CONNECTED TO MAIN ELECTRICAL ROOM ACC. ROUTE EV ACCESSIBLE PARKING STALLS IS COMPLY WITH 2016 CBC 11B-812 CODE. EV ACCESSIBLE PARKING STALLS IS COMPLY WITH 2016 CBC 11B-812 CODE. ACCESSIB LE ROUTE ACCESSIBLE ROUTE 5 ACCESSIB LE ROUTE ACCESSIB LE ROUTE 03.21 03.21 03.21 03.21 03.21 03.21 03.21 03.21 PROVIDE CONDUIT FOR FUTURE EV CHARGING STATION CONNECTED TO MAIN ELECTRICAL ROOM VAN. ACC. THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ©DRAWN BY:PROJECT #: CHECKED BY:OWNER: 510 South 600 East Salt Lake City, Utah 84102 P: 801.355.6868 F: 801.355.6880 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVED PROJECT: SHEET #1/22/2019 11:49:55 AMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtAS100ARCHITECTURALSITE PLAN17-180.01AMJKRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018 SHEET NOTES 03.21 DETECTABLE WARNING 32.04 MONUMENT SIGN WITH 100 SQ. FT. OF SEASONAL COLOR AT BASE, REFER TO MARRIOTT SIGNAGE MANUAL. PROVIDE POWER AS REQUIRED, SEE ELECTRICAL PLAN. 32.20 FIRE DEPT. KNOX BOX MOUNTED AT 5'-0" TO TOP OF BOX 32.32 NO PARKING OR STANDING FIRE LANE SIGN 32.33 CURB PAINTED RED WITH WHITE WRITNG (NO PARKING - FIRE LANE) 32.34 FIRE SPRINKLER FCD & PIV 32.35 ADA CURB RAMP SCALE:1/16" = 1'-0"1 ARCHITECTURAL SITE PLAN north SITE SUMMARY: NET SITE AREA: RESIDENCE INN: REQUIRED PARKING: PROVIDED PARKING: REQUIRED LANDSCAPE AREA : PROVIDED LANDSCAPE AREA: ELECTRICAL VEHICLE STATIONS CALGREEN REQUIRES : ELECTRICAL VEHICLE STATIONS CALGREEN PROVIDED: BUILDING HEIGHT( NOT INCLUDED POP UP ROOFS): PROPERTY AREA 91.421 SF. 4 STORY, 108 ROOMS (1.1 PER UNIT) 118 STALLS (1.1 PER UNIT) 118 STALLS NOT LESS THAN 5% OF THE NET SITE AREA 10% OF THE NET SITE AREA = 10.321 SF 101 -150 PARKING STALLS REQUIRED 7 EV STATIONS TOTAL EV STATIONS FOR 114 STALLS =7 43' -0" 2.9 ACRE TOTAL GROSS BUILDING FLOOR AREA:81,004 SF GUESTROOMS AREA:57,958 SF COMMON SPACE AREA:2,695 SF EMPLOYEE RESTRICTED/MECHANICAL AREA:2,963 SF CIRCULATION AREA:7,421 SF MAIN LEVEL FOOTPRINT: 23,443 SF PERCENT OF SITE COVERAGE UNDER ROOF:21% NOTE: ARCHITECTURAL SITE PLAN FOR REFERENCE ONLY. REFER TO CIVIL DRAWINGS FOR ALL SITE INFORMATION. DATE DESCRIPTION 09/21/18 ADDENDUM 01 10/08/2018 ASI#1 11/05/2018 ASI#2 12/27/2018 ASI#3 4 THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C.©DRAWN BY:PROJECT #: CHECKED BY:OWNER:510 South 600 EastSalt Lake City, Utah 84102P: 801.355.6868F: 801.355.6880THERICHARDSONDESIGNPARTNERSHIP,L.L.C.THERICHARDSONDESIGNPARTNERSHIP,L.L.C.CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVEDPROJECT:SHEET #2/15/2019 9:20:05 AMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtAS101RENDERING17-180.01AuthorCheckerRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018DATE DESCRIPTION THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C.©DRAWN BY:PROJECT #: CHECKED BY:OWNER:510 South 600 EastSalt Lake City, Utah 84102P: 801.355.6868F: 801.355.6880THERICHARDSONDESIGNPARTNERSHIP,L.L.C.THERICHARDSONDESIGNPARTNERSHIP,L.L.C.CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVEDPROJECT:SHEET #3/6/2019 2:51:59 PMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtAS102RENDERING17-180.01AuthorCheckerRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018DATE DESCRIPTION DNUP DN UP (A) TABLE / CHAIRS A-2 (KITCHEN) A-3 (ASSEMBLY) ACCESSORY B (BUSINESS) EXERCISE ROOM R-1 (RESIDENTIAL) R-1 (RESIDENTIAL) 7297 SF 1/200 SF 37 OCC. R-1 GUESTROOMS A-3 (ASSEMBLY) 526 SF 1/15 SF 36 OCC. A-3 MEETING EXERCISE ROOM 632 SF 1/50 SF 13 OCC. A-2 FITNESS B (BUSINESS) 837 SF 1/100 SF 9 OCC. B OFFICES (A) TABLE / CHAIRS 1252 SF 1/15 SF 84 OCC. A-2 LOBBY A-2 (KITCHEN) 368 SF 1/200 SF 2 OCC. FOOD PREP B (BUSINESS) 660 SF 1/100 SF 7 OCC. B LAUNDRY ACCESSORY 162 SF 1/300 SF 1 OCC. U-1 POOL EQUIPMENT B (BUSINESS)290 SF1/100 SF3 OCC.BBREAKROOMACCESSORY 309 SF 1/300 SF 2 OCC. S-1 MECHANICAL ACCESSORY 161 SF 1/300 SF 1 OCC. S-1 ELECTRICAL ACCESSORY 124 SF 1/300 SF 1 OCC. S-1 DATA / TELE (A) TABLE / CHAIRS 157 SF 1/15 SF 11 OCC. A-2 BUFFET B (BUSINESS)190 SF1/100 SF2 OCC.BFRONT DESKACCESSORY 45 SF 1/300 SF 1 OCC. U-1 STORAGE ACCESSORY 49 SF 1/300 SF 1 OCC. U-1 MARKET STORAGE A-3 (ASSEMBLY) 2041 SF 1/15 SF 137 OCC. A-3 POOL DECK (A) TABLE / CHAIRS 1342 SF 1/15 SF 90 OCC. A-2 WEST PATIO (A) TABLE / CHAIRS 648 SF 1/15 SF 44 OCC. A-2 EAST PATIO R-1 (RESIDENTIAL) 6695 SF 1/200 SF 34 OCC. R-1 GUESTROOMS ACCESSORY 44 SF 1/300 SF 1 OCC. S-1 STORAGE B (BUSINESS) 61 SF 1/100 SF 1 OCC. B MARKET B (BUSINESS) 163 SF 1/100 SF 2 OCC. GUEST LAUNDRY A-3 (ASSEMBLY) 728 SF 1/15 SF 49 OCC. A-3 POOL FEC MAX TRAVEL DIST. (F.E.C.)= 71'MAX TRAVEL DIST. (F.E.C.)= 66' EXIT ACCESS TRAVEL DIST.= 33 EXIT ACCESS TRAVEL DIST.= 97' MAX TRAVEL DIST. (F.E.C.)= 75' MAX TRAVEL DIST. (F.E.C.)= 43' EXIT ACCESS TRAVEL DIST.= 56 MAX TRAVEL DIST. (F.E.C.)= 46' MAX TRAVEL DIST. (F.E.C.)= 69' EXIT ACCESS TRAVEL DIST.= 55'-4" MAX TRAVEL DIST. (F.E.C.)= 74' FEC FEC EXIT ACCESS TRAVEL DIST.= 81' MAX TRAVEL DIST. (F.E.C.)= 75' MAX TRAVEL DIST. (F.E.C.)= 59' EXIT ACCESS TRAVEL DIST.= 31' FECEXIT ACCESS TRAVEL DIST.= 49' OCCUPANTSEXIT ACCESS: " REQUIREDx= " PROVIDED 17.759 59 0.3 36 OCCUPANTSEXIT ACCESS: " REQUIREDx= " PROVIDED 15.652 52 0.3 36 OCCUPANTSEXIT ACCESS: " REQUIREDx= " PROVIDED 17.759 59 0.3 36 OCCUPANTSEXIT ACCESS: " REQUIREDx= " PROVIDED 10.234 34 0.3 36 OCCUPANTSEXIT ACCESS: " REQUIREDx= " PROVIDED 1550 50 0.3 36 OCCUPANTSEXIT ACCESS: " REQUIREDx= " PROVIDED 30100 100 0.3 36 OCCUPANTSEXIT ACCESS: " REQUIREDx= " PROVIDED 21.672 72 0.3 36 OCCUPANTSEXIT ACCESS: " REQUIREDx= " PROVIDED 21.371 71 0.3 36 1 BUILDING B AREA BUILDING A AREA 2 HR FIRE SEPARATION WALL 90 MIN. FIRE RATED DOOR 2 HR FIRE SEPARATION WALL 4 90MIN. FIRE RATED DOOR 4 5 ACCESSORY 89 SF 1/300 SF 1 OCC. BAR STORAGE (A) TABLE / CHAIRS 56 SF 1/15 SF 4 OCC. BAR ACCESSORY 143 SF 1/300 SF 1 OCC. FOOD STORAGE 5 PLUMBING SYSTEMS A-3 B MINIMUM REQUIRED PLUMBING FACILITIES (PER TABLE 422.1) - 2016 CPC RATIO: OCCUPANCY MALE:FEMALE: RATIO:R-1 (RESIDENTIAL) WATER CLOSETS 1 PER SLEEPING UNIT R-1 OCCUPANCY MALE/ FEMALE PROVIDED 1 1 MALE/ FEMALE REQUIRED LAVATORY 1 1 BATHTUB OR SHOWER 1 1 1 PER SLEEPING UNIT 1 PER SLEEPING UNIT USE:**LOAD:RATIO: MALE: FEMALE: WATER CLOSETS LAVATORIES RATIO: DRINKING FOUNTAINS RATIO: REQUIRED PROVIDED 1 2 3 1 1 3 3 3 DF: 1 -150 1 2 *SS 1 1 * 1 SERVICE SINK REQUIRED PER BUILDING IF ALL OCCUPANCIES HAVE ACCESS TO SINK AT ALL TIMES. ** TOTAL OCCUPANT LOAD IS DIVIDED IN HALF TO DETERMINE LOAD OF EACH SEX. A-2 56 1- 150 0.39 0.59 1 - 2500.39 0.259 7 0.56 0.56 0.28 0.56 0.22 0.14 0.46 0.12 0.14 0.04 1 - 150 0.39 1- 100 1-50 1-15 51-100 51-100 SUBTOTAL 1.1 1.62 0.8 1.1 0.56 4 RATIO: 1 - 150 1 - 200 1 - 100 1 - 75 1 - 50 1 - 250 5 A2 ASSEMBLY 3454 SF. 30 FACTOR 117 OCC. LOAD. A3 ASSEMBLY 3294 SF. 30 FACTOR 112 OCC. LOAD. B BUSINESS 2201 SF. 200 FACTOR 15 OCC. LOAD. RATING ACTUAL BUILDING AREA by FLOOR: ALLOWABLE HEIGHT & AREAS (TABLE 504.3, 504.4) ACTUAL BUILDING HEIGHT: BUILDING AREA MODIFICATIONS (506) : CODE ANALYSIS STRUCTURAL FRAME:1-HOUR BEARING WALLS-EXTERIOR:1-HOUR BEARING WALLS-INTERIOR:1-HOUR NON-BEARING WALLS-EXTERIOR:0-HOUR (CBC TABLE 602) NON-BEARING WALLS-INTERIOR:0-HOUR NON-BEARING CORRIDOR WALLS:1-HOUR (MARRIOTT MODULE 14) FLOOR CONSTRUCTION:1-HOUR ROOF CONSTRUCTION:1-HOUR SHAFT CONSTRUCTION: 1-HOUR (CBC 713.4, WHERE CONNECTING LESS THAN 3 STORIES) CBC 713.4) SLEEPING UNIT SEPARATION:1-HOUR (CBC 708.3) BASED ON 2015 IBC, TABLE 601 UNLESS NOTED OTHERWISE CONSTRUCTION TYPE: TYPE V - A 4 STORIES, 45'-0" AVERAGE ROOF SURFACE HEIGHT R-1 21,000 SF / FLOOR, A 43,125 SF / FLOOR, B 67,500 SF/ FLOOR CONSTRUCTION TYPE: TYPE V-A (SPRINKLER, NFPA -13) OCCUPANCY: ELEVATOR SHAFT CONSTRUCTION:2-HOUR STAIR ENCLOSURE CONSTRUCTION:2-HOUR (CBC 713.4, WHERE CONNECTING MORE THAN 3 STORIES) LAUNDRY ROOM:1-HOUR CBC 707.13.1) FIRE RESISTIVE RATING REQUIREMENTS BUILDING FRONTAGE INCREASE(CBC 506.3): R-1 70ft/4 STORIES, 36,000SF A 70ft/3 STORIES, 34,500SF B 70ft/4 STORIES, 54,000SF MIXED OCCUPANCY (MAIN LEVEL ONLY), SEPARATED USES(508) B-BUSINESS,A-2, A-3-ASSEMBLY (303.1) -GROUND FLOOR ONLY R-1-RESIDENTIAL(310.1) NEW CONSTRUCTION 4 STORY BUILDING, BUILDING EQUIPPED THROUGHOUT WITH MONITORED AUTOMATIC FIRE DETECTION SYSTEM INCLUDING FIRE SPRINKLERS AND FIRE ALARM. BUILDING EQUIPPED THROUGHOUT WITH EMERGENCY LIGHTING. PORTE-COCHERE IS V-A CONSTRUCTION AND FULLY SPRINKLED. APPLICABLE CODES: BUILDING CODE MECHANICAL CODE PLUMBING CODE ELECTRICAL CODE ENERGY CODE GREEN BUILDING STANDARDS 2016 CBC 2016 CMC 2016 CPC 2016 CEC 2016 CEEC 2016 CGBSC RATING HOTEL AREA (SF) 1st FLR: 22,958 2nd FLR: (R-1)18,602 TOTAL 78.764 SF 3rd FLR: (R-1) 18,602 4th FLR: (R-1)18,602 If=[F/P-O.25]WITH30 (CBC 506.3.3) If=[1/1-0.25]30/30 If=[1 - 0.25 ]1 = 0.75 SHAFT CONSTRUCTION:2-HOUR (CBC 713.4, WHERE CONNECTING MORE THAN 3 STORIES) FIRE RESISTIVE RATING LINE TYPE LEGEND 2-HOUR 1-HOUR 4 3 4 4 2-HOUR SEPARATION WALL 4 4 5 Aa = At + (NS x If) [Equation 5‐3] First Floor (A) = 34,500 + (11,500 x .75) = 34,500 + 8,625 = 43,125 SF First Floor (B) = 54,000 + (18,000 x .75) = 54,000 + 13,500 = 67,500 SF First Floor (R‐1) = 12,000 + (12,000 x .75) = 12,000 + 9,000 = 21,000 SF First Floor Building A area (R-1) = 21,000 > 7,530 (0.3586) (A) = 43,125 > 1,522 (0.0353) First Floor Building B area (R-1) = 21,000 > 6,695 (0.3188) (B) = 67,500 > 2,219 (0.0328) (A) = 43,125 > 4,992 (0.1158) 5 R-1 (RESIDENTIAL) 18240 SF 1/200 SF 92 OCC. GUESTROOMS ACCESSORY 236 SF 1/300 SF 1 OCC. LINEN ACCESSORY 126 SF 1/300 SF 1 OCC. ENGINEER FEC FEC MAX TRAVEL DIST. (F.E.C.)= 66' EXIT ACCESS TRAVEL DIST.= 33 EXIT ACCESS TRAVEL DIST.= 113' MAX TRAVEL DIST. (F.E.C.)= 70' MAX TRAVEL DIST. (F.E.C.)= 73' MAX TRAVEL DIST. (F.E.C.)= 75' MAX TRAVEL DIST. (F.E.C.)= 53' MAX TRAVEL DIST. (F.E.C.)=49' EXIT ACCESS TRAVEL DIST.= 63' MAX TRAVEL DIST. (F.E.C.)=75' 07.41 07.41 07.4107.41 OCCUPANTSEXIT ACCESS: " REQUIREDx= " PROVIDED 14.147 47 0.3 36 OCCUPANTSEXIT ACCESS: " REQUIREDx= " PROVIDED 13.846 46 0.3 36 D I A G O N A L D I S T A N C E : 3 0 3 '-0 " STUDIO MODIFIED STUDIO 2 HR FIRE SEPARATION WALL 90 MIN. FIRE RATED DOOR BUILDING B AREA BUILDING A AREA 4 ILLUMINATED EXIST SIGN W/ DIRECTION ARROW 5 MEANS OF EGRESS:MAIN LEVEL ELEMENT MIN. NUMBER OF EXITS MAX. EXIT ACCESS TRAVEL DISTANCE: (PER IBC TABLE 1017.2) (A & R OCCUPANCIES W/ SPRINKLER SYSTEM) MAX. COMMON PATH OF EGRESS: TYPICAL CORRIDOR WIDTH: (PER IBC TABLE 1020.2) 2 250 FT. 75 FT. 44" MIN. 6 111 FT. 53 FT. 60" MEANS OF EGRESS:2nd & 3rd & 4th LEVELS 2 250 FT. 2 175 FT. REQUIRED EXIT WIDTH (STAIRS, PER IBC 1005.3.1) 36 OCC. MULTIPLY BY 0.3 = 10.8" REQ'D WIDTH TYPICAL CORRIDOR WIDTH: (PER CBC TABLE 1020.2) 44" MIN. 44" MIN. 44" 60" GENERAL NOTES SYMBOL LEGEND A. DO NOT SCALE DRAWINGS. B. SEE SHEET A030 -A033 FOR ADDITIONAL CODE INFORMATION. EXIT PATH F.E.C. PATH F.E.C. (FIRE EXTINGUISHER CABINET) REQUIRED PROVIDED ELEMENT REQUIRED PROVIDED MIN. NUMBER OF EXITS (PER CBC TABLE 1006.3.1) MAX. EXIT ACCESS TRAVEL DISTANCE: (PER CBC TABLE 1017.2) (A & R OCCUPANCIES W/ SPRINKLER SYSTEM) MAX. COMMON PATH OF EGRESS: (PER CBC 1006)75 FT.45 FT. DEAD ENDS: (PER IBC 1020.4 EXCEPTION 2)50 FT. MAX.NONE DEAD ENDS: (PER CBC 1020.4 EXCEPTION 2)50 FT. MAX.24 FT. (PER IBC TABLE 1006.3.1) (PER IBC 1006) F.E.C. 5 5 THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ©DRAWN BY:PROJECT #: CHECKED BY:OWNER: 510 South 600 East Salt Lake City, Utah 84102 P: 801.355.6868 F: 801.355.6880 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVED PROJECT: SHEET #2/5/2019 4:52:02 PMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtA001CODEINFORMATION17-180.01TTJKRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018 SCALE:3/32" = 1'-0"1 MAIN LEVEL LIFE-SAFETY PLAN MAIN LEVEL OCCUPANT LOAD Occupant Type Area Factor Calculated Occ Load (A) TABLE / CHAIRS 3454 SF 15 233 A-2 (KITCHEN) 368 SF 200 2 A-3 (ASSEMBLY) 3294 SF 15 222 ACCESSORY 1160 SF 300 11 B (BUSINESS) 2201 SF 100 24 EXERCISE ROOM 632 SF 50 13 R-1 (RESIDENTIAL) 13992 SF 200 71 25101 SF 576 SCALE:3/32" = 1'-0"2 TYPICAL UPPER LEVEL LIFE-SAFETY PLAN TYP. UPPER LEVEL OCCUPANT LOAD Occupant Type Area Factor Calculated Occupant Load (A) TABLE / CHAIRS 0 SF 15 0 ACCESSORY 363 SF 2 R-1 (RESIDENTIAL) 18240 SF 200 92 18602 SF 94 SHEET NOTES 07.41 1 HOUR SHAFT WALL north north DATE DESCRIPTION 09/21/18 ADDENDUM 01 10/08/2018 ASI#1 11/05/2018 ASI#2 12/27/2018 ASI#3 5 TTTNOPARKINGNOPARKINGNO PARKING NOPARKINGNOPARKINGPOOL SEE ARCHITECTURAL PLANS GOLF PUTTING GREEN SEE ARCHITECTURAL PLANS DECORATIVE PAVING SEE LANDSCAPING PLANS XFMRXFMR 1.ALL WORK SHALL BE DONE IN ACCORDANCE WITH LATEST EDITION OF THE STANDARD PLANS OF THE CITY OF LA QUINTA AND LATEST EDITION OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORK CONSTRUCTION. 2.IT SHALL BE RESPONSIBILITY OF THE DEVELOPER/OWNER OR CONTRACTOR TO APPLY TO THE CITY OF LA QUINTA PUBLIC WORKS DEPARTMENT FOR THE NECESSARY PERMITS AND TO BE RESPONSIBLE FOR SATISFACTORY COMPLIANCE FOR ALL CURRENT ENVIRONMENTAL REGULATIONS DURING THE LIFE OF CONSTRUCTION ACTIVITIES FOR THIS PROJECT. ADDITIONAL STUDIES AND/OR PERMITS MAY BE REQUIRED. 3.IT SHALL BE THE RESPONSIBILITY OF THE DEVELOPER OR CONTRACTOR TO APPLY TO THE CALIFORNIA DEPARTMENT OF TRANSPORTATION (CALTRANS) FOR AN ENCROACHMENT PERMIT FOR ALL WORK PERFORMED WITHIN THE STATE RIGHT-OF-WAY. 4.THE CONTRACTOR SHALL OBTAIN ALL PERMITS AS REQUIRED BY THE CITY OF LA QUINTA OR OTHER GOVERNING AGENCIES. 5.THE CONTRACTOR SHALL NOTIFY THE CITY PUBLIC WORKS DEPARTMENT 48 HOURS PRIOR TO ANY GRADING, BRUSHING, OR CLEARING AND EACH PHASE OF CONSTRUCTION AT (760) 777-7075 AND 48 HOURS PRIOR TO REQUIRING INSPECTIONS. 6.THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN A APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXCACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT BE OCCASIONED BY THE FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES. 7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL, REPLACEMENT, OR RELOCATION OF ALL REGULATORY, WARNING AND GUIDE SIGNS. 8.THE CITY ENGINEER SHALL APPROVE ALL STREET NAME SIGNS, TRAFFIC CONTROL SIGNS, TRAFFIC STRIPPING, LEGENDS, AND PAVEMENT MARKERS TYPE AND LOCATION. 9.THE CONTRACTOR SHALL NOT DISTURB EXISTING SURVEY MONUMENTS OR BENCHMARKS NOTED ON THE PLANS, OR FOUND DURING CONSTRUCTION. REMOVAL AND REPLACEMENT SHALL BE DONE BY A REGISTERED CIVIL ENGINEER WITH AN R.C.E. NUMBER BELOW 33,966 OR A LICENSED LAND SURVEYOR ONLY. 10.CONSTRUCTION OPERATIONS AND MAINTENANCE OF EQUIPMENT WITHIN ONE HALF MILE OF HUMAN OCCUPANCY SHALL BE PERFORMED ONLY DURING TIME PERIODS AS FOLLOWS: OCTOBER 1ST TO APRIL 30TH: MONDAY -FRIDAY 7:00AM TO 5.30PM SATURDAY 8:00AM TO 5:00PM MAY 1ST TO SEPTEMBER 30TH: MONDAY-FRIDAY 6:00AM TO 7:00PM SATURDAY 8:00AM TO 5:00PM WORK SHALL BE PROHIBITED ANY TIME ON SUNDAYS OR ON FEDERAL HOLIDAYS. 11.ALL TRAVELED WAYS MUST BE CLEANED DAILY OF ALL DIRT, MUD AND DEBRIS DEPOSITED ON THEM AS A RESULT OF THE GRADING OPERATION. CLEANING IS TO BE DONE TO THE SATISFACTION OF THE CITY ENGINEER. 12.ALL CONSTRUCTION AREAS SHALL BE PROPERLY POSTED AND LIGHTED ON CONFORMANCE WITH THE STATE MANUAL OF WARNINGS SIGNS, LIGHTS, AND DEVICES FOR USE IN THE PERFORMANCE OF WORK UPON HIGHWAYS IN ORDER TO ELIMINATE ANY HAZARDS. 13.CONSTRUCTION PROJECTS DISTURBING MORE THAN 5-ACRES MUST OBTAIN A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT. OWNER/DEVELOPERS ARE REQUIRED TO FILE A NOTICE OF INTENT (NOI) WITH THE WATER RESOURCES CONTROL BOARD (SWRCB),PREPARE A STORM WATER POLLUTION PREVENTION PLAN (SWPPP), AND MONITORING PLAN FOR THE SITE. THE NPDES IS A NATIONAL PROGRAM TO CONTROL NON-POINT SOURCE POLLUTANTS CARRIED BY STORM WATER. THE PROGRAM IS IMPLEMENTED AND ENFORCED BY THE SWRCB. 14.THE CITY RETAINS THE RIGHT TO REQUIRE PLAN REVISIONS AS NECESSARY, SUBSEQUENT TO PLAN APPROVAL, BUT PRIOR TO COMPLETION OF THE IMPROVEMENTS SHOWN ON THESE PLANS, IF ANY NEW STREET IMPROVEMENTS HAVE BEEN INSTALLED BY THE CITY OR A THIRD PARTY WITHIN THE IMMEDIATE VICINITY OF THE IMPROVEMENTS PROPOSED BY THESE PLANS THAT IMPACT THE DESIGN INTEGRITY OF THE IMPROVEMENT PROPOSED IN THESE PLANS AS ORIGINALLY APPROVED. ALL COSTS, INCLUDING, NUT NOT LIMITED TO, DESIGN AND IMPROVEMENT COSTS, INCURRED AS A RESULT OF ANY DESIGN REVISIONS SHALL BE BORNE BY THE IMPROVEMENT SPONSORS. 15.THESE PLANS ARE VALID FOR A PERIOD NOT TO EXCEED EIGHTEEN (18) MONTHS FROM DATE OF APPROVAL. THE IMPROVEMENT SPONSOR SHALL BEAR ALL COSTS ASSOCIATED WITH UPDATING THE PLANS, INCLUDING BUT NOT LIMITED TO , DESIGN AND IMPROVEMENT COSTS, TO AFFECT COMPLIANCE WITH ANY NEW CITY STANDARDS, ORDINANCES, OR LAWS AND REGULATIONS, ENACTED OR ADOPTED BY THE CITY OR OTHER JURISDICTIONS WITH AUTHORITY SUBSEQUENT TO THE PLAN APPROVAL DATE. 16.CONTRACTOR SHALL REMOVE AND REPLACE EXISTING SIDEWALK AS NEEDED AT ALL LOCATIONS WHERE IT IS CRACKED, UNEVEN AT JOINTS, OR OTHRTWISE DAMAGED, PURSUANT TO STREETS & HIGHWAYS CODE SECTION 5610. THIS REQUIREMENT APPLIES TO ALL SIDEWALK LOCATED IN PUBLIC RIGHT OF WAY ADJACENT TO PROPERTY BEING DEVELOPED. GENERAL NOTES 1.GRADING SHALL BE IN ACCORDANCE WITH THE ENGINEERED GRADING REQUIREMENTS OF THE UNIFORM BUILDING CODE, LATEST EDITION, AND SOILS REPORT, NO. 2G-0702003-1 DATED : MARCH 16, 2007 PREPARED BY : GILES ENGINEER ASSOCIATES TELEPHONE NO. (262) 544-0118. 2.THE SOILS ENGINEER AND THE ENGINEERING GEOLOGIST SHALL EXERCISE SUFFICIENT SUPERVISORY CONTROL DURING GRADING TO INSURE COMPLIANCE WITH THE PLANS, SPECIFICATIONS, AND CODE WITHIN THEIR PURVIEW. 3.THE DESIGN CIVIL ENGINEER SHALL EXERCISE SUFFICIENT CONTROL DURING GRADING AND CONSTRUCTION TO ENSURE COMPLIANCE WITH THE PLANS, SPECIFICATIONS AND CODE WITHIN HIS PURVIEW. 4.DURING ROUGH GRADING OPERATIONS AND PRIOR TO CONSTRUCTION OF PERMANENT DRAINAGE STRUCTURES TEMPORARY DRAINAGE CONTROL SHALL BE PROVIDED TO PREVENT PONDING WATER AND DAMAGE TO ADJACENT PROPERTY . 5.AFTER CLEARING, EXISTING GROUND SHALL BE SCARIFIED TO A MINIMUM OF 6" ON THE ENTIRE SITE OR AS RECOMMENDED BY THE SOILS REPORT. 6.THE MAXIMUM CUT AND FILL SLOPES SHALL BE 2:1. 7.PADS SHALL BE COMPACTED TO A MINIMUM OF 90% RELATIVE DENSITY PER A.S.T.M. SPECIFICATIONS AND THE ABOVE MENTIONED SOIL REPORT. 8.MINIMUM BUILDING PAD DRAINAGE SHALL BE 2%. DRAINAGE SHALL BE A MINIMUM OF 0.3" DEEP AND BE CONSTRUCTED A MINIMUM OF 2" FROM THE TOP OF THE CUT OR FILL SLOPES. THE MINIMUM SLOPE OF SWALES SHALL BE 0.50%. 9.ALL FILLS SHALL BE COMPACTED TO A MINIMUM OF NINETY (90) PERCENT OF MAXIMUM DENSITY AS DETERMINED BY THE UNIFORM BUILDING CODE SECTION 7010 OR EQUIVALENT AS APPROVED BY THE CITY ENGINEER. FIELD DENSITY SHALL BE DETERMINED IN ACCORDANCE WITH THE UNIFORM BUILDING CODE SECTION 7002 OR EQUIVALENT, AS DETERMINED BY THE CITY ENGINEER. 10.ALL STREET SECTIONS ARE TENTATIVE. THE MINIMUM SECTION IS 3" A.C. OVER 4.5" CRUSHED A.B. ADDITIONAL SOIL TEST(S) SHALL BE REQUIRED AFTER ROUGH GRADING TO DETERMINE EXACT SECTION REQUIREMENTS. THE CITY ENGINEER SHALL APPROVE THE FINAL STREET SECTION. 11.THE CITY ENGINEER WILL REVIEW FOR APPROVAL THE FINAL STREET SECTIONS AFTER SUBMITTAL OR "R" VALUE TESTS FOR ROADWAY SUBBASE. 12.LOCATION OF FIED DENSITY TESTS SHALL BE DETERMINED BY THE SOIL ENGINEER OR APPROVED TEST AGENCY AND SHALL BE SUFFICIENT IN BOTH HORIZONTAL AND VERTICAL PLACEMENT TO PROVIDE REPRESENTATIVE TESTING OF ALL FILLED PLACE. TESTING IN AREAS OF CRITICAL NATURE OF SPECIAL EMPHASIS SHALL BE IN ADDITION TO THE NORMAL REPRESENTATIVE SAMPLINGS. 13.THE FINAL COMPACTION REPORT AND APPROVAL FROM THE SOILS ENGINEER SHALL CONTAIN THE TYPE OF FIELD TESTING PERFORMED. EACH TEST SHALL BE IDENTIFIED WITH THE METHOD OF OBTAINING THE IN-PLACE DENSITY, WHETHER SAND CONE OR DRIVE RING, AND SHALL BE NOTED FOR EACH TEST. SUFFICIENT MAXIMUM DENSITY DETERMINATION SHALL BE PERFORMED TO VERIFY THE ACCURACY OF THE MAXIMUM DENSITY CURVES USED BY THE FIELD TECHNICIAN. CITY OF LA QUINTA GRADING NOTES 14. ALL UNDERGROUND FACILITIES, WITH LATERALS, SHALL BE IN PLACE AND INSPECTED PRIOR TO PAVING, INCLUDING BUT NOT LIMITED TO, THE FOLLOWINGS: SEWER, WATER , ELECTRIC, GAS AND DRAINAGE. 15. THE FINAL UTILITY LINE BACKFILL REPORT FROM THE PROJECT SOILS ENGINEER SHALL INCLUDE AN APPROVAL STATEMENT THAT THE BACKFILL IS SUITABLE FOR THE INTENDED USE. 16. BLOCK WALLS ARE NOT PART OF THE GRADING PERMIT. SUBMIT FOR SEPARATE BUILDING PERMIT(S). 17. THE CONTRACTOR IS RESPONSIBLE TO PREVENT SILT CONTAMINATION OF STORMWATER INFILTRATION FACILITIES DURING CONSTRUCTION OF SUBSEQUENT IMPROVEMENTS BY THE CONTRACTOR. IMMEDIATELY PRIOR TO FINAL ACCEPTANCE OF STORM DRAINAGE RETENTION/INFILTRATION FACILITIES, THE CONTRACTOR SHALL CONDUCT, IN THE PRESENCE OF THE CITY INSPECTOR, A PERFORMANCE TEST DESIGNED TO CLEARLY DEMONSTRATE THE FUNCTIONAL ADEQUACY OF THE FACILITIES. 18. THE CONTRACTOR SHALL PROVIDE WIND EROSION AND DUST CONTROL MEASURES AS REQUIRED BY THE FUGITIVE DUST CONTROL PLAN APPROVED FOR THE PROJECT. 1.ALL UNDERGROUND FACILITIES, INCLUDING SERVICE LATERALS, SHALL BE IN PLACE WITH TRENCHES COMPACTED AND TESTED PRIOR TO BASE GRADE INSPECTION AND PAVING. THE CONTRACTOR SHALL SUBMIT WRITTEN EVIDENCE TO THE CITY ISSUED BY THE RESPECTIVE UTILITY SUPERVISOR INDICATING THE SUBSURFACE PORTION OF THEIR UNDERGROUND FACILITIES HAVE BEEN INSTALLED AND ACCEPTED. 2.A SEPARATE PERMIT IS REQUIRED FOR ALL EXCAVATIONS WITHIN EXISTING ROADWAYS AND TRAVEL WAYS. LANE CLOSURES AND DETOURS SHALL BE POSTED, DELINEATED, AND LIGHTED IN CONFORMANCE WITH THE CALTRANS "MANUAL OF TRAFFIC CONTROLS FOR CONSTRUCTION AND MAINTENANCE WORK ZONES" AND ANY ADDITIONAL REQUIREMENTS DEEMED NECESSARY BY THE ENGINEER. 3.ASPHALT CONCRETE PAVING, EXCEPT FOR OVERLAYS, SHALL BE INSTALLED IN TWO (2) OR MORE COURSES WITH MIX DESIGNS THAT CONFORM TO SECTION 400 OF THE REVISED STANDARD SPECIFICATIONS, COACHELLA VALLEY VERSION (GREEN BOOK), NOTED AS FOLLOWS: WEARING COURSE (UPPER COURSE): IIIA-C2-AR-400 BASE COURSE (LOWER COURSE): IIIB-B3-AR-4000 THE WEARING COURSE SHALL BE 0.1 FEET THICK: THE BASE COURSE(S) SHALL CONTAIN THE BALANCE OF THE REQUIRED ASPHALT CONCRETE THICKNESS. 4.MIX DESIGN REQUIRED: SEVEN (7) DAYS PRIOR TO COMMENCEMENT OF PAVING OPERATIONS, THE CONTRACTOR SHALL SUBMIT FOR CITY APPROVAL, A COMPLETE PROPOSED MIX DESIGN IDENTIFYING THE MIX CHARACTERISTICS SUCH AS AGGREGATE GRADATIONS, VOIDS IN MINERAL AGGREGATE (VMA), AIR VOIDS, AND S-VALUE FOR VARIOUS OIL CONTENTS FOR EACH MIX. TO ENSURE TIMELY APPROVAL, THE CONTRACTOR/SUPPLIER IS ENCOURAGED TO REFER TO LA QUINTA'S DESIGN MIX APPROVAL CHECKLIST (FORM F082) TO ENSURE ALL REQUIRED LAB TESTS ARE PERFORMED, CERTIFIED, AND SUBMITTED FOR REVIEW. 5.A TACK COAT SHALL BE APPLIED TO EXISTING PAVEMENT, P.C.C. SURFACES, AND THE A.C. BASE COURSE, IF TRAFFIC HAS DRIVEN ON IT. THE TACK COAT SHALL BE SLOW SETTING ANIONIC EMULSIFIED ASPHALT TYPE "SS-1H" CONFORMING TO SECTION 203-3 OF THE STANDARD SPECIFICATIONS. THE LIQUID ASPHALT SHALL BE GRADE 60-70 AND APPLIED AT THE RATE OF 0.1 GALLONS/YARD.' 6.NEW IMPROVEMENTS THAT JOIN EXISTING IMPROVEMENTS SHALL JOIN OR MATCH IN A MANNER SATISFACTORY TO THE CITY ENGINEER. CONSTRUCTION OPERATIONS REQUIRED TO ACHIEVE A SAFE, DURABLE, AESTHETICALLY PLEASING TRANSITION BETWEEN THE NEW AND EXISTING IMPROVEMENTS MAY INCLUDE SAW CUTTING, REMOVAL, REPLACEMENT, CAPPING, ADN/OR COLD PLANING, AS NEEDED. 7.ALL MANHOLES AND VALVE BOX FRAMES SHALL BE ADJUSTED TO FINAL GRADES AFTER PAVEMENT INSTALLATION IS COMPLETED. 8.THE CURB SHALL BE ETCHED OR STAMPED SHOWING UTILITY SERVICE LATERAL LOCATIONS AS FOLLOWS: "S" FOR SEWER "G" FOR GAS "E" FOR ELECTRICAL POWER. PAVING NOTES 1.THE CITY RETAINS THE RIGHT TO REQUIRE PLAN REVISIONS, AS NECESSARY, SUBSEQUENT TO PLAN APPROVAL, BUT PRIOR TO THE COMPLETION OF IMPROVEMENTS SHOWN ON THESE PLANS IF ANY NEW STREET IMPROVEMENTS HAVE BEEN INSTALLED BY THE CITY OR A THIRD PARTY WITHIN THE IMMEDIATE VICINITY OF THE IMPROVEMENTS PROPOSED BY THESE PLANS, IF CITY STAFF DETERMINES THE NEWLY INSTALLED IMPROVEMENTS IMPACT THE DESIGN INTEGRITY OF THESE PLANS AS ORIGINALLY APPROVED. ALL COSTS, INCLUDING BUT NOT LIMITED TO DESIGN AND IMPROVEMENT COSTS , INCURRED AS A RESULT OF THE DESIGN REVISIONS SHALL BE BORNE BY THE IMPROVEMENT SPONSOR. 2.ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION, LATEST EDITION, AND RIVERSIDE COUNTY STANDARD PLANS, LATEST EDITION, HEREAFTER REFERRED TO AS THE STANDARD SPECIFICATIONS AND STANDARD PLANS, UNLESS OTHERWISE SPECIFIED. 3.TRAFFIC STRIPES, RAISED PAVEMENT MARKERS, AND SIGNS (EXCEPT PAVEMENT LEGENDS), SHALL COMPLY WITH THE LATEST EDITION OF THE CALTRANS STANDARD PLANS AND STANDARD SPECIFICATIONS HEREAFTER REFEREED TO AS THE STATE STANDARD SPECIFICATIONS AND STATE STANDARD PLANS. 4.PAVEMENT LEGENDS SHALL MATCH CITY OWNED STENCILS. CALL THE CITY AT (760 )777-7075 TO MAKE ARRANGEMENTS FOR RENTAL OF CITY STENCILS OR INFORMATION REGARDING MODEL NOS. OF CITY STENCILS. 5.RAISED PAVEMENT MARKERS SHALL CONFORM TO THE PROVISIONS IN SECTION 85 OF THE STATE STANDARD SPECIFICATIONS, ENTITLED PAVEMENT MARKERS. ADHESIVE FOR PAVEMENT MARKERS SHALL CONFORM TO THE PROVISIONS IN SECTION 95-2.04 OF THE STATE STANDARD SPECIFICATIONS ENTITLED RAPID SET EPOXY ADHESIVE FOR PAVEMENT MARKERS. 6.TRAFFIC STRIPES AND MARKINGS SHALL BE APPLIED IN TWO COATS, WITH REFLECTORIZED MATERIAL IN BOTH COATES, AND SHALL CONFORM TO SECTION 84-3 ENTITLED PAINTED TRAFFIC STRIPES AND PAVEMENT MARKINGS, AS SPECIFIED IN THE STATE STANDARD SPECIFICATIONS. 7.ALL TRAFFIC STRIPING AND PAVEMENT LEGENDS AND RAISED PAVEMENT MARKERS THAT CONFLICT OR CONFUSE TRAFFIC AS A RESULT OF THE NEWLY INSTALLED WORK SHOWN ON THIS PLAN SHALL BE REMOVED BY SANDBLASTING OR GRINDING. 8.DEBRIS FROM REMOVAL OPERATION SHALL BE CONTAINED WITHIN THE WORK AREA AND THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO PROTECT PERSONS AND PROPERTY ADJACENT TO THE SANDBLASTING OPERATIONS. THE DEBRIS RESULTING FROM THE SANDBLASTING SHALL BE IMMEDIATELY REMOVED AND DISPOSED BY THE CONTRACTOR. DEBRIS WITHIN THE ROADWAY SHALL BE REMOVED BY MECHANICAL SWEEPING OR HIGH-POWER VACUUM. 9.SCARRED PAVEMENT SURFACES RESULTING FROM REMOVAL OPERATIONS SHALL BE SEALED WITH ASPHALTIC PAINT CONFORMING TO SECTION 203-80OF THE STANDARD SPECIFICATIONS. SCARRED AREAS RESULTING FROM WORK OR GRAPHIC LEGEND REMOVAL SHALL BE FULLY COVERED WITH ASPHALTIC PAINTED SQUARE OR RECTANGULAR SHAPE THAT COMPLETELY OBLITERATES THE OLD LEGEND FORM. 10.ALL SIGNS SHALL CONFORM TO SECTION 56-2, ENTITLED "ROADSIDE SIGNS", AS SPECIFIED IN THE STATE STANDARD SPECIFICATIONS. SIGNS SHALL BE REFLECTORIZED SHEET ALUMINUM USING HIGH INTENSITY GRADE SHEETING WITH 3M #1160 PROTECTIVE OVERLAY FILM OR APPROVED EQUAL. ALL SIGNS SHALL BE MOUNTED WITH THEFT/VANDAL-PROOF FASTENERS. CONTRACTOR SHALL INSTALL ROADWAY SIGNS AND POSTS PER THE SIGN AND POST SCHEDULE ON THESE PLANS UNLESS OTHERWISE NOTED. SIGNING AND STRIPING PLAN RESIDENCE INN BY MARRIOT LA QUINTA, CALIFORNIA ON-SITE IMPROVEMENT AND PRECISE GRADING PLANS APN 600-020-053 11. PER GOVERNMENT CODE SECTION 4216, IF THE WORK IS IN AN AREA WHICH IS KNOWN, OR REASONABLY SHOULD BE KNOWN, TO CONTAIN SUBSURFACE INSTALLATIONS, CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT (U.S.A.) AT 1-800-422-4133 AND OBTAIN AN INQUIRY IDENTIFICATION NUMBER AT LEAST TWO WORKING DAYS (48 HOURS) PRIOR TO COMMENCING ANY WORK THAT PENETRATES THE EXISTING SURFACE. 12. STRIPING LAYOUT SHALL BE APPROVED BY THE CITY ENGINEERING DEPARTMENT PRIOR TO APPLICATION OF PERMANENT PAINT. CONTACT THE CITY ENGINEERING DEPARTMENT 48 HOURS PRIOR TO LAYOUT. 13. STEEL SIGN POSTS INSTALLED IN CONCRETE AREAS SHALL BE INSTALLED EN PVC SLEEVES TO FACILITATE REPLACEMENT. WOOD POSTS SHALL HAVE 12"X12" CONCRETE. THE CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF THE CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY, AND HOLD THE OWNER AND THE ENGINEERS HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK IN THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. PRIVATE ENGINEER'S NOTICE TO CONTRACTORS THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR STRUCTURES SHOWN IN THESE PLANS WERE OBTAINED BY A SEARCH OF AVAILABLE RECORDS. TO THE BEST OF OUR KNOWLEDGE, THERE ARE NO EXISTING UTILITIES EXCEPT THOSE SHOWN IN THESE PLANS. THE CONTRACTOR IS REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES SHOWN, AND IS RESPONSIBLE FOR THE PROTECTION OF , AND ANY DAMAGE TO THESE LINES OR STRUCTURES. "CAUTION: THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZED CHANGES OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITTEN AND MUST BE APPROVED BY THE PREPARATORY OF THESE PLANS." UNDERGROUND UTILITIES AND STRUCTURES ELECTRICAL ID ENERGY LA QUINTA DIVISION 81-600 AVE. 58 LA QUINTA, CA 92253 PH: (760) 398-5820 (800) 303-7756 FAX: (760) 391-5999 CONTACT: CARLOS PARTIDA PROJECT MANAGER GAS THE GAS CO. 75095 MAYFAIR DR SCB052 PALM DESERT, CA 92211-5102 PH: (760) 346-8198 (800) 427-2200 FAX: (760) 773-9243 CONTACT: VINCENT ALVAREZ TELEPHONE VERIZON 295 NORTH SUNRISE WAY PALM SPRINGS, CA 92262-5295 PH: (760) 864-1720 (800) 483-5000 CONTACT: BILL MORROW UTILITY PROVIDERS SUNRIDGE PROPERTIES OWNER EDAIS ENGINEERING 3075 S. AVENUE 4E YUMA, ARIZONA 85365 (928)344-3566 CIVIL ENGINEER GEOTECHNICAL ENGINEER I, A REGISTERED CIVIL ENGINEER OF THE STATE OF CALIFORNIA, PRINCIPALLY DOING BUSINESS IN THE FIELD OF APPLIED SOIL MECHANICS, HEREBY VERIFY THAT A SAMPLING AND STUDY OF THE SOIL CONDITIONS PREVALENT WITHIN THE SITE WAS MADE BY ME OR UNDER MY DIRECTION ON ONE COMPLETE COPY OF THE GEOTHECNICAL ENGINEERING INVESTIGATION COMPILED FROM THE STUDY , WITH MY RECOMMENDATIONS , HAS BEEN SUBMITTED TO THE OFFICE OF THE CITY ENGINEER. ALSO SUBMITTED WAS AND UPDATE LETTER TO THE REPORT DATED , CONFIRMING THE VALIDITY OF THIS REPORT. THESE ROUGH GRADING PLANS HAVE BEEN REVIEWED BY ME OR UNDER MY DIRECTION AND CONFORM TO THE RECOMMENDATIONS MADE IN THE GEOTHECNICAL ENGINEERING INVESTIGATION MENTIONED ABOVE. . SIGNED SOIL'S ENGINEER CERTIFICATE COVER PAGE - - - - - - - - - - - - - - - - - - 1 SECTIONS - - - - - - - - - - - - - - - - - - - - 2 PRECISE GRADING PLAN - - - - - - - - - 3 SITE PLAN - - - - - - - - - - - - - - - - - - - - - 4 TYPICAL DETAILS - - - - - - - - - - - - - - - 5 STRIPING - - - - - - - - - - - - - - - - - - - - - 6 SHEET INDEX EARTHWORK RAW CUT SHRINKAGE (20%) O-X BUILDING PAD (5') SHRINKAGE ON "O-X" (20%) O-X SITE (1') SHRINKAGE ON O-X (20%) NET AVAILABLE CUT EXPORT (CUT) 0 C.Y. 360 C.Y. 0 C.Y. 0 C.Y. RAW FILL OVEREXCAVATION (PAD) TOTAL FILL REQUIRED IMPORT (FILL) OVEREXCAVATION (SITE) 0 C.Y. 0 C.Y. 0 C.Y. NOTE: VICINITY MAP LOCATION DUNE PALMS RDAVE 48 JEFFERSON ST.HWY 111 CONSTRUCTION NOTES QUANTITY ESTIMATES (FOR PERMIT PURPOSES ONLY) WATER AND SEWER CVWD 85-995 AVENUE 52 COACHELLA, CA 92236 PH: (760) 398-2651 FAX: (760) 399-3711 CONTACT: AMER HASSOUNEH CABLE TIME WARNER CABLEVISION 75181 MEDITERRANEAN ST. PALM DESERT, CA 92211-5102 PH: (760) 674-5622 (760) 340-1312 FAX: (760) 406-6168 CONTACT: BILL WILLIAMS 1 CONSTRUCT 3" AC PAVEMENT OVER 4 " CLASS II AGGREGATE BASE _________________________________ 53,035 SF 2 CONSTRUCT 6" THICK P.C.C. OVER 4" THICK CLASS II AGGREGATE BASE _______________________________ 1,653 SF AS PER DETAIL 1 ON SHEET 5 (PAVEMENT SECTION) AS PER DETAIL 1 ON SHEET 5 ( CONCRETE TO PAVEMENT SECTION) 3 CONSTRUCT 6" BARRIER CURB PER DETAIL 3 ON SHEET 5 ___________________________________________ 734 LF 4 CONSTRUCT 6" CURB AND GUTTER PER DETAIL 2 ON SHEET 5 _______________________________________ 3,231 SF 5 CONSTRUCT 4' WIDE RIBBON GUTTER PER DETAIL 5 ON SHEET 5 ____________________________________ 2,238 SF 6 CONSTRUCT ADA RAMP PER DETAIL 7 ON SHEET 5 ________________________________________________ 3 EA 7 CONSTRUCT ADA RAMP AS PER DETAIL 8 ON SHEET 5 _____________________________________________ 1EA 8 CONSTRUCT ADA RAMP AS PER DETAIL 9 ON SHEET 5 ________________________________________ 1EA 9 10 11 CONSTRUCT P.C.C. SIDEWALK/WALK AS PER DETAIL 4 ON SHEET 5 __________________________________ 6,683 SF12 CONSTRUCT BLOCK WALL (STRUCTURAL DETAILS BY OTHERS _______________________________________ 84 LF13 14 PAINT PARKING STALL STRIPPING PER DETAIL 6 ON SHEET 5 _________________________________________ 118 EA 15 PAINT ACCESSIBLE PARKING STRIPING AND SYMBOL AND INSTALL ACCESSIBLE PARKING_________________ 3 EA SIGNS PER DETAIL 6 ON SHEET 5 16 17 INSTALL BLUE RAISED PAVEMENT MARKERS (RPM) FOR FIRE HYDRANTS ___________________________________ 4 EA 18 INSTALL ADA SITE ACCESS SIGN PER DETAIL 11 ON SHEET 5 _____________________________________________ 1 EA 19 INSTALL AREA DRAIN AND/OR CLEAN-OUT PER DETAIL 12 NO SHEET 5______________________________________ 21 EA 20 INSTALL 3" PVC SCHEDULE 40 PIPE (CONNECT TO ROOF DRAIN -__________________________________________ 105 LF 27 INSTALL 6" ADS-N12 (OR APPROVED EQUAL) ____________________________________________________________ 328 LF 30 INSTALL 18" ADS-N12 (OR APPROVED EQUAL) CROSS WYE ____________________________________________ 5 EA SEE BUILDING MECHANICAL PLAN) . 21 INSTALL 4"X 3" ADS-N12 WT REDUCER ( OR APPROVED EQUAL) ___________________________________________ 10 EA 22 NOT USED 23 6"X 4" ADS-N12 WT WYE ( OR APPROVED EQUAL) _________________________________________________________ 15 EA 24 8"X 4" ADS-N12 WT WYE ( OR APPROVED EQUAL) _________________________________________________________ 6 EA 25 28 INSTALL 8" ADS-N12 (OR APPROVED EQUAL) ____________________________________________________________ 303 LF 29 INSTALL 18" ADS-N12 (OR APPROVED EQUAL) ____________________________________________________________ 890 LF 31 INSTALL 18" ADS-N12 (OR APPROVED EQUAL) WYE___________________________________________________ 4 EA NYLOPAST DRAIN BASIN W/2X2 MAG STYLE GRATE (3299CGSPSBM) ___________________________________ 2 EA NYLOPAST 36" DRAIN BASIN W/2' DIA. GRATE (2836AG) ________________________________________________ 5 EA 26 INSTALL 4" ADS-N12 (OR APPROVED EQUAL) ____________________________________________________________ 60 LF DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 1 OF 6 DESIGN BY: NKE DRAWN BY: OH DATE:08/31/18 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET) DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY. APN 600-020-053 PRECISE GRADING PLAN DATENAJEH EDAIS , PE COVER SHEET LOT BOUNDARY SYMBOLS: EXISTING WATER LINE X" XXX WATER EXISTING SEWER - 8" VCP SEWER SERVICE CLEANOUT CONCRETE SIDEWALK CURB & GUTTER & AC PAVEMENT BLOW OFF VALVE FIRE HYDRANT SEWER MANHOLE CABLE FENCE WIRE FENCE ELECTRICAL BOX TELEPHONE BOX FOUND MONUMENT AS NOTED IN SURVEYOR'S MONUMENATION NOTES CORNER TO BE SET WITH 1" DIAMETER IRON PIPE, WITH PLASTIC PLUG, STAMPED "LS 7107" IN CONJUNCTION WITH PROPOSED PARCEL MAP TO BE PREPARED, PROCESSED AND RECORDED BY EDAIS ENGINEERING ( ) RECORD DATA PER RS 142/5 [ R1 ] RECORD DATA PER GRANT DEED REC'D AS INST 2010-0575516 O.R. [ R2 ] RECORD DATA GRANT OF EASEMENT REC'D AS INST 2012-0206092 O.R. [ R3 ] RECORD DATA PER RECORD OF SURVEY FILED AS RS 96/52 [ R4 ] RECORD DATA PER PARCEL MAP FILED AS PMB 216/59 [ R5 ] RECORD DATA PER PARCEL MAP FILED AS PMB 190/61 LEGEND: CONCRETE ELEVATIONCONC-XX.X X SIDEWALK ELEVATIONSW-XX.XX ASPHALT ELEVATIONAC-XX.XX TOP CURB ELEVATIONTC-XX.XX TOP OF CMU WALL ELEVTW-XX.XX GUTTER ELEVATIONG-XX.XX GROUND ELEVATION XX.XX WATER VALVE SW CENTER LINE CONTOUR LINE STORM CATCH BASIN EXISTING STORM DRAINSDSD EXISTING GAS LINE EXISTING TELEPHONE LINETT RECORD EXCEPTION OR EXCLUSION AS NOTED HEREON5 CONSTRUCT ADA RAMP AS PER DETAIL 10 ON SHEET 5 _____________________________________________ 1EA AS PER DETAIL 10 ON SHEET 5 32 33 NOT USED 9/4/2018 N.K.E.1 90% PROGRESS SET 03/05/2019 STORM WATER POLLUTION PREVENTION PLAN (SWPPP) TO BE SUBMITTED BY THE CONTRACTOR DEFERRED SUBMITTAL INSTALL 24" ADS-N12 ( OR APPROVED EQUAL ) STORM DRAIN PIPE ___________________________________ 168 LF INSTALL 24" ADS-N12 ( OR APPROVED EQUAL ) STORM DRAIN PIPE WT BEND __________________________ 2 EA NOT USED 34 INSTALL NEW BIO CLEAN DSBB 4-6-72 _____________________________________________________ 1 EA 1/17/2019 N.K.E.2 2ND SUBMITTAL 2/15/2019 N.K.E.3 3RD SUBMITTAL 3/05/2019 N.K.E.4 4TH SUBMITTAL EXISTING FINISH GRADE EXISTING CMU WALL PL6.00' PROP. VALLEY GUTTER 6" PCC/ 4" AB. SEE DETAIL GUTTER ELEVATION (G) FINISH GRADE (FG) AS PER PLAN PROPOSED SIDEWALK. SEE DETAIL PROPOSED VERTICAL CURB AND GUTTER. SEE DETAIL 2.00'2.00'45.52'14.48'4.00' FINISH GRADE AS PER PLAN (FG) 2% MAX 1% MIN TO 2% MAX 25.50'9.99' PROP. 18" HDPE STORM DRAINPROP. 8" PVC FIRE LINE 3.70'8.00'2 5 4 5 PROPOSED PAVEMENT SEE DETAIL 1 5 5 5 PROP. TOP OF CURB GRADE (TC) AS PER PLAN PROP. GUTTER GRADE (G) AS PER PLAN PROPOSED VERTICAL CURB AND GUTTER. SEE DETAIL2 5 TOP OF CURB GRADE (TC) AS PER PLAN GUTTER GRADE (G) AS PER PLAN PROP. TOP OF CURB GRADE (TC) AS PER PLAN PROP. GUTTER GRADE (G) AS PER PLAN 2.00'45.52'14.48'2.00'4.00' FINISH GRADE AS PER PLAN (FG) 2% MAX 1% MIN TO 2% MAX TO STORM DRAIN MATCH EXISTING GRADE 7.50'5.00' PROPOSED PAVEMENT SEE DETAIL1 5 PROP. VALLEY GUTTER 6" PCC/ 4" AB. SEE DETAIL GUTTER ELEVATION (G) PROPOSED VERTICAL CURB AND GUTTER. SEE DETAIL 2 5 PROPOSED BARRIER CURB SEE DETAIL 3 5 PROPOSED SIDEWALK. SEE DETAIL4 5 PROPOSED VERTICAL CURB AND GUTTER. SEE DETAIL 2 5 PROPOSED RAIN DRAIN. SEE DETAIL2 5 25.50'10.00' PROP. 18" HDPE STORM DRAINPROP. 8" PVC FIRE LINE8.00'TOP OF CURB GRADE (TC) AS PER PLAN GUTTER GRADE (G) AS PER PLAN PROP. TOP OF CURB GRADE (TC) AS PER PLAN PROP. GUTTER GRADE (G) AS PER PLAN 2.00'45.00'7.50'5.00'2.00' 2% MAX 1% MIN TO 2% MAX MATCH EXISTING GRADE PROPOSED BARRIER CURB SEE DETAIL 3 5 PROPOSED PAVEMENT SEE DETAIL1 5 PROPOSED VERTICAL CURB AND GUTTER. SEE DETAIL 2 5 PROPOSED VERTICAL CURB AND GUTTER. SEE DETAIL2 5 PROPOSED SIDEWALK. SEE DETAIL4 5 25.50' PROP. 8" PVC FIRE LINE8.00'TOP OF CURB GRADE (TC) AS PER PLAN GUTTER GRADE (G) AS PER PLAN PROP. TOP OF CURB GRADE (TC) AS PER PLAN PROP. GUTTER GRADE (G) AS PER PLAN 2.00'45.00' 2% MAX 1% MIN TO 2% MAX 2.00' EXISTING SIDEWALK PROPOSED VERTICAL CURB AND GUTTER. SEE DETAIL2 5 PROPOSED VERTICAL CURB AND GUTTER. SEE DETAIL 2 5 PROPOSED PAVEMENT SEE DETAIL1 5 PROPOSED SIDEWALK. SEE DETAIL4 5 29.00' PROP. 8" PVC FIRE LINE8.00'( 5 7 . 0 5 ) ( 5 6 . 9 8 ) ( 5 6 . 7 1 ) ( 5 5 . 5 6 ) ( 5 6 . 0 9 ) ( 5 5 . 5 0 ) ( 5 6 . 2 5 ) ( 5 6 . 4 8 ) ( 5 6 . 3 4 ) ( 5 6 . 5 5 ) ( 5 6 . 5 0 ) ( 5 6 . 5 5 ) ( TW - 5 9 . 2 9 ) ( TW - 5 6 . 6 9 ) ( TW - 5 6 . 5 4 ) ( TC - 5 6 . 6 2 ) (G - 5 6 . 1 2 ) ( TC - 5 6 . 1 3 ) (G - 5 5 . 6 5 ) ( TC - 5 5 . 5 8 ) (G - 5 5 . 0 8 ) ( TC - 5 6 . 1 3 ) (G - 5 5 . 7 0 ) ( TC - 5 6 . 5 7 ) (G - 5 5 . 9 7 )RIM - 5 6 . 0 3N.IN V - 4 8 . 8 0 S . IN V - 4 8 . 7 5 ( 5 7 . 9 2 ) ( TW - 6 5 . 3 3 ) ( TW - 6 4 . 6 7 ) ( TW - 6 0 . 2 0 ) ( TW - 6 4 . 6 7 ) TC- 58.78 G- 58.28 TC- 58.68 G- 56.18 TC- 58.39 G- 57.89 GB TC- 59.05 G- 58.55 TC- 58.91 G- 58.41 TC- 59.08 G- 58.58 FS- 58.75 TC- 59.25 TC- 60.05 FG- 58.75 TOG- 58.15 INV- 50.90 (INV- 42.53) FS- 58.65 GB TC- 58.89 G- 58.39 TC- 59.11 G- 58.61 50.00'50.00' A- 57.15 A- 57.85 A- 57.60A- 56.81DW&A- 56.16 DW&A- 56.52 PROPOSED PAVEMENT SEE DETAIL1 5 1% MIN TO 2% MAX MATCH EXISTING GRADE 30.00'8.00'8.00' PROP. 24" HDPE STORM DRAIN 7.45' MATCH EXISTING GRADE 15.00'PROP. 8" PUBLIC SEWER LINE NOTES TO CONTRACTOR- EXISTING UTILITIES DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 2 OF 6 DESIGN BY: NKE DRAWN BY: OH DATE:08/31/18 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET)DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY. APN 600-020-053 PRECISE GRADING PLAN DATENAJEH EDAIS , PE SECTION A SCALE 1"=10' SECTION B SCALE 1"=10' SECTION C SCALE 1"=10' SECTION D SCALE 1"=10' DISCLAIMERS AND TYPICAL SECTIONS THE LOCATION OF THE UNDERGROUND UTILITIES SHOWN ON THE PLANS WERE OBTAINED FROM A REVIEW OF THE AVAILABLE RECORD DATA. WHILE DUE CARE WAS TAKEN IN PREPARATION OF THIS INFORMATION, EDAIS ENGINEERING INC. CANNOT AND DOES NOT GUARANTEE THE ACCURACY NOR THE COMPLETENESS OF THE INFORMATION. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATIONS OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. THE CONTRACTOR AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES , WHICH RESULT FROM HIS FAILURE TO LOCATE EXACTLY AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. THE CONTRACTOR SHALL POTHOLE PROPOSED CROSSINGS OF EXISTING UTILITIES PRIOR TO CONSTRUCTION , AND SHALL VERIFY THEIR HORIZONTAL AND VERTICAL LOCATIONS. IN THE EVENT , DURING CONSTRUCTION, THAT UNKNOWN UTILITIES OR UNKNOWN STRUCTURES ARE FOUND AT UNEXPECTED ELEVATIONS OR LOCATIONS, EDAIS ENGINEERING INC. IS TO BE NOTIFIED OF SUCH CONDITIONS AT ONCE. EDAIS ENGINEERING WILL MAKE REQUIRED DESIGN CHANGES AND THE CONTRACTOR AGREES TO COMPLETE ALL WORK, INCLUDING REPAIRS REQUIRED , IN AN EXPEDITIOUS MANNER. THE CONTRACTOR FURTHER AGREES TO PURSUE DILIGENTLY THE COMPLETION OF SAID WORK. ANY DISCREPANCY BETWEEN THE PLANS AND FIELD SHALL BE BROUGHT TO THE ATTENTION OF EDAIS ENGINEERING INC. THE CONTRACTOR SHALL NOTIFY EDAIS ENGINEERING INC. PRIOR TO POTHOLING. IF NECESSARY , EDAIS ENGINEERING INC. SHALL REVISE THE PLANS. THE CONTRACTOR SHALL BEGIN CONSTRUCTION AFTER REVISIONS ARE APPROVED. NOTES TO CONTRACTOR- SITE CONDITIONS CONTRACTOR AGREES TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR THE JOB SITE CONDITION DURING THE COURSE OF CONSTRUCTION FOR THIS PROJECT, INCLUDING THE SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT APPLIES CONTINUOUSLY AND IS NOT LIMITED TO NORMAL WORKING HOURS. THE CONTRACTOR ALSO AGREES TO DEFEND, INDEMNIFY AND HOLD THE OWNER AND EDAIS ENGINEERING INC. HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR EDAIS ENGINEERING INC. NOTES TO CONTRACTOR- ACCESSIBILITY DETAILS THE ACCESSIBILITY DETAILS SHOWN ON THESE PLANS, INCLUDING SLOPE AND DISTANCE, WERE CALCULATED USING THE APPROVED DESIGN GRADES ON THESE PLANS.ACTUAL FIELD CONDITIONS DURING AND AFTER CONSTRUCTION CAN AND MAY CHANGE THE DESIGN PARAMETERS FOR THE ACCESSIBILITY DETAILS. THE CONTRACTOR SHALL CONFIRM ALL DESIGN SLOPES AND GRADES AND OBTAIN CITY INSPECTION AND APPROVAL PRIOR TO LAYOUT AND CONSTRUCTION OF ANY ACCESSIBILITY FACILITIES ON SITE. PRIOR TO FINAL CONSTRUCTION THE CONTRACTOR SHALL NOTIFY EDAIS ENGINEERING INC. IMMEDIATELY REGARDING ANY ANTICIPATED CHANGES TO THE ACCESSIBILITY DETAILS. IT SHALL ALSO BE NOTED THAT THE ACCESSIBILITY STANDARDS CALLED OUT ON THESE PLANS WERE BASED ON THE LATEST CBC AND CITY CODES AND SPECIFICATIONS AT THE TIME OF THE PLAN PREPARATION . THEREFORE IT SHOULD BE NOTED THAT THESE PLANS ARE SUBJECT TO CHANGE BASED ON THE CURRENT ACCESSIBILITY CODES AND SPECIFICATIONS AT TIME OF CONSTRUCTION. THE CONTRACTOR SHALL OBTAIN CITY INSPECTION AND APPROVAL PRIOR TO LAYOUT AND CONSTRUCTION OF ANY ACCESSIBILITY FACILITIES BASED ON CURRENT CODES AND SPECIFICATIONS AT TIME OF CONSTRUCTION. NOTES TO CONTRACTOR- DRAINAGE INTEGRITY THE GRADING PLAN PROVIDES FOR ON-SITE DRAINAGE IN ACCORDANCE WITH THE FLOWLINES SHOWN. IT IS THE DEVELOPER'S RESPONSIBILITY TO ENSURE THAT THE SWALES ARE CONSTRUCTED BY THE GRADING CONTRACTOR OR LANDSCAPE CONTRACTOR IN ACCORDANCE WITH THE APPROVED GRADING PLAN AND THAT THE INTEGRITY OF THE SWALES IS MAINTAINED. THIS PRECLUDES THE CONSTRUCTION OF BLOCK WALLS, FENCES OR OTHER STRUCTURES ACROSS FLOWLINES WITHOUT PROVISIONS FOR APPROPRIATE OPENINGS. EDAIS ENGINEERING INC. ASSUMES NO RESPONSIBILITY FOR ALTERATIONS IN THE DRAINAGE SYSTEM CAUSED BY ANY SUCH STRUCTURES OR OTHER GRADING MODIFICATIONS MADE BY THE DEVELOPER, HIS SUBCONTRACTORS, OR PROPERTY OWNER. NUISANCE WATER DISCLAIMER NOTE EXCESSIVE OVER-IRRIGATION OF LANDSCAPING , IF IT PERSIST, CAN POTENTIALLY RESULT IN DAMAGE TO OR FAILURE OF DRYWELLS , RETENTION BASINS, HARDCAPE OR PAVEMENT. THE DESIGN SHOWN HEREIN IS INTENDED TO COMPLY WITH AGENCY REQUIREMENTS, INDUSTRY STANDARDS AND LOCAL CONDITIONS BASED UPON INFORMATION AVAILABLE TO THE DESIGN ENGINEER, ASSUMING RESPONSIBLE MAINTENANCE ON THE PART OF THE PROPERTY OWNER OR ASSOCIATION. IT IS RECOMMENDED THAT THE DEVELOPER INCORPORATE INTO FUTURE CC&R'S ENFORCEABLE RESTRICTIONS AGAINST OVER-WATERING BY FUTURE RESIDENTS. CONTRACTOR NOTE- STORM DRAIN MAINTENANCE DURING CONSTRUCTION AND LONG TERM ALL INSTALLED STORM DRAIN INLETS, CATCH BASINS, JUNCTION STRUCTURES AND PIPELINES MUST BE PROTECTED FROM DEBRIS DURING CONSTRUCTION AND PRIOR TO COMPLETION AND GROW-IN PERIOD FOR LANDSCAPING. ONCE THE PROJECT IS COMPLETED AND ALL SOIL SURROUNDING THE INLETS/CATCH BASINS IS STABILIZED, MAINTENANCE MUST BE PERFORMED ON A REGULAR BASIS. IF REGULAR MAINTENANCE/ CLEANING IS NOT PERFORMED, THE SYSTEM MAY FAIL RESULTING IN DAMAGE TO THE PROJECT. NOTE TO CONTRACTOR- EXISTING SURVEY MONUMENTS THE CONTRACTOR IS TO USE HIS OR HER BEST EFFORTS TO MAINTAIN THE INTEGRITY AND LOCATION OF THE EXISTING SURVEY MONUMENTS SHOWN ON THESE PLANS. IF FOR ANY REASON THE CONTRACTOR INADVERTENTLY DAMAGES OR NEEDS TO REMOVE AN EXISTING SURVEY MONUMENT DURING CONSTRUCTION, IT IS THE CONTRACTOR'S RESPONSIBILITY TO SECURE THE SERVICES OF A LICENSED SURVEYOR PRIOR TO REMOVAL AND OR REPLACEMENT OF THE EXISTING MONUMENT.5 5 9/4/2018 N.K.E.1 90% PROGRESS SET 03/05/2019 SECONDARY ACCESS SCALE 1"=20' MATCH NEW AC PAVEMENT TO DRIVEWAY CITY OF LA QUINTA DRIVEWAY AS AS STD. NO. 221 E 2 SECTION E SCALE 1"=10' PROP. 24" HDPE STORM DRAIN PROPOSED 8" PUBLIC SEWER LINE EXISTISTING 12" WATER LINE EXISTING 20' CVWD EASEMENT PER INSTRUMENT NO. 2012-0315107 & 2012-0274387 AND PUE PER INSTRUMENT 2012-0376789 PROP. 12' CVWD EASEMENT PROP. 13.30' STORM DRAIN EASEMENT 1/17/2019 N.K.E.2 2ND SUBMITTAL PROP. 30' ROAD EASEMENT 2/15/2019 N.K.E.3 3RD SUBMITTAL 3/05/2019 N.K.E.4 4TH SUBMITTAL SDMH #1 TMH-58.53 INV N&W-45.20 INV SE-44.36 ( 5 7 . 8 0 ) ( 5 7 . 8 3 ) ( 5 7 . 9 0 ) ( 5 6 . 4 9 ) ( 5 7 . 1 5 ) ( 5 6 . 7 0 ) ( 5 7 . 8 1 ) ( 5 8 . 7 0 ) ( 5 6 . 7 2 ) ( 5 7 . 6 7 ) ( 5 8 . 7 0 ) ( 5 8 . 7 0 ) ( 5 8 . 5 8 ) ( 5 8 . 7 0 ) ( 5 7 . 9 8 ) ( 5 7 . 9 0 ) ( 5 8 . 0 1 ) ( 5 8 . 1 1 ) ( 5 8 . 1 0 ) ( 5 7 . 9 0 ) ( 5 7 . 8 7 ) ( 5 7 . 9 2 ) ( 5 7 . 9 1 ) ( 5 7 . 4 5 ) ( 5 7 . 6 1 ) ( 5 7 . 7 3 ) ( 5 7 . 5 8 ) ( 5 7 . 7 1 ) ( 5 8 . 1 8 ) ( 5 8 . 3 7 ) ( 5 8 . 0 9 ) ( 5 7 . 7 1 ) ( 5 7 . 8 1 ) ( 5 7 . 6 3 ) ( 5 7 . 8 2 ) ( 5 7 . 8 8 ) ( 5 7 . 6 2 ) ( 5 7 . 9 0 ) ( 5 8 . 3 0 ) ( 5 8 . 5 3 ) ( 6 0 . 0 7 ) ( 5 8 . 2 2 ) ( 5 8 . 5 8 ) ( 5 7 . 3 8 ) ( 5 7 . 2 8 ) ( 5 6 . 9 3 ) ( 5 7 . 2 1 ) ( 5 7 . 0 0 ) ( 5 7 . 1 2 ) ( 5 7 . 6 0 ) ( 5 7 . 3 7 ) ( 5 7 . 9 9 ) ( 5 7 . 4 7 ) ( 5 7 . 0 1 ) ( 5 6 . 8 9 ) ( 5 8 . 7 3 ) ( 5 7 . 6 1 ) ( 5 8 . 0 0 ) ( 5 7 . 9 9 ) ( 5 8 . 0 3 ) ( 5 7 . 4 2 ) ( 5 7 . 5 8 ) ( 5 8 . 1 3 ) ( 5 7 . 7 6 ) ( 5 8 . 8 1 ) ( 5 7 . 3 6 ) ( 5 7 . 3 7 ) ( 5 8 . 0 0 ) ( 5 6 . 7 7 ) ( 5 7 . 0 6 ) ( 5 6 . 5 4 ) ( 5 6 . 6 5 ) ( 5 7 . 2 5 ) ( 5 7 . 0 5 ) ( 5 6 . 9 8 ) ( 5 6 . 5 1 ) ( 5 6 . 7 4 ) ( 5 7 . 5 3 ) ( 5 7 . 7 1 ) ( 5 8 . 9 7 ) ( 5 8 . 7 6 ) ( 5 9 . 1 8 ) ( 5 6 . 4 8 ) ( 5 6 . 3 4 ) ( 5 6 . 5 5 ) TC - 6 0 . 2 6 TC - 6 0 . 0 2 TC - 6 0 . 0 3 TC - 5 9 . 9 3 T C - 5 9 . 8 7 TC - 5 9 . 9 2 T C - 5 9 . 8 5 TC - 5 9 . 8 9 ( TC - 5 9 . 9 6 ) TC - 5 8 . 2 2G- 5 7 . 7 3 TC - 5 8 . 2 5G- 5 7 . 8 5 TC - 5 8 . 2 9G- 5 7 . 7 9 TC - 5 8 . 3 3G- 5 7 . 8 9 TC - 5 7 . 9 6G- 5 7 . 5 3 TC - 5 7 . 9 8G- 5 7 . 5 7 TC - 5 8 . 1 5G- 5 7 . 6 8 TC - 5 8 . 3 1G- 5 7 . 9 3 ( 5 7 . 0 1 ) ( 5 6 . 6 5 ) ( 5 6 . 6 3 ) ( 5 7 . 1 9 ) ( 5 7 . 4 9 ) ( 5 7 . 3 7 ) ( 5 8 . 6 8 ) ( 5 6 . 8 2 ) ( 5 7 . 7 0 ) ( 5 6 . 4 9 ) ( 5 6 . 5 0 ) ( 5 7 . 4 0 ) ( 5 7 . 8 3 ) ( 5 8 . 0 0 ) SW - 5 8 . 6 4 SW - 5 8 . 7 7 SW - 5 8 . 5 7 SW - 5 8 . 6 6 SW - 5 8 . 3 5 SW - 5 8 . 5 0 SW - 5 8 . 3 0 SW - 5 8 . 4 3 SW - 5 8 . 8 4 SW - 5 8 . 8 0 SW - 5 8 . 8 9 SW - 5 8 . 7 4 SW - 5 8 . 6 9 SW - 5 8 . 7 5 SW - 5 8 . 1 4 TC - 5 8 . 1 4G- 5 7 . 7 1 TC - 5 8 . 1 6G- 5 7 . 6 4 TC - 5 8 . 1 5G- 5 7 . 5 6CONC- 5 8 . 2 1 SW - 5 9 . 9 0 SW - 6 0 . 2 8 TW - 6 1 . 1 1 TW - 6 1 . 7 5 TW - 6 1 . 5 7 TW - 6 2 . 8 8 TW - 6 1 . 8 1 TW - 6 1 . 8 4 TW - 6 2 . 2 2 TW - 6 1 . 1 4 TW - 6 5 . 9 9 TW - 6 0 . 7 2 ( 5 9 . 9 4 ) ( 5 9 . 5 3 ) ( 5 9 . 5 3 ) T B - 5 8 . 3 8 ( 5 9 . 2 8 ) ( 5 8 . 7 1 ) ( 5 5 . 9 9 ) ( 5 6 . 1 3 ) ( 5 4 . 8 5 ) ( 5 4 . 5 8 ) ( 5 8 . 0 9 ) ( 5 8 . 1 8 ) ( 5 4 . 7 5 ) ( 5 8 . 4 5 ) ( 5 4 . 3 4 ) ( 5 8 . 2 9 ) ( 5 8 . 3 4 ) ( 5 4 . 5 2 ) ( 5 8 . 5 1 ) ( 5 8 . 8 9 ) TC - 5 9 . 9 7 A - 5 9 . 6 2 TC - 6 0 . 2 4 A - 5 9 . 6 8 TC - 6 0 . 2 8 A - 5 9 . 8 0 TC - 6 0 . 0 8 A - 5 9 . 6 9 ( 5 8 . 3 7 ) ( 5 7 . 9 2 ) ( TW - 6 0 . 2 0 ) ( 5 8 . 5 0 ) ( 5 8 . 2 7 ) ( 5 8 . 2 2 ) FS- 59.73 @DOOR FG- 59.25 FG- 59.25 FG- 59.25 FG- 59.25 FS- 59.72 FS- 59.73 FG- 59.25 FG- 59.25FG- 59.25 FS- 59.69 FG- 59.25 FS- 59.67 FS- 59.73 FS- 59.67 FS- 59.73 FS- 59.73 FS- 59.67 FS- 59.67 FS- 59.67FS- 59.67 FS- 59.67 FS- 59.67 FS- 59.67 FS- 59.67 FS- 59.67 FS- 59.67 FG- 59.25 FS- 59.73 FG- 59.25FG- 59.25 FG- 59.25 FG- 59.25 FG- 59.25 FS- 59.73 FS- 59.67 FS- 59.67 FG- 59.25 FG- 59.25 FG- 59.25 FG- 59.25FG- 59.25 FG- 59.25 FS- 59.73 @DOOR TOG- 59.25 INV- 53.00 FS- 59.73 FS- 59.288:1MAX5.00'5.00' 5.00' 5.00'8:1MAX8:1 MAX 8:1 MAXMATCH EXISTING GRADEMATCH EXISTING GRADE 5.00'5.00'8:1MAX8:1 MAX GRADEBREAKGRADE BREAK GRADE BREAK GRADEBREAKPOOL SEE ARCHITECTURAL PLANS GOLF PUTTING GREEN SEE ARCHITECTURAL PLANS DECORATIVE PAVING SEE LANDSCAPING PLANS TC- 59.41 G- 58.91 TC- 59.25 G- 58.75 TOG- 59.63 INV- 52.60 TC- 59.10 G- 58.50 TC- 59.25 G- 58.75 TC- 59.13 G- 58.63 TC- 59.19 G- 58.69 TC- 59.25TC- 59.25 TC- 59.25 FS- 59.63 FS- 59.63 FS- 59.57 FS- 59.51 FS- 59.47 FS- 59.67 FS- 59.67 FS- 59.67 FS- 59.67 FS- 59.47FS- 59.47FS- 59.47 FS- 59.47FS- 59.47 FS- 59.65 FS- 59.65 FS- 59.69FS- 59.69FS- 59.69 FS- 59.69 FS- 59.67 FS- 59.67 FS- 59.63 FS- 59.63 TC- 59.63 G- 59.13 TC- 59.63 G- 59.13 TC- 59.59 G- 59.09 TC- 59.59 G- 59.09 TC- 59.63 G- 59.13 TC- 59.20 G- 58.80 TC- 59.05 G- 58.55 TC- 59.25 G- 58.75 TC- 59.41 G- 58.91 TC- 59.22 G- 58.72 TC- 59.25 G- 58.75 TC- 59.15 G- 58.65 TC- 59.25 G- 58.75 TC- 59.57 G- 59.07 TC- 59.57 G- 59.07 TC- 59.57 G- 59.07 FS- 59.57 TC- 59.25 G- 58.75 TC- 59.05 G- 58.55 TC- 59.11 G- 58.61 TC- 59.41 G- 58.91 TC- 59.41 G- 58.91 TC- 59.19 G- 58.69 TC- 59.15 G- 58.65 TC- 59.25 G- 58.75 TC- 59.41 G- 58.91 TC- 59.38 G- 58.88 TC- 59.12 G- 58.62 TC- 59.00 G- 58.50 TC- 58.89 G- 58.39 TC- 59.24 G- 58.74 TC- 59.41 G- 58.91 TC- 59.57 G- 59.07 TC- 59.48 G- 58.98 TC- 59.41 G- 58.91 TC- 59.28 G- 58.78 TC- 59.26 G- 58.76 TC- 60.19 G- 59.69 TC- 59.41 G- 58.91 TC- 59.41 G- 58.91 TC- 59.32 G- 58.82 TC- 59.25 G- 58.75 TC- 59.34 G- 58.09 TC- 59.30 G- 58.80 TC- 59.63 G- 59.13 TC- 59.25 G- 58.75 TC- 59.25 G- 58.75 TC- 58.63 G- 58.13 TC- 59.30 G- 58.80 TC- 59.63 G- 59.13 TC- 59.30 G- 58.80 TC- 59.25 G- 58.75 TC- 59.25 G- 58.75 TC- 59.63 G- 59.13 TC- 59.30 G- 58.80 TC- 59.25 G- 58.75 TC- 59.25 G- 58.75 TC- 59.32 G- 58.82 TC- 59.30 G- 58.80 TC- 59.25 G- 58.75TC- 59.05 G- 58.55 TC- 59.05 G- 58.55 TC- 59.29 G- 58.79 TC- 58.78 G- 58.28 TC- 58.71 G- 58.21 TC- 58.68 G- 56.18 TC- 58.39 G- 57.89 TC- 59.11 G- 58.61 TC- 58.72 G- 58.22 TC- 58.73 G- 58.23 TC- 58.75 G- 58.25 TC- 59.05 G- 58.55 GB TC- 59.05 G- 58.55 TC- 58.91 G- 58.41 TC- 59.07 G- 58.57 TC- 59.08 G- 58.08 TC- 59.08 G- 58.58 TC- 59.61 G- 59.11 TC- 59.25 G- 58.75 TC- 59.25 G- 58.75 TC- 59.29 G- 58.79 TC- 59.61 G- 59.11 TC- 59.41 G- 58.91 TC- 59.09 G- 58.59 TC- 59.04 G- 58.54 TC- 59.04 G- 58.54 TC- 59.19 G- 58.69 TC- 59.25 G- 58.75 TC- 59.11 G- 58.61 TC- 58.93 G- 58.43 TC- 58.99 G- 58.49 TC- 59.15 G- 58.65 TC- 59.57 G- 59.07 TC- 59.40 G- 58.90 TC- 59.40 G- 58.90 TC- 59.47 G- 58.97 TC- 59.29 G- 58.79 TOG- 58.15 INV- 50.90 FS- 58.75FS- 58.75 FS- 58.65 TC- 59.25 TC- 60.05 FG- 58.75 TOG- 58.15 INV- 50.90 TC- 59.61 G- 59.11 FS- 59.61 TC- 59.54 G- 59.04 TC- 59.54 G- 59.04 TC- 59.25 G- 58.75 TC- 59.05 G- 58.55 TC- 59.33 G- 58.83 TOG- 59.25 INV- 56.00 TOG- 59.66 INV- 52.17TOG- 59.25 INV- 51.50 TOG- 58.00 INV- 52.58 TOG- 59.25 INV- 51.52 TOG- 59.25 INV- 51.88 TOG- 59.25 INV- 52.23 GB G- 58.40 TC- 59.65 G- 59.15 TC- 59.03 G- 58.53 TC-58.85 TOG- 58.35 INV- 51.40 TC- 59.22 G- 58.72 TC- 58.70 G- 58.20 TC- 58.84 G- 58.34 TC- 58.92 G- 58.42 FS- 59.47 TOG- 59.53 INV- 52.10 TOG- 59.50 INV- 53.17 TC- 58.61 G- 58.11 TC- 59.19 G- 58.69 TOG- 58.25 INV- 53.47 TC- 59.25 G- 58.75 TC- 59.13 G- 58.63 TC- 59.25 TC-58.45 G- 57.95 TC-58.36 TOG- 57.86 INV- 51.97 TC- 58.75 G- 58.25 TC-58.71 G- 58.21 TC- 59.03 G- 58.53 TOG- 59.59 INV- 55.28 TOG- 59.59 INV- 55.63 TOG- 59.25 INV- 54.70 TOG- 59.25 INV- 55.04 TOG- 57.93 INV- 50.90 TOG- 59.25 INV- 54.88 TOG- 59.25 INV- 54.57 FG- 58.75 TC- 59.25 TC- 59.15 G- 58.65 TOG- 58.15 INV- 50.90 TC- 59.25 FG- 58.75 FG- 58.75 FG- 58.75 TC- 59.25 TC- 59.25 TC- 59.25 TC- 59.25 TC- 59.05 G- 58.55 TC- 58.85 G- 58.35 TC- 59.11 G- 58.61 TC- 58.88 G- 58.38 TC- 58.95 G- 58.45 TC- 59.11 G- 58.61 TC- 58.95 G- 58.45 TC- 59.05 G- 58.55 GB TC- 59.07 G- 58.57 SDMH #2 TMH-58.85 INV W-49.30 INV S-49.20 SDMH #3 TMH-58.55 INV N & S-50.50 INV E-50.40 SDMH #4 TMH-58.45 INV N- 47.33 INV E-47.23 SDMH #5 TMH-58.21 INV W-49.44 INV S-49.34 GB G- 58.40 TOG- 58.15 INV- 50.90 TC- 59.05 G- 58.55 FS- 58.65 TC- 59.11 G- 57.36 TC- 58.94 G- 58.44 TC- 58.61 G- 58.11 TC- 58.88 G- 58.38 TC- 59.11 G- 58.61 TC- 58.74 G- 58.24 TC- 59.25 TC- 58.89 G- 58.39 TC- 58.87 G- 58.37 TC- 58.86 G- 58.36 TC- 58.84 G- 58.34 GB TC- 58.89 G- 58.39 TC- 59.11 G- 58.61 TC- 59.21 G- 58.71 TC- 59.13 G- 58.63 TC- 59.41 G- 58.91 TC- 59.53 TC- 59.57 TC- 59.45 G- 58.95 TOG- 59.25 INV- 54.00 TOG- 59.25 INV- 54.00 G- 58.41 TC- 59.25 GB G- 58.48 15.25'4.76'27.50'TC - 5 7 . 9 5G- 5 7 . 8 6 TC-58.48G-58.03T C - 5 8 . 0 2 G - 5 8 . 1 3 TC- 59.30 G- 58.80 TC- 59.05 G- 58.55 PROPOSED NEW BUILDING (SEE ARCHITECTURAL PLANS FOR BUILDING DIMENSIONS) F.F. 59.75 P.E. 59.33 N 89°58'09" E 376.13' 1 3 3 3 4 1 28 19 19 19 28 19 4 21 27 6 7 6 27 4 4 9 8 4 19 19 19 27 27 27 CONSTRUCTION NOTES DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 3 OF 6 DESIGN BY: NKE DRAWN BY: OH DATE: 08/31/18 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY.APN 600-020-053 PRECISE GRADING PLAN DATENAJEH EDAIS , PE 3333 33 33 33 32 32 29 28 28 27 27 28 2828 27 2727 27 27 20 21 20 20 20 20 20 20 21 19 19 19 19 19 19191919 1919 19 19 18 18 18 16 3 4 4 4 44 4 4 4 4 4 4 4 4 4 4 44 44 4 4 4 4 5555 5 5 5 6 12 12 12 12 12 12 12 12 12 13 13 16 16 SCALE: 1=20 E W S N 1 1 20 20 22 22 2 21 20 1 21 2121 21 21 21 1 2 1 CONSTRUCT 3" AC PAVEMENT OVER 4 " CLASS II AGGREGATE BASE 2 CONSTRUCT 8' WIDE 6" THICK P.C.C. OVER 4" THICK CLASS II AGGREGATE BASE AS PER DETAIL 1 ON SHEET 5 (PAVEMENT SECTION) AS PER DETAIL 1 ON SHEET 5 ( CONCRETE TO PAVEMENT SECTION) 3 CONSTRUCT 6" BARRIER CURB PER DETAIL 3 ON SHEET 5 4 CONSTRUCT 6" CURB AND GUTTER PER DETAIL 2 ON SHEET 5 5 CONSTRUCT 4' WIDE RIBBON GUTTER PER DETAIL 5 ON SHEET 5 6 CONSTRUCT ADA RAMP PER DETAIL 7 ON SHEET 5 7 CONSTRUCT ADA RAMP AS PER DETAIL 8 ON SHEET 5 8 CONSTRUCT ADA RAMP AS PER DETAIL 9 ON SHEET 5 9 10 11 CONSTRUCT P.C.C. SIDEWALK/WALK AS PER DETAIL 4 ON SHEET 5 12 CONSTRUCT BLOCK WALL (STRUCTURAL DETAILS BY OTHERS 13 14 PAINT PARKING STALL STRIPPING PER DETAIL 6 ON SHEET 5 15 PAINT ACCESSIBLE PARKING STRIPING AND SYMBOL AND INSTALL ACCESSIBLE PARKING SIGNS PER DETAIL 6 ON SHEET 5 16 17 INSTALL BLUE RAISED PAVEMENT MARKERS (RPM) FOR FIRE HYDRANTS 18 INSTALL ADA SITE ACCESS SIGN PER DETAIL 11 ON SHEET 5 19 INSTALL AREA DRAIN AND/OR CLEAN-OUT PER DETAIL 12 NO SHEET 5 20 INSTALL 3" PVC SCHEDULE 40 PIPE (CONNECT TO ROOF DRAIN 27 INSTALL 6" ADS-N12 (OR APPROVED EQUAL) 30 INSTALL 18"X90" ADS-N12 (OR APPROVED EQUAL) WT BEND SEE BUILDING MECHANICAL PLAN) . 21 INSTALL 4"X 3" ADS-N12 WT REDUCER ( OR APPROVED EQUAL) 22 NOT USED 23 6"X 4" ADS-N12 WT WYE ( OR APPROVED EQUAL) 24 8"X 4" ADS-N12 WT WYE ( OR APPROVED EQUAL) 25 INSTALL 24" ADS-N12 ( OR APPROVED EQUAL ) STORM DRAIN PIPE 28 INSTALL 8" ADS-N12 (OR APPROVED EQUAL) 29 INSTALL 18" ADS-N12 ( OR APPROVED EQUAL ) STORM DRAIN PIPE 31 INSTALL 18" ADS-N12 (OR APPROVED EQUAL) WT TEE NYLOPAST DRAIN BASIN W/2X2 MAG STYLE GRATE (3299CGSPSBM) NYLOPAST 36" DRAIN BASIN W/2' DIA. GRATE (2836AG) 26 INSTALL 4" ADS-N12 (OR APPROVED EQUAL) CONSTRUCT ADA RAMP AS PER DETAIL 10 ON SHEET 5 AS PER DETAIL 10 ON SHEET 5 32 33 34 NOT USED NOT USED 9/4/2018 N.K.E.1 90% PROGRESS SET 03/05/2019 16 6 18 16 18 16 6 BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET) 34 INSTALL NEW BIO CLEAN DSBB 4-6-72 OR APPROVED EQUAL & TORRENT RESOURCES TO INSTALL MODIFIED MAXWELL DRYWELL OR APPROVED EQUAL 28 28 28 28 28 28 10 10 11 INSTALL 24" ADS-N12 ( OR APPROVED EQUAL ) STORM DRAIN PIPE WT BEND FOR CONTINUATIONSEE SHEET 2 SECONDARY ACCESS1/17/2019 N.K.E.2 2ND SUBMITTAL 2/15/2019 N.K.E.3 3RD SUBMITTAL 3/05/2019 N.K.E.4 4TH SUBMITTAL TTT2 PARKING SPACES @9'=18.00' 5.00'9.00'9.00'8.00' 11.00' 5.00'6.00'SW6.00' SW 6 PARKING SPACES @9'=54.00' 18.50'18.50'8'6.00'SW18.50'30.00'8.00'30.00'19.00'30.00'8.00'6.00' SW 18.50'30.00'6.00'SW8 PARKING SPACES @ 9'=63.00' 4 PARKING SPACES @ 9'=36.00'4 PARKING SPACES @ 9'=36.00'8 PARKING SPACES @ 9'= 72.00' 9.00'26.44'15.00'R2.50'R2.50'R8 . 0 0 ' R 2 . 5 0 ' R 2 . 5 0 ' R 2.50'R2.50'R2.50'R 2 . 5 0 'R 2 . 5 0 'R26.50'R 1 0 . 0 0 ' R 2 6 . 5 0 'R10.00'R2 . 5 0 ' R 1 5 . 0 0 'R2.50'R15.00'R2 . 5 0 'R2.50' R2.50' R 7.00'R7.00'R2 . 5 0 'R2.50'R2.50'R2 . 5 0 'R 2.50' R2.50'R2.50'R15 . 0 0 ' R 15.00'25.00'R2 5 . 0 0 'R6.00'SW6.00'SW6.00'SW11.00'7 PARKING SPACES @9=63.00' 4.00' 8.28' 2.50'2.50' 15.00'43.00'9.17'9.00' 2.50' 1.39' 4.98'4.96' 9.17' 2.49' 12.83'7.74'SW15.00' 30.00' 18.50' 85.76'4.60'5 PARKING SPACES @9'=45.00'6.00'15.00'9.64'16.12'15.00'3 PARKING SPACES @9'=27.00' 2.00'30.00'7.50'SW7.50 'SW31.00'31.00'32.58'9.50'15.00'15.00'2.50' 3.43' 2.50'2.50'2.50'2.50'2.50'2.50' 2.50' 2.50'2.50' 1.30'1.30' 2.50' 2.50'2.50'2.50'4.00'4.00'4.00'4.00'4.00' 4.00'10.38'18.37'6.00'SW6.00' SW 7.40'R 3 . 0 0 '3.00'RNOPARKING NOPARKINGNO PARKING 32.00'7.00'20.00'8.00'2.50'449.06'NOPARKING5.00'5 PARKING SPACES @ 9'=45.00'4.00'2.50'NOPARKING2.50'9.00'5.00'9.00' 38.00'16.00'51.14'POOL SEE ARCHITECTURAL PLANS GOLF PUTTING GREEN SEE ARCHITECTURAL PLANS DECORATIVE PAVING SEE LANDSCAPING PLANS 2.50' R15.00'6.00'2.50' R9 PARKING SPACES @9'=99.00'16 PARKING SPACES @ 9'=144.00'8.00'11 PARKING SPACES @ 9'=99.00'9 PARKING SPACES @ 9'=81.00'9.00'10 PARKING SPACES @9'=90.00'10.00'2.50'1 0 . 0 0 'R6.75'23.40'2.50' R2.50'8.00'9.00'9.00'26.70' 16.50'2.50' R8.00'8.00'13.01'30.00'12.90' N44°47'49"W 12.90' N44°47'49"E 30.00'18.50'18.50'4.00'4.00' N 89°58'09" E 376.13' PROPOSED NEW BUILDING (SEE ARCHITECTURAL PLANS FOR BUILDING DIMENSIONS) DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 4 OF 6 DESIGN BY: NKE DRAWN BY: OH DATE:11/29/18 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY.APN 600-020-053 PRECISE GRADING PLAN DATENAJEH EDAIS , PE HORIZONTAL CONTROL/ SIGNING AND STRIPING / ADA INFORMATION PARKING SPACES SUMMARY TOTAL SPACES REQUIRED 118 TOTAL SPACES PROVIDED 118 TOTAL ADA SPACES PROVIDED 4 TOTAL ADA VAN SPACED PROVIDED 1 LEGEND SCALE: 1=20 E W S N PROPERTY BOUNDARY CONSTRUCTION NOTES 1515 15 15 1515 SIGNING AND STRIPPING NOTES 1.CONTRACTOR SHALL FIELD VERIFY ALL EXISTING STRIPING WITHIN THE PROJECT LIMITS TO ENSURE COMPATIBILITY WITH THE SIGNING AND STRIPING PLANS. 2.ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE STANDARD SPECIFICATIONS FOR PUBLIC WORK CONSTRUCTION, LATEST EDITION, AND CITY OF LA QUINTA STANDARD PLANS, LATEST EDITION, HEREAFTER REFERRED TO AS THE STANDARD SPECIFICATIONS AND STANDARD PLANS, UNLESS OTHERWISE SPECIFIED. 3.TRAFFIC STRIPES, RAISED PAVEMENT MARKERS, AND SIGNS, ( EXCEPT PAVEMENT LEGENDS). SHALL COMPLY WITH THE LATEST EDITION OF THE CALTRANS STANDARD PLANS, UNLESS OTHERWISE SPECIFIED. 4.PAVEMENT LEGENDS SHALL MATCH CITY-OWNED STENCILS. CALL PUBLIC WORKS AT (760) 777-7075 TO MAKE ARRANGEMENTS FOR RENTAL OF CITY STENCILS OR INFORMATION REGARDING MODEL NOS. OF CITY STENCILS. 5.RAISED PAVEMENTS MARKERS SHALL CONFORM TO THE PROVISIONS IN SECTION 85 OF THE STATE STANDARD SPECIFICATIONS, ENTITLED RAPID SET EPOXY ADHESIVE FOR PAVEMENT MARKERS. 6.TRAFFIC STRIPES AND MARKINGS, SHALL BE APPLIED IN TWO COATS, WITH REFLECTORIZED MATERIAL IN BOTCH COATS, AND SHALL CONFORM TO SECTION 84-3, ENTITLED PAINTED TRAFFIC STRIPES AND PAVEMENT MARKINGS, AS SPECIFIED IN THE STATE STANDARD SPECIFICATIONS. THERE SHALL BE A MINIMUM OF 7 DAYS BETWEEN THE APPLICATION OF THE FIRST AND SECOND COATS. 7.ALL TRAFFIC STRIPPING AND PAVEMENT LEGENDS AND RAISED PAVEMENT MARKERS THAT CONFLICT OR CONFUSE TRAFFIC AS A RESULT OF THE NEWLY INSTALLED WORK SHOWN ON THIS PLAN SHALL BE REMOVED BY GRINDING. SANDBLASTING MAY BE UTILIZED WITH PRIOR AUTHORIZATION BY CITY ENGINEER. 8.DEBRIS FROM REMOVAL OPERATION SHALL BE CONTAINED WITHIN THE WORK AREA AND THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO PROTECT PERSONS AND PROPERTY ADJACENT TO THE GRINDING OR SANDBLASTING OPERATIONS, THE DEBRIS RESULTING FROM THE GRINDING OR SANDBLASTING SHALL BE IMMEDIATELY REMOVED AND DISPOSED OF BY THE CONTRACTOR. DEBRIS WITHIN THE ROADWAY SHALL BE REMOVED BY MECHANICAL SWEEPING OR HIGH POWER VACUUM. 9.SCARRED PAVEMENT SURFACE RESULTING FROM REMOVAL OPERATIONS SHALL BE SEALED WITH ASPHALT PAINT CONFORMING TO SECTION 203-8 OF THE STANDARD SPECIFICATIONS. SCARRED AREAS RESULTING FROM WORK OR GRAPHIC LEGEND REMOVAL SHALL BE FULLY COVERED WITH AN ASPHALTIC PAINTED SQUARE OR RECTANGULAR SHAPE THAT COMPLETELY OBLITERATES THE OLD LEGEND FORM. 10.ALL SIGNS SHALL CONFORM TO SECTIONS 56-2 ENTITLED " ROAD SIGNS" , AS SPECIFIED IN THE STATE STANDARD SPECIFICATIONS. SIGNS SHALL BE REFLECTORIZED SHEET ALUMINUM USING HIGH INTENSITY GRADE SHEETING WITH 3M #1160 PROTECTIVE OVERLAY FILM OR APPROVED EQUAL. ALL SIGNS SHALL BE MOUNTED WITH THEFT/ VANDAL -PROOF FASTENERS. CONTRACTOR SHALL INSTALL ROADWAY SIGNS AND POSTS PER THE SIGN AND POST SCHEDULE ON THESE PLANS UNLESS OTHERWISE NOTED. 11.PER GOVERNMENT CODE SECTION 4216, IF THE WORK IS IN AN AREA WHICH IS KNOWN, OR REASONABLY SHOULD BE KNOWN, TO CONTAIN SUBSURFACE INSTALLATIONS, CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALER (U.S.A.) AT 1 800 422 4133 AND OBTAIN AN INQUIRY IDENTIFICATION NUMBER AT LEAST TWO WORKING DAYS (48 HOURS) PRIOR TO COMMENCING ANY WORK THAT PENETRATES THE EXISTING SURFACE. 12.STRIPPING LAYOUT SHALL BE APPROVED BY THE CITY ENGINEERING DEPARTMENT PRIOR TO APPLICATION OF PERMANENT PAINT. CONTACT THE CITY ENGINEERING DEPARTMENT 48 HOURS PRIOR TO LAYOUTS. 13.STEEL SIGN POSTS INSTALLED IN CONCRETE AREAS SHALL BE INSTALLED IN STEEL SLEEVES TO FACILITATE REPLACEMENT: WOOD POSTS, IF APPROVED BY THE CITY BEGINNER, SHALL HAVE 12" X 12" CONCRETE FILLED BLOCKOUTS AROUND THE POST. D 3 A 2 B 2 C 2 14 15 17 14 14 14 14 14 14 14 14 14 14 14 14 14 14 EXISTING 20' CVWD EASEMENT PER INSTRUMENT NO. 2012-0315107 & 2012-0274387 AND PUE PER INSTRUMENT 2012-0376789 17 17 17 17 A. FOUND 1" IRON PIPE, WITH PLASTIC PLUG, STAMPED "LS 5570", DN 0.1', PER RS 96/52 AND RS 142/5. B. EAST 1/4 CORNER TO SECTION 29, T5S, R7E, SBM FOUND 1" IRON PIPE, WITH NAIL, NO TAG, DN 0.1', PER PM 216/59 AND RS 142/5. C. SOUTHWEST CORNER PARCEL 2 PER DOCUMENT NO. 2010-0575516 O.R. FOUND 1" IRON PIPE, WITH PLASTIC PLUG, STAMPED "PLS 4989", PER RS 142/5. D. SOUTHEAST CORNER PARCEL 2 PER DOCUMENT NO. 2010-0575516 O.R. FOUND NAIL & TAG, STAMPED "LS 5347", IN CONCRETE FOOTING, PER PMB 216/59 AND RS 142/5. E. NORTHWEST CORNER PARCEL 2 PER DOCUMENT NO. 2010-0575516 O.R. FOUND 1" IRON PIPE, WITH PLASTIC PLUG, STAMPED "PLS 4989", PER RS 142/5. J. NORTHEAST CORNER PARCEL 2 PER DOCUMENT NO. 2010-0575516 O.R. FOUND COPPERWELD, FLUSH, "PLS 4989", PER RS 142/5. K. NORTHWEST CORNER PARCEL 1 PER DOCUMENT NO. 2007-0103255 O.R. SET 1" IRON PIPE, WITH PLASTIC PLUG, STAMPED "LS 7107". L. NORTHEAST CORNER PARCEL 1 PER DOCUMENT NO. 2007-0103255 O.R. SET 1" IRON PIPE, WITH PLASTIC PLUG, STAMPED "LS 7107". M. 1/16 CORNER TO SECTION 29, T5S, R7E, SBM FOUND 1-1/2" BRASS DISK, STAMPED "LS 8223", ORIGIN UNKNOWN, ACCEPTED AS MONUMENT SET FOR SAID CORNER. PAINT PARKING STALL STRIPPING PER DETAIL 6 ON SHEET 5 INSTALL BLUE RAISED PAVEMENT MARKERS (RPM) FOR FIRE HYDRANTS PAINT ACCESSIBLE PARKING STRIPING AND SYMBOL AND INSTALL ACCESSIBLE PARKING SIGNS PER DETAIL 6 ON SHEET 5 9/4/2018 N.K.E.1 90% PROGRESS SET 03/05/2019 SITE ANALYSIS SITE AREA 130,244 SF (2.99 ACRES) 100.00% BUILDING AREA 23,340 SF (0.54 ACRES) 17.92% LANDSCAPE AREA 21,880 SF (0.50 ACRES) 16.80% PARKING LOT AREA 55,273 SF (1.26 ACRES) 42.44% MISCELLANEOUS 29,751 SF (0.68 ACRES) 22.84% 15 15 15 15 EXISTING 50' X 175' CVWD EASEMENT PER INSTRUMENT NO. 2007-0103256 BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET)FOR CONTINUATIONSEE SHEET 2 SECONDARY ACCESS1/17/2019 N.K.E.2 2ND SUBMITTAL 2/15/2019 N.K.E.3 3RD SUBMITTAL 3/05/2019 N.K.E.4 4TH SUBMITTAL 9'-0" 4" WHITE LINE18'-6"4" BLUE LINE BORDERS RETAINING CURB 5'-0" Min FOR REGULAR ACCESSIBLE PARKING STALL 8'-0" Min FOR VAN ACCESSIBLE PARKING STALL, 4" WHITE LINE DIAGONALS AT 3'-0" Max CENTERS, TRUNCATED DOMES SEE DETAIL SIDEWALK 4" WHITE LINE ISA MARKING AT REAR LIMIT OF STALL, SEE HC PARKING SIGN PER DETAIL THE WORDS "NO PARKING", SHALL BE PAINTED IN WHITE LETTERS NO LESS THAN 1'-0" HIGH. 9'-0" 2% MAX ANY DIRECTION 8.33% MAX 8.33% MAX RAISED TRUNCATED DOME RAISED TRUNCATED DOME PATTERN (IN-LINE) 2.3" Min AND 2.4" Max CENTER TO CENTER SPACING 0.9" Min AND 0.92" Max BASE Dia 0.45" Min AND 0.47" Max TOP Dia 3 4" 14"14" GROVED BORDER DETAIL 6' MIN.6' MIN.2.5' MIN. VERTICAL CURB & GUTTER 8.33% MAX. 8.33% MAX TRUNCATED DOMES SIDEWALK 2.5' MIN. SIDEWALK 1' WIDE GROVED BORDER1' WIDE GROVED BORDER SEE DETAIL 3 4" 14"14" GROVED BORDER DETAIL RAISED TRUNCATED DOME RAISED TRUNCATED DOME PATTERN (IN-LINE) 2.3" Min AND 2.4" Max CENTER TO CENTER SPACING 0.9" Min AND 0.92" Max BASE Dia 0.45" Min AND 0.47" Max TOP Dia RETAINING CURB EDGE OF RAMP 2:1 MAX. TRUNCATED DOMES SEE DETAIL 3 4" 14"14" GROVED BORDER DETAIL 8.33 % MAX. EXISTING 1.5 % MAX. 8.33 % MAX. 8.33 % MAX. 6.00'6.00' SIDEWALK NEW SIDEWALK 9.70 '8.96'8. 9 2 ' 1' WIDE GROVED BORDER RAISED TRUNCATED DOME RAISED TRUNCATED DOME PATTERN (IN-LINE) 2.3" Min AND 2.4" Max CENTER TO CENTER SPACING 0.9" Min AND 0.92" Max BASE Dia 0.45" Min AND 0.47" Max TOP Dia 1.5 % MAX. 8.33 % MAX. 8.33 % MAX. 8.33 % MAX. NEW SIDEWALK 7.68'8.96'7.54'EXISTING SIDEWALK TRUNCATED DOMES SEE DETAIL 6.00' 6.00' 3 4" 14"14" GROVED BORDER DETAIL VERTICAL CURB 1' WIDE GROVED BORDER RAISED TRUNCATED DOME RAISED TRUNCATED DOME PATTERN (IN-LINE) 2.3" Min AND 2.4" Max CENTER TO CENTER SPACING 0.9" Min AND 0.92" Max BASE Dia 0.45" Min AND 0.47" Max TOP Dia 9"6"REFLECTED SIGN 18 GA. MIN GALV. STEEL WITH PORCELAIN ENAMEL FINISH WITH BLUE BACKGROUND WHITE SYMBOL AND LETTERS COLOR EQUAL TO NO. 15090 FEDERAL STANDARD 595B WHITE LETTERS/ PERIMETER INCLUDE "MINIMUM FINE $250" WHITE LETTERS/PERIMETER INCLUDE " VAN ACCESSIBLE " LETTERING AT VAN ACCESSIBLE SPACE 80" ABOVE FINISH GRADE MIN. WHERE LOCATED IN PATH OF TRAVEL 2" SQ. GALV. STEEL POST PAINTED 560-C-2800 CONCRETE 2'12"10"6.00'5.00' 1' WIDE GROVED BORDER 1' WIDE GROVED BORDER TRUNCATED DOMES SEE DETAIL 8.33% MAX. 8.33% MAX. 8.33% MAX VERTICAL CURB & GUTTER BUILDING 5.62'6.00'6.00' 3 4" 14"14" GROVED BORDER DETAIL 1.5 % MAX. RAISED TRUNCATED DOME RAISED TRUNCATED DOME PATTERN (IN-LINE) 2.3" Min AND 2.4" Max CENTER TO CENTER SPACING 0.9" Min AND 0.92" Max BASE Dia 0.45" Min AND 0.47" Max TOP Dia PROP. STORM DRAIN PIPE SEE PLAN FOR SIZE PVC 90° BEND OR PVC 90° TEE 1% MIN PROP. GROUND6" AREA DRAIN W/PVC GRATE Ag= 13.61 SQ-IN PROP. STORM DRAIN PIPE SEE PLAN FOR SIZE PVC 90° BEND OR PVC 90° TEE 1% MIN 6" AREA DRAIN W/PVC GRATE Ag= 13.61 SQ-IN 4" PCC SLAB DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 5 OF 6 DESIGN BY: NKE DRAWN BY: OH DATE:08/31/18 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY. APN 600-020-053 PRECISE GRADING PLAN DETAILS DATENAJEH EDAIS , PE PAVEMENT SECTIONS 1 12" OF MOISTER CONDITIONED (MIN. 4% ABOVE OPTIMUM) NATIVE SOIL COMPACTED TO A MINIMUM OF 95% OF THE MAC. DRY DENSITY DETERMINED BY ASTM D1557 NEW 3" ASPHALTIC CONCRETE AS PER CALTRANS, TYPE B 1 2" MAX. MEDIUM GRADING COMPACTED TO A MIN. OF 95% OF THE 75-BLOW MARSHALL DENSITY (ASTM D-1559 (50 BLOWS/SIDE)FORMED HEIGHTBARRIER CURB AND 8 1/2"6" UNLESSOTHERWISE SPECIFIED6"1/2" RADIUS 1" RADIUS 1. BARRIER CURB MAY BE CONSTRUCTED BY THE USE OF FORMS OR MACHINE EXTRUDED. 2. CONTRACTION JOINT SPACING SHALL BE EITHER HAND TOOLED AND/OR SAW CUT AND SHALL BE PLACED NO FURTHER THAN TEN (10) FEET APART. DEPTH OF CONTRACTION JOINT SHALL HAVE A MINIMUM DEPTH OF ONE QUARTER (1/4) OF THE CONCRETE'S TOTAL HEIGHT. 3. BARRIER CURB SHALL BE FINISHED WITH STEEL TROWEL FOLLOWED BY A LONGITUDINAL BRUSH BROOM FINISH. 4. EXPANSION JOINTS SHALL BE LOCATED AT TANGENT POINTS, IN CURB RETURNS, AT STRUCTURES AND AT A MAXIMUM 20 FOOT INTERVAL. THE ONE-HALF INCH JOINT FILLER SHALL BE THE BITUMINUS TYPE MEETING THE A.A.S.H.T.O. M-33 OR THE A.S.T.M. NOTES D-1751 SPECIFICATIONS AND SHALL EXTEND THE FULL DEPTH OF THE CONCRETE. 3 AS PER PLAN 12 MIN. CLEAN MESH SAND COMPACTED TO 95% AGGREGATE AS PER SECTION ABOVE SUBGRADE AS PER SECTION ABOVE AC PAVEMENT AS PER SECTION ABOVE 8.0'8.0' HANDICAP SIGN DETAIL 2'-0"2'-0" 4'-0" 1" LEVEL LINE 1" PAVEMENT SECTION 6" PAVEMENT SHALL BE PLACED 3/8" ABOVE LIP OF GUTTER 4' WIDE RIBBON GUTTER 5 AS PER DETAIL 1 5:1 BATTER 6" 12" NOTES 1. VERTICAL CURB & GUTTER MAY BE CONSTRUCTED BY THE USE OF FORMS OR THE CONCRETE MAY BE MACHINE EXTRUDED. 3. CONTRACTION JOINT SPACING SHALL BE EITHER HAND TOOLED AND/OR SAW CUT AND SHALL BE PLACED NO FURTHER THAN TEN FEET (10') APART. CONTRACTION JOINT SHALL HAVE A MINIMUM DEPTH OF TWO INCHES (2"). 4. EXPANSION JOINTS SHALL BE LOCATED AT TANGENT POINTS, IN CURB RETURNS, AT STRUCTURES AND AT A MAXIMUM OF TWENTY FOOT (20') INTERVALS. THE ONE-HALF INCH (1/2") JOINT FILLER MATERIAL SHALL BE THE BITUMINOUS TYPE MEETING THE 5. CURB & GUTTER SHALL BE FINISHED WITH STEEL TROWEL FOLLOWED BY A LONGITUDINAL BRUSH BROOM FINISH. ALL EXPOSED EDGES AND HAND TOOLED JOINTS SHALL HAVE A ONE-QUARTER INCH (1/4") RADIUS UNLESS A LARGER RADIUS IS CALLED FOR IN THE CONSTRUCTION PLANS. 2. WHEN THE PAVEMENT SLOPES AWAY FROM THE GUTTER, THE SLOPE OF THE GUTTER WILL MATCH THE PAVEMENT'S CROSS slope. Gutter depression and 3/8" pavement above lip of gutter will not be needed. A.A.S.H.T.O. M-33 OR THE A.S.T.M. D-1751 SPECIFICATIONS AND SHALL EXTEND THE FULL DEPTH OF THE CONCRETE. CURB AND GUTTER DETAIL 2 24" LEVEL LINE 1" PAVEMENT SHALL BE PLACED 3/8" ABOVE LIP OF GUTTER 1" PAVEMENT SECTION AS PER DETAIL 1 1/2" RADIUS 3/4" RADIUS 3" 6" SLOPE A S P E R P L A N 15"CONCRETE CLASS 520-C-2500 WITH MAXIMUM SLUMP OF 4" PER CITY OF LA QUINTA STANDARD PLAN 200 CONCRETE CLASS 520-C-2500 WITH MAXIMUM SLUMP OF 4" PER CITY OF LA QUINTA STANDARD PLAN 200 2" FINISHED GRADE 6'-0" SLOPE 1% TO 95% (MINIMUM) 1/4" RADIUS CONTRACTION JOINT SHALL BE FINISHED 1 1/2" (MIN.) DEPTH 1/4"R TYPICAL 1/2" 1/4"R 1/4"R EXPANSION JOINT EACH SIDE CURB AND GUTTER TO A WIDTH OF 1/4" MAX. 4" CLEAN SAND COMPACTED 2. EXPANSION JOINT MATERIAL SHALL BE PLACED BETWEEN CURB & GUTTER AND SIDEWALK WHEN THE BACK OF THE SIDEWALK ABUTS CONCRETE DRIVEWAYS, OTHER CONCRETE PAVING OR CURB RETURNS, AT STRUCTURES AND PLACED AT 20' INTERVALS 1. EXPANSION JOINTS SHALL BE LOCATED AT TANGENT POINTS, IN (MAXIMUM). THE ONE-HALF INCH (1/2") JOINT FILLER SHALL BE THE BITUMINOUS TYPE MEETING A.A.S.H.T.O. D-1751 SPECIFICATIONS AND SHALL EXTEND THE FULL DEPTH OF THE CONCRETE. NOTES STRUCTURES. SIDEWALK DETAIL 4 CONCRETE CLASS 520-C-2500 WITH MAXIMUM SLUMP OF 4" PER CITY OF LA QUINTA STANDARD PLAN 200 4" CONCRETE CLASS 520-C-2500 WITH MAXIMUM SLUMP OF 4" PER CITY OF LA QUINTA STANDARD PLAN 200 BROOM FINISH ALL EXPOSED SURFACES HANDICAP PARKING AND STALL 6 ADA RAMP 7 9 10 11 12ADA RAMP ADA RAMP 4" AGGREGATE BASE SHALL CONFORM COMPACTED TO 95% OF ASTM D1557 ADA RAMP 8 CONCRETE TO PAVEMENT SECTION PAVEMENT SECTION AREA DRAIN AND CLEAN-OUT TO CALTRANS CLASS 2 (1/4" MAX) MAX. DRY DENSITY. TYPICAL DETAILS CONCRETE CLASS 520-C-2500 WITH MAXIMUM SLUMP OF 4" PER CITY OF LA QUINTA STANDARD PLAN 200 3" AGGREGATE BASE 4" AGGREGATE BASE 9/4/2018 N.K.E.1 90% PROGRESS SET 03/05/2019 BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET) 1/17/2019 N.K.E.2 2ND SUBMITTAL 2/15/2019 N.K.E.3 3RD SUBMITTAL 3/05/2019 N.K.E.4 4TH SUBMITTAL (57.27)(57.81)(58.70)(59.45)(58.44)(58.58)(58.53)(60.07)(59.89)(58.76)(59.18)(60.31)TC-62.94TC-62.70TC-61.38TC-61.10TC-60.85TC-60.41TC-60.26TC-60.02TC-60.03TC-59.93TC-59.87TC-59.92TC-59.85TC-59.89(TC-59.96)TC-58.22G-57.73TC-58.25G-57.85TC-58.29G-57.79TC-58.33G-57.89TC-57.96G-57.53TC-57.98G-57.57TC-58.15G-57.68TC-58.31G-57.93TC-59.08G-58.63TC-59.35G-58.89TC-59.56G-59.12TC-59.90G-59.41TC-60.20G-59.72TC-60.54G-60.05SW-60.38SW-60.48SW-60.05SW-59.69SW-59.83SW-60.60SW-60.71SW-59.47SW-59.38SW-59.11SW-59.18TC-58.77G-58.31 CON C-60.41(58.00)SW-58.64SW-58.77SW-58.57SW-58.66SW-58.35SW-58.50SW-58.30SW-58.43SW-58.84SW-58.80SW-58.89SW-58.74SW-58.69SW-58.75SW-58.14TC-58.14G-57.71TC-58.16 G-57.64TC-58.15G-57.56CON C-58.21SW-59.90SW-60.28(59.53)(59.53)TB-58.38(59.28)(58.71)(55.99)(56.13)(54.85)(54.58)(58.09)(58.18)(54.75)(58.45)(54.34)(58.29)(58.34)(54.52)(58.51)(58.89)(58.37)8:1MAX5.00'TC-57.95G-57.86TC-58 .48G-58 .03TC-58.02G-58.138:1MAX5.00'3 DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 6 OF 6 DESIGN BY: NKE DRAWN BY: JAT DATE: 08/31/18 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY.APN 600-020-053 HWY 111 IMPROVEMENT PLAN DATENAJEH EDAIS , PE SCALE: 1=20 S N W E 9/4/2018 N.K.E.1 90% PROGRESS SET 03/05/2019 BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET) 1/17/2019 N.K.E.2 2ND SUBMITTAL 2/15/2019 N.K.E.3 3RD SUBMITTAL EXISTING DRIVEWAY TO BE REMOVED & STRIPING PLAN STA. 0+46.63BEGIN CONSTRUCTIONMATCH EXISTINGGRADESTA. 0+66.84TC-59.80G-59.30STA. 0+87.05TC-59.65G-59.15STA. 2+73.05TC-58.64G-58.14STA. 3+00.0CONSTRUCTION NOTES 4 5 2 CURVE TABLE NO LENGTH'RADIUS'DELTA C1 20.358 93.702 0°07'28" C2 20.358 93.702 0°07'28" C1 C2 STA. 0+46.63BEGIN BROKEN STRIPINGSTA. 3+00.0END STRIPINGSTA. 0+87.05BEGIN SOLID STRIPINGSTA. 0+00.03 CONSTRUCT 8' WIDE 6" THICK P.C.C. OVER 4" THICK CLASS II AGGREGATE BASE AS PER DETAIL 1 ON SHEET 5 ( CONCRETE TO PAVEMENT SECTION) 4 1 CONSTRUCT 6" (150mm) TYPE A AC 19mm MAXIMUM MEDIUM OVER 7.5" (19mm) CAB. 2 CONSTRUCT CURB & GUTTER (TYPE A2-150) PER CALTRANS STD. RSP A87 CONSTRUCT ADA RAMP AS PER DETAIL 9 ON SHEET 5 5 CONSTRUCT ADA RAMP AS PER DETAIL 10 ON SHEET 5 AS PER DETAIL 10 ON SHEET 5 DISPOSITION NOTES 3 REMOVE EXISTING CURB & GUTTER 4 1 SAWCUT, REMOVE & DISPOSE OF EXISTING PAVING 2 REMOVE EXISTING DRIVEWAY REMOVE EXISTING SIDEWALK 4 2 1 1 1 112333 4 STA. 0+00.06 CALTRANS TYPE IV (R) ARROW 7 6" WHITE BROKEN STRIPE 8 6" WHITE SOLID STRIPE 7 8 6 6 8 5 REMOVE EXISTING STRIPING 5STA. 1+0.00TC-59.58G-59.08STA. 1+50.00TC-59.30G-58.80STA. 2+0.00TC-59.03G-58.59STA. 2+50.00TC-58.75G-58.253/05/2019 N.K.E.4 4TH SUBMITTAL SW TTTNEW 369 LF 8"-C900 PVC WATER LINE SECTION D NEW 185LF 8"-C900 PVC WATER LINE SECTION C POOL SEE ARCHITECTURAL PLANS GOLF PUTTING GREEN SEE ARCHITECTURAL PLANS DECORATIVE PAVING SEE LANDSCAPING PLANS XFMR SDMH SDMH SDMH XFMR PROPOSED 12' CVWD EASEMENT NEW 205 LF 8"-C900 PVC WATER LINE SECTION B SDMH SDMH RESIDENCE INN BY MARRIOTT LA QUINTA, CALIFORNIA WATER AND PRIVATE SEWER IMPROVEMENT PLANS APN 600-020-053 VICINITY MAP LOCATION DUNE PALMS RDAVE 48 JEFFERSON ST.HWY 111 QUANTITY ESTIMATES FURNISH & INSTALL 8" PVC WATER MAIN_________________________ 1,137 LF FURNISH & INSTALL 6" FIRE LINE___________________________________ 43 LF FURNISH & INSTALL FIRE HYDRANTS________________________________4 EA FURNISH & INSTALL 8" BACKFLOW PREVENTOR_______________________1 EA FURNISH & INSTALL 2" BACKFLOW PREVENTOR_______________________2 EA ( FOR PERMIT PURPOSES ONLY) NOTE TO CONTRACTOR: QUANTITY ESTIMATE EDAIS ENGINEERING, INC. MAKES NO REPRESENTATION CONCERNING THE ESTIMATED QUANTITIES ON THESE PLANS, EXCEPT THAT ALL SUCH FIGURES, INCLUDING ALL EARTHWORK QUANTITIES, ARE PRELIMINARY ESTIMATES AND FOR PERMIT PURPOSES ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO PREPARE HIS OWN QUANTITY ESTIMATES FOR CONSTRUCTION OR COST PURPOSES. EDAIS ENGINEERING, INC. SHALL NOT BE RESPONSIBLE FOR ANY DEVIATIONS BETWEEN ESTIMATED QUANTITIES AND ACTUAL QUANTITIES AT THE TIME OF CONSTRUCTION. UTILITIES WATER COACHELLA VALLEY WATER DISTRICT (760) 398-2651 SEWER COACHELLA VALLEY WATER DISTRICT (760) 398-2651 ELECTRIC IMPERIAL IRRIGATION DISTRICT (800) 303-7756 GAS SOUTHERN CALIFORNIA GAS COMPANY (800) 427-2200 USA UNDERGROUND SERVICE ALERT (800) 227-2600 NOTE TO CONTRACTOR: SITE CONDITIONS CONTRACTOR AGREES TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR THE JOB SITE CONDITION DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING THE SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT APPLIES CONTINUOUSLY AND IS NOT LIMITED TO NORMAL WORKING HOURS. THE CONTRACTOR ALSO AGREES TO DEFEND, INDEMNIFY, AND HOLD THE OWNER AND THE EDAIS ENGINEERING, INC., HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR EDAIS ENGINEERING, INC. COACHELLA VALLEY WATER DISTRICT GENERAL NOTES FOR WATER SYSTEMS 1.ALL WATER MAIN CONSTRUCTION SHALL CONFORM TO THE STANDARD SPECIFICATIONS FOR CONSTRUCTION OF SANITARY SEWER SYSTEMS (STANDARD SPECIFICATIONS) OF THE COACHELLA VALLEY WATER DISTRICT (CVWD) 2.THE CONTRACTOR SHALL POSSES A VALID CLASS A OR C-34 STATE OF CALIFORNIA CONTRACTORS LICENSE. 3.CONTRACTOR SHALL CONTACT CVWD'S CHIEF INSPECTOR UPON RECEIPT OF APPROVED DRAWINGS TO ARRANGE THE PRECONSTRUCTION CONFERENCE. NO CONSTRUCTION SHALL BEGIN PRIOR TO THE PRECONSTRUCTION CONFERENCE. 4.CONTRACTOR SHALL SUBMIT TO CVWD A LIST OF MATERIALS TO BE USED PRIOR TO THE PRECONSTRUCTION CONFERENCE. ONLY MATERIALS ON APPROVED LIST MAY BE USED. LIST SHALL INCLUDE QUANTITY, MANUFACTURER, MODEL, SIZE AND OTHER PERTINENT DATA. 5.ALL WORK SHALL BE INSPECTED BY CVWD. THE CHARGES FOR INSPECTION SHALL BE IN ACCORDANCE WITH CVWD'S REGULATIONS. 6.CONTRACTOR SHALL SCHEDULE HIS CONSTRUCTION ACTIVITIES DAILY WITH THE INSPECTION DEPARTMENT BETWEEN 3:30 P.M. AND 4:30 P.M. FOR THE FOLLOWING WORKING DAY. IF CVWD IS UNABLE TO PROVIDE INSPECTOR OR INSPECTORS, CONTRACTOR SHALL RESCHEDULE THE WORK FOR ANOTHER TIME. IF CONTRACTOR ELECTS TO CANCEL SCHEDULED WORK WITHOUT PRIOR NOTICE TO CVWD, CONTRACTOR SHALL BE CHARGED ONE HOUR OF INSPECTION TIME FOR THE EACH DAY OF OCCURRENCE. 7.WORK PERFORMED WITHOUT INSPECTION SHALL BE REJECTED. 8.COPIES OF COMPACTION TEST RESULTS SHALL BE FURNISHED TO THE INSPECTOR PRIOR TO AIR TESTING. MINIMUM FREQUENCY OF COMPACTING TESTING SHALL BE AS FOLLOWS: A SET OF PIPE ZONE AND MID-TRENCHES TESTS SHALL BE CONDUCTED OVER THE SEWER MAIN BETWEEN MANHOLE SECTIONS AND A SET OF PIPE ZONE AND MID-TRENCHES SHALL BE CONDUCTED AT EVERY THIRD SERVICE LATERAL AND MANHOLE LOCATION. 9.GRADE AND ALIGNMENT SHALL BE ESTABLISHED IN A MANNER APPROVED BY CVWD. CUT SHEETS SHALL BE PROVIDED TO THE INSPECTOR PRIOR TO EXCAVATION AND INCLUDE THE TOP OF CURB ELEVATION A THE LATERAL LOCATIONS. SEWER MAIN SHALL BE INSTALLED TO WITHIN 0.02 FOOT TOLERANCE OF LINE A GRADE AND NO SAGS GREATER THAN 1 2 INCH ARE ACCEPTABLE. 10.THE SEPARATION BETWEEN WATER AND SEWER FACILITIES SHALL BE AS SPECIFIED IN CVWD STANDARD DRAWING NO. W-1/S-3. 11.THESE PLANS MAY BE SUBJECT TO REVIEW AND/OR REVISION BY CVWD IF CONSTRUCTION HAS NOT STARTED WITHIN 12 MONTHS FROM DATE OF APPROVAL AS SHOWN IN CVWD DRAWING APPROVAL BLOCKS. 12.CONTRACTOR SHALL CALL UNDERGROUND SERVICE ALERT (USA) AR 1-800-422-4133 AT LEAST TWO WORKING DAYS PRIOR TO START OF CONSTRUCTION AND PROVIDE THE CVWD INSPECTOR THE USA NUMBER PRIOR TO EXCAVATION. 13.NEW CONSTRUCTION TO BE PLUGGED UNTIL SEWER SYSTEM IS APPROVED FOR SERVICE, PLUG TO BE REMOVED IN PRESENCE OF DISTRICT INSPECTORS. CVWD EASMENT NOTE NO PERMANENT STRUCTURES WITHIN CVWD EASEMENTS. CVWD WILL NOT BE RESPONSIBLE FOR REPLACING AND/OR MAINTAINING ANY DECORATIVE CONCRETE AND/OR LANDSCAPING INSTALLED OVER MAINLINES OR VALVES. CVWD EASEMENT WILL BE DEDICATED BY: CITY OF LA QUINTA -INSTRUMENT NUMBER: 2012-0315108, RECORDED 07/06/2012 SHEET INDEX SHEET 1 SHEET 2 WATER IMPROVEMENT PLANS SHEET 3 WATER LINE PROFILE A WATER LINE PROFILE B-C-D SCALE: 1"=20' E W S N DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 1 OF 3 DESIGN BY: NKE DRAWN BY: JAT DATE:01/10/19 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOTT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY. APN 600-020-053 DATENAJEH EDAIS , PE FH FH NOTE TO CONTRACTOR: EXISTING UTILITIES THE LOCATION OF UNDERGROUND UTILITIES SHOWN ON THE PLANS WERE OBTAINED FROM A REVIEW OF AVAILABLE RECORD DATA. WHILE DUE CARE WAS TAKEN IN PREPARATION OF THE INFORMATION, EDAIS ENGINEERING, INC. CANNOT AND DOES NOT GUARANTEE THE ACCURACY NOR THE COMPLETENESS OF THE INFORMATION. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN A APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATIONS OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. THE CONTRACTOR AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH RESULT FROM HIS FAILURE TO LOCATE EXACTLY AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. THE CONTRACTOR SHALL POTHOLE PROPOSED CROSSINGS OF EXISTING UTILITIES PRIOR TO CONSTRUCTION AND SHALL VERIFY THEIR HORIZONTAL AND VERTICAL LOCATIONS. IN THE EVENT, DURING CONSTRUCTION, THAT UNKNOWN UTILITIES OR UNKNOWN STRUCTURES ARE FOUND AT UNEXPECTED ELEVATIONS OR LOCATIONS, EDAIS ENGINEERING, INC. IS TO BE NOTIFIED OF SUCH CONDITIONS AT ONCE. EDAIS ENGINEERING, INC. WILL MAKE REQUIRED DESIGN CHANGES AND THE CONTRACTOR AGREES TO COMPLETE ALL WORK, INCLUDING REPAIR REQUIRED, IN AN EXPEDITIOUS MANNER. THE CONTRACTOR FURTHER AGREES TO PURSUE DILIGENTLY THE COMPLETION OF SAID WORK. ANY DISCREPANCY BETWEEN THE PLANS AND FIELD SHALL BE BROUGHT TO THE ATTENTION OF EDAIS ENGINEERING, INC. THE CONTRACTOR SHALL NOTIFY EDAIS ENGINEERING, INC. PRIOR TO POTHOLING. IF NECESSARY, EDAIS ENGINEERING, INC. SHALL REVISE THE PLANS. THE CONTRACTOR SHALL BEGIN CONSTRUCTION AFTER REVISIONS ARE APPROVED. FH FH 9/4/2018 N.K.E.1 90% PROGRESS SET 03/05/2019 EXISTING 20' CVWD EASEMENT PER INSTRUMENT NO. 2012-0315107 & 2012-0274387 AND PUE PER INSTRUMENT 2012-0376789 EXISTING 50' X 175' CVWD EASEMENT PER INSTRUMENT NO. 2007-0103256 (TO BE ABANDONEND) ABBREVIATIONS (E) EAST (N) NORTH (S) SOUTH (W) WEST (NE) NORTHEAST (NW) NORTHWEST (SE) SOUTHEAST (SW) SOUTHWEST BOV BLOW-OFF VALVE C.B. CATCH BASIN CO CLEAN OUT DIP DUCTILE IRON PVC POLYVINYL CHLORIDE EA. EACH EX EXISTING FH FIRE HYDRANT HORIZ HORIZONTAL INV INVERT LF LINEAL FEET MH MANHOLE MIN. MINIMUM PROP. PROPOSED SWR. SEWER TCO TOP OF CLEAN OUT TMH TOP OF MANHOLE TYP. TYPICAL VCP VITRIFIED CLAY PIPE VERT VERTICAL WTR. WATER KEY NOTES 2 3 1 PROPOSED 8"-C900 PVC FIRE LINE PROPOSED 8" PUBLIC SEWER LINE (SEE DESIGN BY MSA) 4 PROPOSED 8" 45° ELL W/THRUST BLOCK PROPOSED 8" 90° ELL W/THRUST BLOCK 5 INSTALL 6" FIRE HYDRANT W/6"-C900 PVC LINE 6 CONSTRUCT NEW SEWER SANITARY MANHOLE 7 INSTALL 8" GATE VALVE W/ VALVE, BOX & COVER 8 CONNECT NEW 8" SEWER LINE TO EXISTING SEWER LINE 9 INSTALL NEW SEWER CLEAN OUT 15 14 GREASE SEPARATOR AS PER BUILDING PLUMBING PLAN 10 PROPOSED 2" CVWD WATER SERVICE 11 PROPOSED 2-2" WATER METER AS PER CITY OF LA QUINTA STANDARDS 12 13 16 PROPOSED 2" BACKFLOW PREVENTOR 17 18 PROPOSED 4"-SDR35 PVC SEWER LINE 19 PROPOSED (SAME SIZE AS PIPE )TEE WITH THRUST BLOCK 21 PROPOSED 1" IRRIGATION SERVICE W/ 1" METER AS PER CITY OF LA QUINTA STANDARDS 20 PROPOSED 8" ABOVE GROUND CVWD DOUBLE DETECTOR CHECK PROPOSED 2" 90° ELL 22 FOR CONTINUATION REFER TO BUILDING PLUMBING PLANS AND FIRE SPRINKLER PLANS 23 8"SDR35 PVC SEWER STUB 24 PROPOSED DRAIN PIPE (SEE STORM DRAIN PLANS) 25 26 27 28 INSTALL 2" GAS METER BY SOCAL INSTALL 6"GATE VALVE W/VALVE, BOX & COVER INSTALL 4" WATER SERVICE 29 INSTALL 4X2 REDUCER 30 INSTALL 4X2 TEE PROPOSED 4" 90° ELL W/THRUST BLOCK BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET) 31 CONSTRUCT NEW STORMDRAIN MANHOLE INSTALL NEW BIO CLEAN DSBB 4-6-72 OR PRIVATE 8" SEWER LINE INTO CVWD MANHOLE PRIVATE 8" SEWER LINE APPROVED EQUAL AS WELL TORRENT RESOURCES TO INSTALL MODIFIED MAXWELL DRYWELL OR APPROVED EQUAL 32 INSTALL 12'X8" CVWD TAPPING SLEEVE W/TB IMPROVEMENT PLANS PROPOSED STORM DRAIN PIPE-SEE STORM DRAIN PLANS PROPOSED STORM DRAIN PIPE PROPOSED STORM DRAIN PIPE-SEE STORM DRAIN PLANS PROPOSED STORM DRAIN PIPE-SEE STORM DRAIN PLANS PROPOSED STORM DRAIN PIPE-SEE STORM DRAIN PLANS LEGEND SURVEY BOUNDARY EXISTING WATER LINE X" XXX WATER EXISTING SEWER - 8" VCP SEWER SERVICE CLEANOUT EX. CONCRETE SIDEWALK EX. CURB & GUTTER & AC PAVEMENT EX. BLOW OFF VALVE FIRE HYDRANT EXISTING SEWER MANHOLE EX. WATER VALVE SW CENTER LINE STORM CATCH BASIN EXISTING STORM DRAINSDSD EXISTING GAS LINE EXISTING TELEPHONE LINETT THRUST BLOCK NEW SEWER MANHOLE NEW SEWER - 8" NEW WATER - 12" NEW 4" BACKFLOW PREVENTOR NEW WATER METER NEW WATER VALVE NEW STORM DRAIN MANHOLE WATER AND PRIVATE SEWER 1/17/2019 N.K.E.2 2ND SUBMITAL 2/15/2019 N.K.E.3 3RD SUBMITAL 3/05/2019 N.K.E.4 4TH SUBMITAL SW CB - 5 8 . 1 3 XFMRXFMR PROPOSED 12' CVWD EASEMENT 2+00.00 6+00.00 50 55 60 0+00.00 45 1+00.00 3+00.00 4+00.00 5+00.00 55 50 60 45 NEW 8"-C900 PVC WATER LINE PROPOSED FINISHED SURFACE 8" DRAIN PIPE3.5' MINCONNECT TO SECTION C STA 2+16.358" 90° ELLW/THRUST BLOCKSTA 2+18.358" WATERVALVE BOXSTA 2+31.158"X6"TEEW/THRUST BLOCKSTA 2+54.448" WATERVALVE BOXSTA 2+50.448" WATERVALVE BOXSTA 2+52.448"X6"TEEW/THRUST BLOCKSTA 3+4.808" 45° ELLW/THRUST BLOCKNEW 8"-C900 PVC WATER LINE STA 3+25.408" 45° ELLW/THRUST BLOCKSTA 3+58.098"X6"TEEW/THRUST BLOCK8" DRAIN PIPE4.48'8" DRAIN PIPE5.07'PROPOSED FINISHED SURFACE CONNECT TO SECTION B3.5' MIN STA 5+85.518" 90° ELLW/THRUST BLOCKSTA 5+83.518" WATERVALVE BOXSTA 5+52.518"X6"TEEW/THRUST BLOCK2.90'2.00"MINPROPOSED 2-2" WATER SERVICE 1.33'ELECTRICALCONDUIT2.00'SCALE HORIZ: 1"=20' E W S N SCALE VERT : 1"=5' DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 2 OF 3 DESIGN BY: NKE DRAWN BY: JAT DATE:01/10/19 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY.APN 600-020-053 WATER LINE PROFILE A DATENAJEH EDAIS , PE NOTE TO CONTRACTOR: EXISTING UTILITIES THE LOCATION OF UNDERGROUND UTILITIES SHOWN ON THE PLANS WERE OBTAINED FROM A REVIEW OF AVAILABLE RECORD DATA. WHILE DUE CARE WAS TAKEN IN PREPARATION OF THE INFORMATION, EDAIS ENGINEERING, INC. CANNOT AND DOES NOT GUARANTEE THE ACCURACY NOR THE COMPLETENESS OF THE INFORMATION. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN A APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATIONS OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. THE CONTRACTOR AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH RESULT FROM HIS FAILURE TO LOCATE EXACTLY AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. THE CONTRACTOR SHALL POTHOLE PROPOSED CROSSINGS OF EXISTING UTILITIES PRIOR TO CONSTRUCTION AND SHALL VERIFY THEIR HORIZONTAL AND VERTICAL LOCATIONS. IN THE EVENT, DURING CONSTRUCTION, THAT UNKNOWN UTILITIES OR UNKNOWN STRUCTURES ARE FOUND AT UNEXPECTED ELEVATIONS OR LOCATIONS, EDAIS ENGINEERING, INC. IS TO BE NOTIFIED OF SUCH CONDITIONS AT ONCE. EDAIS ENGINEERING, INC. WILL MAKE REQUIRED DESIGN CHANGES AND THE CONTRACTOR AGREES TO COMPLETE ALL WORK, INCLUDING REPAIR REQUIRED, IN AN EXPEDITIOUS MANNER. THE CONTRACTOR FURTHER AGREES TO PURSUE DILIGENTLY THE COMPLETION OF SAID WORK. ANY DISCREPANCY BETWEEN THE PLANS AND FIELD SHALL BE BROUGHT TO THE ATTENTION OF EDAIS ENGINEERING, INC. THE CONTRACTOR SHALL NOTIFY EDAIS ENGINEERING, INC. PRIOR TO POTHOLING. IF NECESSARY, EDAIS ENGINEERING, INC. SHALL REVISE THE PLANS. THE CONTRACTOR SHALL BEGIN CONSTRUCTION AFTER REVISIONS ARE APPROVED. NEW 377 LF 8"-C900 PVC WATER LINE SECTION A SECTION A SECTION DSHEET 3SECTION CSHEET 3FH FH PROPOSED STORM DRAIN PIPE 9/4/2018 N.K.E.1 90% PROGRESS SET BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET) KEY NOTES 2 3 1 PROPOSED 8"-C900 PVC FIRE LINE PROPOSED 8" PUBLIC SEWER LINE (SEE DESIGN BY MSA) 4 PROPOSED 8" 45° ELL W/THRUST BLOCK PROPOSED 8" 90° ELL W/THRUST BLOCK 5 INSTALL 6" FIRE HYDRANT W/6"-C900 PVC LINE 6 CONSTRUCT NEW SEWER SANITARY MANHOLE 7 INSTALL 8" GATE VALVE W/ VALVE, BOX & COVER 8 CONNECT NEW 8" SEWER LINE TO EXISTING SEWER LINE 9 INSTALL NEW SEWER CLEAN OUT 15 14 GREASE SEPARATOR AS PER BUILDING PLUMBING PLAN 10 PROPOSED 2" CVWD WATER SERVICE 11 PROPOSED 2-2" WATER METER AS PER CITY OF LA QUINTA STANDARDS 12 13 16 PROPOSED 2" BACKFLOW PREVENTOR 17 18 PROPOSED 4"-SDR35 PVC SEWER LINE 19 PROPOSED (SAME SIZE AS PIPE )TEE WITH THRUST BLOCK 21 PROPOSED 1" IRRIGATION SERVICE W/ 1" METER AS PER CITY OF LA QUINTA STANDARDS 20 PROPOSED 8" ABOVE GROUND CVWD DOUBLE DETECTOR CHECK PROPOSED 2" 90° ELL 22 FOR CONTINUATION REFER TO BUILDING PLUMBING PLANS AND FIRE SPRINKLER PLANS 23 8"SDR35 PVC SEWER STUB 24 PROPOSED DRAIN PIPE (SEE STORM DRAIN PLANS) 25 26 27 28 INSTALL 2" GAS METER BY SOCAL INSTALL 6"GATE VALVE W/VALVE, BOX & COVER INSTALL 4" WATER SERVICE 29 INSTALL 4X2 REDUCER 30 INSTALL 4X2 TEE PROPOSED 4" 90° ELL W/THRUST BLOCK 31 CONSTRUCT NEW STORMDRAIN MANHOLE INSTALL NEW BIO CLEAN NSBB 10-14-112 OR PRIVATE 8" SEWER LINE INTO CVWD MANHOLE PRIVATE 8" FIRE LINE APPROVED EQUAL & TORRENT RESOURCES TO INSTALL MODIFIED MAXWELL DRYWELL OR APPROVED EQUAL 32 INSTALL 12'X8" CVWD TAPPING SLEEVE W/TB PROPOSED ELECTRIC LINE CONNECT NEW SD PIPE TO EXISTING SD PIPE EX. 12" DIP WATER LINE PROPOSED STORM DRAIN PIPE-SEE STORM DRAIN PLANS PROPOSED STORM DRAIN PIPE-SEE STORM DRAIN PLANS PROPOSED CATCH BASIN PROPOSED CATCH BASIN PROPOSED CATCH BASIN 1/17/2019 N.K.E.2 2ND SUBMITAL 03/05/2019 2/15/2019 N.K.E.3 3RD SUBMITAL 3/05/2019 N.K.E.4 4TH SUBMITAL 1+00.00 2+00.00 3+00.00 50 55 60 45 50 55 60 0+00.00 45 PROPOSED FINISHED SURFACE NEW 185 LF 8"-C900 PVC WATER LINE STA 0+27.848" 90° ELLW/THRUST BLOCK8" DRAIN PIPE3.5' MIN STA 2+13.208" 90° ELLW/THRUSTBLOCKPROPOSED8" SEWERLINECONNECT TO SECTION D CONNECT TO SECTION A 5.30'50 55 60 0+00.00 45 1+00.00 2+00.00 3+00.00 5+00.00 50 55 60 45 4+00.00 PROPOSED FINISHED SURFACE NEW 369 LF 8"-C900 PVC WATER LINE STA 0+40.168" 90° ELLW/THRUST BLOCKSTA 0+75.508"X6"TEESTA 2+98.628"X6"TEE3.5' MIN STA 4+10.388" 90° ELLW/THRUSTBLOCKSTA 4+8.258" WATERVALVE BOXPROPOSED FINISHED SURFACE CONNECT TO SECTION D CONNECT TO SECTION C 1+00.00 2+00.00 3+00.00 50 55 60 45 50 55 60 0+00.00 45 8" DRAIN PIPESTA 0+52.208" 90° ELLW/THRUST BLOCKSTA 2+62.768" 90° ELLW/THRUSTBLOCKSTA 2+56.048" WATERVALVE BOX3.5' MIN NEW 205 LF 8"-C900 PVC WATER LINECONNECT TO SECTION A CONNECT TO SECTION D 6.13'DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 3 OF 3 DESIGN BY: NKE DRAWN BY: JAT DATE:01/10/19 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY.APN 600-020-053 WATER LINE PROFILES B-C-D DATENAJEH EDAIS , PE SECTION C NEW 185 LF 8"-C900 PVC WATER LINE SECTION C NEW 369 LF 8"C900 PVC WATER LINE SECTION D SCALE HORIZ: 1"=20' N S E W SCALE VERT : 1"=5' SECTION B SECTION DSHEET 3SECTION ASHEET 2SECTION DSHEET 3SECTION CSHEET 3SECTION BSHEET 3NEW 205 LF 8"-C900 PVC WATER LINE SECTION B FH FH FH FH FH SCALE HORIZ: 1"=20' S N W E SCALE VERT : 1"=5' SCALE HORIZ: 1"=20' W E N S SCALE VERT : 1"=5' PROPOSED 8" SEWER LINE PROPOSED CATCH BASIN 9/4/2018 N.K.E.1 90% PROGRESS SET BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET) KEY NOTES 2 3 1 PROPOSED 8"-C900 PVC FIRE LINE PROPOSED 8" PUBLIC SEWER LINE (SEE DESIGN BY MSA) 4 PROPOSED 8" 45° ELL W/THRUST BLOCK PROPOSED 8" 90° ELL W/THRUST BLOCK 5 INSTALL 6" FIRE HYDRANT W/6"-C900 PVC LINE 6 CONSTRUCT NEW SEWER SANITARY MANHOLE 7 INSTALL 8" GATE VALVE W/ VALVE, BOX & COVER 8 CONNECT NEW 8" SEWER LINE TO EXISTING SEWER LINE 9 INSTALL NEW SEWER CLEAN OUT 15 14 GREASE SEPARATOR AS PER BUILDING PLUMBING PLAN 10 PROPOSED 2" CVWD WATER SERVICE 11 PROPOSED 2-2" WATER METER AS PER CITY OF LA QUINTA STANDARDS 12 13 16 PROPOSED 2" BACKFLOW PREVENTOR 17 18 PROPOSED 4"-SDR35 PVC SEWER LINE 19 PROPOSED (SAME SIZE AS PIPE )TEE WITH THRUST BLOCK 21 PROPOSED 1" IRRIGATION SERVICE W/ 1" METER AS PER CITY OF LA QUINTA STANDARDS 20 PROPOSED 8" ABOVE GROUND CVWD DOUBLE DETECTOR CHECK PROPOSED 2" 90° ELL 22 FOR CONTINUATION REFER TO BUILDING PLUMBING PLANS AND FIRE SPRINKLER PLANS 23 8"SDR35 PVC SEWER STUB 24 PROPOSED DRAIN PIPE 25 26 27 28 INSTALL 2" GAS METER BY SOCAL INSTALL 6"GATE VALVE W/VALVE, BOX & COVER INSTALL 4" WATER SERVICE 29 INSTALL 4X2 REDUCER 30 INSTALL 4X2 TEE PROPOSED 4" 90° ELL W/THRUST BLOCK 31 CONSTRUCT NEW STORMDRAIN MANHOLE INSTALL NEW BIO CLEAN NSBB 10-14-112 OR PRIVATE 8" SEWER LINE INTO CVWD MANHOLE PRIVATE 8" FIRE LINE APPROVED EQUAL & TORRENT RESOURCES TO INSTALL MODIFIED MAXWELL DRYWELL OR APPROVED EQUAL 32 INSTALL 12'X8" CVWD TAPPING SLEEVE W/TB PROPOSED STORM DRAIN PIPE-SEE STORM DRAIN PLANS PROPOSED STORM DRAIN PIPE-SEE STORM DRAIN PLANS PROPOSED CATCH BASIN PROPOSED CATCH BASIN SECTION ASHEET 2PROPOSED STORM DRAIN PIPE-SEE STORM DRAIN PLANS 1/17/2019 N.K.E.2 2ND SUBMITAL 03/05/2019 2/15/2019 N.K.E.3 3RD SUBMITAL 3/05/2019 N.K.E.4 4TH SUBMITAL SW TTTEX. 8"SEWER LINE EX. 12" WATER LINE POOL SEE ARCHITECTURAL PLANS GOLF PUTTING GREEN SEE ARCHITECTURAL PLANS DECORATIVE PAVING SEE LANDSCAPING PLANS XFMR SMH SMH SDMHSDMH XFMR PROPOSED 12' CVWD EASEMENT (INV- 42.53+/-) NEW 152 LF STORMDRAIN 24" HDPE @ S=1% SECTION A SDMH #1 TMH-58.53 INV N&W-45.20 INV SE-44.36 SDMH #2 TMH-58.85 INV NE-53.50± INV W-49.30 INV S-49.20 SDMH #3 TMH-58.55 INV N & S-50.50 INV E-50.40 SDMH #4 TMH-58.45 INV N- 47.33 INV E-47.23 SDMH #5 TMH-58.21 INV W-49.44 INV S-49.34 NEW 108 LF STORMDRAIN 18" HDPE @S=1% SECTION B NEW 206 LF STORMDRAIN 18" HDPE S=1% SECTION C NEW 200 LF STORMDRAIN 18" HDPE @ S=1% SECTION D PROPOSED ELECTRIC LINE NEW 400 LF 18" HDPE @ S=1% STORMDRAIN SECTION A EX. SEWER MH CONNECT TO EX. GAS LINE INV NE-53.55 ± RESIDENCE INN BY MARRIOTT LA QUINTA, CALIFORNIA STORM DRAIN IMPROVEMENT PLANS APN 600-020-053 VICINITY MAP LOCATION DUNE PALMS RDAVE 48 JEFFERSON ST.HWY 111 QUANTITY ESTIMATES FURNISH & INSTALL 18" STORM DRAIN PIPE_________________________ 914 LF FURNISH & INSTALL 24" STORM DRAIN PIPE_________________________ 168 LF FURNISH & INSTALL STORM DRAIN MANHOLES_______________________ 5 EA INSTALL NYLOPAST DRAIN BASIN W/2X2 MAG STYLE GRATE___________ 2 EA INSTALL NYLOPAST 36" DRAIN BASIN W/2' DIA. GRATE_________________ 4 EA ( FOR PERMIT PURPOSES ONLY) NOTE TO CONTRACTOR: QUANTITY ESTIMATE EDAIS ENGINEERING, INC. MAKES NO REPRESENTATION CONCERNING THE ESTIMATED QUANTITIES ON THESE PLANS, EXCEPT THAT ALL SUCH FIGURES, INCLUDING ALL EARTHWORK QUANTITIES, ARE PRELIMINARY ESTIMATES AND FOR PERMIT PURPOSES ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO PREPARE HIS OWN QUANTITY ESTIMATES FOR CONSTRUCTION OR COST PURPOSES. EDAIS ENGINEERING, INC. SHALL NOT BE RESPONSIBLE FOR ANY DEVIATIONS BETWEEN ESTIMATED QUANTITIES AND ACTUAL QUANTITIES AT THE TIME OF CONSTRUCTION. UTILITIES WATER COACHELLA VALLEY WATER DISTRICT (760) 398-2651 SEWER COACHELLA VALLEY WATER DISTRICT (760) 398-2651 ELECTRIC IMPERIAL IRRIGATION DISTRICT (800) 303-7756 GAS SOUTHERN CALIFORNIA GAS COMPANY (800) 427-2200 USA UNDERGROUND SERVICE ALERT (800) 227-2600 NOTE TO CONTRACTOR: SITE CONDITIONS CONTRACTOR AGREES TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR THE JOB SITE CONDITION DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING THE SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT APPLIES CONTINUOUSLY AND IS NOT LIMITED TO NORMAL WORKING HOURS. THE CONTRACTOR ALSO AGREES TO DEFEND, INDEMNIFY, AND HOLD THE OWNER AND THE EDAIS ENGINEERING, INC., HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR EDAIS ENGINEERING, INC. STORM DRAIN MANHOLE LEGEND DESC STATION TMH ELEV INVERT IN DIR ELEV INVERT OUT DIR ELEV COMMENTS SDMH 1 3+6.50 6+95.56 (57.28) (57.60) N&W W (45.20) (49.30)(49.20) (44.36)SE S SE INV. TO BIO CLEAN W/24" PIPE CVWD EASMENT NOTE NO PERMANENT STRUCTURES WITHIN CVWD EASEMENTS. CVWD WILL NOT BE RESPONSIBLE FOR REPLACING AND/OR MAINTAINING ANY DECORATIVE CONCRETE AND/OR LANDSCAPING INSTALLED OVER MAINLINES OR VALVES. CVWD EASEMENT WILL BE DEDICATED BY: CITY OF LA QUINTA -INSTRUMENT NUMBER: 2012-0315108, RECORDED 07/06/2012 SHEET INDEX SHEET 1 SHEET 2 STORM DRAIN IMPROVEMENT PLANS SHEET 3 STORM DRAIN PROFILE A STORM DRAIN PROFILE B-C-D SCALE: 1"=20' E W S N DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 1 OF 4 DESIGN BY: NKE DRAWN BY: JAT DATE:01/10/19 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOTT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY. APN 600-020-053 STORM DRAIN DATENAJEH EDAIS , PE FH FH NOTE TO CONTRACTOR: EXISTING UTILITIES THE LOCATION OF UNDERGROUND UTILITIES SHOWN ON THE PLANS WERE OBTAINED FROM A REVIEW OF AVAILABLE RECORD DATA. WHILE DUE CARE WAS TAKEN IN PREPARATION OF THE INFORMATION, EDAIS ENGINEERING, INC. CANNOT AND DOES NOT GUARANTEE THE ACCURACY NOR THE COMPLETENESS OF THE INFORMATION. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN A APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATIONS OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. THE CONTRACTOR AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH RESULT FROM HIS FAILURE TO LOCATE EXACTLY AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. THE CONTRACTOR SHALL POTHOLE PROPOSED CROSSINGS OF EXISTING UTILITIES PRIOR TO CONSTRUCTION AND SHALL VERIFY THEIR HORIZONTAL AND VERTICAL LOCATIONS. IN THE EVENT, DURING CONSTRUCTION, THAT UNKNOWN UTILITIES OR UNKNOWN STRUCTURES ARE FOUND AT UNEXPECTED ELEVATIONS OR LOCATIONS, EDAIS ENGINEERING, INC. IS TO BE NOTIFIED OF SUCH CONDITIONS AT ONCE. EDAIS ENGINEERING, INC. WILL MAKE REQUIRED DESIGN CHANGES AND THE CONTRACTOR AGREES TO COMPLETE ALL WORK, INCLUDING REPAIR REQUIRED, IN AN EXPEDITIOUS MANNER. THE CONTRACTOR FURTHER AGREES TO PURSUE DILIGENTLY THE COMPLETION OF SAID WORK. ANY DISCREPANCY BETWEEN THE PLANS AND FIELD SHALL BE BROUGHT TO THE ATTENTION OF EDAIS ENGINEERING, INC. THE CONTRACTOR SHALL NOTIFY EDAIS ENGINEERING, INC. PRIOR TO POTHOLING. IF NECESSARY, EDAIS ENGINEERING, INC. SHALL REVISE THE PLANS. THE CONTRACTOR SHALL BEGIN CONSTRUCTION AFTER REVISIONS ARE APPROVED. FH FH 9/4/2018 N.K.E.1 90% PROGRESS SET EXISTING 20' CVWD EASEMENT PER INSTRUMENT NO. 2012-0315107 & 2012-0274387 AND PUE PER INSTRUMENT 2012-0376789 EXISTING 50' X 175' CVWD EASEMENT PER INSTRUMENT NO. 2007-0103256 (TO BE ABANDONEND) ABBREVIATIONS (E) EAST (N) NORTH (S) SOUTH (W) WEST (NE) NORTHEAST (NW) NORTHWEST (SE) SOUTHEAST (SW) SOUTHWEST BOV BLOW-OFF VALVE C.B. CATCH BASIN CO CLEAN OUT DIP DUCTILE IRON PVC POLYVINYL CHLORIDE EA. EACH EX EXISTING FH FIRE HYDRANT HORIZ HORIZONTAL INV INVERT LF LINEAL FEET MH MANHOLE MIN. MINIMUM PROP. PROPOSED SWR. SEWER TCO TOP OF CLEAN OUT TMH TOP OF MANHOLE TYP. TYPICAL VCP VITRIFIED CLAY PIPE VERT VERTICAL WTR. WATER LEGEND SURVEY BOUNDARY EXISTING WATER LINE X" XXX WATER EXISTING SEWER - 8" VCP SEWER SERVICE CLEANOUT EX. CONCRETE SIDEWALK EX. CURB & GUTTER & AC PAVEMENT EX. BLOW OFF VALVE FIRE HYDRANT EXISTING SEWER MANHOLE EX. WATER VALVE SW CENTER LINE STORM CATCH BASIN EXISTING STORM DRAINSDSD EXISTING GAS LINE EXISTING TELEPHONE LINETT THRUST BLOCK NEW SEWER MANHOLE NEW SEWER - 8" NEW WATER - 12" NEW 4" BACKFLOW PREVENTOR NEW WATER METER NEW WATER VALVE BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET) IMPROVEMENT PLANS SDMH 2 1+51.57 (57.30)N (50.50)(50.40)ESDMH 3 S (50.50) 0+17.86 (57.20)N (47.33)(47.23)ESDMH 4 W (47.33) 2+19.25 (56.96)W (49.30)(49.20)SSDMH 5 3 5 INSTALL 18"X8" ADS-N12 ( OR APPROVED EQUAL ) WT WYE INSTALL 18"X45° ADS-N12 ( OR APPROVED EQUAL ) WT BEND INSTALL 24"X45° ADS-N12 ( OR APPROVED EQUAL ) WT BEND CONSTRUCT NEW MANHOLE AS PER CITY OF LA QUINTA STD. 342 CONSTRUCTION NOTES 1 2 INSTALL 24" ADS-N12 ( OR APPROVED EQUAL ) STORM 4 9 6 7 10 8 1 INSTALL 18" ADS-N12 ( OR APPROVED EQUAL ) STORM DRAIN PIPE DRAIN PIPE INSTALL 6" ADS-N12 (OR APPROVED EQUAL) INSTALL 8" ADS-N12 (OR APPROVED EQUAL) NYLOPAST DRAIN BASIN W/2X2 MAG STYLE GRATE NYLOPAST 36" DRAIN BASIN W/2' DIA. GRATE (2836AG) INSTALL 4" ADS-N12 (OR APPROVED EQUAL) INSTALL NEW BIO CLEAN DSBB 4-6-72 NYLOPAST DRAIN BASIN W/2X2 MAG STYLE GRATE (3299CGSPSBM) NYLOPAST 36" DRAIN BASIN W/2' DIA. GRATE (2836AG) INSTALL 18"X8" ADS-N12 ( OR APPROVED EQUAL ) WT CROSS WYE 11 INSTALL 3" PVC SCHEDULE 40 PIPE (CONNECT TO ROOF DRAIN) INSTALL 4"X 3" ADS-N12 WT REDUCER ( OR APPROVED EQUAL) INSTALL AREA DRAIN AND/OR CLEAN-OUT 14 12 15 13 16 17 (3299CGSPSBM) 18 PROPOSED 8" PUBLIC SEWER LINE (SEE DESIGN BY MSA) 1 1 2 2 3 3 3 3 3 33 3 3 3 3 6 6 5 5 4 4 4 4 4 7 7 7 7 7 888 8 8 8 8 8 8 9 9 8 99 9 99 9 9 9 10 10 10 10 10 10 101010 10 10 10 10 10 10 10 10 10 10 12 121213 13 13 13 13 13 13 13 13 13 PROPOSED WATER LINE-SEE WATER IMPROVEMENT PLANS PROPOSED WATER LINE-SEE WATER IMPROVEMENT PLANS PROPOSED WATER LINE-SEE WATER IMPROVEMENT PLANS PROPOSED WATER LINE-SEE WATER IMPROVEMENT PLANS PROPOSED SEWER LINE- SEE DESIGN BY MSA 13 17 18 18 20 18 18 18 TORRENT RESOURCES TO INSTALL MODIFIED MAXWELL DRYWELL (OR APPROVED EQUAL) 15 15 15 15 15 14 14 12 12 12 1313 12 13 12 12 12 13 8"X 6" ADS-N12 WT WYE ( OR APPROVED EQUAL) 16 19 19 19 12 12 SHEET 4 STORM DRAIN IMPROVEMENT NOTES & DETAILS 1.ALL WORK SHALL BE DONE IN ACCORDANCE WITH LATEST EDITION OF THE STANDARD PLANS OF THE CITY OF LA QUINTA AND LATEST EDITION OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORK CONSTRUCTION. 2.IT SHALL BE RESPONSIBILITY OF THE DEVELOPER/OWNER OR CONTRACTOR TO APPLY TO THE CITY OF LA QUINTA PUBLIC WORKS DEPARTMENT FOR THE NECESSARY PERMITS AND TO BE RESPONSIBLE FOR SATISFACTORY COMPLIANCE FOR ALL CURRENT ENVIRONMENTAL REGULATIONS DURING THE LIFE OF CONSTRUCTION ACTIVITIES FOR THIS PROJECT. ADDITIONAL STUDIES AND/OR PERMITS MAY BE REQUIRED. 3.IT SHALL BE THE RESPONSIBILITY OF THE DEVELOPER OR CONTRACTOR TO APPLY TO THE CALIFORNIA DEPARTMENT OF TRANSPORTATION (CALTRANS) FOR AN ENCROACHMENT PERMIT FOR ALL WORK PERFORMED WITHIN THE STATE RIGHT-OF-WAY. 4.THE CONTRACTOR SHALL OBTAIN ALL PERMITS AS REQUIRED BY THE CITY OF LA QUINTA OR OTHER GOVERNING AGENCIES. 5.THE CONTRACTOR SHALL NOTIFY THE CITY PUBLIC WORKS DEPARTMENT 48 HOURS PRIOR TO ANY GRADING, BRUSHING, OR CLEARING AND EACH PHASE OF CONSTRUCTION AT (760) 777-7075 AND 48 HOURS PRIOR TO REQUIRING INSPECTIONS. 6.THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN A APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXCACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT BE OCCASIONED BY THE FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES. 7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL, REPLACEMENT, OR RELOCATION OF ALL REGULATORY, WARNING AND GUIDE SIGNS. 8.THE CITY ENGINEER SHALL APPROVE ALL STREET NAME SIGNS, TRAFFIC CONTROL SIGNS, TRAFFIC STRIPPING, LEGENDS, AND PAVEMENT MARKERS TYPE AND LOCATION. 9.THE CONTRACTOR SHALL NOT DISTURB EXISTING SURVEY MONUMENTS OR BENCHMARKS NOTED ON THE PLANS, OR FOUND DURING CONSTRUCTION. REMOVAL AND REPLACEMENT SHALL BE DONE BY A REGISTERED CIVIL ENGINEER WITH AN R.C.E. NUMBER BELOW 33,966 OR A LICENSED LAND SURVEYOR ONLY. 10.CONSTRUCTION OPERATIONS AND MAINTENANCE OF EQUIPMENT WITHIN ONE HALF MILE OF HUMAN OCCUPANCY SHALL BE PERFORMED ONLY DURING TIME PERIODS AS FOLLOWS: OCTOBER 1ST TO APRIL 30TH: MONDAY -FRIDAY 7:00AM TO 5.30PM SATURDAY 8:00AM TO 5:00PM MAY 1ST TO SEPTEMBER 30TH: MONDAY-FRIDAY 6:00AM TO 7:00PM SATURDAY 8:00AM TO 5:00PM WORK SHALL BE PROHIBITED ANY TIME ON SUNDAYS OR ON FEDERAL HOLIDAYS. 11.ALL TRAVELED WAYS MUST BE CLEANED DAILY OF ALL DIRT, MUD AND DEBRIS DEPOSITED ON THEM AS A RESULT OF THE GRADING OPERATION. CLEANING IS TO BE DONE TO THE SATISFACTION OF THE CITY ENGINEER. 12.ALL CONSTRUCTION AREAS SHALL BE PROPERLY POSTED AND LIGHTED ON CONFORMANCE WITH THE STATE MANUAL OF WARNINGS SIGNS, LIGHTS, AND DEVICES FOR USE IN THE PERFORMANCE OF WORK UPON HIGHWAYS IN ORDER TO ELIMINATE ANY HAZARDS. 13.CONSTRUCTION PROJECTS DISTURBING MORE THAN 5-ACRES MUST OBTAIN A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT. OWNER/DEVELOPERS ARE REQUIRED TO FILE A NOTICE OF INTENT (NOI) WITH THE WATER RESOURCES CONTROL BOARD (SWRCB),PREPARE A STORM WATER POLLUTION PREVENTION PLAN (SWPPP), AND MONITORING PLAN FOR THE SITE. THE NPDES IS A NATIONAL PROGRAM TO CONTROL NON-POINT SOURCE POLLUTANTS CARRIED BY STORM WATER. THE PROGRAM IS IMPLEMENTED AND ENFORCED BY THE SWRCB. 14.THE CITY RETAINS THE RIGHT TO REQUIRE PLAN REVISIONS AS NECESSARY, SUBSEQUENT TO PLAN APPROVAL, BUT PRIOR TO COMPLETION OF THE IMPROVEMENTS SHOWN ON THESE PLANS, IF ANY NEW STREET IMPROVEMENTS HAVE BEEN INSTALLED BY THE CITY OR A THIRD PARTY WITHIN THE IMMEDIATE VICINITY OF THE IMPROVEMENTS PROPOSED BY THESE PLANS THAT IMPACT THE DESIGN INTEGRITY OF THE IMPROVEMENT PROPOSED IN THESE PLANS AS ORIGINALLY APPROVED. ALL COSTS, INCLUDING, NUT NOT LIMITED TO, DESIGN AND IMPROVEMENT COSTS, INCURRED AS A RESULT OF ANY DESIGN REVISIONS SHALL BE BORNE BY THE IMPROVEMENT SPONSORS. 15.THESE PLANS ARE VALID FOR A PERIOD NOT TO EXCEED EIGHTEEN (18) MONTHS FROM DATE OF APPROVAL. THE IMPROVEMENT SPONSOR SHALL BEAR ALL COSTS ASSOCIATED WITH UPDATING THE PLANS, INCLUDING BUT NOT LIMITED TO , DESIGN AND IMPROVEMENT COSTS, TO AFFECT COMPLIANCE WITH ANY NEW CITY STANDARDS, ORDINANCES, OR LAWS AND REGULATIONS, ENACTED OR ADOPTED BY THE CITY OR OTHER JURISDICTIONS WITH AUTHORITY SUBSEQUENT TO THE PLAN APPROVAL DATE. 16.CONTRACTOR SHALL REMOVE AND REPLACE EXISTING SIDEWALK AS NEEDED AT ALL LOCATIONS WHERE IT IS CRACKED, UNEVEN AT JOINTS, OR OTHRTWISE DAMAGED, PURSUANT TO STREETS & HIGHWAYS CODE SECTION 5610. THIS REQUIREMENT APPLIES TO ALL SIDEWALK LOCATED IN PUBLIC RIGHT OF WAY ADJACENT TO PROPERTY BEING DEVELOPED. GENERAL NOTES PRIVATE 8" SEWER LINE INTO CVWD MANHOLE20 NEW STORM DRAIN MANHOLE 21 21 CONNECT TO EX. 24" RCP STORM DRAIN. CONTRACTOR TO VERIFY LOCATION AND DEPTH OF PIPE BEFORE THE START OF CONSTRUCTION. SEE DETAIL FOR CONNECTION. 1/17/2019 N.K.E.2 2ND SUBMITAL 03/05/2019 22 CONNECT TO EX. 18" STORM DRAIN. CONTRACTOR TO VERIFY LOCATION AND DEPTH OF PIPE BEFORE THE START OF CONSTRUCTION. SEE DETAIL FOR CONNECTION. 22 3 6 2/15/2019 N.K.E.3 3RD SUBMITAL 3/05/2019 N.K.E.4 4TH SUBMITAL SW CB - 5 8 . 1 3 EX. 8"SEWER LINE EX. 12" WATER LINE XFMR SMH SMH XFMR (INV- 42.53+/-) NEW 152 LF STORMDRAIN 24" HDPE @ S=1% SECTION A SDMH #1 TMH-58.53 INV N&W-45.20 INV SE-44.36 SDMH #2 TMH-58.85 INV NE-53.50± INV W-49.30 INV S-49.20 PROPOSED ELECTRIC LINE NEW 400 LF 18" HDPE @ S=1% STORMDRAIN SECTION A EX. SEWER MH CONNECT TO EX. GAS LINE INV NE-53.55 ± 50 55 60 45 6+00.00 55 50 60 45 3+00.00 7+00.001+00.00 35 2+00.00 4+00.00 5+00.00 35 SDMH #1 TMH-58.53 STA 3+6.50 INV N&W-45.20 INV SE-44.36 SDMH #2 TMH-58.85 STA 6+95.56 INV NE-53.50 INV W-49.30 INV S-49.20 EXISTING 24" RCP SD PIPE NEW 90 LF OF 18" HDPE SD PIPE @ 1% SLOPE PROPOSED FINISHED SURFACE PROPOSED FINISHED SURFACE NEW 35LF OF 18" HDPE SD PIPE @ 1% SLOPE 2" WATER SERVICE 8" FIRE LINE INV 42.53 STA 1+35.30 8" PIPE INV E&W-48.90 STA 6+29.92 8" PIPE INV W-47.87 STA 5+27.748" PIPE INV W-47.11 STA 4+54.15 INV 42.93 STA 1+62.32 8" PIPE INV E-46.46 STA 3+90.72 INV W-42.53 STA 1+62.32 INV W-42.53 STA 1+62.32 NEW 152 LF OF 24" HDPE SD PIPE @ 1% SLOPE NEW 345 LF OF 18" HDPE SD PIPE @ 1% SLOPE INV W-45.20 BIO CLEAN NSBB RIM 58.53 STA 2+84.39 INV-44.05 INV-44.21 40 40 MODIFIED MAXWELL IV INSTALLED BY TORRENT RESOURCES NEW 15 LF OF 24" HDPE SD PIPE @ 1% SLOPE 5.77'2.00' MIN3.5' MIN8" PIPE INV E-47.86 STA 5+26.78 CONNECT TO EXISTING 24"RCP STORM DRAIN. CONTRACTOR TO VERIFY LOCATION AND DEPTH OF PIPE BEFORE START OF CONSTRUCTION INV-44.29 INV NE-53.50± INV W-49.30 SCALE HORIZ: 1"=20' E W S N SCALE VERT : 1"=5' DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 2 OF 3 DESIGN BY: NKE DRAWN BY: JAT DATE:01/10/19 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOTT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY.APN 600-020-053 STORM DRAIN PROFILE A DATENAJEH EDAIS , PE NOTE TO CONTRACTOR: EXISTING UTILITIES THE LOCATION OF UNDERGROUND UTILITIES SHOWN ON THE PLANS WERE OBTAINED FROM A REVIEW OF AVAILABLE RECORD DATA. WHILE DUE CARE WAS TAKEN IN PREPARATION OF THE INFORMATION, EDAIS ENGINEERING, INC. CANNOT AND DOES NOT GUARANTEE THE ACCURACY NOR THE COMPLETENESS OF THE INFORMATION. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN A APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATIONS OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. THE CONTRACTOR AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH RESULT FROM HIS FAILURE TO LOCATE EXACTLY AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. THE CONTRACTOR SHALL POTHOLE PROPOSED CROSSINGS OF EXISTING UTILITIES PRIOR TO CONSTRUCTION AND SHALL VERIFY THEIR HORIZONTAL AND VERTICAL LOCATIONS. IN THE EVENT, DURING CONSTRUCTION, THAT UNKNOWN UTILITIES OR UNKNOWN STRUCTURES ARE FOUND AT UNEXPECTED ELEVATIONS OR LOCATIONS, EDAIS ENGINEERING, INC. IS TO BE NOTIFIED OF SUCH CONDITIONS AT ONCE. EDAIS ENGINEERING, INC. WILL MAKE REQUIRED DESIGN CHANGES AND THE CONTRACTOR AGREES TO COMPLETE ALL WORK, INCLUDING REPAIR REQUIRED, IN AN EXPEDITIOUS MANNER. THE CONTRACTOR FURTHER AGREES TO PURSUE DILIGENTLY THE COMPLETION OF SAID WORK. ANY DISCREPANCY BETWEEN THE PLANS AND FIELD SHALL BE BROUGHT TO THE ATTENTION OF EDAIS ENGINEERING, INC. THE CONTRACTOR SHALL NOTIFY EDAIS ENGINEERING, INC. PRIOR TO POTHOLING. IF NECESSARY, EDAIS ENGINEERING, INC. SHALL REVISE THE PLANS. THE CONTRACTOR SHALL BEGIN CONSTRUCTION AFTER REVISIONS ARE APPROVED. SECTION A FH PROPOSED 8" SEWER LINE 9/4/2018 N.K.E.1 90% PROGRESS SET BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET) FH 2 PROPOSED WATER LINE-SEE WATER IMPROVEMENT PLANSSECTION CSHEET 3SECTION BSHEET 31 18 3 3 4 7 13 17 15 16 3 354 4 7 888 9 9 8 99 10 10 10 10 13 13 13 13 15 15 12 12 3 3 6 6 4 4 8 8 8 8 9 99 9 10 10 10 10 13 13 18 18 18 18 15 12 12 12 13 19 NEW 16 LF OF 24" HDPE SD PIPE @1% SLOPE 2 3 5 INSTALL 18"X8" ADS-N12 ( OR APPROVED EQUAL ) WT WYE INSTALL 18"X45° ADS-N12 ( OR APPROVED EQUAL ) WT BEND INSTALL 24"X45° ADS-N12 ( OR APPROVED EQUAL ) WT BEND CONSTRUCT NEW MANHOLE AS PER CITY OF LA QUINTA STD. 342 CONSTRUCTION NOTES 1 2 INSTALL 24" ADS-N12 ( OR APPROVED EQUAL ) STORM 4 9 6 7 10 8 INSTALL 18" ADS-N12 ( OR APPROVED EQUAL ) STORM DRAIN PIPE DRAIN PIPE INSTALL 6" ADS-N12 (OR APPROVED EQUAL) INSTALL 8" ADS-N12 (OR APPROVED EQUAL) NYLOPAST DRAIN BASIN W/2X2 MAG STYLE GRATE NYLOPAST 36" DRAIN BASIN W/2' DIA. GRATE (2836AG) INSTALL 4" ADS-N12 (OR APPROVED EQUAL) INSTALL NEW BIO CLEAN DSBB 4-6-72 INSTALL 18"X8" ADS-N12 ( OR APPROVED EQUAL ) WT CROSS WYE 11 INSTALL 3" PVC SCHEDULE 40 PIPE (CONNECT TO ROOF DRAIN) INSTALL 4"X 3" ADS-N12 WT REDUCER ( OR APPROVED EQUAL) INSTALL AREA DRAIN AND/OR CLEAN-OUT 14 12 15 13 16 17 (3299CGSPSBM) 18 PROPOSED 8" PUBLIC SEWER LINE (SEE DESIGN BY MSA) TORRENT RESOURCES TO INSTALL MODIFIED MAXWELL DRYWELL (OR APPROVED EQUAL) 8"X 6" ADS-N12 WT WYE ( OR APPROVED EQUAL)19 PRIVATE 8" SEWER LINE INTO CVWD MANHOLE20 CONNECT TO EX. 24" RCP STORM DRAIN. CONTRACTOR TO VERIFY LOCATION AND DEPTH OF PIPE BEFORE THE START OF CONSTRUCTION. SEE DETAIL FOR CONNECTION 21 21 1/17/2019 N.K.E.2 2ND SUBMITAL 03/05/2019 3 22 CONNECT TO EX. 18" STORM DRAIN. CONTRACTOR TO VERIFY LOCATION AND DEPTH OF PIPE BEFORE THE START OF CONSTRUCTION. SEE DETAIL FOR CONNECTION. 22 6 2/15/2019 N.K.E.3 3RD SUBMITAL 3/05/2019 N.K.E.4 4TH SUBMITAL 1+00.00 2+00.00 3+00.00 50 55 60 45 50 55 60 0+00.00 45 SDMH #4 TMH-58.45 STA 0+17.86 INV N -47.33 INV E-47.23 SDMH #1 TMH-58.53 STA 2+25.18 INV W-45.20 INV SE-44.36 4040 8" PIPE INV N&S-47.01 STA 0+79.86 8" PIPE INV S- 45.73 STA 2+8.17 NEW 208 LF OF 18" HDPE SD PIPE @ 1% SLOPE 8" PIPE INV W-47.33 PROPOSED FINISHED SURFACE 50 55 60 0+00.00 45 1+00.00 2+00.00 3+00.00 50 55 60 45 4+00.00 INV W-49.44 INV S-49.34 NEW 108 LF OF 18" HDPE SD PIPE @ 1% SLOPE PROPOSED FINISHED SURFACE INV N-47.33 INV E-47.23 SDMH # TMH-58.45 STA 4+20.35 SDMH #5 TMH-58.21 STA 2+19.25 8" PIPE INV W-49.30 1+00.00 2+00.00 3+00.00 50 55 60 45 50 55 60 0+00.00 45 SDMH #2 TMH-58.85 STA 0+42.5 INV NE-53.50± INV W-49.30 INV S-49.20 SDMH #3 TMH-58.55 STA 1+51.57 INV N&S-50.50 INV E 50.40 NEW 108 LF OF 18" HDPE SD PIPE @ 1% SLOPE PROPOSED FINISHED SURFACE 8" PIPE INV N&S-50.50 INV S-49.20 INV NE-53.50± DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 3 OF 4 DESIGN BY: NKE DRAWN BY: JAT DATE:01/10/19 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOTT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY.APN 600-020-053 STORM DRAIN PROFILES B-C-D DATENAJEH EDAIS , PE SECTION C SECTION D SCALE HORIZ: 1"=20' N S E W SCALE VERT : 1"=5' SECTION B FH FH FH FH SCALE HORIZ: 1"=20' W E N S SCALE VERT : 1"=5' 9/4/2018 N.K.E.1 90% PROGRESS SET BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET) SDMH #4 TMH-58.45 INV N-47.33 INV E-47.23 SDMH #2 TMH-58.85 INV NE-53.50± INV W-49.30 INV S-49.20 SDMH #3 TMH-58.55 INV N&S-50.50 INV E-50.40 NEW 108 LF OF 18" HDPE SD PIPE @ 1% SLOPE SCALE HORIZ: 1"=20' S N W E SCALE VERT : 1"=5' NEW 206 LF OF 18" HDPE SD PIPE @ 1% SLOPE SDMH #1 TMH-58.53 INV W&N-45.20 INV SE-44.36 SDMH #4 TMH-58.45 INV N-47.33 INV E-47.23SDMH #5 TMH-58.21 INV W-49.44 INV S-49.34 NEW 200 LF OF 18" HDPE SD PIPE @ 1% SLOPE NOTE TO CONTRACTOR: EXISTING UTILITIES THE LOCATION OF UNDERGROUND UTILITIES SHOWN ON THE PLANS WERE OBTAINED FROM A REVIEW OF AVAILABLE RECORD DATA. WHILE DUE CARE WAS TAKEN IN PREPARATION OF THE INFORMATION, EDAIS ENGINEERING, INC. CANNOT AND DOES NOT GUARANTEE THE ACCURACY NOR THE COMPLETENESS OF THE INFORMATION. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN A APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATIONS OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. THE CONTRACTOR AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH RESULT FROM HIS FAILURE TO LOCATE EXACTLY AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. THE CONTRACTOR SHALL POTHOLE PROPOSED CROSSINGS OF EXISTING UTILITIES PRIOR TO CONSTRUCTION AND SHALL VERIFY THEIR HORIZONTAL AND VERTICAL LOCATIONS. IN THE EVENT, DURING CONSTRUCTION, THAT UNKNOWN UTILITIES OR UNKNOWN STRUCTURES ARE FOUND AT UNEXPECTED ELEVATIONS OR LOCATIONS, EDAIS ENGINEERING, INC. IS TO BE NOTIFIED OF SUCH CONDITIONS AT ONCE. EDAIS ENGINEERING, INC. WILL MAKE REQUIRED DESIGN CHANGES AND THE CONTRACTOR AGREES TO COMPLETE ALL WORK, INCLUDING REPAIR REQUIRED, IN AN EXPEDITIOUS MANNER. THE CONTRACTOR FURTHER AGREES TO PURSUE DILIGENTLY THE COMPLETION OF SAID WORK. ANY DISCREPANCY BETWEEN THE PLANS AND FIELD SHALL BE BROUGHT TO THE ATTENTION OF EDAIS ENGINEERING, INC. THE CONTRACTOR SHALL NOTIFY EDAIS ENGINEERING, INC. PRIOR TO POTHOLING. IF NECESSARY, EDAIS ENGINEERING, INC. SHALL REVISE THE PLANS. THE CONTRACTOR SHALL BEGIN CONSTRUCTION AFTER REVISIONS ARE APPROVED. PROPOSED WATER LINE-SEE WATER IMPROVEMENT PLANSSECTION ASHEET 2PROPOSED WATER LINE-SEE WATER IMPROVEMENT PLANS 7 3 3 7 13 13 14 PROPOSED WATER LINE-SEE WATER IMPROVEMENT PLANSSECTION DSHEET 3SECTION ASHEET 27 3 3 15 13 5 13 133 15 4 7 2 1 1 17 16 3 7 13 14 3 7 3 3 SECTION CSHEET 33 5 INSTALL 18"X8" ADS-N12 ( OR APPROVED EQUAL ) WT WYE INSTALL 18"X45° ADS-N12 ( OR APPROVED EQUAL ) WT BEND INSTALL 24"X45° ADS-N12 ( OR APPROVED EQUAL ) WT BEND CONSTRUCT NEW MANHOLE AS PER CITY OF LA QUINTA STD. 342 CONSTRUCTION NOTES 1 2 INSTALL 24" ADS-N12 ( OR APPROVED EQUAL ) STORM 4 9 6 7 10 8 INSTALL 18" ADS-N12 ( OR APPROVED EQUAL ) STORM DRAIN PIPE DRAIN PIPE INSTALL 6" ADS-N12 (OR APPROVED EQUAL) INSTALL 8" ADS-N12 (OR APPROVED EQUAL) NYLOPAST DRAIN BASIN W/2X2 MAG STYLE GRATE NYLOPAST 36" DRAIN BASIN W/2' DIA. GRATE (2836AG) INSTALL 4" ADS-N12 (OR APPROVED EQUAL) INSTALL NEW BIO CLEAN DSBB 4-6-72 INSTALL 18"X8" ADS-N12 ( OR APPROVED EQUAL ) WT CROSS WYE 11 INSTALL 3" PVC SCHEDULE 40 PIPE (CONNECT TO ROOF DRAIN) INSTALL 4"X 3" ADS-N12 WT REDUCER ( OR APPROVED EQUAL) INSTALL AREA DRAIN AND/OR CLEAN-OUT 14 12 15 13 16 17 (3299CGSPSBM) 18 PROPOSED 8" PUBLIC SEWER LINE (SEE DESIGN BY MSA) TORRENT RESOURCES TO INSTALL MODIFIED MAXWELL DRYWELL (OR APPROVED EQUAL) 8"X 6" ADS-N12 WT WYE ( OR APPROVED EQUAL)19 PRIVATE 8" SEWER LINE INTO CVWD MANHOLE20 21 CONNECT TO EX. 24" RCP STORM DRAIN. CONTRACTOR TO VERIFY LOCATION AND DEPTH OF PIPE BEFORE THE START OF CONSTRUCTION. SEE DETAIL FOR CONNECTION 1/17/2019 N.K.E.2 2ND SUBMITAL 03/05/2019 3 6 22 2/15/2019 N.K.E.3 3RD SUBMITAL 3/05/2019 N.K.E.4 4TH SUBMITAL ITEM NUMBERS The MaxWell® IV Drainage System Detail And Specifications 2'Ø ESTIMATED TOTAL DEPTH WITH 10' PENETRATION INTO PERMEABLE SOILSSETTLING CHAMBER DEPTHOVERFLOW HEIGHTManufactured and Installed by TORRENT RESOURCES An evolution of McGuckin Drilling www.torrentresources.com CALIFORNIA 661-947-9836 ARIZONA 602-268-0785 NEVADA 702-366-1234 AZ Lic. ROC070465 A, ROC047067 B-4, ADWR 363 CA Lic. 528080, C-42, HAZ. NV Lic. 0035350 A - NM Lic. 90504 GF04 U.S. Patent No. 4,923,330 - TM Trademark 1974, 1990, 2004 1 153 2 18 17 8 7 5 16 9 6 11 12 10 14 12 ® 30" Ø 13 1.MANHOLE CONE - MODIFIED FLAT BOTTOM. 2.BOLTED RING & GRATE - DIAMETER AS SHOWN. CLEAN CAST IRON WITH WORDING "STORM WATER ONLY" IN RAISED LETTERS. BOLTED IN 2 LOCATIONS AND SECURED TO CONE WITH MORTAR. RIM ELEVATION ±0.02' OF PLANS. 3.GRADED BASIN OR PAVING (BY OTHERS). 4.NON-WOVEN GEOTEXTILE SLEEVE, MIRAFITM/ 140 NL. MIN. 6 FT Ø, HELD APPROX. 10 FEET OFF THE BOTTOM OF EXCAVATION. 5.PUREFLO® DEBRIS SHIELD - ROLLED 16 GA. STEEL X 24" LENGTH WITH VENTED ANTI-SIPHON AND INTERNAL .265" MAX. SWO FLATTENED EXPANDED STEEL SCREEN X 12" LENGTH. FUSION BONDED EPOXY COATED. 6.PRE-CAST LINER - 4000 PSI CONCRETE 48" ID. X 54" OD. CENTER IN HOLE AND ALIGN SECTIONS TO MAXIMIZE BEARING SURFACE. EIGHT (8) PERFORATIONS PER FOOT, 2 ROWS MINIMUM. 7.0,1 ‘'5,//('6+$)7. 8.SUPPORT BRACKET - FORMED 12 GA. STEEL. FUSION BONDED EPOXY COATED. 9.OVERFLOW PIPE - SCH. 40 PVC MATED TO DRAINAGE PIPE AT BASE SEAL. 10.DRAINAGE PIPE - ADS HIGHWAY GRADE WITH TRI-A COUPLER. SUSPEND PIPE DURING BACKFILL OPERATIONS TO PREVENT BUCKLING OR BREAKAGE. DIAMETER AS NOTED. 11.BASE SEAL - GEOTEXTILE OR CONCRETE SLURRY. 12.ROCK - WASHED, SIZED BETWEEN 3/8" AND 1-1/2" TO BEST COMPLEMENT SOIL CONDITIONS. 13.FLOFAST® DRAINAGE SCREEN - SCH. 40 PVC 0.120" SLOTTED WELL SCREEN WITH 32 SLOTS PER ROW/FT. 120" OVERALL LENGTH WITH TRI-B COUPLER. 14.0,1 ‘6+$)7 - DRILLED TO MAINTAIN PERMEABILITY OF DRAINAGE SOILS. 15.FABRIC SEAL - U.V. RESISTANT GEOTEXTILE - TO BE REMOVED BY CUSTOMER AT PROJECT COMPLETION. 16.ABSORBENT - HYDROPHOBIC PETROCHEMICAL SPONGE. MIN. 128 OZ. CAPACITY. TYPICAL, TWO PER CHAMBER. 17.FREEBOARD DEPTH VARIES WITH INLET PIPE ELEVATION. INCREASE SETTLING CHAMBER DEPTH AS NEEDED TO MAINTAIN ALL INLET PIPE ELEVATIONS ABOVE OVERFLOW PIPE INLET. 18.STABILIZED BACKFILL - TWO-SACK SLURRY MIX. 19.INLET PIPE (BY OTHERS). 6 18 4 4INLET PIPE INVERT19 MAXIMUM COVER FOR ADS N-12 WT PIPE (FT) DIAMETER (IN) CLASS 1 COMPACTED DUMPED 8 95%90%85% CLASS 2 95%90%85% CLASS 3 12 18 24 40 43 40 36 13 15 13 12 27 29 27 25 18 20 19 17 13 15 13 12 19 21 19 17 14 16 14 12 12 14 12 11 DATA OBTAINED FROM ADS TECHNICAL NOTE 2.01 SEPTEMBER 2008 Bc VARIES 12" MIN INITIAL PLACEMENT 12" MIN INITIAL PLACEMENT Bc/8 (4" MIN) CAREFULLY PLACED BEDDING ASTM D448 #67 CRUSHED STONE OR OTHER SUITABLE MATERIAL COMPACTED TO 90% MINIMUM 1.25Bc + 12" BEDDING DETAIL FOR ADS N-12 PIPE NO SCALE CONCRETE COLLAR DETAIL N.T.S. D L T 24"1.0'6"TT3-#4 CIRCULAR TIES NEW OR EX. PIPE NEW O R EX. P I P E FLOW FLOW 90°D2D1L L TT1" TY P CLASS "B" CONCRETE #4@12 L/2 #4@12 NOTE: PIPE MAY BE HDPE, CORRUGATED METAL, CONCRETE OR REINFORCED CONCRETE. IF A FLEXIBLE TYPE OF PIPE IS USED (HDPE), CONTRACTOR MUST PLACE CONCRETE MIX IN A MANNER THAT WILL NOT DEFLECT THE END OF THE PIPE. REV A7001-110-526DWG NO.1 OF 1SHEET1:40SCALEDWG SIZE A 36" DRAIN BASIN QUICK SPEC INSTALLATION DETAIL TITLE PROJECT NO./NAME MATERIAL DATE APPD BY 9-21-18DATE NMHDRAWN BYTHIS PRINT DISCLOSES SUBJECT MATTER IN WHICH NYLOPLAST HAS PROPRIETARY RIGHTS. THE RECEIPT OR POSSESSION OF THIS PRINT DOES NOT CONFER, TRANSFER, OR LICENSE THE USE OF THE DESIGN OR TECHNICAL INFORMATION SHOWN HEREIN REPRODUCTION OF THIS PRINT OR ANY INFORMATION CONTAINED HEREIN, OR MANUFACTURE OF ANY ARTICLE HEREFROM, FOR THE DISCLOSURE TO OTHERS IS FORBIDDEN, EXCEPT BY SPECIFIC WRITTEN PERMISSION FROM NYLOPLAST. 9-21-18 NMH 3130 VERONA AVE BUFORD, GA 30518 PHN (770) 932-2443 FAX (770) 932-2490 www.nyloplast-us.com ® ©2007 NYLOPLAST 18" MIN WIDTH GUIDELINE 8" MIN THICKNESS GUIDELINE (3) VARIABLE SUMP DEPTH ACCORDING TO PLANS (12" MIN. BASED ON MANUFACTURING REQ.) 6" MIN (3) VARIABLE INVERT HEIGHTS AVAILABLE (ACCORDING TO PLANS/TAKE OFF) WATERTIGHT JOINT (CORRUGATED HDPE SHOWN) (1, 2) INTEGRATED DUCTILE IRON FRAME & GRATE/SOLID COVER TO MATCH BASIN O.D. THE BACKFILL MATERIAL SHALL BE CRUSHED STONE OR OTHER GRANULAR MATERIAL MEETING THE REQUIREMENTS OF CLASS I, CLASS II, OR CLASS III MATERIAL AS DEFINED IN ASTM D2321. BEDDING & BACKFILL FOR SURFACE DRAINAGE INLETS SHALL BE PLACED & COMPACTED UNIFORMLY IN ACCORDANCE WITH ASTM D2321. TRAFFIC LOADS: CONCRETE SLAB DIMENSIONS ARE FOR GUIDELINE PURPOSES ONLY. ACTUAL CONCRETE SLAB MUST BE DESIGNED TAKING INTO CONSIDERATION LOCAL SOIL CONDITIONS, TRAFFIC LOADING, & OTHER APPLICABLE DESIGN FACTORS. SEE DRAWING NO. 7001-110-111 FOR NON TRAFFIC INSTALLATION. (4) VARIOUS TYPES OF INLET & OUTLET ADAPTERS AVAILABLE: 4" - 30" FOR CORRUGATED HDPE (ADS N-12/HANCOR DUAL WALL, ADS/HANCOR SINGLE WALL), N-12 HP, PVC SEWER (EX: SDR 35), PVC DWV (EX: SCH 40), PVC C900/C905, CORRUGATED & RIBBED PVC 36" X 30" CONE STYLE REDUCER 1 - GRATES/SOLID COVER SHALL BE DUCTILE IRON PER ASTM A536 GRADE 70-50-05. 2 - FRAMES SHALL BE DUCTILE IRON PER ASTM A536 GRADE 70-50-05. 3 - DRAIN BASIN TO BE CUSTOM MANUFACTURED ACCORDING TO PLAN DETAILS. RISERS ARE NEEDED FOR BASIN BODIES OVER 84" DUE TO SHIPPING RESTRICTIONS. 4 - DRAINAGE CONNECTION STUB JOINT TIGHTNESS SHALL CONFORM TO ASTM D3212 FOR CORRUGATED HDPE (ADS N-12/HANCOR DUAL WALL), N-12 HP, & PVC SEWER. 5 - ADAPTERS CAN BE MOUNTED ON ANY ANGLE 0° TO 360°. TO DETERMINE MINIMUM ANGLE BETWEEN ADAPTERS SEE DRAWING NO. 7001-110-012. NYLOPLAST 36" DRAIN BASIN: 2836AG _ _X 2.25 FT MIN. MANUFACTURING REQUIREMENT FROM TOP OF GRATE TO TOP OF PIPE. (HEIGHT INCLUDES REDUCING CONE HEIGHT PLUS 12" FOR MANUFACTURING PURPOSES) REV C7001-110-396DWG NO.1 OF 1SHEET1:20SCALEDWG SIZE A 3130 VERONA AVE BUFORD, GA 30518 PHN (770) 932-2443 FAX (770) 932-2490 www.nyloplast-us.com DRAIN BASIN WITH BRONZE GRATE QUICK SPEC INSTALLATION DETAIL TITLE PROJECT NO./NAME MATERIAL DATE REVISED BY 03-25-10DATE EBCDRAWN BY NMH (3) VARIABLE SUMP DEPTH ACCORDING TO PLANS (6" MIN. BASED ON MANUFACTURING REQ.) 4" MIN MINIMUM PIPE BURIAL DEPTH PER PIPE MANUFACTURER RECOMMENDATION (MIN. MANUFACTURING REQ. SAME AS MIN. SUMP) (3) VARIABLE INVERT HEIGHTS AVAILABLE (ACCORDING TO PLANS/TAKE OFF) 8" - 15" NYLOPLAST DRAIN BASIN WITH BRONZE GRATE WATERTIGHT JOINT (CORRUGATED HDPE SHOWN) (4) VARIOUS TYPES OF INLET & OUTLET ADAPTERS AVAILABLE: 4" - 15" FOR CORRUGATED HDPE (ADS N-12/HANCOR DUAL WALL, ADS/HANCOR SINGLE WALL), N-12 HP, PVC SEWER (EX: SDR 35), PVC DWV (EX: SCH 40), PVC C900/C905, CORRUGATED & RIBBED PVC (1, 2) BRONZE GRATE & INTEGRATED DUCTILE IRON FRAME TO MATCH BASIN O.D. THIS PRINT DISCLOSES SUBJECT MATTER IN WHICH NYLOPLAST HAS PROPRIETARY RIGHTS. THE RECEIPT OR POSSESSION OF THIS PRINT DOES NOT CONFER, TRANSFER, OR LICENSE THE USE OF THE DESIGN OR TECHNICAL INFORMATION SHOWN HEREIN REPRODUCTION OF THIS PRINT OR ANY INFORMATION CONTAINED HEREIN, OR MANUFACTURE OF ANY ARTICLE HEREFROM, FOR THE DISCLOSURE TO OTHERS IS FORBIDDEN, EXCEPT BY SPECIFIC WRITTEN PERMISSION FROM NYLOPLAST. 1 - 8" - 15" GRATES SHALL BE SOLID BRASS METAL. 2 - 12" & 15" FRAMES SHALL BE DUCTILE IRON PER ASTM A536 GRADE 70-50-05. 8" & 10" BRONZE GRATES FIT DIRECTLY ONTO DRAIN BASINS WITH THE USE OF A PVC BODY TOP. SEE DRAWING NO. 7001-110-045. 3 - DRAIN BASIN TO BE CUSTOM MANUFACTURED ACCORDING TO PLAN DETAILS. RISERS ARE NEEDED FOR BASINS OVER 84" DUE TO SHIPPING RESTRICTIONS. SEE DRAWING NO. 7001-110-065 4 - DRAINAGE CONNECTION STUB JOINT TIGHTNESS SHALL CONFORM TO ASTM D3212 FOR CORRUGATED HDPE (ADS N-12/HANCOR DUAL WALL), N-12 HP, & PVC SEWER. 5 - ADAPTERS CAN BE MOUNTED ON ANY ANGLE 0° TO 360°. TO DETERMINE MINIMUM ANGLE BETWEEN ADAPTERS SEE DRAWING NO. 7001-110-012. 6 - 8" - 15" BRONZE GRATES HAVE NO LOAD RATING. THE BACKFILL MATERIAL SHALL BE CRUSHED STONE OR OTHER GRANULAR MATERIAL MEETING THE REQUIREMENTS OF CLASS I, CLASS II, OR CLASS III MATERIAL AS DEFINED IN ASTM D2321. BEDDING & BACKFILL FOR SURFACE DRAINAGE INLETS SHALL BE PLACED & COMPACTED UNIFORMLY IN ACCORDANCE WITH ASTM D2321. ® ©2013 NYLOPLAST 03-11-16 (5) ADAPTER ANGLES VARIABLE 0° - 360° ACCORDING TO PLANS DIG ALERT BENCHMARK:BASIS OF BEARING:APPROVED BY: CITY OF LA QUINTA AT LEAST TWO DAYS BEFORE YOU DIG. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE Engineering, Inc.EDAIS SHEET NO 4 OF 4 DESIGN BY: NKE DRAWN BY: JAT DATE:01/10/19 JOB NO. 18-027 REVISIONS DATE BY NO.DESCRIPTION PRE- APPR APPR DATEINT CITY OF LA QUINTA PUBLIC WORKS DIRECTOR/CITY ENGINEER R.C.E. NO.EXP. DATE RESIDENCE IN BY MARRIOTT W1 2 OF SEC. 29 , T, 2 S., R, 5 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIES DWG FILE: DIAL TOLL FREE 1-800-227-2600 BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING ALONG THE NORTHERLY LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, BEING NORTH 89°39'16" EAST AS SHOWN ON R.S. 96/52 , RECORDS OF RIVERSIDE COUNTY. APN 600-020-053 STORM DRAIN IMPROVEMENTS DATENAJEH EDAIS , PE 9/4/2018 N.K.E.1 90% PROGRESS SET BENCHARK PD-3-1E ELEVATION: 92.067 NGVD29 (TOP OF 1" I.P. ITH COUNTY TAG AT THE INTERSECTION OF MILES AVENUE AND ADAMS STREET) STANDARD DETAIL DUAL STAGE HYDRODYNAMIC SEPARATOR DSBB-4-6-72 PLAN VIEW ELEVATION VIEW SITE SPECIFIC DATA DSBB PERFORMANCE DATA DSBB STORAGE CAPACITIES GENERAL NOTES INSTALLATION NOTES END VIEW NOTES & DETAILS 1/17/2019 N.K.E.2 2ND SUBMITAL 03/05/2019 2/15/2019 N.K.E.3 3RD SUBMITAL 3/05/2019 N.K.E.4 4TH SUBMITAL 1.3 1.8 1.6 1.4 2.1 2.0 1.8 1.6 2.5 2.3 2.2 2.1 1.9 2.8 2.7 2.6 2.5 2.4 2.2 3.2 3.0 2.8 2.8 2.8 2.7 2.6 3.6 3.4 3.1 3.0 2.9 3.0 3.1 2.9 4.4 4.0 3.7 3.5 3.3 3.1 3.0 3.1 3.3 3.2 4.9 4.5 4.1 3.8 3.7 3.4 3.2 3.0 3.0 3.2 3.3 5.2 4.8 4.5 4.1 3.8 3.7 3.5 3.2 2.9 2.8 2.8 3.0 5.1 4.9 4.6 4.3 4.0 3.8 3.7 3.5 3.1 2.8 2.7 2.7 2.8 4.1 4.4 4.3 4.1 4.0 3.8 3.7 3.7 3.4 2.9 2.6 2.6 2.7 2.8 3.3 3.5 3.7 3.7 3.7 3.7 3.7 3.6 3.6 3.3 2.8 2.5 2.6 2.7 2.7 3.2 3.1 3.1 3.3 3.3 3.2 3.2 3.3 3.4 3.4 3.4 3.2 2.7 2.4 2.5 2.6 2.7 3.3 3.1 3.0 3.1 3.1 3.0 3.0 3.0 3.1 3.2 3.2 3.0 2.6 2.4 2.5 2.6 2.7 3.3 3.0 2.9 2.9 2.9 2.9 2.8 2.9 2.9 3.0 3.0 2.9 2.5 2.4 2.4 2.6 2.7 3.1 2.9 2.7 2.7 2.7 2.7 2.7 2.7 2.8 2.8 2.9 2.9 2.6 2.4 2.4 2.5 2.7 2.7 2.7 2.5 2.5 2.5 2.5 2.5 2.6 2.6 2.7 2.8 2.8 2.6 2.5 2.5 2.6 2.8 2.4 2.4 2.4 2.3 2.3 2.3 2.4 2.5 2.5 2.5 2.6 2.6 2.6 2.6 2.8 3.1 3.1 2.0 2.1 2.1 2.1 2.2 2.2 2.3 2.3 2.3 2.4 2.4 2.5 2.5 2.6 2.9 3.1 3.0 1.8 1.9 1.9 2.0 2.0 2.1 2.1 2.2 2.1 2.1 2.2 2.3 2.3 2.5 2.8 2.8 2.7 1.6 1.7 1.7 1.8 1.9 1.9 2.0 2.0 2.0 2.0 2.0 2.1 2.2 2.4 2.5 2.5 2.3 1.4 1.5 1.6 1.7 1.7 1.8 1.8 1.9 1.8 1.8 1.8 1.9 2.0 2.1 2.1 2.1 2.0 1.3 1.4 1.5 1.5 1.6 1.6 1.7 1.7 1.7 1.6 1.7 1.8 1.8 1.9 1.9 1.8 1.7 1.2 1.3 1.3 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.6 1.6 1.6 1.6 1.6 1.5 1.4 1.1 1.2 1.2 1.3 1.3 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.3 1.2 1.0 1.1 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.1 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.1 1.1 1.0 0.9 1.0 1.1 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.1 1.1 1.1 1.0 0.9 0.8 1.0 1.1 1.1 1.1 1.2 1.2 1.2 1.2 1.1 1.1 1.1 1.1 1.1 1.0 0.9 0.9 0.8 1.1 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.1 1.1 1.1 1.0 1.0 0.9 0.8 0.7 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.1 1.1 1.0 1.0 0.9 0.8 0.7 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.1 1.1 1.0 0.9 0.8 0.7 1.4 1.5 1.5 1.4 1.4 1.4 1.3 1.3 1.3 1.3 1.2 1.2 1.1 1.0 0.9 0.8 0.7 1.6 1.6 1.6 1.6 1.5 1.5 1.4 1.4 1.4 1.4 1.3 1.2 1.1 1.1 1.0 0.8 0.7 1.9 1.9 1.8 1.8 1.6 1.6 1.5 1.6 1.5 1.5 1.4 1.3 1.2 1.1 1.0 0.9 0.8 2.2 2.1 2.0 1.9 1.8 1.7 1.6 1.7 1.7 1.6 1.5 1.4 1.3 1.2 1.1 0.9 0.8 2.5 2.4 2.2 2.0 1.9 1.8 1.8 1.8 1.8 1.7 1.6 1.5 1.3 1.2 1.1 1.0 0.8 2.8 2.5 2.3 2.2 2.1 2.0 1.9 1.9 1.9 1.8 1.7 1.6 1.4 1.3 1.2 1.1 0.9 3.0 2.6 2.4 2.4 2.3 2.2 2.1 2.1 2.0 1.9 1.8 1.7 1.6 1.4 1.3 1.2 1.1 2.8 2.6 2.5 2.5 2.5 2.4 2.3 2.2 2.2 2.1 2.0 1.8 1.7 1.6 1.5 1.4 1.2 2.6 2.5 2.5 2.7 2.7 2.6 2.4 2.4 2.3 2.2 2.1 2.0 1.9 1.8 1.7 1.6 1.4 2.6 2.5 2.5 2.8 2.9 2.8 2.6 2.6 2.5 2.4 2.3 2.2 2.1 2.0 2.0 1.8 1.7 2.6 2.5 2.6 2.9 3.1 3.0 2.8 2.7 2.6 2.5 2.4 2.3 2.3 2.3 2.2 2.1 2.0 2.6 2.6 2.6 3.0 3.2 3.2 3.1 2.9 2.7 2.6 2.5 2.5 2.5 2.5 2.5 2.5 2.3 2.7 2.6 2.6 3.0 3.3 3.2 3.2 3.1 2.8 2.7 2.7 2.6 2.6 2.6 2.8 2.9 2.7 2.7 2.6 2.7 3.1 3.3 3.3 3.2 3.1 2.9 2.9 2.9 2.8 2.7 2.7 2.9 3.2 3.1 2.7 2.7 2.7 3.1 3.3 3.2 3.1 3.1 3.0 3.0 3.0 2.9 2.8 2.8 2.9 3.2 3.2 2.8 2.8 2.9 3.2 3.3 3.2 3.1 3.1 3.1 3.1 3.1 3.1 2.8 2.7 2.7 2.8 2.9 3.0 2.9 3.0 3.2 3.2 3.2 3.1 3.1 3.1 3.2 3.2 3.1 2.8 2.6 2.6 2.7 2.8 3.3 3.1 3.1 3.1 3.2 3.2 3.2 3.2 3.2 3.3 3.3 3.2 2.8 2.6 2.6 2.7 2.8 3.4 3.1 3.1 3.1 3.1 3.2 3.2 3.3 3.4 3.4 3.4 3.3 2.8 2.6 2.7 2.8 2.8 3.3 3.2 3.1 3.1 3.1 3.1 3.2 3.4 3.5 3.4 3.5 3.3 2.9 2.7 2.7 2.8 2.9 3.2 3.2 3.1 3.0 3.1 3.1 3.2 3.4 3.4 3.5 3.5 3.4 2.9 2.7 2.7 2.8 2.9 3.1 3.1 3.1 3.1 3.1 3.1 3.2 3.3 3.3 3.4 3.5 3.3 3.0 2.8 2.8 2.8 2.9 3.0 3.1 3.1 3.1 3.1 3.1 3.2 3.3 3.2 3.3 3.4 3.3 3.0 2.8 2.8 2.8 2.9 3.0 3.1 3.1 3.1 3.0 3.0 3.1 3.2 3.2 3.2 3.3 3.3 3.1 2.9 2.9 2.9 3.1 3.1 3.1 3.1 3.0 3.0 3.0 3.1 3.2 3.1 3.1 3.2 3.2 3.0 3.0 3.1 3.3 3.3 3.3 3.2 3.1 3.0 3.0 3.0 3.1 3.1 3.1 3.0 3.0 3.0 2.9 2.9 3.1 3.3 3.3 3.4 3.2 3.1 3.0 3.0 3.0 3.0 3.1 3.0 2.9 2.9 2.8 2.8 2.9 3.0 3.1 3.0 3.5 3.2 3.1 3.1 3.1 3.1 3.0 3.0 3.0 2.8 2.8 2.7 2.7 2.8 2.8 2.8 2.6 3.3 3.1 3.1 3.1 3.2 3.1 3.0 3.0 2.9 2.8 2.7 2.6 2.6 2.6 2.6 2.5 2.3 3.0 3.0 3.0 3.2 3.2 3.1 3.0 2.9 2.8 2.7 2.6 2.6 2.5 2.4 2.4 2.2 2.0 2.9 2.8 2.9 3.1 3.2 3.1 2.9 2.9 2.8 2.7 2.6 2.5 2.4 2.3 2.2 2.0 1.8 2.8 2.8 2.7 3.1 3.2 3.1 3.0 2.9 2.8 2.7 2.5 2.4 2.3 2.1 2.0 1.9 1.7 2.8 2.7 2.7 3.0 3.2 3.2 3.0 2.9 2.8 2.6 2.5 2.3 2.2 2.0 1.9 1.8 1.6 2.8 2.7 2.6 3.0 3.2 3.1 3.0 2.9 2.7 2.6 2.5 2.3 2.1 2.0 1.9 1.7 1.6 2.8 2.6 2.6 2.9 3.2 3.1 2.9 2.8 2.7 2.6 2.4 2.3 2.1 2.0 1.9 1.8 1.6 2.7 2.6 2.6 2.9 3.1 3.0 2.8 2.7 2.7 2.6 2.4 2.3 2.2 2.0 1.9 1.8 1.7 2.7 2.6 2.6 2.9 3.0 2.9 2.7 2.7 2.6 2.6 2.4 2.3 2.2 2.1 2.0 1.9 1.8 2.7 2.7 2.9 2.9 2.8 2.7 2.7 2.6 2.5 2.4 2.3 2.3 2.3 2.2 2.1 1.9 2.8 2.7 2.8 2.8 2.7 2.7 2.7 2.6 2.5 2.4 2.4 2.4 2.4 2.4 2.3 2.2 2.8 2.6 2.6 2.6 2.6 2.6 2.6 2.6 2.5 2.5 2.4 2.4 2.5 2.6 2.6 2.5 2.7 2.5 2.5 2.5 2.5 2.5 2.6 2.6 2.5 2.5 2.5 2.5 2.5 2.7 2.8 2.8 2.5 2.4 2.4 2.3 2.4 2.4 2.6 2.6 2.6 2.6 2.6 2.6 2.6 2.8 3.0 3.1 2.3 2.3 2.3 2.3 2.3 2.4 2.5 2.5 2.6 2.7 2.7 2.7 2.6 2.8 3.0 3.2 2.0 2.1 2.1 2.2 2.3 2.3 2.4 2.5 2.5 2.7 2.8 2.7 2.5 2.6 2.7 2.9 1.8 1.9 2.0 2.1 2.2 2.3 2.4 2.4 2.5 2.7 2.8 2.6 2.4 2.4 2.5 2.7 1.6 1.7 1.9 2.0 2.1 2.2 2.4 2.4 2.5 2.7 2.7 2.5 2.3 2.4 2.5 2.7 1.5 1.6 1.8 1.9 2.1 2.2 2.3 2.5 2.6 2.7 2.7 2.4 2.2 2.4 2.5 2.6 1.4 1.5 1.7 1.8 2.0 2.1 2.3 2.4 2.5 2.7 2.7 2.3 2.2 2.3 2.5 2.7 1.4 1.5 1.6 1.8 1.9 2.0 2.1 2.3 2.4 2.6 2.6 2.3 2.2 2.3 2.5 2.6 1.4 1.5 1.6 1.7 1.9 1.9 2.0 2.1 2.3 2.5 2.5 2.2 2.1 2.3 2.4 2.6 1.4 1.5 1.6 1.7 1.8 1.9 1.9 2.0 2.1 2.3 2.4 2.2 2.1 2.2 2.4 2.6 1.5 1.6 1.6 1.7 1.8 1.9 1.9 2.0 2.1 2.2 2.4 2.3 2.2 2.3 2.4 2.7 1.7 1.8 1.8 1.8 2.0 2.1 2.2 2.1 2.2 2.3 2.3 2.3 2.4 2.6 2.9 2.9 2.3 2.2 2.2 2.3 2.4 2.5 2.4 2.3 2.3 2.3 2.3 2.9 2.8 0.9 0.9 1.0 1.0 1.2 0.9 0.9 1.0 1.1 1.2 1.4 1.7 2.0 2.1 2.2 2.3 2.2 2.2 2.0 1.0 1.0 1.1 1.2 1.4 1.6 2.0 2.3 2.5 2.7 2.7 2.6 2.5 2.3 2.2 2.2 2.4 2.6 2.8 3.0 3.0 2.9 1.1 1.1 1.2 1.3 1.5 1.8 2.3 2.7 3.0 3.2 3.2 3.0 2.8 2.5 2.4 2.4 2.5 2.7 3.1 3.3 3.4 3.3 3.0 2.8 2.8 1.2 1.2 1.3 1.5 1.7 2.0 2.6 3.1 3.6 3.8 3.7 3.5 3.1 2.7 2.5 2.5 2.6 2.8 3.2 3.5 3.8 3.7 3.2 3.0 3.0 1.3 1.3 1.5 1.6 1.8 2.1 2.8 3.6 4.2 4.4 4.3 3.9 3.3 2.8 2.6 2.6 2.7 2.8 3.1 3.5 3.7 3.7 3.4 3.2 3.1 1.4 1.5 1.6 1.8 2.0 2.2 2.8 3.8 4.7 5.0 4.8 4.2 3.3 2.8 2.7 2.6 2.7 2.8 2.9 3.2 3.3 3.2 3.1 3.2 3.2 1.5 1.6 1.8 2.0 2.2 2.4 2.9 3.8 4.9 5.4 5.0 4.1 3.2 2.8 2.7 2.7 2.6 2.6 2.6 2.7 2.6 2.5 2.5 2.7 2.8 1.5 1.7 2.0 2.2 2.4 2.5 2.9 3.6 4.6 5.1 4.7 3.8 3.1 2.8 2.7 2.7 2.5 2.4 2.3 2.2 2.0 2.0 2.0 2.0 2.1 1.6 1.8 2.1 2.4 2.4 2.5 2.9 3.7 4.5 5.0 4.5 3.7 3.0 2.6 2.6 2.6 2.4 2.1 2.0 1.8 1.8 1.7 1.6 1.5 1.5 1.7 1.9 2.2 2.5 2.5 2.5 3.0 4.0 4.7 5.0 4.7 3.9 3.0 2.5 2.6 2.6 2.3 2.0 1.9 1.8 1.7 1.8 2.1 2.4 2.6 2.5 2.5 3.1 4.1 4.8 4.9 4.8 4.0 3.1 2.5 2.6 1.9 2.1 2.4 2.6 2.4 2.4 2.7 3.4 4.3 4.9 1.9 2.1 2.4 2.6 2.4 2.4 2.7 3.5 4.6 4.9 1.8 2.0 2.3 2.5 2.5 2.5 3.2 4.2 4.8 4.9 1.7 1.9 2.3 2.5 2.5 2.6 3.1 4.0 4.8 5.0 1.7 1.9 2.2 2.4 2.5 2.6 3.0 3.8 4.6 4.9 1.6 1.8 2.0 2.3 2.4 2.6 3.1 3.9 4.7 4.9 1.5 1.7 1.9 2.1 2.3 2.5 3.1 4.0 4.8 5.0 1.4 1.4 1.6 1.7 1.9 2.1 2.4 3.0 3.8 4.5 4.6 1.3 1.4 1.4 1.6 1.8 2.0 2.3 2.9 3.5 3.9 4.0 1.3 1.3 1.3 1.5 1.6 1.8 2.1 2.6 3.0 3.3 3.4 1.2 1.2 1.3 1.4 1.5 1.7 1.9 2.3 2.5 2.8 2.8 1.1 1.1 1.2 1.3 1.4 1.5 1.7 2.0 2.2 2.3 2.4 1.0 1.1 1.1 1.2 1.3 1.3 1.5 1.7 1.9 2.0 2.0 1.0 1.0 1.1 1.1 1.2 1.2 1.3 1.5 1.7 1.8 1.8 0.9 1.0 1.0 1.1 1.1 1.2 1.2 1.4 1.5 1.6 1.7 0.9 1.0 1.0 1.0 1.1 1.1 1.2 1.3 1.5 1.6 1.6 0.9 1.0 1.0 1.1 1.1 1.1 1.2 1.3 1.5 1.6 1.6 0.9 1.0 1.0 1.1 1.1 1.2 1.2 1.3 1.5 1.6 1.7 1.0 1.0 1.1 1.2 1.2 1.2 1.3 1.4 1.6 1.8 1.8 1.1 1.1 1.2 1.2 1.3 1.4 1.4 1.6 1.8 2.0 2.0 1.1 1.2 1.2 1.3 1.4 1.5 1.6 1.8 2.1 2.3 2.3 1.2 1.2 1.3 1.4 1.6 1.7 1.8 2.2 2.5 2.7 2.7 1.3 1.3 1.4 1.5 1.7 1.9 2.1 2.4 2.9 3.2 3.2 1.4 1.4 1.5 1.6 1.8 2.0 2.3 2.7 3.3 3.7 3.8 1.4 1.5 1.6 1.8 2.0 2.2 2.4 3.0 3.6 4.2 4.4 1.4 1.5 1.5 1.7 2.0 2.1 2.3 2.6 3.1 3.9 4.5 4.7 1.4 1.5 1.6 1.8 2.1 2.3 2.4 2.6 3.0 3.8 4.5 4.7 1.4 1.6 1.7 1.9 2.2 2.4 2.4 2.6 3.0 3.8 4.6 4.8 1.5 1.6 1.8 2.0 2.3 2.5 2.4 2.6 3.1 4.0 4.8 5.0 1.5 1.7 1.8 2.1 2.4 2.5 2.4 2.5 3.2 4.2 4.8 4.9 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.9 0.8 0.8 0.8 0.8 0.8 0.9 0.9 1.0 1.0 1.0 1.0 1.0 0.9 0.9 0.9 1.0 1.0 1.1 1.2 1.2 1.2 1.2 1.0 1.0 1.0 1.1 1.2 1.3 1.4 1.5 1.5 1.5 1.4 1.1 1.1 1.1 1.2 1.3 1.5 1.6 1.8 1.8 1.8 1.7 1.2 1.2 1.2 1.3 1.4 1.6 1.8 2.0 2.2 2.2 2.1 1.2 1.3 1.3 1.5 1.6 1.8 2.0 2.3 2.5 2.6 2.5 1.3 1.4 1.5 1.6 1.8 2.0 2.2 2.4 2.8 3.1 2.9 1.4 1.5 1.6 1.8 2.0 2.2 2.3 2.6 3.0 3.3 3.2 1.4 1.6 1.7 1.9 2.2 2.4 2.5 2.6 2.8 3.0 3.1 1.7 1.9 2.0 2.2 2.5 2.6 2.6 2.8 3.0 3.1 3.2 2.1 2.3 2.6 2.8 3.0 3.0 3.0 3.3 3.7 3.7 3.2 2.3 2.7 3.0 3.5 3.8 3.8 3.6 3.9 4.4 4.7 3.6 2.5 3.0 3.5 4.0 4.4 4.5 4.2 4.4 4.7 4.9 5.1 4.6 0.9 0.8 0.8 0.8 0.7 0.7 0.8 0.8 0.9 1.0 1.2 1.4 1.6 1.9 2.3 2.5 2.6 2.6 2.8 2.8 2.8 2.4 3.0 3.1 2.7 3.2 3.7 4.2 4.8 4.9 4.5 4.4 4.6 4.8 5.0 5.1 4.0 3.5 3.4 3.5 3.5 3.1 2.7 2.3 1.9 1.6 1.4 1.2 1.1 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.2 1.4 1.6 1.9 2.2 2.6 2.9 3.1 2.9 2.7 2.7 2.7 2.8 2.9 3.0 2.7 3.1 3.6 4.2 4.8 4.9 4.3 4.2 4.4 4.6 4.8 4.9 4.6 3.8 3.3 3.3 3.5 3.2 2.8 2.4 2.1 1.8 1.5 1.4 1.2 1.1 1.1 1.0 1.0 1.0 1.1 1.1 1.2 1.3 1.5 1.7 2.0 2.4 2.7 3.0 3.0 2.6 2.5 2.5 2.6 2.7 2.7 2.7 2.3 2.7 3.1 3.5 4.0 4.5 4.4 4.1 4.0 4.2 4.4 4.7 4.7 4.3 3.6 3.1 3.1 3.2 3.1 2.8 2.5 2.2 1.9 1.7 1.5 1.4 1.3 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.6 1.8 2.1 2.4 2.6 2.7 2.7 2.5 2.3 2.3 2.4 2.4 2.5 2.5 2.3 2.6 2.9 3.3 3.7 4.0 4.2 4.0 4.0 4.1 4.3 4.6 4.3 3.8 3.3 3.0 2.9 2.9 2.8 2.6 2.4 2.2 2.0 1.8 1.6 1.5 1.4 1.4 1.3 1.3 1.3 1.3 1.4 1.4 1.5 1.7 1.9 2.1 2.3 2.4 2.4 2.5 2.4 2.3 2.2 2.2 2.2 2.3 2.3 2.2 2.5 2.8 3.0 3.3 3.7 3.9 4.0 4.1 4.3 4.7 4.8 4.3 3.7 3.2 3.0 2.9 2.8 2.7 2.5 2.4 2.2 2.0 1.9 1.7 1.6 1.6 1.5 1.5 1.4 1.4 1.4 1.5 1.5 1.6 1.7 1.9 2.1 2.2 2.2 2.3 2.4 2.4 2.3 2.3 2.3 2.3 2.3 2.3 2.1 2.4 2.6 2.8 3.1 3.4 3.7 3.9 4.3 4.7 5.1 5.1 4.7 3.9 3.3 3.0 2.9 2.7 2.6 2.4 2.3 2.2 2.1 2.0 1.9 1.8 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.8 1.9 2.0 2.1 2.1 2.2 2.3 2.4 2.5 2.5 2.5 2.6 2.6 1.9 2.2 2.4 2.5 2.8 3.1 3.4 3.7 4.1 4.6 4.9 4.9 4.5 3.9 3.2 2.8 2.7 2.6 2.5 2.4 2.3 2.2 2.1 2.1 2.0 2.0 1.9 1.9 1.8 1.8 1.8 1.8 1.7 1.8 1.8 1.9 1.9 1.9 2.0 2.0 2.1 2.2 2.3 2.4 2.4 2.5 2.6 2.6 1.8 2.0 2.2 2.3 2.5 2.8 3.1 3.4 3.8 4.1 4.3 4.3 4.1 3.6 3.1 2.7 2.5 2.5 2.4 2.4 2.3 2.3 2.2 2.2 2.2 2.1 2.1 2.0 2.0 1.9 1.9 1.9 1.9 1.9 1.9 1.9 1.9 1.9 1.9 2.0 2.0 2.1 2.1 2.2 2.2 2.3 2.3 2.3 1.5 1.7 2.0 2.1 2.2 2.4 2.6 2.8 3.1 3.4 3.6 3.8 3.8 3.7 3.3 2.9 2.5 2.4 2.4 2.4 2.4 2.4 2.4 2.3 2.3 2.3 2.2 2.2 2.2 2.1 2.1 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 1.9 1.9 2.0 2.0 2.0 2.0 2.1 2.2 2.1 1.4 1.6 1.8 2.0 2.1 2.3 2.4 2.7 2.9 3.1 3.2 3.3 3.3 3.2 3.0 2.8 2.5 2.3 2.3 2.3 2.4 2.4 2.4 2.4 2.3 2.3 2.3 2.3 2.4 2.3 2.2 2.1 2.0 2.0 2.0 2.0 2.1 2.1 2.1 2.0 2.0 1.9 1.9 1.9 1.9 1.9 2.0 2.0 1.9 1.3 1.5 1.7 1.8 2.0 2.1 2.3 2.4 2.6 2.7 2.9 2.9 2.9 2.8 2.7 2.6 2.4 2.2 2.2 2.3 2.3 2.4 2.4 2.4 2.4 2.4 2.4 2.5 2.5 2.4 2.3 2.2 2.1 2.1 2.0 2.0 2.0 2.0 2.0 2.0 1.9 1.9 1.9 1.8 1.8 1.8 1.8 1.8 1.7 1.2 1.3 1.5 1.6 1.8 1.9 2.0 2.1 2.3 2.4 2.5 2.6 2.6 2.5 2.5 2.4 2.2 2.2 2.2 2.2 2.3 2.4 2.5 2.5 2.5 2.6 2.6 2.7 2.6 2.6 2.4 2.4 2.3 2.2 2.1 2.0 1.9 1.9 1.9 1.9 1.8 1.8 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.0 1.2 1.3 1.5 1.6 1.6 1.7 1.8 2.0 2.1 2.2 2.2 2.2 2.2 2.2 2.1 2.1 2.0 2.1 2.2 2.3 2.4 2.5 2.6 2.7 2.7 2.7 2.8 2.8 2.7 2.6 2.5 2.4 2.3 2.2 2.1 2.0 1.9 1.9 1.8 1.7 1.6 1.6 1.5 1.5 1.5 1.4 1.4 1.4 0.9 1.0 1.2 1.3 1.3 1.4 1.5 1.6 1.7 1.8 1.8 1.9 1.9 1.9 1.9 1.9 1.9 2.0 2.1 2.2 2.3 2.4 2.5 2.6 2.6 2.5 2.6 2.6 2.6 2.6 2.5 2.5 2.5 2.4 2.3 2.1 2.0 2.0 1.9 1.8 1.6 1.5 1.4 1.4 1.3 1.3 1.2 1.2 1.2 0.8 0.9 1.0 1.1 1.1 1.2 1.2 1.3 1.4 1.5 1.5 1.6 1.6 1.6 1.7 1.7 1.7 1.9 2.1 2.3 2.4 2.5 2.6 2.6 2.5 2.4 2.3 2.3 2.3 2.3 2.3 2.3 2.4 2.4 2.3 2.2 2.1 2.0 1.9 1.7 1.5 1.4 1.3 1.2 1.2 1.1 1.1 1.0 0.6 0.7 0.8 0.9 0.9 1.0 1.0 1.0 1.1 1.2 1.2 1.3 1.3 1.4 1.4 1.5 1.5 1.6 1.8 2.0 2.3 2.6 2.8 2.8 2.7 2.5 2.4 2.4 2.4 2.3 2.3 2.3 2.3 2.4 2.5 2.4 2.4 2.3 2.1 1.9 1.6 1.4 1.3 1.2 1.1 1.0 1.0 0.9 0.9 0.6 0.6 0.7 0.7 0.8 0.8 0.8 0.9 0.9 1.0 1.0 1.1 1.1 1.2 1.2 1.3 1.3 1.5 1.7 1.9 2.3 2.6 2.9 3.1 2.8 2.6 2.5 2.5 2.5 2.5 2.5 2.4 2.4 2.5 2.8 2.8 2.6 2.3 2.1 1.8 1.6 1.4 1.2 1.1 1.0 0.9 0.8 0.8 0.7 0.5 0.5 0.6 0.6 0.6 0.7 0.7 0.7 0.8 0.8 0.8 0.9 0.9 1.0 1.0 1.1 1.2 1.3 1.5 1.8 2.1 2.5 2.9 3.2 3.1 2.7 2.7 2.7 2.7 2.7 2.6 2.6 2.6 2.8 3.1 3.0 2.7 2.3 2.0 1.7 1.4 1.2 1.1 1.0 0.9 0.8 0.7 0.7 0.6 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.7 0.7 0.8 0.8 0.9 0.9 1.0 1.1 1.3 1.6 1.9 2.2 2.6 2.8 2.8 2.8 2.8 2.8 2.8 2.8 2.7 2.7 2.8 3.0 3.1 2.9 2.5 2.2 1.9 1.6 1.3 1.1 1.0 0.9 0.8 0.7 0.6 0.6 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.7 0.7 0.8 0.9 1.1 1.3 1.5 1.8 2.0 2.1 2.2 2.4 2.7 2.8 2.5 2.8 2.8 2.8 2.6 2.5 2.6 2.5 2.2 1.9 1.6 1.4 1.2 1.0 0.9 0.8 0.7 0.6 0.5 0.5 0.4 1.5 1.7 1.8 2.0 1.5 1.7 1.9 2.1 2.4 2.5 2.1 2.1 2.7 3.4 4.5 4.9 1.5 1.7 2.0 2.1 2.4 2.5 2.1 2.2 2.5 3.4 4.6 5.0 1.5 1.7 1.9 2.1 2.4 2.6 2.4 2.5 3.1 4.2 4.8 4.9 4.7 1.4 1.6 1.8 2.0 2.3 2.5 2.4 2.5 3.1 4.0 4.8 5.0 4.6 1.4 1.5 1.7 1.9 2.2 2.4 2.4 2.5 3.0 3.8 4.6 4.9 4.3 1.3 1.5 1.6 1.7 2.0 2.3 2.4 2.5 3.0 3.8 4.7 5.0 4.4 1.3 1.4 1.5 1.6 1.9 2.1 2.2 2.4 3.0 4.0 4.9 5.2 4.6 1.2 1.3 1.4 1.5 1.7 1.8 2.0 2.3 3.0 4.0 4.7 4.8 4.4 3.5 1.2 1.3 1.3 1.3 1.5 1.6 1.8 2.2 2.9 3.6 4.1 4.2 3.9 3.3 1.1 1.2 1.2 1.2 1.3 1.5 1.7 2.1 2.7 3.1 3.4 3.5 3.3 2.9 1.0 1.1 1.1 1.1 1.2 1.3 1.5 1.9 2.3 2.6 2.8 2.9 2.8 2.5 0.9 1.0 1.0 1.0 1.1 1.2 1.3 1.6 1.9 2.2 2.3 2.4 2.3 2.1 0.8 0.9 0.9 0.9 1.0 1.0 1.2 1.4 1.6 1.8 1.9 1.9 1.9 1.7 1.5 0.7 0.8 0.8 0.8 0.9 0.9 1.0 1.2 1.4 1.5 1.6 1.6 1.5 1.4 1.3 0.6 0.7 0.7 0.7 0.8 0.8 0.8 1.0 1.1 1.2 1.3 1.3 1.2 1.2 1.0 0.6 0.6 0.6 0.7 0.7 0.7 0.7 0.8 0.9 1.0 1.1 1.1 1.0 1.0 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.7 0.8 0.9 0.9 0.9 0.9 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.7 0.7 0.7 0.7 0.7 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.4 0.4 0.4 0.5 0.5 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1.6 1.5 1.5 1.4 1.3 1.3 1.2 1.2 1.1 1.0 0.9 0.8 0.7 0.7 0.6 0.5 0.4 0.4 1.4 1.3 1.3 1.2 1.2 1.1 1.1 1.0 0.9 0.9 0.8 0.7 0.6 0.6 0.5 0.4 0.4 0.3 1.2 1.1 1.1 1.0 1.0 0.9 0.9 0.9 0.8 0.8 0.7 0.6 0.6 0.5 0.4 0.4 0.3 0.3 1.0 0.9 0.9 0.9 0.8 0.8 0.8 0.8 0.7 0.7 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.2 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.7 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.6 0.6 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.3 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 324 S. State St., Suite 400 Salt Lake City, UT 84111 800-678-7077 801-328-5151 fax: 801-328-5155 www.spectrum-engineers.com THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ©DRAWN BY:PROJECT #: CHECKED BY:OWNER: 510 South 600 East Salt Lake City, Utah 84102 P: 801.355.6868 F: 801.355.6880 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVED PROJECT: SHEET #12/7/2018 1:33:56 PMC:\Users\dgh.SPECENG\Documents\20180468Elec Central_dgh@spectrum-engineers.com.rvtE050PSITE PHOTOMETRICPLAN17-180.01RRP/DGHDGHRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#2 CITY COMMENTS - 11/05/2018 SCALE:1" = 20'-0"1 SITE PHOTOMETRIC PLAN 0 8'16'32' north DATE DESCRIPTION PARKING LOT: AVERAGE FOOT-CANDLES: 1.85 FC AVERAGE MAX:MIN: 2.3:1 EIFS 7016SHERWIN-WILLIAMS 7016& PRECAST CORNICE EIFS 7014SHERWIN-WILLIAMS 7014EIFS 7019SHERWIN-WILLIAMS 7019A1A2A3EXTERIOR MATERIAL & COLOR BOARDALL METAL FINISH: KYNAR MEDIUM BRONZEROOF FASCIA, WINDOW & DOOR FRAMES/ MULLIONS, GUTTERS & DOWNSPOUTS, DECORATIVE ROOF BRACKETS, ETC.SVMFALL STONE VENEER: ELDORADO STONE MARQUEE 24 -DOVETAILLIGHTING FIXTURES15"x7.5" KICHLER LIGHTING WALL SCONCEZ05THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C.©DRAWN BY:PROJECT #: CHECKED BY:OWNER:510 South 600 EastSalt Lake City, Utah 84102P: 801.355.6868F: 801.355.6880THERICHARDSONDESIGNPARTNERSHIP,L.L.C.THERICHARDSONDESIGNPARTNERSHIP,L.L.C.CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVEDPROJECT:SHEET #1/22/2019 11:58:57 AMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtER1EXTERIORELEVATIONS -COLORED17-180.01AuthorCheckerRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018SCALE:3/32" = 1'-0"1EAST ELEVATIONSCALE:3/32" = 1'-0"2WEST ELEVATIONSCALE:3/32" = 1'-0"3NORTH ELEVATIONSCALE:3/32" = 1'-0"4SOUTH ELEVATIONDATE DESCRIPTION ELEVATION GENERAL NOTES A.REFER TO DOOR AND WINDOW SCHEDULES FOR MORE INFORMATION. B.ALL ROOF DRAINS SHALL CONNECT DIRECTLY TO STORM SEWER C.CUSTOM COLORS ARE SELECTED AND SHALL BE FACTORY APPLIED. SUBMIT COLOR SAMPLES OF ALL SIDING PRODUCTS TO ARCHITECT PRIOR TO INSTALLATION. MAIN LEVEL 100' -0" SECOND LEVEL 111' -6" THIRD LEVEL 121' -8 3/4" FOURTH LEVEL 131' -11 1/2" ROOF BEARING 141' -0 1/2" U T S M E D CHKNRQO A3 A3 A3 A3 A3 SV A3 A1 A2A3A2A2A2A2 A2 A2 A1 A3 A1A1A1A1 A1 A3 SVSVSVSVSVSVSVMF MF TYP. MF TYP. MF MF MF G F B A A3 A2A2 SV SV P JL 05.11 A1 P P P P O O O O P P P P P P P P O P PO O P O P O O O O P P P P P P P P O O O O O O O P P P P P P T T T P P P P O O O O O O O O P P P P P P P P O O OO O O O O P P P P P P P P O O O O P P P P O O O O O O O O 18 36 23 30 32 37 006 185 20 004B 004A 3 3 T.O.P 153' -0 1/2" 6 46' - 2" 44' - 8"46' - 2" MAIN LEVEL 100' -0" SECOND LEVEL 111' -6" THIRD LEVEL 121' -8 3/4" FOURTH LEVEL 131' -11 1/2" ROOF BEARING 141' -0 1/2" UTSMEDCHKNQO A1 A2A2 A1 SV SV A3 A3 A3 A3 A3 A2 A2A1A1A1 A1 A1 A1 A1 SV SV SV SVSVSVSVSVA3 SV MF MF MF MF MF MF MF MF MFMFA3SV Z05 Z05 Z05 Z05 GFBA A2A2A2 PJL 05.11 23.19 05.11 05.12 A1 O O P OOO O O O 3623 O O O O O O O P PP P P P P O O OO O O O 17161A1717 P P P P P P O O O O O O P P P T T T P P P 23 T T T O O O P P P P P P P O O O T T T T P P P P V U S2 P T T P P T T P 19 2526 25 26 1 T.O.P 153' -0 1/2" 46' - 2"MID. P 44' - 8" LOW. P 46' - 2" MID. P 6 MAIN LEVEL 100' -0" SECOND LEVEL 111' -6" THIRD LEVEL 121' -8 3/4" FOURTH LEVEL 131' -11 1/2" ROOF BEARING 141' -0 1/2" 24 A3 A1 A3 A3 A3 A1 A1A1 A2A2A2 A1 A1 MF SVSV SV SV SV MF MFMFMF MF MF MF 579106 38 SV SV 05.11 09.47 05.1205.11 5.1 6.10 A3 A2 O O O O18 3623 O O O O P P P P O O O O P P P P Q Q Q 060A21 33 31 29A360 7 A360 7 4 4 4 T.O.P 153' -0 1/2" 2 4 A1 A3 A1 A1 A1 A2 A1 A3 A1 A3 SV MF SV MF SV SV MF MFMF MF MF SV 5 7 9 106138 05.11 05.11 23.19 5.1 6.10 A1 SV A2 A1 T T T T P P P P V U S1 19 P T P T P P T T 2526 25 26 22 1 1 T.O.P 153' -0 1/2" 4 A2 A1 A3 A1 A3A3 A1 SV SV SV MF MFMF MF 5 7 9 10638 A2 05.11 05.12 09.47 5.1 O O O O P P P P O O O O O O O O 18 35 36 23 EIFS 7016 SHERWIN-WILLIAMS 7016 & PRECAST CORNICE EIFS 7014 SHERWIN-WILLIAMS 7014 EIFS 7019 SHERWIN-WILLIAMS 7019 A1 A2 A3 EXTERIOR MATERIAL & COLOR BOARD ALL METAL FINISH: KYNAR MEDIUM BRONZE ROOF FASCIA, WINDOW & DOOR FRAMES/ MULLIONS, GUTTERS & DOWNSPOUTS, DECORATIVE ROOF BRACKETS, ETC. SV MF ALL STONE VENEER: ELDORADO STONE MARQUEE 24 -DOVETAIL LIGHTING FIXTURES 15"x7.5" KICHLER LIGHTING WALL SCONCEZ05 THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ©DRAWN BY:PROJECT #: CHECKED BY:OWNER: 510 South 600 East Salt Lake City, Utah 84102 P: 801.355.6868 F: 801.355.6880 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVED PROJECT: SHEET #3/6/2019 3:11:13 PMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtA200EXTERIORELEVATIONS17-180.01AMJKRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018 SCALE:3/32" = 1'-0"1 EAST ELEVATION SCALE:3/32" = 1'-0"2 WEST ELEVATION SHEET NOTES 05.11 PRE FINISHED METAL CORNICE 05.12 ARCHITECTURAL BRACKETS 09.47 ALUMINUM STOREFRONT, SPANDRAL GLAZING 23.19 VTAC ARCHITECTURAL LOUVER, FINISH TO MATCH ADJACENT WALL FINISH SCALE:3/32" = 1'-0"3 SOUTH ELEVATION SCALE:3/32" = 1'-0"4 NORTH ELEVATION SCALE:3/32" = 1'-0"5 NORTH ELEVATION INSIDE DATE DESCRIPTION 03-01-2019 ASI#4 09/21/18 ADDENDUM 01 10/08/2018 ASI#1 11/05/2018 ASI#2 12/27/2018 ASI#3 -SEE DETAIL 7/A360 5 6 6 6 MAIN LEVEL 100' -0" SECOND LEVEL 111' -6" THIRD LEVEL 121' -8 3/4" SV SV SV SV A1 A1A2 SV MF MFMFMF MF MF MF A D D R E S S A2 04 04 04 09 03 02 13 04 04 04 15 1 MAIN LEVEL 100' -0" SECOND LEVEL 111' -6" THIRD LEVEL 121' -8 3/4" SV SV MF MF SV SV MF MF MF 07 07 08 01 070A 16 22 1 0606 06 013A MF MAIN LEVEL 100' -0" SECOND LEVEL 111' -6" THIRD LEVEL 121' -8 3/4" A3 A1 A1 SV SV MF MF A1SV MF MF SV MF MF 14 053B 16 12 1 EIFS 7016 SHERWIN-WILLIAMS 7016 & PRECAST CORNICE EIFS 7014 SHERWIN-WILLIAMS 7014 EIFS 7019 SHERWIN-WILLIAMS 7019 A1 A2 A3 EXTERIOR MATERIAL & COLOR BOARD ALL METAL FINISH: KYNAR MEDIUM BRONZE ROOF FASCIA, WINDOW & DOOR FRAMES/ MULLIONS, GUTTERS & DOWNSPOUTS, DECORATIVE ROOF BRACKETS, ETC. SV MF ALL STONE VENEER: ELDORADO STONE MARQUEE 24 -DOVETAIL LIGHTING FIXTURES 15"x7.5" KICHLER LIGHTING WALL SCONCEZ05 THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ©DRAWN BY:PROJECT #: CHECKED BY:OWNER: 510 South 600 East Salt Lake City, Utah 84102 P: 801.355.6868 F: 801.355.6880 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVED PROJECT: SHEET #3/6/2019 3:14:08 PMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtA201EXTERIORELEVATIONS -GATEHOUSE17-180.01AuthorCheckerRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018 SCALE:1/4" = 1'-0"1 GATEHOUSE WEST ELEVATION SCALE:1/4" = 1'-0"3 GATEHOUSE NORTH ELEVATION SCALE:1/4" = 1'-0"2 GATEHOUSE SOUTH ELEVATION DATE DESCRIPTION 09/21/18 ADDENDUM 01 ROOF PLAN GENERAL NOTES A.FLASH ALL PENETRATIONS WHETHER SHOWN OR NOT SHOWN B.COORDINATE WITH MECHANICAL, PLUMBING AND ELECTRICAL DRAWINGS FOR ALL PENETRATIONS C.PROVIDE WALKWAY PADS AROUND ALL MECHANICAL EQUIPMENT, AND ROOF HATCHES. D.PROVIDE CRICKETS AT MECHANICAL EQUIPMENT, ROOF HATCHES, AND OTHER PENETRATIONS TO ALLOW FOR POSITIVE FLOW AROUND OBSTRUCTIONS E.SLOPE ALL PORTIONS OF ALL ROOFS AT 1/4" PER FOOT MINIMUM. ROOF LEGEND SINGLE-PLY OVER BUILT-UP TAPERED RIGID INSULATION SLOPE TOWARDS DRAIN STANDING SEAM METAL ROOF SINGLE-PLY OVER TAPERED RIGID INSULATION SLOPE TOWARDS DRAIN A200 2 A2003 A200 1 A200 4 1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12" 1/4" / 12" 1/4" / 12" 1/4" / 12"1/4" / 12"1/4" / 12" A200 51/4" / 12 " 1/4" / 12" 1/4" / 12"1/4" / 12"1/4" / 12 "1/4" / 12 "1/4" / 12"1/4" / 12"1/4" / 12 "1/4" / 12"1/4" / 12"1/4" / 12 "1/4" / 12"1/4" / 12 "1/4" / 12"1/4" / 12 "1/4" / 12"1/4" / 12"1/4" / 12 "1/4" / 12"1/4" / 12 "1/4" / 12 "1/4" / 12"1/4" / 12 " 1/4" / 12" 1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12" A106 1 A106 1 A106 1 A106 1 A106 3 A106 4 A106 51/4" / 12"1/4" / 12"1/4" / 12 " 1/4" / 12"1/4" / 12 "1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"22.1722.1722.1722.1722.17 22.17 22.17 07.4007.40 07.4007.40 07.40 14.04 1" / 12"1" / 12"2" / 12"2" / 12"2" / 12"2" / 12" 2" / 12"2" / 12" 1/4" / 12"1/4" / 12"2" / 12"1/4" / 12"1/4" / 12"1/4" / 12" 3' - 6"3' - 6"5' - 0"5' - 0" 5' - 0"5' - 0"5' - 0"3' - 6"3' - 6" 5' - 0"5' - 0"5' - 0"5' - 0" 5' - 0"5' - 0"5' - 0"5' - 0"5' - 0"1/4" / 12"1/4" / 12"3' - 6"1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12"5' - 0"5' - 0"5' - 0"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"TYP. OVERHANGS AND SLOPES AT ALL END CORNER TOWERS 1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12" 3' - 6"3' - 6"5' - 0"5' - 0"4' - 7"SIM.SIM. SIM. A106 2 44' - 8" 46' - 2"46' - 2" 44' - 8" 46' - 2" 46' - 2" 44' - 8" 44' - 8" 46' - 2" 44' - 8" 46' - 2" 46' - 2" 44' - 8" 46' - 2" 44' - 8" 44' - 8"46' - 2" 44' - 8" 46' - 2" 44' - 8" 46' - 2" 44' - 8" 44' - 8"46' - 2" 16' - 8"14' - 8" 16' - 8"1/4" / 12"1/4" / 12"2" / 12"2" / 12"2" / 12"2" / 12"2" / 12"2" / 12" 2" / 12"2" / 12" 4 A360 4 A360 4 A360 SIM.1/4" / 12"1/4" / 12"1/4" / 12"10' - 6"22' - 4"RTU-4RTU-5RTU -37 A106 1 1 4 2-HOURS FIRE SEPARATION WALL LOCATION 5 5 THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ©DRAWN BY:PROJECT #: CHECKED BY:OWNER: 510 South 600 East Salt Lake City, Utah 84102 P: 801.355.6868 F: 801.355.6880 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVED PROJECT: SHEET #2/5/2019 4:02:57 PMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtA105ROOF PLAN17-180.01AMJKRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018 SCALE:3/32" = 1'-0"1 ROOF PLAN north SHEET NOTES 07.40 SINGLE-PLY ROOFING OVER SLOPED RIGID INSULATION 14.04 LINEN CHUTE ROOF VENT 22.17 ROOF DRAIN WITH OVERFLOW, SEE PLUMBING DATE DESCRIPTION 09/21/18 ADDENDUM 01 11/05/2018 ASI#2 12/27/2018 ASI#3 UP UP STUDIO ONE BED ONE BED ACCESSIBLE TWO BEDROOM TWO BEDROOM ACCESSIBLE TOTAL UNIT TYPE LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 TOTAL ROOM TYPE MATRIX 5 10 43 1 4 4 1 7 1 15 1082921 MOBILE HEARING ADA LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 TOTAL 3 7121 102224 STUDIO A 84 3 1 4 1 4 * ROLL-IN SHOWER AT GUESTROOMS 121 & 113 1ACCESSIBLE STUDIO 1 DOUBLE QUEEN 4 1544 DOUBLE QUEEN ACCESSIBLE 1 1 1 4 2 14 14 29 29 4 1 1 1STUDIO F 1 2 2 3 1 311STUDIO EXTENDED -1 --- -- --- --- 3 4 STUDIO MODIFIER -2 2 2 6 4 FLOOR PLAN GENERAL NOTES A.ALL DIMENSIONS ARE TO GRID & FACE OF STUD (U.N.O.). B.REFER TO ENLARGED UNIT PLANS SHEETS FOR DETAILED NOTES ON FINISHES AND EQUIPMENT. C.ALL GYP. BOARD WALLS AND CEILINGS ARE TO BE PAINTED U.N.O. D.ALL INTERIOR HOLLOW METAL DOOR AND WINDOW FRAMES SHALL BE PAINTED E.ALL DOOR OPENINGS ARE LOCATED WITH THE HINGE SIDE 4" OFF THE CORNER UNLESS NOTED OTHERWISE. F.ALL DIMENSIONS ARE TO FACE OF STUD FRAMING UNLESS OTHERWISE NOTED. G.PROVIDE CONTROL JOINTS IN GYPSUM BOARD AT ALL RUNS OVER 30'-0" H.FIRE STOPPING MATERIALS FOR NON-FERROUS PIPE, CONDUIT AND OTHER SYNTHETIC MATERIALS SHALL BE COMPATIBLE WITH EACH OTHER. I.PENETRATION OF SMOKE BARRIERS AND PARTITIONS SHALL BE PROVIDED WITH AN APPROVED FIRE/SMOKE STOP SYSTEM OF A MINIMUM OF 1 HOUR FIRE RATED MATERIALS WHICH HAVE BEEN TESTED AND APPROVED BY THE AMERICAN SOCIETY OF TESTING MATERIALS (ASTM) E 814 J.CABINET WIDTH DIMENSIONS ARE FOR BID PURPOSES ONLY AND MUST BE FIELD VERIFIED. K.MAXIMUM HEIGHT OF OUTLETS ON KITCHEN COUNTERS TO BE 44". OTHER OUTLETS MUST BE A MINIMUM OF 15" OFF FLOOR TO A MAXIMUM OF 48" WHEN LOCATED IN ADA ACCESSIBLE ROOMS. L.PROVIDE GRAB BAR BLOCKING AT ALL ADA UNITS. M.REFER TO ENLARGED UNIT PLANS FOR DIMENSIONS AND ADDITIONAL DETAILS N.ALL TOPPING SLABS MUST BE POURED AFTER ROOF IS COMPLETE AND THE BUILDING IS DRIED IN. O.PROVIDE FULL HEIGHT CORNER GUARDS AT ALL OUTSIDE CORNERS. A200 2 A2003 A200 1 A200 4 U U TS MEDC 2 2 4 A400A 1 H K K N R Q Q O 32' - 7 1/2"22' - 5"30' - 5"20' - 6"20' - 6"21' - 9 1/2"23' - 4 1/2"20' - 6"20' - 6"22' - 0"22' - 0"20' - 5 3/4"28' - 2 1/4"9' - 10" 1 A300 1 A300 4 A300 4 A300 A201 1 A200 5 A201 3 A2012 CORRIDOR 039 GUEST LAUNDRY 030 POOL EQUIPMENT 029 GUEST FITNESS 028 MARKET STORAGE 015B PREP. ROOM 015 BUFFET 014 STOR. 016 DINING ROOM 013 LIVING 012 QUICK PRINT 010 LAUNDRY ROOM 019 ELEV. 018 5 A300 5 A300 2 A310 1 A310 1 A311 A340 2 A409 1 STOR. 007C M H H C.1 H K.1 M C.1 C.2 C.2 K.1 C.1 C.1 C.1 K.1 K.1 A340 2 DEN 011 FOYER 002 STUDIO 123 STUDIO F 122 TWO BEDROOM 119 TWO BED ACC. 121 STUDIO 115 AGM 055 WORK ROOM 054 MEETING ROOM 053 MARKET 052 STORAGE 061 CLOSET 062 LINEN TERM. 051 HOUSEKEEPING 050 EMPLOYEE TOILET 048 EMPLOYEE LOUNGE 045 ENGINEER 046 HH H H K.1 K.1 K.1 K.1 K.1K.1 K.1 K.1K.1 K.1 K.2 K.1 MMM C.1 C.1 C.1 C.1 C.1 C.1 R.I.S VESTIBULE 070 LUG. 071 STORAGE 2072GM OFFICE 073 SALES 074 STORAGE 3 075 FRONT DESK076ICE 021 TELCOM /DATA 008 WOMENS RESTROOM 009 MENS RESTROOM 020 ELECTRICAL 004 MECH. 006 H H H C.0 C.0 C C R.I.S 5 STUDIO 111 ACC. STUDIO 113 G VEST. 161 K.1K.1 F C C C B 7 9 11 10 ONE BEDROOM 101 ONE BEDROOM 102 STUDIO A 104 STUDIO A 103 STAIR #1 183 H H H H H H H H H H H H H E G M M STUDIO 109 DOUBLE QUEEN 105 DOUBLE QUEEN 107 DOUBLE QUEEN ACC. 108 DOUBLE QUEEN 106 ONE BEDROOM 126 ONE BEDROOM 127 STAIR #2332H HH H H H H H H H H H H H H K.1K.1 K.1 E G G G C.1 M M G K.1 S1-BSTUDIO A 124 STUDIO A 125 6 A STUDIO 117 1 1 3 8 1238' - 5 1/2"9' - 11 1/8"28' - 4"20' - 6"20' - 8 3/4"6' - 3"6' - 0"18' - 4 3/4"6' - 0"6' - 0"P P J J L P T O O P O P C.0 C.0 M O P K.1 K.1 H K.2 O H P OP P OP C.0 K.1 K.1 K.1 K.1 K.1 K.1 K.1 O P C.1 K.1 K.1K.1 K.1 P O K.1 K.1 K.1 P P C J H P O K.1 K.1 K.1 M O P M H K.1 K.1 P O H K.1 K.1K.1 O P H H C.0 M K.1 K.1 K.1K.1 O P H H C.0 K.1 K.1 K.1 P O K.1 K.1 K.1 O K.1 G 18 19 18 P T O C.1 E K.1 K.1 K.1 K.1 P O M O P H C.0 K.1K.1 K.1 K.1 OH K.1K.1 K.1 K.1 K.1 K.1 K.1 17 17 17 C.2 C.1 C.1 C.1 K.1 K.1 K.1 K.1K.1 K.1 K.1 K.1 E E C.1 C.1 F C.1 C.1 K.1 C.1 P K.2 K.1 19 18 18 21 315' - 1 1/2" 4' - 3 1/4"3' - 2"9' - 7 1/4"9' - 4"6' - 0 1/4" 2 3/4"3' - 7 3/4" 3' - 6"9' - 3 1/4"9' - 4"6' - 4 1/4" 2 3/4" 4' - 3 1/8" 4' - 0 1/4"7' - 1"10' - 3 3/8"7' - 1"8' - 3 3/8"13' - 11 1/4"6' - 4 1/8" 2 5/8" 6' - 6 1/2"15' - 3"7' - 6 5/8"6' - 9 3/4"4' - 0" 5' - 0 1/8" 4' - 3 1/4" 4' - 0"7' - 1" 5' - 1 3/4" 5' - 1 3/4"7' - 1"EQEQ 2 3/4" 4' - 2" 3' - 10 1/2" 8' - 10" 5' - 1 1/2" 5' - 1 1/2"8' - 10"4' - 0 1/2" 4' - 0" 5' - 2 1/2"7' - 0"EQEQ 2 3/4" 6' - 6"18' - 0" 3' - 8 1/4" 5' - 4"3' - 0"1' - 6"1' - 5 3/4"3' - 0"5' - 5 3/8"160' - 7 1/8"EQEQ8' - 0 3/4"5' - 4"5' - 4"8' - 1 1/2"EQEQ3' - 7"18' - 2"6' - 4 1/2"2 1/2"4' - 2 3/4"4' - 0 1/2"7' - 2 3/8"4' - 9 3/4"2 1/2"4' - 3 1/8"4' - 0 1/2"13' - 8"5' - 0"8' - 8"20' - 8 3/8"24' - 3 1/8"1' - 6 1/8" 6' - 6"3 1/2" 6' - 9 1/2" 6' - 0"6' - 0"5' - 1" 3' - 2 1/8" 8' - 10 1/2" 14 H 040404 13 12 03 2' - 11" 4' - 2" 1' - 10" 4' - 2" 1' - 10" 4' - 2" 2' - 11" 11.14 11.14 11.14 11.02 28.10 28.10 28.10 28.10 28.10 P 28.10 09.46 09.46 23.18 28.0828.08 H H 18' - 3 1/4"6' - 5 7/8"2 3/4"EQEQ7' - 2 3/8"5' - 0 1/2"2 3/4"EQEQ7' - 1"5' - 4 1/2"2"5' - 11"2"H 6' - 0"15' - 0"3' - 4 3/4"5.1 6.10 18" MIN.67' - 0 1/2"6' - 0"24' - 4 3/4"6' - 3"24' - 4 3/4"6' - 0"3' - 4 3/4"2' - 7 1/4"8' - 4 3/4"13' - 5 1/2"2' - 6 1/2"6' - 3"2' - 6 1/2"13' - 5 1/2"8' - 4 3/4"2' - 7 1/4"3' - 4 3/4"EQEQ8' - 2 1/2"5' - 3"10"9' - 8"10"5' - 3"8' - 2 1/2"EQEQP T 20 O T 01 02 04 04 040101010101010101161B0101007C015A013B 013C 030 029 028 161A184015B 008019A 051009020185004A 004B 006 01045010101A060A 0101 01 01 01A 01 S2046019B048 050 K.1 S1 S1-A 019C 053A061053B 075 072 071074 062055054 073 076 070ABAR STORAGE 184 CORRIDOR 185 CORRIDOR 186 070B 168SIM. C.0 H K.1 M H H H C.0C.0 C.0 H H C.0C.0 HH HH M C.0C.0HC.0 H C.0C.0C.0HC.0H H C.0C.0 H C.0C.0HC.0C.0 H H C.0C.0 H HH M C.0C.0 H C.0C.0 H C.0C.0 C.0C.0 H C.0C.0 H H H C.1 C.1 H C.1C.1C.1 K.1 C.2C.2 C.1 C.1 HH H H HH H HH HH HH H A408 1 11 1/4"8"1' - 7 1/4"6' - 0"1' - 6"1' - 11"4' - 1"1' - 6"AS111 1 EAST PATIO WEST PATIO OUTDOOR POOL BAR 187 1 3 3 3 3 3 3 33 4 4 4 4' - 0" 039 Q T S 4 SES ELECTRICAL EQUIP. 1 A312 2 A312 7' - 9 7/8" 90 MIN. FIRE RATED DOOR 90MIN. DOOR 90MIN. DOOR 015C 015D5040 THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ©DRAWN BY:PROJECT #: CHECKED BY:OWNER: 510 South 600 East Salt Lake City, Utah 84102 P: 801.355.6868 F: 801.355.6880 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVED PROJECT: SHEET #2/5/2019 4:05:48 PMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtA101MAIN LEVEL FLOORPLAN17-180.01AMJKRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018 SCALE:3/32" = 1'-0"1 MAIN LEVEL FLOOR PLAN SHEET NOTES 09.46 COLUMN W/ ONE HOUR FIRE RATING, USE GYPSUM WRAP OR INTUMESCENT PAINT, TYPICAL - SEE STRUCTURAL DRAWINGS 11.02 ICE MACHINE 11.14 FIRE EXTINGUISHER CABINET 23.18 2 HOUR FIRE - RATED LINEN CHAUTE 28.08 MAGNETIC HOLD-OPEN DEVICE 28.10 CARD READER ENTRANCE HARDWARE, MOUNTED SO THAT THE TOP OF THE READER IS A MAXIMUM OF 48" A.F.F. north DATE DESCRIPTION 09/21/18 ADDENDUM 01 10/08/2018 ASI#1 11/05/2018 ASI#2 12/27/2018 ASI#3 3 UP UP STUDIO ONE BED ONE BED ACCESSIBLE TWO BEDROOM TWO BEDROOM ACCESSIBLE TOTAL UNIT TYPE LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 TOTAL ROOM TYPE MATRIX 5 10 43 1 4 4 1 7 1 15 1082921 MOBILE HEARING ADA LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 TOTAL 3 7121 102224 STUDIO A 84 3 1 4 1 4 * ROLL-IN SHOWER AT GUESTROOMS 121 & 113 1ACCESSIBLE STUDIO 1 DOUBLE QUEEN 4 1544 DOUBLE QUEEN ACCESSIBLE 1 1 1 4 2 14 14 29 29 4 1 1 1STUDIO F 1 2 2 3 1 311STUDIO EXTENDED -1 --- -- --- --- 3 4 STUDIO MODIFIER -2 2 2 6 4 FLOOR PLAN GENERAL NOTES A.ALL DIMENSIONS ARE TO GRID & FACE OF STUD (U.N.O.). B.REFER TO ENLARGED UNIT PLANS SHEETS FOR DETAILED NOTES ON FINISHES AND EQUIPMENT. C.ALL GYP. BOARD WALLS AND CEILINGS ARE TO BE PAINTED U.N.O. D.ALL INTERIOR HOLLOW METAL DOOR AND WINDOW FRAMES SHALL BE PAINTED E.ALL DOOR OPENINGS ARE LOCATED WITH THE HINGE SIDE 4" OFF THE CORNER UNLESS NOTED OTHERWISE. F.ALL DIMENSIONS ARE TO FACE OF STUD FRAMING UNLESS OTHERWISE NOTED. G.PROVIDE CONTROL JOINTS IN GYPSUM BOARD AT ALL RUNS OVER 30'-0" H.FIRE STOPPING MATERIALS FOR NON-FERROUS PIPE, CONDUIT AND OTHER SYNTHETIC MATERIALS SHALL BE COMPATIBLE WITH EACH OTHER. I.PENETRATION OF SMOKE BARRIERS AND PARTITIONS SHALL BE PROVIDED WITH AN APPROVED FIRE/SMOKE STOP SYSTEM OF A MINIMUM OF 1 HOUR FIRE RATED MATERIALS WHICH HAVE BEEN TESTED AND APPROVED BY THE AMERICAN SOCIETY OF TESTING MATERIALS (ASTM) E 814 J.CABINET WIDTH DIMENSIONS ARE FOR BID PURPOSES ONLY AND MUST BE FIELD VERIFIED. K.MAXIMUM HEIGHT OF OUTLETS ON KITCHEN COUNTERS TO BE 44". OTHER OUTLETS MUST BE A MINIMUM OF 15" OFF FLOOR TO A MAXIMUM OF 48" WHEN LOCATED IN ADA ACCESSIBLE ROOMS. L.PROVIDE GRAB BAR BLOCKING AT ALL ADA UNITS. M.REFER TO ENLARGED UNIT PLANS FOR DIMENSIONS AND ADDITIONAL DETAILS N.ALL TOPPING SLABS MUST BE POURED AFTER ROOF IS COMPLETE AND THE BUILDING IS DRIED IN. O.PROVIDE FULL HEIGHT CORNER GUARDS AT ALL OUTSIDE CORNERS. A200 2 A2003 A200 1 A200 4 U U TSM M E E D D C C 2 2 4 ACC. STUDIO 213 H H K K N N R QO 1 A300 1 A300 4 A300 4 A300 A200 5 5 A300 5 A300 1 A311 A340 3 A350 2 K.1 A340 3 5 ELEV. LOBBY200T G G F FB B 7 9 9 1010 STOREAGE 224 STUDIO F 226 STUDIO 227 STUDIO 221 STUDIO 219 2 BEDROOM 225 2 BEDROOM 223 STUDIO 222 STUDIO 220 M E Q RM 224 RM 324 RM 424 STUDIO A 229 ONE BEDROOM 231 ONE BEDROOM ACC. 230 STAIR #2 232 H HH H G STUDIO A 228 6 STUDIO A 203 STUDIO A 204 ONE BEDROOM 202 ONE BEDROOM 201 G G H STAIR #1 233 1 1 3 8 DOUBLE QUEEN 205 DOUBLE QUEEN 207 DOUBLE QUEEN 208 STUDIO 209 STUDIO 211 STUDIO MODIFIED 215 STUDIO 217 STUDIO MODIFIED 216 STUDIO EXTENDED 214 STUDIO 212 STUDIO 210 DOUBLE QUEEN 206 LINEN ROOM 218 ICE 200B CORRIDOR 234 P P J J L P T M O T P O M H G P G PPP K.1K.1 C.0 P OK.1 K.1 C.0 M O P H H C.0 K.1 K.1 K.1 H O P C.0 K.1 K.1K.1 K.1 K.1 O H M M K.1 K.1K.1 K.1 K.1 H H C.0H HP OP H M K.1 K.1K.1 K.1 H P C.0 OP H M K.1 K.1K.1 K.1 O P H HC.0 K.1 K.1K.1 C.0 P O M H H H H M K.1K.1 K.1 O P H C.0 K.1 K.1K.1 K.1 P TH C.0 M K.1K.1 K.1 K.1K.1 P O H H M K.1K.1 K.1 HO P H H C.0 K.1K.1 K.1 M P O C.0H K.1K.1 K.1 M O PP O HH H H H C.0 K.1 K.1K.1 K.1 K.1K.1 P O M H C.0 H K.1 K.1 O T H H P P K.1 C.0 EG P P E P T O OHC.0H H H M K.1 K.1 O C.0 H K.1 O P P O H H H H H C.0 M K.1 K.1K.1 K.1 K.1 O P HC.0 M M K.1 K.1K.1 K.1 P OC.0 H M K.1K.1 O P H K.1 T P H C.0 H K.1K.1 K.1 23 22 K.1 H C.2 K.1 E E C.1 E L L C.2 K.1 H HC.0O P K.1K.1 K.1 H H C.0 O P K.1K.1 K.1 M M E 306' - 7 1/2" 32' - 7 1/2"32' - 4"20' - 6"20' - 6"20' - 6"21' - 9 1/2"23' - 4 1/2"20' - 6"20' - 6"22' - 0"22' - 0"20' - 5 3/4"28' - 2 1/4"1' - 4" 4' - 3 1/4"3' - 2"9' - 7 1/4"9' - 4"6' - 5 3/4"EQEQ9' - 3 1/4"9' - 4"6' - 9 3/4"EQEQ7' - 1"EQEQ7' - 1 1/8"EQEQ 4' - 5 1/4"4' - 0 1/2" 7' - 1 3/8"EQEQ7' - 0 1/4"EQ14' - 1 1/8"6' - 9 3/4" 4' - 0"5' - 0 1/8" 4' - 3 1/4" 4' - 0" 7' - 1"EQEQ7' - 1"EQEQ 4' - 4 3/4"3' - 10 1/2" 8' - 10"EQEQ8' - 10" 4' - 0 1/2"4' - 2 3/4" 4' - 11 3/4"7' - 0"EQEQ6' - 8 5/8"18' - 1 1/2"1' - 4"28' - 4"20' - 6"20' - 8 3/4"6' - 3"24' - 4 3/4"6' - 0"6' - 0"3' - 4 3/4" EQEQ8' - 1 7/8" 5' - 2 7/8"5' - 2 7/8" 8' - 2 5/8"EQEQ18' - 2"6' - 9 3/4"EQEQ7' - 1 3/8"5' - 4 1/4"EQEQEQ EQ 7' - 4"4' - 10 3/4" 5' - 1 1/4" 7' - 1 3/4" 4' - 0 1/4" 4' - 5 1/2"9' - 0 5/8"11' - 7 1/4"H H 05.07 05.07 23.18 2' - 7 3/4"21' - 0"3' - 4 3/4"2' - 7 1/4"3' - 4 3/4"1' - 4"3' - 7"24' - 9"2 3/4"8' - 0 1/2"12' - 2 3/4"2 3/4"8' - 0 1/2"12' - 5 1/2"18' - 3 1/4"6' - 8 5/8"EQEQ7' - 1 3/8"5' - 4 1/4"EQEQ7' - 1"5' - 4 1/2"EQEQ7' - 5 1/4"25' - 2 1/4" 2 3/4" 6' - 11"25' - 2 1/4"2 3/4"8' - 0 1/2"12' - 2 3/4"12' - 2 3/4"8' - 0 1/2"2 3/4"8' - 3"12' - 3 1/8"12' - 2"9' - 7 1/2"14' - 4 3/8"9' - 0 1/8"8' - 3 1/4"12' - 2 3/4"12' - 2 3/4"8' - 0 1/2" 2 3/4" 8' - 0 1/2"13' - 11 1/2"13' - 11 1/2"8' - 0 1/2" 2 3/4" 11' - 11 3/4"8' - 0 1/2"2 3/4"24' - 7 3/8"3' - 7"1' - 4" 5.1 6.10 113' - 6 1/2"2 3/4" 8' - 3"12' - 3 1/8"12' - 2 3/4"8' - 0 1/2" 2 3/4" 8' - 8 1/2"11' - 9 1/2" 2 3/4" 11' - 11 1/4"9' - 7 1/2"14' - 4 3/8"9' - 0 1/8"8' - 3 1/4"12' - 2 3/4"12' - 2 3/4"8' - 0 1/2" 2 3/4" 8' - 0 1/2"13' - 11 1/2"13' - 11 1/2"8' - 0 1/2" 2 3/4" 11' - 11 3/4"8' - 0 1/2"2 3/4"24' - 7 3/8"3' - 7"1' - 4" 18' - 2 1/4"6' - 7 3/4"EQ EQ 7' - 0 3/4"4' - 11" 4' - 5 1/2" 3' - 9 3/4" 8' - 9 3/4"EQ EQ 8' - 9 3/4" 3' - 10 1/8"4' - 5 1/4" EQ EQ 7' - 2 3/4"EQ EQ 7' - 2 3/4" 4' - 0 1/2" 4' - 2 3/4" 5' - 1 1/2" 3' - 10 5/8" 6' - 7 3/8"14' - 3 1/2"EQ 7' - 0 1/4"4' - 11"6' - 6 1/4"10' - 3 1/4"4' - 2" B.067' - 0 1/2"6' - 0"24' - 4 3/4"6' - 3"24' - 4 3/4"6' - 0"3' - 4 3/4"2' - 7 1/4"8' - 4 3/4"13' - 5 1/2"2' - 6 1/2"6' - 3"2' - 6 1/2"13' - 5 1/2"8' - 4 3/4"2' - 7 1/4"3' - 4 3/4"EQEQ8' - 2 1/2"5' - 3"5' - 3"8' - 2 1/2"EQEQC.1 S2-A 0101010101010101010101010101010101200 21801010101224010101 01 06 06 01 01 S2-BSIM. H H H HH H HH H HH H HH H H H H H H H H H H H H H H H H H H H C.0 E C.0 05.07 8' - 5 1/2"13' - 4 3/4" 2' - 6 1/2" 6' - 3" 2' - 6 1/2" 13' - 6"8' - 4 1/4"3' - 4 3/4"8' - 6 1/2"1' - 4"3' - 7"24' - 9"2 3/4"8' - 0 1/2"12' - 2 3/4"2 3/4"8' - 0 1/2"C.0C.0 C.0 C.0 C.0 H C.0 C.0 C.0 C.0 H C.0HC.0C.0 C.0C.0C.1C.0C.0 C.0 C.0C.0 M M H C.0 C.0 C.0 M C.0C.0 3' - 4 3/4"11 1/4"K.1 K.1 4 A360 4 A360 4 A360 SIM.3' - 4 3/4"3' - 4 3/4"1 3 3 33 4 20' - 6"21' - 9 1/2" 4' - 0" Q Q S S 1 0391 A312 4 2 A312 A429 4 THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ©DRAWN BY:PROJECT #: CHECKED BY:OWNER: 510 South 600 East Salt Lake City, Utah 84102 P: 801.355.6868 F: 801.355.6880 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVED PROJECT: SHEET #2/5/2019 4:06:34 PMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtA102SECOND LEVELFLOOR PLAN17-180.01AMJKRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018 SCALE:3/32" = 1'-0"1 SECOND LEVEL FLOOR PLAN SHEET NOTES 05.07 LINE OF ROOF BELOW 23.18 2 HOUR FIRE - RATED LINEN CHAUTE north DATE DESCRIPTION 10/08/2018 ASI#1 11/05/2018 ASI#2 DNUP DN UP STUDIO ONE BED ONE BED ACCESSIBLE TWO BEDROOM TWO BEDROOM ACCESSIBLE TOTAL UNIT TYPE LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 TOTAL ROOM TYPE MATRIX 5 10 43 1 4 4 1 7 1 15 1082921 MOBILE HEARING ADA LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 TOTAL 3 7121 102224 STUDIO A 84 3 1 4 1 4 * ROLL-IN SHOWER AT GUESTROOMS 121 & 113 1ACCESSIBLE STUDIO 1 DOUBLE QUEEN 4 1544 DOUBLE QUEEN ACCESSIBLE 1 1 1 4 2 14 14 29 29 4 1 1 1STUDIO F 1 2 2 3 1 311STUDIO EXTENDED -1 --- -- --- --- 3 4 STUDIO MODIFIER -2 2 2 6 4 FLOOR PLAN GENERAL NOTES A.ALL DIMENSIONS ARE TO GRID & FACE OF STUD (U.N.O.). B.REFER TO ENLARGED UNIT PLANS SHEETS FOR DETAILED NOTES ON FINISHES AND EQUIPMENT. C.ALL GYP. BOARD WALLS AND CEILINGS ARE TO BE PAINTED U.N.O. D.ALL INTERIOR HOLLOW METAL DOOR AND WINDOW FRAMES SHALL BE PAINTED E.ALL DOOR OPENINGS ARE LOCATED WITH THE HINGE SIDE 4" OFF THE CORNER UNLESS NOTED OTHERWISE. F.ALL DIMENSIONS ARE TO FACE OF STUD FRAMING UNLESS OTHERWISE NOTED. G.PROVIDE CONTROL JOINTS IN GYPSUM BOARD AT ALL RUNS OVER 30'-0" H.FIRE STOPPING MATERIALS FOR NON-FERROUS PIPE, CONDUIT AND OTHER SYNTHETIC MATERIALS SHALL BE COMPATIBLE WITH EACH OTHER. I.PENETRATION OF SMOKE BARRIERS AND PARTITIONS SHALL BE PROVIDED WITH AN APPROVED FIRE/SMOKE STOP SYSTEM OF A MINIMUM OF 1 HOUR FIRE RATED MATERIALS WHICH HAVE BEEN TESTED AND APPROVED BY THE AMERICAN SOCIETY OF TESTING MATERIALS (ASTM) E 814 J.CABINET WIDTH DIMENSIONS ARE FOR BID PURPOSES ONLY AND MUST BE FIELD VERIFIED. K.MAXIMUM HEIGHT OF OUTLETS ON KITCHEN COUNTERS TO BE 44". OTHER OUTLETS MUST BE A MINIMUM OF 15" OFF FLOOR TO A MAXIMUM OF 48" WHEN LOCATED IN ADA ACCESSIBLE ROOMS. L.PROVIDE GRAB BAR BLOCKING AT ALL ADA UNITS. M.REFER TO ENLARGED UNIT PLANS FOR DIMENSIONS AND ADDITIONAL DETAILS N.ALL TOPPING SLABS MUST BE POURED AFTER ROOF IS COMPLETE AND THE BUILDING IS DRIED IN. O.PROVIDE FULL HEIGHT CORNER GUARDS AT ALL OUTSIDE CORNERS. A200 2 A2003 A200 1 A200 4 U U TS M E E D D C C 2 2 4 STUDIO 317 H H K K N N R Q 1 A300 1 A300 4 A300 4 A300 A200 5 STAIR #1 333 5 A300 5 A300 1 A311 A340 4 5 LINEN ROOM 318318 G G F FB B 7 9 9 10 10 6 1 1 3 8 8 ONE BEDROOM 301 STUDIO 303 DOUBLE QUEEN 305 DOUBLE QUEEN 307 STUDIO 309 STUDIO 311 ACC. STUDIO 313 STUDIO MODIFIED 315 ONE BEDROOM 302 STUDIO 304 DOUBLE QUEEN 306 DOUBLE QUEEN 308 STUDIO 310 STUDIO 312 STUDIO EXTEDNED 314 STUDIO MODIFIED 316 STUDIO 320 STUDIO 319 STUDIO 321 STUDIO 322 STORAGE 324 2 BEDROOM 323 STUDIO F 326 2 BEDROOM 325 STUDIO 327 STUDIO 328 ONE BEDROOM 330 ONE BEDROOM 331 STUDIO 329 CRRIDOR 334 STAIR #2 332ELEV. LOBBY300ICE300BP P J J L P T O H H H H C.0 H K.1 P T O H H C.0 K.1 P O H C.0 M HH K.1K.1 K.1 P O C.0 M H K.1K.1 K.1 O P C.0 H H K.1 K.1K.1 O K.1 M K.1K.1 K.1K.1 K.1H H M Q H H P O C.0H K.1K.1 K.1 K.1 P OP C.0 H H H MM K.1 K.1K.1 O P C.0H M K.1 K.1K.1 H O P H C.0 H K.1 K.1K.1 K.1 K.1 O P H H C.0 M K.1K.1 K.1 K.1 T P H H C.0 K.1K.1 K.1 P O H H M K.1 K.1 O P H C.0 M K.1K.1 K.1 K.1 O P C.0 H K.1 K.1K.1 H O PP O H H H C.0C.0 H K.1 K.1K.1 K.1 K.1 K.1 P O C.0 H M K.1 K.1K.1 O T H H H C.0 K.1 PE G G E P P H O T H H H P H H C.0 HO O C.0H M PP O H H C.0C.0 K.1 K.1 K.1 K.1K.1 K.1 K.1 M O P C.0 M H O P HC.0 H H H P O H H T P H H H C.0 K.1K.1 K.1 T23 K.1 C.2 K.1 E E E C.1 E L C.2 K.1 H HC.0O P M M H H C.0 O P E E 28' - 4"20' - 6"20' - 8 3/4"6' - 3"24' - 4 3/4"6' - 0"6' - 0"3' - 11 3/8" EQEQ8' - 1 7/8" 5' - 2 7/8"5' - 2 7/8" 8' - 2 5/8"EQEQ9' - 0 5/8"11' - 4 1/4"2' - 6 3/4" EQEQ 5.1 6.10 32' - 7 1/2"32' - 4"20' - 6"20' - 6"20' - 6"21' - 9 1/2"23' - 4 1/2"20' - 6"20' - 6"22' - 0"22' - 0"20' - 5 3/4"28' - 2 1/4"1' - 4"72' - 7 3/4"5' - 7 1/4"6' - 0"24' - 4 3/4"6' - 3"24' - 4 3/4"6' - 0"3' - 4 3/4"2' - 7 1/4"8' - 4 3/4"13' - 5 1/2"2' - 6 1/2"6' - 3"2' - 6 1/2"13' - 5 1/2"8' - 4 3/4"2' - 7 1/4"3' - 4 3/4"8' - 2 1/2"5' - 3"2' - 6 1/2"EQEQ2' - 6 1/2"5' - 3"8' - 2 1/2"U 306' - 7 1/2" EQ EQ EQEQEQEQEQEQ EQ EQ EQEQ EQ EQ 4' - 3 1/4" 3' - 2"9' - 7 1/4"9' - 4"6' - 5 3/4"6' - 9 3/4"9' - 4"9' - 3 1/4" P 7' - 1 1/8"EQ EQ 7' - 1"7' - 1"EQ EQ 7' - 1"4' - 0" 4' - 3 1/4"5' - 0 1/8" 4' - 0"6' - 9 3/4"14' - 1 1/8"EQ 7' - 0 1/4"EQ EQ 7' - 1 3/8" 4' - 0 1/2" 4' - 5 1/4" 18' - 1 3/8"6' - 8 3/4" 4' - 4 3/4"3' - 10 5/8" 8' - 9 7/8"EQEQ8' - 10 5/8" 3' - 11 7/8"4' - 2 3/4" 4' - 11 3/4"7' - 0" 7' - 5 1/4"25' - 2 1/4" 2 3/4" 6' - 11"25' - 2 1/4" 2 3/4" 8' - 0 1/2"12' - 2 3/4"12' - 2 3/4"8' - 0 1/2" 2 3/4" 8' - 3"12' - 3 1/8"12' - 2"9' - 7 1/2"14' - 4 3/8"9' - 0 1/8"8' - 3 1/4"12' - 2 3/4"12' - 2 3/4"8' - 0 1/2" 2 3/4" 8' - 0 5/8"13' - 11 3/8"14' - 0 1/8"7' - 11 7/8" 2 3/4" 11' - 11 3/4"8' - 0 1/2" 2 3/4" 24' - 7 3/8"3' - 7"1' - 4" 2 3/4" 8' - 3"12' - 3 1/8"12' - 2 3/4"8' - 0 1/2" 2 3/4" 8' - 8 1/2"11' - 9 1/2" 2 3/4" 11' - 11 1/4"9' - 7 1/2"14' - 4 3/8"9' - 0 1/8"8' - 3 1/4"12' - 2 3/4"12' - 2 3/4"8' - 0 1/2" 2 3/4" 8' - 0 1/2"13' - 11 1/2"13' - 11 1/2"8' - 0 1/2" 2 3/4" 11' - 11 3/4"8' - 0 1/2"2 3/4"24' - 7 3/8"3' - 7"1' - 4" 18' - 2 1/4"6' - 7 3/4"7' - 0 3/4"4' - 11"8' - 11 1/2"EQ EQ 8' - 11 1/2"7' - 2 3/4"EQ EQ 7' - 2 3/4" 4' - 0 1/2" 4' - 2 3/4" 5' - 1 1/2" 3' - 10 5/8" 6' - 7 3/8"7' - 0 1/4" 5' - 1 3/4" 6' - 3 1/2"5' - 6" 4' - 9 1/4" 4' - 2"EQ EQ 3' - 9 3/4" 4' - 5 1/2" EQEQ 4' - 5 1/4" 3' - 10 1/8" O 3' - 1"3' - 4 3/4"6' - 0"3' - 4 1/4"3' - 4 3/4"3' - 4 3/4"3' - 4 3/4"S3-A 01010101010101010101010101010101300 01010101324010101 01 01 01 01 01 S3-B4' - 5 1/2" 4' - 0 1/4" 7' - 1 3/4" 5' - 1 1/4"4' - 10 3/4" 7' - 4"1' - 4"3' - 7"24' - 9"2 3/4"8' - 0 1/2"12' - 2 3/4"2 3/4"8' - 0 1/2"A340 4 SIM. EQEQ 8' - 5 1/2"13' - 4 3/4" 2' - 6 1/2" 6' - 3" 2' - 6 1/2" 13' - 5 1/2"8' - 4 3/4"113' - 6 1/2"1' - 4"3' - 7"24' - 9"2 3/4"8' - 0 1/2"12' - 2 3/4"2 3/4"8' - 0 1/2"12' - 5 1/2"6' - 3"21' - 0"3' - 4 3/4"2' - 7 1/4"3' - 4 3/4"2' - 7 1/4"3' - 4 3/4"18' - 3 1/4"6' - 8 5/8"EQEQ7' - 1 3/8"5' - 4 1/4"EQEQ7' - 1"5' - 4 1/2"EQEQ18' - 2"6' - 9 3/4"EQEQ7' - 1"5' - 4 1/2"EQEQ8' - 6 1/2"A350 2 M L HH H C.0 M C.0 H E H H C.0 C.0 H H H H C.0 C.0 H C.0 H H H C.0HC.0HC.0C.0H H C.0M H C.0H C.1C.1C.0C.0 M H C.0 M H C.0 H C.0 H C.0 H H H P P H C.0 H H C.0 H C.0 M C.0 M H C.0 C.0 M C.0 H11 1/4"U K.1 K.1 K.1 014 Q Q 1 A312 4 2 A312 039THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ©DRAWN BY:PROJECT #: CHECKED BY:OWNER: 510 South 600 East Salt Lake City, Utah 84102 P: 801.355.6868 F: 801.355.6880 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVED PROJECT: SHEET #2/5/2019 4:07:19 PMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtA103THIRD LEVEL FLOORPLAN17-180.01AMJKRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018 SCALE:3/32" = 1'-0"1 THIRD LEVEL FLOOR PLAN SHEET NOTES north DATE DESCRIPTION 11/05/2018 ASI#2 DN DN STUDIO ONE BED ONE BED ACCESSIBLE TWO BEDROOM TWO BEDROOM ACCESSIBLE TOTAL UNIT TYPE LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 TOTAL ROOM TYPE MATRIX 5 10 43 1 4 4 1 7 1 15 1082921 MOBILE HEARING ADA LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 TOTAL 3 7121 102224 STUDIO A 84 3 1 4 1 4 * ROLL-IN SHOWER AT GUESTROOMS 121 & 113 1ACCESSIBLE STUDIO 1 DOUBLE QUEEN 4 1544 DOUBLE QUEEN ACCESSIBLE 1 1 1 4 2 14 14 29 29 4 1 1 1STUDIO F 1 2 2 3 1 311STUDIO EXTENDED -1 --- -- --- --- 3 4 STUDIO MODIFIER -2 2 2 6 4 FLOOR PLAN GENERAL NOTES A.ALL DIMENSIONS ARE TO GRID & FACE OF STUD (U.N.O.). B.REFER TO ENLARGED UNIT PLANS SHEETS FOR DETAILED NOTES ON FINISHES AND EQUIPMENT. C.ALL GYP. BOARD WALLS AND CEILINGS ARE TO BE PAINTED U.N.O. D.ALL INTERIOR HOLLOW METAL DOOR AND WINDOW FRAMES SHALL BE PAINTED E.ALL DOOR OPENINGS ARE LOCATED WITH THE HINGE SIDE 4" OFF THE CORNER UNLESS NOTED OTHERWISE. F.ALL DIMENSIONS ARE TO FACE OF STUD FRAMING UNLESS OTHERWISE NOTED. G.PROVIDE CONTROL JOINTS IN GYPSUM BOARD AT ALL RUNS OVER 30'-0" H.FIRE STOPPING MATERIALS FOR NON-FERROUS PIPE, CONDUIT AND OTHER SYNTHETIC MATERIALS SHALL BE COMPATIBLE WITH EACH OTHER. I.PENETRATION OF SMOKE BARRIERS AND PARTITIONS SHALL BE PROVIDED WITH AN APPROVED FIRE/SMOKE STOP SYSTEM OF A MINIMUM OF 1 HOUR FIRE RATED MATERIALS WHICH HAVE BEEN TESTED AND APPROVED BY THE AMERICAN SOCIETY OF TESTING MATERIALS (ASTM) E 814 J.CABINET WIDTH DIMENSIONS ARE FOR BID PURPOSES ONLY AND MUST BE FIELD VERIFIED. K.MAXIMUM HEIGHT OF OUTLETS ON KITCHEN COUNTERS TO BE 44". OTHER OUTLETS MUST BE A MINIMUM OF 15" OFF FLOOR TO A MAXIMUM OF 48" WHEN LOCATED IN ADA ACCESSIBLE ROOMS. L.PROVIDE GRAB BAR BLOCKING AT ALL ADA UNITS. M.REFER TO ENLARGED UNIT PLANS FOR DIMENSIONS AND ADDITIONAL DETAILS N.ALL TOPPING SLABS MUST BE POURED AFTER ROOF IS COMPLETE AND THE BUILDING IS DRIED IN. O.PROVIDE FULL HEIGHT CORNER GUARDS AT ALL OUTSIDE CORNERS. A200 2 A2003 A200 1 A200 4 U U TS M E E D D C C 2 2 4 STUDIO 417 H H K K N N R Q 1 A300 1 A300 4 A300 4 A300 A200 55 A300 5 A300 1 A311 A340 5 A340 1 K.1 5 ELEV. LOBBY400418G G F FB B 7 9 9 10 10 6 1 1 3 8 STAIR #1 433 DOUBLE QUEEN 408 STUDIO 409 STUDIO 421 2 BEDROOM 423 STUDIO 422 STUDIO F 426 STORAGE 424 2 BEDROOM 425 STUDIO 427 ONE BEDROOM 430 ONE BEDROOM 431 STAIR #2 432 STUDIO 419 ONE BEDROOM 401 STUDIO 403 DOUBLE QUEEN 405 DOUBLE QUEEN 407 DOUBLE QUEEN 406 STUDIO 404 ONE BEDROOM 402 STUDIO 410 STUDIO 412 STUDIO 411 ACC. STUDIO 413 STUDIO EXTENDED 414 STUDIO MODIFIED 416 STUDIO MODIFIED 415 STUDIO 420 STUDIO 428 STUDIO 429S4-CCORRIDOR 434 LINEN ROOM 418 ICE400BP P J J L M H H H H H C.0 C.0 H K.1 H HH H C.0 C.0 K.1 H C.0 C.0 M H H K.1K.1 K.1 H H C.0 C.0 M H H K.1K.1 K.1 H C.0 C.0 H H K.1 K.1K.1 K.1 M K.1K.1 K.1K.1 K.1 H H H M H H H HC.0 C.0 C.1 H H K.1K.1 K.1 K.1 C.0 C.0 H H H MM K.1 K.1K.1 HC.0 C.0 H M K.1 K.1K.1 H H C.0 C.0 H K.1 K.1K.1 K.1 K.1 H H H C.0 C.0 M K.1K.1 K.1 K.1 H H H C.0 C.0 K.1K.1 K.1 H HH M M M H C.0 C.0 M K.1K.1 M K.1 H H H C.0 C.0 H H K.1 K.1K.1 H H H H H C.0 C.0 C.0 C.0H K.1 K.1K.1 K.1 K.1 C.0 C.0 H H H M K.1 K.1K.1 H H H C.1 C.0 C.0 K.1 P P E G G E P PH H H H H H H H HC.1 C.0 C.0 H C.0 C.0 H H H M H H H H C.0 C.0 C.0 C.0 K.1 K.1 K.1 K.1K.1 K.1 M H C.0 C.0 M H H C.0 C.0 H H H H H H M H H H C.0 C.0 K.1K.1 K.1 H M H H K.1 H C.2 K.1 E E E C.1 E L L C.2 K.1 H H H C.0 C.0 M M H H H C.0 C.0 E E E P T O P T O P O P O O P O Q P O P OP O P O P O P T P P OO P O P O PP O P O O T P O T P O O PP O O P O P P O T P T O P O P P M M M M M O 1' - 4"28' - 4"20' - 6"20' - 8 3/4"6' - 3"24' - 4 3/4"6' - 0"6' - 0"3' - 11 3/8" EQEQ8' - 1 7/8" 5' - 2 7/8" EQEQ 5' - 2 7/8" 8' - 2 5/8"EQEQ 4' - 2" 4' - 9 1/4" 5' - 6"6' - 3 1/2" 5' - 1 3/4" 7' - 0 1/4"EQ14' - 3 1/2"6' - 7 3/8" 3' - 10 5/8" 5' - 1 1/2" 4' - 2 3/4" 4' - 0 1/2" 7' - 2 3/4"EQEQ7' - 2 3/4"EQEQ 4' - 5 1/4" 3' - 10 1/8" 8' - 11 1/2"EQEQ8' - 11 1/2" 3' - 9 3/4" 4' - 5 1/2" 4' - 11"7' - 0 3/4"EQEQ6' - 7 3/4"18' - 2 1/4"9' - 0 5/8"2' - 6 3/4" 5.1 6.10 72' - 7 3/4"5' - 7 1/4"6' - 0"24' - 4 3/4"6' - 3"24' - 4 3/4"6' - 0"5' - 7 1/4"3' - 4 3/4"2' - 7 1/4"8' - 4 3/4"13' - 5 1/2"2' - 6 1/2"6' - 3"2' - 6 1/2"13' - 5 1/2"8' - 4 3/4"2' - 7 1/4"3' - 4 3/4"8' - 2 1/2"5' - 3"2' - 6 1/2"EQEQ2' - 6 1/2"5' - 3"8' - 2 1/2"HEQEQ EQEQV 306' - 7 1/2" 32' - 7 1/2"32' - 4"20' - 6"20' - 6"20' - 6"21' - 9 1/2"23' - 4 1/2"20' - 6"20' - 6"22' - 0"22' - 0"20' - 5 3/4"28' - 2 1/4"1' - 4"113' - 6 1/2"S4-A 01010101010101010101010101010101400 01010101424010101 01 01 01 01 01 S4-BV 7' - 5 1/4"25' - 2 1/4" 2 3/4" 6' - 11"25' - 2 1/4" 2 3/4" 8' - 0 1/2"12' - 2 3/4"12' - 2 3/4"8' - 0 1/2" 2 3/4" 8' - 3"12' - 3 1/8"12' - 2"9' - 7 1/2"14' - 4 3/8"9' - 0 1/8"8' - 3 1/4"12' - 2 3/4"12' - 2 3/4"8' - 0 1/2" 2 3/4" 8' - 0 5/8"13' - 11 3/8"14' - 0 1/8"7' - 11 7/8" 2 3/4" 11' - 11 3/4"8' - 0 1/2" 2 3/4" 24' - 7 3/8"3' - 7"1' - 4" 4' - 3 1/4"3' - 2"9' - 7 1/4"9' - 4"6' - 5 3/4"EQEQ9' - 3 1/4"9' - 4"6' - 9 3/4"EQEQ7' - 1" 5' - 1 3/4" 5' - 1 5/8"7' - 1 1/8"EQEQ 4' - 5 1/4"4' - 0 1/2" 7' - 1 3/8"EQEQ7' - 0 1/4"EQ14' - 1 1/8"6' - 9 3/4"4' - 0" 5' - 0 1/8"4' - 3 1/4" 4' - 0"7' - 1"EQEQ7' - 1"EQEQ 4' - 4 3/4"3' - 10 5/8" 8' - 9 7/8"EQEQ8' - 10 5/8" 3' - 11 7/8"4' - 2 3/4" 4' - 11 3/4"7' - 0"EQEQ6' - 8 3/4"18' - 1 3/8" 8' - 5 1/2"13' - 4 3/4" 2' - 6 1/2" 6' - 3" 2' - 6 1/2" 13' - 5 1/2"8' - 4 3/4"9' - 11"1' - 4"3' - 7"24' - 9"2 3/4"8' - 0 1/2"12' - 2 3/4"2 3/4"8' - 0 1/2"12' - 5 1/2"6' - 3"21' - 0"3' - 4 3/4"2' - 7 1/4"3' - 4 3/4"2' - 7 1/4"3' - 4 3/4"18' - 3 1/4"6' - 8 5/8"EQEQ7' - 1 3/8"5' - 4 1/4"EQEQ7' - 1"5' - 4 1/2"EQEQ1' - 4"3' - 7"24' - 9"2 3/4"8' - 0"12' - 3 1/4"2 3/4"8' - 0 1/2"18' - 2"6' - 9 3/4"EQEQ7' - 1"5' - 4 1/2"EQ4' - 2 3/4" 4' - 0 1/4" 7' - 1 3/4" 5' - 1 1/4"4' - 10" 7' - 4 3/4"EQEQ11' - 7 1/4"8' - 3"12' - 3 1/8"12' - 2 3/4"8' - 0 1/2"8' - 11 1/4"11' - 9 1/2" 2 3/4" 11' - 11 1/4"9' - 7 1/2"14' - 4 3/8"9' - 0 1/8"8' - 3 1/4"12' - 2 3/4"12' - 2 3/4"8' - 0 1/2" 2 3/4" 8' - 0 1/2"13' - 11 1/2"13' - 11 1/2"8' - 0 1/2" 2 3/4" 11' - 11 3/4"8' - 0 1/2" 2 3/4" 24' - 7 3/8"3' - 7"1' - 4"11 1/4"K.1 K.1 K.1 011 A312 4 2 A312 0395 THE GRAPHIC MATERIAL AND DESIGN ON THIS SHEET ARE INSTRUMENTS OF SERVICE AND REMAIN AT ALL TIMES THE PROPERTY OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. REPRODUCTION OR REUSE OF THE MATERIAL AND DESIGN CONTAINED HEREIN IS PROHIBITED WITHOUT THE WRITTEN CONSENT OF THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ©DRAWN BY:PROJECT #: CHECKED BY:OWNER: 510 South 600 East Salt Lake City, Utah 84102 P: 801.355.6868 F: 801.355.6880 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. CONSULTANT: 2018 THE RICHARDSON DESIGN PARTNERSHIP, L.L.C. ALL RIGHTS RESERVED PROJECT: SHEET #2/5/2019 4:08:32 PMC:\Users\yallami\Documents\Marriott Residence Inn La Quinta_(V18)_091418_yallami@trdp.com.rvtA104FOURTH LEVELFLOOR PLAN17-180.01AMJKRESIDENCE INN BYMARRIOTT, LA QUINTA , CASUNRIDGE PROPERTIESASI#3 CITY COMMENTS 2ND ROUND - 12/27/2018 SCALE:3/32" = 1'-0"1 FOURTH LEVEL FLOOR PLAN SHEET NOTES north DATE DESCRIPTION 11/05/2018 ASI#2 12/27/2018 ASI#3 (58.19)(56.54)(56.78)(56.42)(57.27) (5 6.3 7) (56.74)(57.87)(57.36)(56.20)(56.20)(57.93)(57.86)(58.09)(57.99)(57.74)(57.60)(57.56)(57.52)(56.41)(57.74)(57.57)(57.81)(57.63)(57.90)(57.79)(57.56) ( 5 7.8 0) (5 7.9 7 ) ( 5 7.8 3) (5 7.9 0) (5 6.4 9) (5 7.1 5) (5 6.7 0 ) ( 5 7.8 1) (5 8.7 0) (57.98)(57.94)(57.52)(57.95) (5 6.7 2 ) (55.89)(55.71)(55.96)(56.47)(56.73)(55.94)(56.44)(56.16)(56.47)(56.74)(55.70)(55.77)(55.87)(55.87) ( 5 7.6 7) ( 5 8.7 0 ) (5 8.7 0 ) ( 5 8.5 8) (5 8.7 0 ) ( 5 7.9 8 ) (5 7.9 0) (5 8.0 1) (5 8.1 1) (5 8.1 0) (58.53)(58.53) ( 5 7.9 0) ( 5 7.8 7 ) (5 7.9 2) (5 7.9 1 ) (58.06)(57.90)(57.93)(58.46)(57.63)(55.87)(55.39)(55.40)(55.07)(54.59)(54.69)(54.69)(55.00)(55.25)(55.78)(57.29)(55.33)(54.76)(54.40)(54.95)(56.11)(57.03) (5 7.6 5 ) (57.28) (5 7.4 5 ) ( 5 7.6 1) ( 5 7.7 3 ) ( 5 7.5 8) (5 7.7 1 ) ( 5 8.1 8 ) (5 8.3 7 ) ( 5 8.0 9 ) (59.45)(58.44)(58.58) ( 5 7.7 1 ) ( 5 7.8 1 ) ( 5 7.6 3) ( 5 7.8 2 ) ( 5 7.8 8 ) ( 5 7.6 2 ) (5 8.3 0 ) ( 5 8.5 3) ( 6 0.0 7 ) (5 8.2 2 ) (5 8.5 8 ) ( 5 7.3 8 ) ( 5 7. 2 8 ) (5 6.9 3 ) ( 5 7.2 1 ) ( 5 7.0 0) ( 5 7.1 2) (5 7.6 0 ) ( 5 7.3 7 ) ( 5 7.9 9) ( 5 7.4 7) ( 5 7.0 1 ) (5 6.8 9 ) ( 5 8.7 3 ) ( 5 7.6 1) (5 8.0 0 ) (5 7.9 9 ) (5 8.0 3 ) ( 5 7. 4 2 ) (5 7.7 4 ) (5 7.5 8 ) ( 5 8.1 3 ) ( 5 7.7 6 ) (5 8.8 1 ) ( 5 7.3 6) ( 5 7.3 7 ) ( 5 8.0 0 ) (5 6.7 7 ) ( 5 7.0 6) (5 6.5 4 ) (5 6.6 5 ) ( 5 7.2 5) ( 5 7.0 5 )(5 6.9 8 ) ( 5 6 .7 1 ) ( 5 5 .5 6 ) ( 5 6. 0 9 ) ( 5 6.5 1 ) (5 6.7 4 ) (59.89) (5 6.0 4 ) (5 6.3 9 ) ( 5 6.1 2) (5 5.9 5 ) ( 5 5.5 0) (5 6.2 5 ) (56.25)(54.81)(55.87)(54.74)(54.80)(55.40) ( 5 6.0 3 ) ( 5 6.0 1 ) ( 5 5.5 9) (5 7.5 3 ) ( 5 7 .7 1 ) (5 8 .9 7 ) ( 5 8. 7 6) (60.31)(60.98)(60.54)(60.73)(60.73) ( 5 6 .4 8 ) (5 6.3 4 ) ( 5 6. 5 5 ) (59.59)(59.23)(59.40)TC-62.50 TC-62.16TC-62.94TC-62.70TC-61.38TC-61.10 TC-60.85TC-60.41 T C - 6 0.2 6 T C - 6 0.0 2 T C - 6 0 .0 3 T C -5 9.9 3 T C - 5 9.8 7 T C - 5 9.9 2 T C -5 9.8 5 T C - 5 9.8 9 T C - 5 9 .9 6 T C - 5 8.2 2 G -5 7.7 3 T C -5 8.2 5 G -5 7.8 5 T C- 5 8.2 9 G - 5 7.7 9 T C-5 8.3 3 G -5 7.8 9 T C - 5 7.6 7 G - 5 7.5 3 T C -5 7.9 8 G -5 7.5 7 T C-5 8.1 5 G -5 7.6 8 T C -5 8 .1 5 G -5 7.6 8 TC-59.08G-58.63TC-59.35G-58.89TC-59.56G-59.12TC-59.90G-59.41TC-60.20G-59.72TC-60.54G-60.05TC-60.95G-60.47 TC-60.95G-60.47TC-61.13G-60.57(55.44)(55.77)(55.77)(55.46)(55.52)(55.59)(55.79) (5 6.5 9 ) (5 7.0 1) (5 6.6 5) (5 6.6 3) (5 7.1 9) (5 7.4 9) (5 7.3 7)(5 8.6 8 ) (5 6.8 2) (55.72)(54.68) (5 7.7 0) (5 6.4 9 ) (5 6.5 0) ( 5 6.5 5) TW-59.57TW-59.54TW-59.56TW-59.23TW-59.54(59.38)TW-58.68 (60.47)(61.07)SW-60.38SW-60.48SW-60.05 SW-59.69SW-59.83(57.86)(57.66)SW-60.60SW-60.71 SW-60.71SW-60.71 (5 7.4 0) (56.61)(56.16)(57.50)(55.00) ( 5 7.8 3) SW-59.47SW-59.38 SW-59.11SW-59.18 TC-58.77G-58.31CONC-60.41 (5 8.0 0) ( 5 8.0 0)S W-5 8.6 4 S W-5 8.7 7 S W- 5 8.5 7 S W-5 8.6 6 SW-58.30SW-58.43SW-58.84S W-5 8.8 0 S W-5 8.8 9 SW-58.74SW-58.69S W-5 8.7 5 S W-5 8.1 4 T C -5 8.1 4 G -5 7.7 1 T C-5 8.1 6 G -5 7.6 4 T C - 5 8.1 5 G - 5 7.5 6 C B-5 8.1 3 G - 5 7.3 9 C O N C -5 8.2 1 S W- 5 9.9 0 S W- 6 0.2 8 S W-6 0.3 7 S W- 6 0.2 9 TC-55.8 4 G-5 5.7 4 T C-5 6.5 2 C O N C -5 6.1 0 T C- 5 6.3 1 C O N C -5 5.7 9 C O N C -5 6.4 5 C O N C -5 6.3 6 T C- 5 6.3 6 C O N C- 5 5.8 6 TC-55.95G-55.47 T C -5 6.2 5 G -5 5.7 4 TC-55.64TC-55.58G-55.09TC-55.35G-54.86 T W- 6 1.1 1 T W- 6 1.7 5 TW-61.57T W-6 2.8 8 T W-6 1.8 1 T W-6 1.8 4 T W-6 2.2 2 T W-5 9.9 7 T W- 6 1.1 4 T W-6 5.9 9 T W-6 0.7 2 T W-5 9.2 9 T W- 5 6.6 9 T W- 5 6.5 4 T C - 5 6.6 2 G -5 6.1 2 T C -5 6.1 3 G -5 5.6 5 T C -5 5.5 8 G - 5 5.0 8 T C - 5 5 .3 4 G -5 4.9 0 T C - 5 5.7 4 G -5 5.3 0 T C -5 5.8 5 G - 5 5.3 7 C O N C - 5 6.0 4 G - 5 5 .3 0 T C - 5 5.7 4 G -5 5.3 0 S W-5 6.5 3 S W-5 6.3 4 SW-56.00SW-55.20SW-55.93SW-56.24SW-56.81 SW-56.75 SW-56.12 SW-55.90TC-55.69G-55.14TC-55.56G-55.06TC-55.42G-54.95 TC-55.42G-54.95TC-55.18G-54.70TC-56.07G-55.57TC-56.11G-55.56 (55.96)(55.51)(58.26)(58.08)TC-56.67G-56.16TC-56.63G-56.12TC-57.46G-56.99TC-57.46 (57.89) ( 5 9.9 4 ) (5 9.5 3 ) ( 5 9.5 3 ) T B - 5 8.3 8 (5 9.2 8) (5 8.7 1) ( 5 5.9 9) (5 6.1 3) ( 5 4.8 5) (5 4.5 8) (5 8.0 9) ( 5 8.1 8) ( 5 4.7 5) (5 8.4 5) (5 4.3 4) ( 5 8.2 9) (5 8.3 4 ) (5 4.5 2)(5 8.5 1) (5 8.8 9) T C-5 9.9 7 A -5 9.6 2 T C -6 0.2 4 A - 5 9.6 8 T C - 6 0.2 8 A -5 9.8 0TC-60.08A-59.69T C-5 9.9 6 A -5 9.5 2 TC-60.59TC-60.13 SW-61.13TB-61.18 T C-5 5.3 9 G -5 4.9 0 T C -5 5.2 6 G - 5 4.4 7 T C - 5 5 .3 1 G -5 4.9 6 T C - 5 5.6 0 G -5 5.1 3 T C -5 6.1 3 G -5 5.7 0 T C-5 6.5 7 G - 5 5.9 7 RI M- 5 6.0 3 N .I N V -4 8.8 0 S.I N V - 4 8.7 5 T C -5 6.1 4 G -5 5.6 4 TTTTTTTTT(5 8.3 7 )12b57b30'50'620'955' PARCEL 189855' PARCEL 170' SEGMENT 110cRETENTION BASIN 50' X 175' 10a12a15' PARCEL 215' PARCEL 210a10b15' R/W TO CITY1425'15b1315a16(5 7.9 2 ) T W-6 5.3 3 T W-6 4.6 7 T W-6 0.2 0 (5 8.5 0) (5 8.2 7 ) (5 8.2 2 ) T W-6 4.6 7 24' FUTURE ACCESS OPENING(PROPOSED EASEMENT) 30' RECIPROCAL ACCESS EASEMENT FOR PURPOSES OF INGRESS, EGRESS, OVER AND ACROSS PARCEL 1-B FOR THE BENEFIT OF PARCEL 1-A (PROPOSED EASEMENT) 26.50'12' CVWD WATER AND SEWER EASEMENT (PROPOSED EASEMENT) 20' STORM DRAIN EASEMENT, OVER AND ACROSS PARCEL 1-B FOR THE BENEFIT OF PARCEL 1-A (PROPOSED EASEMENT)16.50'18.00'32.50'12.00'ABANDONED BY CVWD PROPOSED TO BE SCALE: 1"=50'EWSN SURVEY BOUNDARYSYMBOLS:FOUND MONUMENT AS NOTED IN SURVEYOR'S MONUMENATION NOTESCORNER TO BE SET WITH 1" DIAMETER IRON PIPE, WITH PLASTIC PLUG, STAMPED "LS 7107" IN CONJUNCTION WITH PROPOSED PARCEL MAP TO BE PREPARED, PROCESSED AND RECORDED BY EDAIS ENGINEERING( ) RECORD DATA PER RS 142/5[ R1 ] RECORD DATA PER GRANT DEED REC'D AS INST 2010-0575516 O.R.[ R2 ] RECORD DATA GRANT OF EASEMENT REC'D AS INST 2012-0206092 O.R.[ R3 ] RECORD DATA PER RECORD OF SURVEY FILED AS RS 96/52[ R4 ] RECORD DATA PER PARCEL MAP FILED AS PMB 216/59[ R5 ] RECORD DATA PER PARCEL MAP FILED AS PMB 190/61LINE TABLELINE LENGTH'BEARINGL121.11N 89°55'36" E(21.18)(N 89°50'26" E)[21.18 R1][N 89°50'26" E R1][21.18 R2][N 89°50'26" E R2]CURVE TABLENOLENGTH'RADIUS'DELTAC1314.68200.0090°08'58"(314.72)(200.00)(90°09'34')[314.72 R1 & R2][200.00 R1 & R2][90°09'34' R1 & R2]C294.55300.0018°03'28"(94.50)(300.00)(18°02'50')[94.50 R1 & R2] [300.00 R1 & R2][18°02'50' R1 & R2]C384.5216°08'34"(84.57)(16°09'07')[84.57 R1 & R2][16°09'07' R1 & R2]300.00(300.00)[300.00 R1 & R2]L214.52N 89°55'36" E[14.52][N 00°10'14" W R5][14.54 R4][N 00°10'08" W R4](14.54)---------------LEGEND: CENTER LINE ACCORDING TO F.E.M.A FLOOD INSURANCE RATE MAP. PANEL 06065C2234G WITH EFFECTIVE DATE OF 8-28-2008, THE SITE IS LOCATED IN FLOOD ZONE "X", AN AREA DETERMINED TO BE WITHIN THE 0.2% ANNUAL CHANCE FLOOD HAZARD. REFERENCE IS MADE TO SAID DOCUMENT FOR FULL PARTICULARS.FEMA FLOOD ZONE INFORMATION:RECORD EXCEPTION OR EXCLUSION AS NOTED HEREON5VICINITY MAPJEFFERSON ST. SHIELDS RD. DUNE PALM RD.. ADAMS ST.48TH AVE.WASHINGTON ST. L A Q U I N T A E V A C U A TI O N C H A N N E L STATE ROUTE 111SITE BASIS OF BEARINGS:THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE SECTION 29 BEING N 89°39'16" E PER R.S. 96/53, O.R.A. CENTER CORNER TO SECTION 29, T5S, R7E, SBMFOUND 1" IRON PIPE, WITH PLASTIC PLUG, STAMPED "LS 5570", DN 0.1', PER RS 96/52 AND RS 142/5.B. EAST 1/4 CORNER TO SECTION 29, T5S, R7E, SBMFOUND 1" IRON PIPE, WITH NAIL, NO TAG, DN 0.1', PER PM 216/59 AND RS 142/5.C. SOUTHWEST CORNER PARCEL 2 PER DOCUMENT NO. 2010-0575516 O.R.FOUND 1" IRON PIPE, WITH PLASTIC PLUG, STAMPED "PLS 4989", PER RS 142/5.D. SOUTHEAST CORNER PARCEL 2 PER DOCUMENT NO. 2010-0575516 O.R.FOUND NAIL & TAG, STAMPED "LS 5347", IN CONCRETE FOOTING, PER PMB 216/59 AND RS 142/5.E. NORTHWEST CORNER PARCEL 2 PER DOCUMENT NO. 2010-0575516 O.R.FOUND 1" IRON PIPE, WITH PLASTIC PLUG, STAMPED "PLS 4989", PER RS 142/5.F. POINT ON NORTH LINE PARCEL 2 PER DOCUMENT NO. 2010-0575516 O.R.FOUND COPPERWELD, FLUSH, "PLS 4989", PER RS 142/5.SURVEYOR'S MONUMENTATION NOTES: H. POINT ON NORTH LINE PARCEL 2 PER DOCUMENT NO. 2010-0575516 O.R.FOUND COPPERWELD, FLUSH, "PLS 4989", PER RS 142/5.I. POINT ON NORTH LINE PARCEL 2 PER DOCUMENT NO. 2010-0575516 O.R.FOUND COPPERWELD, FLUSH, "PLS 4989", PER RS 142/5.J. NORTHEAST CORNER PARCEL 2 PER DOCUMENT NO. 2010-0575516 O.R.FOUND COPPERWELD, FLUSH, "PLS 4989", PER RS 142/5.K. NORTHWEST CORNER PARCEL 1 PER DOCUMENT NO. 2007-0103255 O.R.TO BE SET WITH 1" IRON PIPE, WITH PLASTIC PLUG, STAMPED "LS 7107".L. NORTHEAST CORNER PARCEL 1 PER DOCUMENT NO. 2007-0103255 O.R.TO BE SET WITH 1" IRON PIPE, WITH PLASTIC PLUG, STAMPED "LS 7107".M. 1/16 CORNER TO SECTION 29, T5S, R7E, SBMFOUND 1-1/2" BRASS DISK, STAMPED "LS 8223", ORIGIN UNKNOWN, ACCEPTED AS MONUMENT SET FOR SAID CORNER.N. PARCEL CORNER TO BE SET WITH 1" IRON PIPE, WITH PLASTIC PLUG, STAMPED "LS 7107". EASEMENT LINEPROPOSED 2 PARCEL SUBDIVISION LEGAL DESCRIPTION: A MAP OVER THE EXISTING PARCEL FOR THE CREATION OF PARCEL FOR SALE , LEASE AND FINANCE FOR FUTURE DEVELOPMENT UNDER FUTURE ENTITLEMENTS.PROJECT DESCRIPTION:A RE-SUBDIVISION OF THE FOLLOWING DESCRIBED LANDS:REAL PROPERTY IN THE CITY OF LA QUINTA COUNTY OF RIVERSIDE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, THAT PORTION OF THE WEST HALF OF THE EAST HALF AND THE EAST HALFOF THE WEST HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SANBERNARDINO BASE AND MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS:COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 29; THENCE SOUTH 89°39'16" WEST ALONG THE NORTH LINE OF SAID SOUTHEASTQUARTER, A DISTANCE OF 1,656.57 FEET TO THE NORTHEAST CORNER OF SAID WEST HALF OF THE EAST HALF OF THE NORTHWEST QUARTER OF THESOUTHEAST QUARTER OF SECTION 29; THENCE SOUTH 00°12'11" EAST ALONG THE EAST LINE OF SAID WEST HALF OF THE EAST HALF OF THENORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, A DISTANCE OF 60.63 FEET TO THE SOUTH RIGH-OF-WAY LINE OF HIGHWAY 111AS GRANTED TO THE CITY OF LA QUINTA PER INSTRUMENT NO. 2007-0076267 RECORDED FEBRUARY 1, 2007 RE-RECORDED FEBRUARY 14, 2007 AS INSTRUMENT NO. 2007-0103255, OFFICIAL RECORDS AND THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 00°12'11" EAST ALONG SAID EAST LINE A DISTANCE OF 626.42 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE NORTHERLY, HAVING A RADIUS OF 300.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 01°53'43" WEST; THENCE LEAVING SAID EAST LINE AND WESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 16°08'34", AN ARC DISTANCE OF 84.52 FEET TO THE BEGINNING OF THE REVERSE CURVE, CONCAVE SOUTHERLY, HAVING A RADIUS OF 300.00 FEET, A RADIAL LINE TO SAID POINT BEARS NORTH 18°02'50" EAST" THENCE WESTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 18°03'28", AN ARC DISTANCE OF 94.55 FEET; THENCE SOUTH 89°58'41" WEST A DISTANCE OF 264.76 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 200.00 FEET; THENCE SOUTHWESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 90°08'58", AN ARC DISTANCE OF 314.68 FEET; THENCE NON-TANGENT TO SAID CURVE SOUTH 89°55'36" WEST A DISTANCE OF 21.11 FEET TO THE WEST LINE OF SAID EAST HALF OF THE WEST HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29; THENCE NORTH 00°10'08" WEST ALONG SAID WEST LINE, A DISTANCE OF 797.02 FEET TO SAID SOUTH RIGHT-OF-WAY LINE OF HIGHWAY 111; THENCE NORTH 89°58'06" EAST ALONG SAID SOUTH RIGHT-OF-WAY LINE A DISTANCE OF 661.88 FEET TO THE TRUE POINT OF BEGINNING.SAID LAND IS ALSO SHOWN AS PARCEL 1 OF LOT LINE ADJUSTMENT NO. 2010-508 AS DISCLOSED BY GRANT DEED RECORDED DECEMBER 2, 2010, ASINSTRUMENT NO. 2010-0575516, OF OFFICIAL RECORDS.APN: 600-020-053-6 LQ HOSPITALITY7255 E. HAMPTON AVE., SUITE 122MESA, ARIZONA 85209(480)-854-1914OWNER / APPLICANT / SUBDIVIDER: UN-ASSIGNED STREET NO., HIGHWAY 111, LA QUINTA, CA. PROJECT ADDRESS:GENERAL PLAN DESIGNATION: GCGENERAL COMMERCIAL GENERAL PLAN DESIGNATION:VACANT.CURRENT LAND USE:ZONING: CRREGIONAL COMMERCIAL ZONING:PARCEL 1A - HOTELPARCEL 1B - VACANT PROPOSED LAND USE:GAS CO. SOUTHERN CALIFORNIA GASPOWER CO. IMPERIAL IRRIGATION DISTRICTWATER CO. COACHELLA VALLEY WATER DISTRICT SEWER CO. COACHELLA VALLEY WATER DISTRICTSCHOOL DISTRICT DESERT SANDS UNIFIED SCHOOL DISTRICTUTILITY COMPANIES:LAND AREAGROSS PROPERTY AREA : 10.31 +/- ACRES 449,103 +/- S.F.NET AREA PARCEL 1A : 2.99 +/- ACRES 130,244 +/- S.F.NET AREA PARCEL 1B : 7.32 +/- ACRES 318,859 +/- S.F. LAND TABULATION:630-020-053ASSESSOR'S PARCEL NUMBER :Engineering, Inc.EDAISSHEET NO 1 OF 1DESIGN BY: NKEDRAWN BY: OHDATE:07/17/18JOB NO. 18-027REVISIONSDATE BY NO.DESCRIPTIONPRE-APPRAPPRDATEINTCITY OF LA QUINTA RESIDENCE INN BY MARRIOT Portion of SE 1/4 of SEC. 29 , T, 5 S., R, 7 E., S.B.M. PREPARED FOR: SUNRIDGE PROPERTIESDWG FILE:APN 600-020-053TENTATIVE PARCEL MAP NO. MAP37683 FOR FINANCE AND CONVEYANCE PURPOSES ONLYBEING A PROPOSED SUBDIVISION OF PARCEL 1 OF LOT LINE ADJUSTMENTS INSTRUMENT NO. 20010-508 RECORDS OF THE COUNTY OF RIVERSIDE, STATE OFCALIFORNIA. LOCATED IN THE WEST 1/2 OF THE EAST 1/2 AND THE EAST 1/2 OF THE WEST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION29, TOWNSHIP 5S, RANGE 7E, S.B.M.NOTE: THIS MAP IS FOR FINANCE AND CONVEYANCE PURPOSES ONLY . THIS MAP DOES NOT PROPOSE TO CREATE LEGAL BUILDING SITES AND CONFERS NO DEVELOPMENT RIGHTS . FURTHER DISCRETIONARY APPROVALS, INCLUDING A SUBSEQUENT MAP , ARE NECESSARY TO DEVELOP THE PROPERTY.GORDON O. OLSON, PLS 7107 TENTATIVEPARCEL MAP NO. MAP37683BENCHMARK:BENCHMARK DESIGNATION: RIVERSIDE COUNTY DESIGNATION "PD-3-1E"ELEV. = 92.067 NVGD29'FOUND A 1" I.P.WITH COUNTY TAG AT INTERSECTION OF MILES AVENUE AND ADAMS STREET.08-30-18 G.O. NO.1GENERAL REVISIONS11-26-18 G.O. NO.2REVISIONS PER CITY REVIEW NO.1 1. GENERAL AND SPECIAL TAXES AND ASSESSMENTS FOR THE FISCAL YEAR 2018-2019, A LIEN NOT YET DO OR PAYABLE. (NOT A SURVEY MATER-NOT PLOTTABLE) 2. GENERAL AND SPECIAL TAXES AND ASSESSMENTS FOR THE FISCAL YEAR 2018-2019 ARE EXEMPT. (NOT A SURVEY MATER-NOT PLOTTABLE) 3. THE LIEN OF SUPPLEMENTAL TAXES, IF ANY, ASSESSED PURSUANT TO CHAPTER 3.5 COMMENCING WITH SECTION 75 OF THE CALIFORNIA REVENUE AND TAXATION CODE. (NOT A SURVEY MATER-NOT PLOTTABLE) 4. EASEMENTS OVER SAID LAND FOR PUBLIC ROADS, RIGHTS OF WAYS, AND RIGHTS INCIDENTAL THERETO; ALSO PRIVATE EASEMENTS OVER SAID LAND FOR ROADS, PIPELINES, DITCHES, AND RIGHTS INCIDENTAL THERETO, FOR PURPOSES OF INGRESS AND EGRESS AND FOR CONVEYING IRRIGATING AND DOMESTIC WATER. (THE EXACT EXTENT AND LOCATION OF SAID EASEMENTS IS NOT DISCLOSED IN THE RECORD - NOT PLOTTABLE) IN FAVOUR OF: COACHELLA VALLEY COUNTY WATER DISTRICT AND THE PUBLIC 5. THE EFFECT OF A MAP PURPORTING TO SHOW THE LAND AND OTHER PROPERTY, FILED BOOK 8, PAGE 14 OF RECORD OF SURVEYS (THE RIGHT OF WAY FOR COUNTY HIGHWAY, NOW HIGHWAY NO.111, SHOWN AS 60' TOTAL WIDTH THEREN, IS PLOTTED) 6. AN EASEMENT FOR PUBLIC HIGHWAY AND INCIDENTAL PURPOSES, RECORDED FEBRUARY 19, 1936 AS BOOK 267,PAGE 204 OF OFFICIAL RECORDS. IN FAVOR OF: STATE OF CALIFORNIA AFFECTS: AS DESCRIBED THEREIN(PLOTTED HEREON) 7.a RIGHTS OF WAY, RESERVATION, COVENANTS, CONDITIONS AND RESTRICTIONS AS SET OUT IN DEED FROM COACHELLA VALLEY COUNTY WATER DISTRICT TO JOHN W. RHODES, RECORDED APRIL 17, 1940 IN BOOK 458, PAGE 373 OF OFFICIAL RECORDS. (THE EXACT EXTENT AND LOCATION OF SAID EASEMENTS IS NOT DISCLOSED IN THE RECORD - NOT PLOTTABLE)7.b SAID INSTRUMENT AS AMENDED BY RESOLUTION RECORDED DECEMBER 27, 1944 IN BOOK 658, PAGE 175 OF OFFICIAL RECORDS. (THE RIGHT OF WAY RESERVED THEREIN AS ITEM 12 AND DESCRIBED AS "THE NORTH 100 FEET EXCEPT HIGHWAY .... OF SOUTHEAST QUARTER SECTION 29" ASAFFECTS THE PROJECT SITE ONLY, IS PLOTTED - REFERENCE IS MADE TO SAID DOCUMENT FOR FULL PARTICULARS) 8. AN EASEMENT FOR HIGHWAY SLOPE PURPOSES AND INCIDENTAL PURPOSES, RECORDED MAY 20, 1968 AS INSTRUMENT NO. 46897 OF OFFICIAL RECORDS. IN FAVOR OF: STATE OF CALIFORNIA AFFECTS: A PORTION OF SAID LAND(PLOTTED HEREON) 9. AN EASEMENT FOR HIGHWAY SLOPE PURPOSES AND INCIDENTAL PURPOSES, RECORDED MAY 23, 1968 AS INSTRUMENT NO. 48111 OF OFFICIAL RECORDS IN FAVOR OF: STATE OF CALIFORNIA AFFECTS: A PORTION OF SAID LAND(PLOTTED HEREON) 10. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED FEBRUARY 01, 2007 AS INSTRUMENT NO. 2007-0076267 OF OFFICIAL RECORDS, BUT DELETING ANY COVENANT, CONDITION, OR RESTRICTION INDICATING A PREFERENCE, LIMITATION OR DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, DISABILITY, HANDICAP, NATIONAL ORIGIN, GENETIC INFORMATION, GENDER, GENDER IDENTITY, GENDER EXPRESSION, SOURCE OF INCOME (AS DEFINED IN CALIFORNIA GOVERNMENT CODE § 12955(p)) OR ANCESTRY, TO THE EXTENT SUCH COVENANTS, CONDITIONS OR RESTRICTIONS VIOLATION 42 U.S.C § 3604(c) OR CALIFORNIA GOVERNMENT CODE § 12955. LAWFUL RESTRICTIONS UNDER STATE AND FEDERAL LAW ON THE AGE OF OCCUPANTS IN SENIOR HOUSING OR HOUSING FOR OLDER PERSONS SHALL NOT BE CONSTRUED AS RESTRICTIONS BASED ON FAMILIAL STATUS. AN EASEMENT AS CONTAINED IN THE ABOVE DOCUMENT. FOR: RIGHT-OF-WAY FOR HIGHWAY 111 WIDENING AND INCIDENTAL PURPOSES. (THE 50' X 175' RETENTION BASIN IS PROPOSED TO BE ABANDONED BY CVWD) (PLOTTED HEREON) DOCUMENT RE-RECORDED FEBRUARY 14, 2007 AS INSTRUMENT NO. 2007-0103255 OFFICIAL RECORDS. (PLOTTED HEREON) AN EASEMENT AS CONTAINED IN THE ABOVE DOCUMENT. FOR: TEMPORARY EASEMENT FOR THE CONSTRUCTION AND MAINTENANCE OF TEMPORARY RETENTION BASIN IMPROVEMENTS AND INCIDENTAL PURPOSES. DOCUMENT RE-RECORDED AS INSTRUMENT NO. 2007-0103256 OF OFFICIAL RECORDS. (THE 50' X 175' RETENTION BASIN IS PROPOSED TO BE ABANDONED BY CVWD) (PLOTTED HEREON) 11. THE FACT THAT THE LAND LIES WITHIN THE BOUNDARIES OF LA QUINTA REDEVELOPMENT PROJECT AREA NO. 2, AS DISCLOSED BY THE DOCUMENT RECORDED OCTOBER 04, 2007 AS INSTRUMENT NO. 2007-0619749 OF OFFICIAL RECORDS. (NOT A SURVEY MATER-NOT PLOTTABLE) 12. THE EFFECT OF A DOCUMENT RECORDED DECEMBER 6, 2007 AS INSTRUMENT NO. 2007-0733143 OF OFFICIAL RECORDS, THAT DISCLOSE RIGHT OF WAY MAPS OF STATE HIGHWAY 111, FILED IN BOOK 11, PAGES 71 THROUGH 77 INCLUSIVE, OF STATE HIGHWAY MAP. SAID MAP DEPCITS THOSE PROPOSED PORTIONS TO BE RELINQUISHED TO THE CITY OF LA QUINTA. STATE'S RIGHTS ARE NOT EXTINGUISHED UNTIL RECORDATION OF RELATED CALIFORNIA TRANSPORTATION COMMISSION RESOLUTIONS. A DOCUMENT ENTITLED "RELINQUISHMENT OF HIGHWAY RIGHT OF WAY", RECORDED JANUARY 22, 2008, AS INSTRUMENT NO. 2008-0032640, OF OFFICIALRECORDS, EXECUTED BY CALIFORNIA TRANSPORTATION COMMISSION, RELINQUISHED TO THE CITY OF LA QUINTA, FOR USE A CITY STREET THAT PORTION OFHIGHWAY RIGHT OF WAY SHOWN AS SEGMENT 1, DEPICTED IN THE ABOVE MENTIONED DOCUMENT. (PLOTTED HEREON) 13. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "GRANT DEED", RECORDED MARCH 04, 2011 AS INSTRUMENT NO. 2011-0100363 OF OFFICIAL RECORDS. (PARCEL 1 OF SAID GRANT DEED IS PLOTTED HEREON AS PARCEL 1 OF LLA 2010-508 AS DISCLOSED BY GRANT DEED 2010-0575516) 14. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "DEED RESTRICTION", RECORDED MAY 11, 2012 AS INSTRUMENT NO. 2012-0219204 OF OFFICIAL RECORDS.(THE RIGHT OF WAY AND PUE REFERRED TO IN SAID DOCUMENT IS PLOTTED HEREON) 15. AN EASEMENT FOR DOMESTIC WATER AND SEWER PIPELINES AND INCIDENTAL PURPOSES, RECORDED JUNE 14, 2012 AS INSTRUMENT NO. 2012-0274386 OF OFFICIAL RECORDS.(PLOTTED HEREON) IN FAVOR OF: COACHELLA VALLEY WATER DISTRICT, A PUBLIC AGENCY OF THE STATE OF CALIFORNIA, AND ITS SUCCESSORS AND ASSIGNS AFFECTS: AS DESCRIBED THEREIN THE EFFECT OF A DOCUMENT ENTITLED "QUITCLAIM DEED-EASEMENT", RECORDED AUGUST 14, 2015 AS INSTRUMENT NO. 2012-0386787 OF OFFICIAL RECORDS. (THE RIGHT OF WAY AND PUE REFERRED TO IN SAID DOCUMENT IS PLOTTED HEREON) 16. AN EASEMENT FOR DOMESTIC WATER AND SEWER PIPELINES AND INCIDENTAL PURPOSES, RECORDED JULY 06, 2012 AS INSTRUMENT NO. 2012-0315107 OF OFFICIAL RECORDS. IN FAVOR OF: COACHELLA VALLEY WATER DISTRICT, A PUBLIC AGENCY OF THE STATE OF CALIFORNIA, AND ITS SUCCESSORS AND ASSIGNS AFFECTS: AS DESCRIBED THEREIN(PLOTTED HEREON) 17. RIGHTS OF PUBLICS IN AND TO THE PORTION OF THE LAND LYING WITHIN ANY ROAD, STREET, ALLEY OR HIGHWAY. (THE EXACT EXTENT AND LOCATION OF SAID RIGHTS ARE NOT DISCLOSED IN THE RECORD - NOT PLOTTABLE) 18. WATER RIGHTS, CLAIMS OR TITLE OF WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS. (THE EXACT EXTENT AND LOCATION OF SAID RIGHTS, CLAIMS OR TITLE OF WATER ARE NOT DISCLOSED IN THE RECORD - NOT PLOTTABLE) 19. RIGHTS OF PARTIES IN POSSESSION.(NOT A SURVEY MATER-NOT PLOTTABLE)THE FOLLOWING EXCEPTIONS AND EXCLUSIONS HAVE BEEN REPORTED AFFECTING THE SURVEYED PARCEL AS REPORTED BY THE THE PRELIMINARY TITLE REPORT ISSUED BY FIRST AMERICAN TITLE COMPANY AS ORDER NO.7 0625-5690514 DATED APRIL 17, 2018 EXCEPTIONS AND EXCLUSIONS:10a12a57b610b10c89131415a15b1612b1311-29-18 N.E. NO.3TENTATIVE PARCEL MAP NUMBER ADDED01-23-19 G.O. NO.4REVISED TENTATIVE PARCEL MAP NUMBER ADDED AND PROPOSEDSOUTHERLY INGRESS/EGRESS ESMT & EAST ACCESS OPENING ESMT ADDED 01-24-19G.O/J.T.NO.5REVISED PROPOSED SOUTHERLY INGRESS/EGRESS ESMT TO 30'01-25-19G.O/J.T.NO.5REVISIONS PER CITY REVIEW NO.2 ATTACHMENT 4 CIRCULATION   II-­‐57   City  Image  Corridors   The  scenic  resources  that  can  be  viewed  from  the  City’s  public  rights-­‐ of-­‐way   provide   some   of   the   most   beautiful   views   in   the   Coachella   Valley  and  add  significantly  to  the  quality  of  life  the  community  has  to   offer.  The  La  Quinta  viewsheds  are  part  of  what  gives  the  City  its  sense   of  place,  which  is  both  close  and  intimate,  and  grand  and  panoramic.     It   is   also   important   to   note   that   the   City’s   scenic  resources   are   varied   and   diverse,   ranging  from  the  intimate  coves  nestled  in   the  foothills,  to  the  expansive  views  of  the   Santa  Rosa  Mountains.  These  resources  also   include  the  varied  streetscapes  and  the  rural   areas  of  the  City  and  its  Sphere.  Protection   of   these   resources   is   important   to   preserving  the  City’s  unique  quality  of  life.   Threats  to  the  City’s  scenic  image  corridors   include  inappropriate  and  unattractive  land   uses,   unattractive   or   inadequate   landscaping,  inadequately  buffered  parking,  excessive  or  inappropriate   signage,  high  walls  and  berms  that  block  views,  and  overhead  power   lines  that  degrade  views.     The  protection  and  enhancement  of  views  along  City  image  corridors  is   also  furthered  by  securing  parkway  easements  along  major  roadways.   Enhanced   parkways  better   assure   viewshed   protection   and   provide   expanded  access  for  alternative  modes  of  travel.  Parkway  easements   along   image   corridors   help   assure   that   the   traveling   public   (and   adjoining   property   owners)   share   in   a   quality   landscaped   parkway   experience.   Recognizing  that  these  Image  Corridors  create  the  sense  of  place  in  La   Quinta,  their  protection  must  always  be  in  the  forefront  of  community   and  transportation  design.  The  City  has  and  shall  continue  to  work  to   protect   and   preserve   these   important   community   assets   that   are   a   major  draw  to  visitors  and  new  residents  to  the  City.  Important  image   corridors,  as  well  as  locations  where  community  gateway  treatments   enhance  the  local  and  city-­‐wide  sense  of  place,  are  mapped  on  Exhibit   II-­‐4.   ATTACHMENT 5 HANDOUT PLANNING COMMISSION MARCH 12, 2019 Tye Turman Senior Vice President Lodging Development 1611 Wolf Crest Street San Antonio, TX 78248 (214) 707-9069 mobile tye.turman@marriott.com March 11, 2019 Planning Commission City of La Quinta, CA 78-495 Calle Tampico La Quinta, CA 92253 Dear Commission Board: I understand that Sunridge Hotel Group has submitted their Residence Inn by Marriott project to the Commission for official approval. Sunridge Hotel Group is a long-term partner of Marriott International’s and has developed dozens of hotels in this 20-year relationship. They are one of our most accomplished developers and operators. Hospitality construction is exceptionally complex, yet Sunridge Hotel Group always delivers a quality product on time, with incredible attention to detail, design and guest appeal. After the hotels open their operations team focuses on providing an exceptional customer experience. It's important to note that Sunridge is a seven-time recipient of Marriott International's highest and most prestigious award, The Partnership Circle Award. This is an honor reserved for our best in class owners, developers, and operators at the Marriott Owner's Conference. Thank you in advance for supporting Sunridge Hotel Group’s project. Sincerely, Tye Turman HANDOUT: PLANNING COMMISSION MTG. MARCH 12, 2019 PUBLIC HEARING NO. 1 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 1 of 17 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 2018-0007 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Tentative Parcel Map 37683 Environmental Assessment 2018-0005 Specific Plan 2018-0002 (Specific Plan 2008-085, Amendment 1) In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 3.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 Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit) •La Quinta Planning Division •Riverside Co. Environmental Health Department •Desert Sands Unified School District (DSUSD) •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 HANDOUT: PLANNING COMMISSION MTG. MARCH 12, 2019 PUBLIC HEARING NO. 1 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 2 of 17 approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 4. 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. 5. 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. 2012- 0006-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. 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, PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 3 of 17 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 provision for the funding and perpetual maintenance and operation of all post-construction BMPs as required. 6. 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. 7. 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 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. Pursuant to the aforementioned condition, conferred rights shall include property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing parking lot that access public streets and open space/drainage facilities. The precise language and location of any such easements PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 4 of 17 shall be subject to approval of Applicant, the intent being that such easements will not interfere with planned use of Parcel 1-A by Applicant as a hotel. 9. The applicant shall offer for dedication additional widths as necessary for dedicated right turn lanes on Highway 111 into the hotel project entry and the existing eastbound right turn lane at Costco Drive in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. Direct vehicular access to Highway 111 and Vista Coralina Lane is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 11. The applicant shall create perimeter landscaping setbacks along all public right-of-way as follows: A. Highway 111 (Major Arterial – State Highway) - 20-foot from the property line 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. 12. The applicant of Parcel 1-A shall commit to providing reciprocal accesses to adjacent properties at a reasonably feasible location along the project’s western and eastern boundary, to be determined by the Design and Development Director if and when he or she determines that such reciprocal access promotes good area traffic circulation and does not overly burden the Parcel 1-A site. When future development of the adjacent property has been established, the City Engineer may determine that said reciprocal access or accesses are not warranted and shall issue a written notice canceling this requirement. In any event, the precise language and location of any related proposed easements shall be subject to approval of the Applicant, the intent being that such easements will not interfere with the planned use of Parcel 1-A by applicant as a hotel. 13. The applicant shall offer for dedication a reciprocal easement for access, ingress, egress, and parking across the parcels. 14. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 5 of 17 retaining wall construction, permanent slopes, or other encroachments will occur. 15. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 16. The applicant shall construct the following street improvements to conform with the General Plan: A. OFF-SITE STREETS 1) Highway 111 – The applicant of Parcel 1-A shall provide an eastbound right-turn deceleration at the Highway 111 project access drive as specified by the traffic impact study. B. FUTURE PROJECT FAIR-SHARE IMPROVEMENTS 1) Costco Drive and Highway 111 – The existing eastbound right- turn lane shall be extended to a minimum of 400-feet. The applicant of 1-A shall pay his fair-share towards the design and construction of extending the existing eastbound right-turn lane to a minimum of 400-feet. The amount of the applicants’ fair share for the above mentioned improvements shall be based on the traffic study and as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to final map recordation. The Applicant for the hotel will pay its 8.57% pro-rata share of these improvements, as calculated per the traffic study. 17. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 18. General access points and turning movements of traffic are limited to the following: A. Highway 111: Right turn in, right turn out are permitted. Left turn movements in and out are prohibited. B. Vista Coralina Lane: Full turn movements in and out are allowed. C. Future Access to Komar Center: Full turn movements in and out are allowed. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 6 of 17 19. The applicant of Parcel 1-A shall bond for the design and construction of the future access to the Komar Center which shall be completed prior to the first issuance of a Certificate of Occupancy on Parcel 1-B. It is anticipated there will be one access point from the eastern boundary of Parcel 1-A with the adjacent property, which is a Komar Shopping Center (the “Komar Property”). City and Applicant will use best efforts to obtain approval from the owner of the Komar Property for a reciprocal easement for ingress and egress between Parcel 1-A and the Komar Property, te precise language and location of such easement to be subject to approval of the City, Applicant, and the owner of the Komar Property. Aplicant shall agree to design and construct the access. 20. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT SECURITY AGREEMENTS 21. 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. 22. 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 Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 23. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. A surety bond from Applicant will satisfy the bonding requirement of this condition. 24. 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. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 7 of 17 25. Future improvements and obligations required shall either be completed, or secured, prior to the occupancy of permanent buildings, 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. Future improvements and obligations required shall be subject to approval of Applicant, the intent being that such future improvements and obligations will not interfere with the planned use of Parcel 1-A by Applicant as a hotel. 26. Depending on the timing of the development of this Tentative Parcel 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. Secure the costs for future improvements D. 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. 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. 27. 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 as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 8 of 17 applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or cable T.V. improvements. 28. 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. PARKING LOTS and ACCESS POINTS 29. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space 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 spaces or as approved by the City Engineer. One van accessible parking space is required per 6 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 30. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Major Arterial 5.5" a.c./6.5" c.a.b. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 9 of 17 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. 31. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 32. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 33. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California. 34. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 35. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development 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. PM10 Plan 1” = 40’ Horizontal PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 10 of 17 B. Erosion Control Plan 1” = 40’ Horizontal C. Final WQMP (Plan submitted in Report Form) D. Precise Grading Plan 1” = 20’ Horizontal NOTE: A through D to be submitted concurrently. E. Off-Site Signing & Striping Plan 1” = 40’ Horizontal F. On Site Sewer and Water Improvement Plan 1" = 40' Horizontal (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. Precise Grading plan is required to be submitted for approval by the Building Official, Design and Development Director, and the City Engineer. Precise Grading plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements, accessibility requirements, and walls with top of wall & top of footing elevations. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 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 City Engineer. 36. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works Development “Plans, Notes and Design Guidance” section of the City website (www.laquintaca.gov). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 37. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 11 of 17 38. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR 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 39. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 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, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. An Erosion Control Plan showing Best Management Practices 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 appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 12 of 17 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. 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 inches (1.5") in the first eighteen inches (18") behind the curb. 44. Building pad elevation should be a minimum 1 ft above the 100 year flood elevation, or as approved by the City Engineer. 45. 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. DRAINAGE 32. Stormwater handling shall conform with the approved hydrology and drainage reports for the Residence Inn by Marriott Hotel (SDP2018-0007), or as PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 13 of 17 approved by the City Engineer. 33. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Engineering Bulletin No. 06-15 and 06-016 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems, 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. 34. 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. 35. 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). 36. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 37. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 38. 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. R7-2013-0011. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 14 of 17 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 all post-construction stormwater BMPs. UTILITIES 39. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 40. 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. 41. 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 42. 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 and pavement markings. LANDSCAPE AND IRRIGATION 43. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 44. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 45. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 15 of 17 Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 46. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Design and Development Director for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 47. All water features shall be designed to minimize “splash” and use high efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 48. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 49. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Design and Development Director determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Design and Development Director and/or City Engineer. 50. 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. 51. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. MAINTENANCE 52. The applicant shall comply with the provisions of LQMC Section 13.24.160 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 16 of 17 (Maintenance). 53. At all times during its ownership of the property, Applicant shall provide the continuous and perpetual maintenance of all private on-site improvements, 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. 55. 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). PLANNING DIVISION 56. All mitigation measures contained in Environmental Assessment 2018-0005 shall be met. 57. A nesting bird survey shall be required prior to the removal of any vegetation or trees, or grading on the site, if such activity is to occur between January 1 and August 31. The nesting bird survey will be conducted by a qualified biologist and end no less than 3 days prior to the activity. The biologist’s report of the survey and any measures required to protect nesting birds shall be approved by the Planning Division prior to the initiation of any site activity. This mitigation measure will not apply if vegetation or tree removal or grading are proposed between September 1 and December 31. 58. Within 30 days of the initiation of any ground disturbing activity on the project, the project proponent shall cause a protocol-compliant burrowing owl survey to be completed, submitted to the Planning Division, and approved. Should the species be identified on the site, California Department of Fish and Wildlife (CDFW) shall be consulted and mitigation measures shall be implemented prior to the issuance of any ground disturbance permit. 59. The site shall be monitored during on- and off-site grubbing, trenching, and rough grading by qualified archaeological monitors and a Native American monitor. Proof of retention of monitors shall be given to the Planning Division prior to issuance of the first earth-moving or clearing permit. The monitors PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: Page 17 of 17 shall be empowered to temporarily halt or divert equipment upon discovery of cultural resources to allow for City notification and analysis. 60. The final report on the monitoring shall be submitted to the Planning Division prior to the issuance of a Certificate of Occupancy. 61. Collected archaeological 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 Planning Division prior to issuance of the first Certificate of Occupancy. 62. Prior to obtaining building permits and once precise grading plans, architectural plans, and building designs are complete, a final noise study that specifies interior noise reduction requirements shall be prepared for each future onsite development project. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 1 Tentative Parcel Map 37683 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 Tentative Parcel 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 Parcel 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-quinta.org. 3.Tentative Parcel Map 37683 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2018-0005 Site Development Permit 2018-0007 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 4.Prior to recordation of the Tentative Parcel Map by the City, the applicant shall obtain any necessary clearances from the following agencies, if required: •Riverside County Fire Marshal •La Quinta Design and Development Department •Coachella Valley Water District (CVWD) •Imperial Irrigation District (IID) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. HANDOUT: PLANNING COMMISSION MTG. MARCH 12, 2019 PUBLIC HEARING NO. 1 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 2 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- 2013-0011 and the State Water Resources Control Board’s Order No. 2012- 0006-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. 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. PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 3 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 provision for the funding and perpetual maintenance and operation of all post-construction BMPs as required. 7. 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. 8. 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 9. 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 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 4 or other agreements as approved by the City Engineer. The precise language and location of any such easements shall be subject to approval of Applicant, the intent being that such easements will not interfere with planned use of Parcel 1-A by Applicant as a hotel. Pursuant to the aforementioned condition, conferred rights shall include property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing parking lot that access public streets and open space/drainage facilities. 10. The applicant shall offer for dedication on the Final Map additional widths as necessary for dedicated right turn lanes on Highway 111 into the hotel project entry and the existing eastbound right turn lane at Costco Drive in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 11. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Parcel 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. 12. The applicant shall create perimeter landscaping setbacks along all public right-of-way as follows: A. Highway 111 (Major Arterial – State Highway) - 20-foot from the property line 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. 13. The applicant of Parcel 1-A shall commit to providing reciprocal accesses to adjacent properties at a reasonably feasible location along the project’s western and eastern boundary, to be determined by the Design and Development Director if and when he or she determines that such reciprocal PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 5 access promotes good area traffic circulation and does not overly burden the Parcel 1-A site. When future development of the adjacent property has been established, the City Engineer may determine that said reciprocal access or accesses are not warranted and shall issue a written notice canceling this requirement. In any event, the precise language and location of any related proposed easements shall be subject to approval of the Applicant, the intent being that such easements will not interfere with the planned use of Parcel 1-A by applicant as a hotel. 14. The applicant shall offer for dedication a reciprocal easement for access, ingress, and egress across the parcels. 15. 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. 16. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 17. The applicant shall construct the following street improvements to conform with the General Plan: A. OFF-SITE STREETS 1) Highway 111 – The applicant of Parcel 1-A shall provide an eastbound right-turn deceleration at the Highway 111 project access drive as specified by the traffic impact study. 2) Vista Coralina Lane – The applicant of Parcel 1-B shall construct curb and gutter and 6-foot wide sidewalk improvements on the north side from the map’s western boundary to its eastern boundary B. FUTURE PROJECT FAIR-SHARE IMPROVEMENTS 1) Costco Drive and Highway 111 – The existing eastbound right- PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 6 turn lane shall be extended to a minimum of 400-feet. The applicant of 1-A shall pay his fair-share towards the design and construction of extending the existing eastbound right-turn lane to a minimum of 400-feet. The amount of the applicants’ fair share for the above mentioned improvements shall be based on the traffic study and as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to final map recordation. The Applicant for the hotel will pay its 8.57% pro-rata share of these improvements, as calculated per the traffic study. 18. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 19. General access points and turning movements of traffic are limited to the following: A. Highway 111: Right turn in, right turn out are permitted. Left turn movements in and out are prohibited. B. Vista Coralina Lane: Full turn movements in and out are allowed. C. Future Access to Komar Center: Full turn movements in and out are allowed. 20. The applicant of Parcel 1-A shall bond for the design and construction of the future access to the Komar Center which shall be completed prior to the first issuance of a Certificate of Occupancy on Parcel 1-B. It is anticipated there will be one access point from the eastern boundary of Parcel 1-A with the adjacent property, which is a Komar Shopping Center (the “Komar Property”). City and Applicant will use best efforts to obtain approval from the owner of the Komar Property for a reciprocal easement for ingress and egress between Parcel 1-A and the Komar Property, the precise language and location of such easement to be subject to approval of the City, Applicant, and the owner of the Komar Property. Applicant shall agree to design and construct the access. 21. 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 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 7 parking areas shall be stamped and signed by engineers registered in California. FINAL MAPS 22. 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. IMPROVEMENT SECURITY AGREEMENTS 23. 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. 24. 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 Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 25. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. A surety bond from Applicant will satisfy the bonding requirement of this condition. 26. 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. 27. Future improvements and obligations required shall either be completed, or secured, prior to the occupancy of permanent buildings, 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 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 8 approvals related to the development of the project, or call upon the surety to complete the improvements. Future improvements and obligations required shall be subject to approval of Applicant, the intent being that such future improvements and obligations will not interfere with the planned use of Parcel 1-A by Applicant as a hotel. 28. Depending on the timing of the development of this Tentative Parcel 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. Secure the costs for future improvements D. 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. 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. 29. 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 as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or cable T.V. improvements. 30. Should the applicant fail to construct the improvements for the development, PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 9 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. PARKING LOTS and ACCESS POINTS 31. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space 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 spaces or as approved by the City Engineer. One van accessible parking space is required per 6 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, 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. 32. 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: PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 10 Major Arterial 5.5" a.c./6.5" c.a.b. 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. 33. 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. 34. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 35. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. GRADING 36. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 37. 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. 38. 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, PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 11 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. An Erosion Control Plan showing Best Management Practices 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 appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. 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. 39. 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. 40. 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 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 12 within six feet (6’) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 41. Building pad elevation should be a minimum 1 ft above the 100 year flood elevation, or as approved by the City Engineer. 42. 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. UTILITIES 43. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 44. 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. 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 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 13 buildings have improved street and (if required) sidewalk access to publicly- maintained streets. The improvements shall include required traffic control devices and pavement markings. 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 for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 49. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 50. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Design and Development Director for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 51. All water features shall be designed to minimize “splash” and use high efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 52. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director approval of the final landscape plans is required prior to issuance of the first PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 14 building permit unless the Design and Development Director determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Design and Development Director and/or City Engineer. 53. 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. 54. The final design of the perimeter landscaping shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 55. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 56. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 57. At all times during its ownership of the property, Application shall provide continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 58. 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. PLANNING DIVISION PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: 15 59. All mitigation measures contained in Environmental Assessment 2018-0005 shall be met. 60. A nesting bird survey shall be required prior to the removal of any vegetation or trees, or grading on the site, if such activity is to occur between January 1 and August 31. The nesting bird survey will be conducted by a qualified biologist and end no less than 3 days prior to the activity. The biologist’s report of the survey and any measures required to protect nesting birds shall be approved by the Planning Division prior to the initiation of any site activity. This mitigation measure will not apply if vegetation or tree removal or grading are proposed between September 1 and December 31. 61. Within 30 days of the initiation of any ground disturbing activity on the project, the project proponent shall cause a protocol-compliant burrowing owl survey to be completed, submitted to the Planning Division, and approved. Should the species be identified on the site, California Department of Fish and Wildlife (CDFW) shall be consulted and mitigation measures shall be implemented prior to the issuance of any ground disturbance permit. 62. The site shall be monitored during on- and off-site grubbing, trenching, and rough grading by qualified archaeological monitors and a Native American monitor. Proof of retention of monitors shall be given to the Planning Division prior to issuance of the first earth-moving or clearing permit. The monitors shall be empowered to temporarily halt or divert equipment upon discovery of cultural resources to allow for City notification and analysis. 63. The final report on the monitoring shall be submitted to the Planning Division prior to the issuance of a Certificate of Occupancy. 64. Collected archaeological 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 Planning Division prior to issuance of the first Certificate of Occupancy. 65. Prior to obtaining building permits and once precise grading plans, architectural plans, and building designs are complete, a final noise study that specifies interior noise reduction requirements shall be prepared for each future onsite development project. HANDOUT:PLANNING COMMISSION MTGMARCH 12, 2019STAFF ITEM NO. 1HANDOUT:PLANNING COMMISSION MTGMARCH 12, 2019STAFF ITEM NO. 1 POWERPOINT PLANNING COMMISSION MARCH 12, 2019