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HomeMy WebLinkAboutITEM 3C - Toll Bros PDD 2024-0003 ARCHITECTURAL REVIEW COMMITTEE MEMORANDUM DATE: September 3, 2024 New Business SUBJECT: A REQUEST BY TOLL BROTHERS, INC., FOR THE APPROVAL OF FINAL DEVELOPMENT PLANS FOR FORTY (40) NEW SINGLE-FAMILY RESIDENTIAL UNITS IN PLANNING AREA 1A, TRACT 37706 OF PLANNED DEVELOPMENT DISTRICT 231 WITHIN THE ESCENA DEVELOPMENT LOCATED AT 1000 NORTH GENE AUTRY TRAIL, ZONE PDD 231 (CASE PDD-0001-2023/5.0666-PD231) (ER). FROM: Department of Planning Services PROJECT DESCRIPTION: This is a request for approval of an Architectural Review Application for final development plans to construct 40 single-family residential units within Planning Area 1 of the Escena Development. The proposed final developments plans will represent the Modern Architecture Series consisting of the Contemporary, International and Mid-Century styles consistent with the requirements of the Escena Design Guidelines. The proposed plans will consist of three (3) different floor plans designated as Plan 1 (Dali), Plan 2 (Frida), and Plan 3 (Pablo), ranging from 2,308 to 2,445 square feet in size. Each of the floor plans will have three (3) different elevation schemes designated as Elevation A, B, and C. The development standards of the proposed homes are consistent with the established development standards of the Escena Design Guidelines. On July 10, 2024, the Planning Commission voted unanimously to approve the Final Development Plans subject to a recommendation to the ARC to review the additional architectural style the Commission added to the plans. This project is required to be evaluated for consistency against the following guidelines and standards: • The Escena Architectural and Landscape Design Guidelines approved by the City Council in 2005. • Section 94.04 of the Zoning Code (Architectural Review). RECOMMENDATION: That the Architectural Review Committee approve the final development plans, subject to conditions. Architectural Review Committee Memo Case # PDD-2024-0003/5.0666-PDD 231 – Toll Brothers, Inc. September 3, 2024 – Page 2 of 8 ISSUES: Pursuant to City Council Policy Resolution No. 25064, the City’s Legislative Bodies shall not conduct more than three (3) meetings on a particular matter before them without reaching a final disposition on that matter. Further, according to SB 330 all Legislative Bodies, including the City Council, the Planning Commission, or any board, commission, or any other hearing officer or body of the City, or any committee or subcommittee thereof shall not hold more than five (5) total meetings without reaching a final disposition on that matter. This will be the fourth (4th) meeting on this matter. BACKGROUND INFORMATION: Related Relevant City Actions 01/24/24 The Planning Commission considered the proposal but unanimously voted to continue the hearing to an indefinite date and created a subcommittee of two members from the Planning Commission and two members of the ARC. 03/06/24 The subcommittee consisting of three members of the Planning Commission and two members of the ARC met with the applicant and provided comments and directions to the applicant. 07/10/24 The Planning Commission unanimously approved the Final PD Plans subject to conditions and recommendations to the ARC. Neighborhood Meeting/Neighborhood Notice 08/29/2024 The surrounding neighborhood organizations within one (1) mile of the site were sent notice that the proposed project would be reviewed by the Architectural Review Committee on September 3, 2024. STAFF ANALYSIS: Site Area Gross Acres 8.48 Acres Conformance to Development Standards Conformance to Development Standards The project was analyzed for conformance to development standards as listed in the Escena Architectural and Landscape Design Guidelines for the Preliminary PDD and Final PDD Plans Case # PDD-2024-0003/5.0666-PDD-231. The Planning Commission found the project to be in conformance at a public meeting on 07/10/24 and adopted the findings by Resolution. Architectural Review Committee Memo Case # PDD-2024-0003/5.0666-PDD 231 – Toll Brothers, Inc. September 3, 2024 – Page 3 of 8 PSZC Section 94.04.00(E)(13) requires that the proposed application be consistent with any adopted Specific Plan or Planned Development District Design Standards: Applicable Specific Plan Area or Design Standards Compliance Escena Design Standards Y Site Plan: The 8.48-acre site was originally designated as Lot 49 of the Escena Tract 32233-1 in Planning Area 1. The proposed final development plans for the 40 homes will occur on the site located at the northwesterly area of the Escena development just south of East Vista Chino and east of North Gene Autry Trail. The original site configuration of the overall Escena development will not change as a result of the proposed final development plans. The original siting of single-family residential, multi-family residential, facility maintenance building, amenity center, golf course, and other elements within the development will remain the same. As was originally approved, the lot sizes, widths, depths, and minimum dwelling sizes will remain the same. As proposed, the project conforms to all the preliminary development standards in terms of setbacks, height limitations and lot coverages. Mass and Scale: The homes are all proposed to be single-story buildings with a maximum height of 16 feet 3 inches to the roof level. The maximum building height allowed within the Escena development is 28 to 32 feet. Plan 1 will have two bedrooms; a flex room for an optional office space or an additional bedroom, and 2.5 bathrooms. Plan 2 will have two bedrooms; a flex room for an optional office space, and 2.5 bathrooms. Plan 3 has two bedrooms; a flex room for an optional office space or an additional bedroom space, and 3.5 bathrooms as well. The homes will each have two-car garages, and a minimum of 20-foot (20’) driveways. Landscape Plan: Final landscape plans covering the entire site, the entries, typical front yards, and the open space area located at the southerly portion of the tract were submitted as part of the final review. As required by the landscape design guidelines, the proposed plants were selected from the approved Escena design guidelines. The proposed front yard typical landscape will consist of 36” box and 24” box primary, secondary and specimen trees; 15-gallon and 5-gallon accent shrubs, and mixed groundcover plantings. The selected trees will include Sonoran Palo Verde, Mediterranean Fan Palm, and Cascalote. Various 15- and 5-gallon shrubs and Cacti will be used as groundcovers. The proposed landscape plan, plant selections, sizes and irrigation design are in substantial conformance to the design guidelines. The Planning Commission directed the applicant to consider adding a different tree species to the tree selection along the perimeter of the project site. Architectural Review Committee Memo Case # PDD-2024-0003/5.0666-PDD 231 – Toll Brothers, Inc. September 3, 2024 – Page 4 of 8 Architectural Review Criteria and Findings: PSZC Section 94.04.00(E) requires the approval authority to evaluate the application and make findings for conformance to the following criteria: Criteria and Findings [PSZC 94.04.00(E)] Compliance 1. The architectural treatment is consistent on all four sides of the proposed building(s), unless otherwise approved by the ARC; Y As required by the Escena Design Guidelines, the architectural treatment is consistent on all four (4) sides in terms of design, colors and materials. The proposed architectural treatment is consistent on all four sides with the use of windows, varying colors and building materials for the exterior and different shades of colors for the accents. 2. The design of accessory structures, such as carports, cabanas, and similar accessory structures, shall be consistent with the form, materials and colors of the principal building(s), unless otherwise approved by the ARC; N/A There are no accessory structures as a part of the proposed final development plans and there are attached two-garages but no carports. 3. The façade elements and fenestration are composed in a harmonious manner; Y The proposed residential units exhibit a very strong presence as required by the Escena Design Guidelines. Consistent with the Escena Design Guidelines, each of the plan types has design elements such as roof overhangs and use of glass doors and windows. The façade elements of each architectural style are unique and at the same time harmonious in their architectural distinctions. 4. The proposed materials are consistent with the context of the site, adjacent buildings, and the desert environment; Y The proposed material palette consists of construction materials that are typical of the City of Palm Springs and consistent with the adopted Escena Design Guidelines; they include natural concrete, large windows, glass sliders and other materials typical of modernistic architectural styles. The materials will complement the existing homes at Escena and its natural landscape, the desert environment and in particular within the Escena Community. 5. The proposed color scheme is appropriate to the desert environment and consistent with the site context; Y The proposed color palette consists of desert-neutral colors such as white and gray, which are appropriate for the site and desert surroundings. The applicant improved on the color scheme as previously directed by the Planning Commission. Architectural Review Committee Memo Case # PDD-2024-0003/5.0666-PDD 231 – Toll Brothers, Inc. September 3, 2024 – Page 5 of 8 Criteria and Findings [PSZC 94.04.00(E)] Compliance 6. Shading devices and sun control elements, excluding landscape materials, are provided to address environmental conditions and solar orientation; Y The applicant has incorporated overhangs, eyebrows, recessed doors and windows and canopies at the rear sections of the homes designed to provide required shading of the sliding doors including windows wherever necessary. 7. The proposed landscape plan is consistent with the requirements of PSMC Chapter 8.60; Y The proposed plant palette consists of plant materials that are included in the City’s Lush and Efficient Landscape Guidelines. Furthermore, the plants selections and hardscape design are consistent with the Escena Landscape Design Guidelines. The proposed front yard typical landscape will consist of 36” box and 24” box primary, secondary and specimen trees; 15-gallon and 5- gallon accent shrubs, and mixed groundcover plantings. The selected trees will include Sonoran Palo Verde, Mediterranean Fan Palm, and Cascalote. Various 15- and 5-gallon shrubs and Cacti will be used as groundcovers. The Planning Commission asked the applicant to consider adding a different tree type along the project perimeter. 8. The proposed landscape plan is consistent with all applicable zoning requirements, including any streetscape requirements, landscape buffer requirements, and screening requirements; Y The proposed landscape plan features a mix of drought-tolerant plants typical of the desert climate consistent with the City’s Landscape Ordinance and the Escena Landscape Guidelines, streetscape requirements and with the City’s Lush and Efficient Landscape Guidelines. 9. The shading for pedestrian facilities on the subject site or abutting public right(s)-of-way is adequate; Y As part of the overall landscape plan, shading trees for pedestrians along sidewalks on the exterior and within the interior of the development will be installed. The trees will create adequate shade canopies for the development. 10. The proposed lighting plan is consistent with the requirements of PSZC Section 93.21.00, and the proposed lighting will not materially impact adjacent properties; Y All the proposed exterior lighting fixtures will be shielded and directed towards the development. The placement of exterior lights will provide sufficient distance from the adjacent properties; therefore, the proposed lighting plan will meet the requirements of Palm Springs Zoning Code Section 93.21.00. Architectural Review Committee Memo Case # PDD-2024-0003/5.0666-PDD 231 – Toll Brothers, Inc. September 3, 2024 – Page 6 of 8 Criteria and Findings [PSZC 94.04.00(E)] Compliance 11. Appropriateness of signage locations and dimensions relative to the building façade(s), or appropriateness of the site location for any freestanding signage, as may be warranted for the development type; Y Signage is not a part of the proposed final development plans. Existing signage at the subject site were previously approved by the City Council under a separate Sign District application. 12. Screening is provided for mechanical equipment and service yards, so as to screen such facilities from view from public rights- of-way and abutting properties; Y All the proposed mechanical equipment will be placed on the grade and will be properly screened from public rights-of-way and from abutting units. Pool equipment will be located behind enclosed walls away from view; the equipment will not be visible from the abutting properties or street. 13. The proposed application is consistent with any adopted design standards of an applicable specific plan, planned development district, or other applicable adopted design standards and regulations. Y The proposed project is a final development plan for a substantial conformance review and was previously approved with the development standards of Planned Development District 231 consistent with the Escena Architectural and Landscape Guidelines. The proposed final development plan does not include an amendment to the development standards or design guidelines and therefore, it is consistent with the previously adopted PDD 231 development standards and design guidelines. Planning Commission Action: On January 24, 2024, the Planning Commission considered the proposed final development plans. Following their deliberations, the Commission voted unanimously to create a subcommittee to work with the applicant. The subcommittee consisted of two members of the Planning Commission and two members of the ARC. The Commission provided specific comments to the applicant and the subcommittee on areas of concerns on the submitted final development plans. Below are excerpts of the Commission’s comments: 1. Conformance of the proposed plans with the Escena Design Guidelines. 2. Building placement creating alternating setbacks, etc. 3. Façade architecture – review for conformance with midcentury, international style, and modern architectural styes. 4. Incorporate four-sided architectural styles. 5. create more attractive open space. 6. Consider the installation of varied street trees. 7. Revise the landscape plan to include a dog park on Lot D. Architectural Review Committee Memo Case # PDD-2024-0003/5.0666-PDD 231 – Toll Brothers, Inc. September 3, 2024 – Page 7 of 8 8. Revised consolidated landscape plan per above. On March 5, 2024, the subcommittee consisting of ARC members Lance O’Donnell, Steve Poehlein, and Planning Commission Vice Chairman Lauri Aylaian, and Commissioner Robert Rothman met with the applicant and staff to discuss the project based on the Commission’s directions. The subcommittee provided additional comments and directions to the applicant and following the meeting, the applicant submitted revised plans on two separate occasions. Staff provided additional comments to the applicant and further revisions were made. On July 10, 2024, at its regularly scheduled meeting, the Planning Commission considered the revised plans and with a vote of 7-0 approved the plans with a direction to the applicant to add a contemporary architectural style to the plans. The Commissioners expressed concern regarding the monotony of the variations of the color palette, the need for an additional architectural style to add more variety to the streetscape, and landscaping. The Commission made additional recommendations as follows: 1. 3/8” decomposed granite be utilized 2. Drinking fountain should be included in the dog park 3. All Washingtonian robustas to be substituted with Washingtonian filifera or Washingtonian filifera hybrids 4. Larger shrubs (similar in kind to the vitex and pyracantha currently used at Escena) should be used to screen the wall along Artisan Way and Copper Way. 5. Additional larger canopy trees should be provided in the dog park for shade. 6. Ironwood trees should be provided along Ironwood Drive. 7. To reduce monotony in streetscape created by limited variation in colors, architecture, and setbacks, the variety of street trees and those used in the front yards should be increased. Recommendations regarding Architecture: 1. Carry the design, design elements, and materials around onto all four sides of the buildings. 2. Provide more variety in color schemes from house to house. 3. Provide more variety in elevations, particularly the front and rear. 4. Express the significant elements of each of the styles (international, modernistic, mid-century), as described in the approved Escena Guidelines. 5. Enhance solar control on the most impacted elevations of homes, particularly the west- and south-facing walls. 6. Provide more variation of ceiling/parapet heights and window heights, particularly as expressed on the street elevations, and by lowering the top of windows from 8 feet above grade to 7 feet above grade and lowering the ceilings accordingly. 7. Consider the addition of a third style from the Modern series of the Escena Design Guidelines in order to break up monotony along the street. 8. Provide a more integrative treatment of the building entry element to ensure it doesn’t look tacked on. Architectural Review Committee Memo Case # PDD-2024-0003/5.0666-PDD 231 – Toll Brothers, Inc. September 3, 2024 – Page 8 of 8 The applicant has included the style to the plans and has met all the added comments made by the Commission at the July 10, 2024, meeting. ENVIRONMENTAL ANALYSIS: A Mitigated Negative Declaration (MND) was previously adopted by the City Council on June 16, 2003 for the Escena Development. Pursuant to Section 15162 of the California Environmental Act (CEQA), the preparation of additional environmental documentation is not necessary because the proposed amendment will not change the circumstances related to the project. Furthermore, the amendment will not result in any new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Therefore, the proposed amendment could not result in any new environmental impacts beyond those already assessed in the previously adopted mitigated negative declaration. CONCLUSION: The proposed final development plans have been reviewed by the Planning Commission and before then, by staff and the Department of Planning Services urban design staff. The Commission determined that the applicant has addressed all the comments from the Planning Commission and has also incorporated the subcommittee’s comments into the final version of the plans. The plans being reviewed by the ARC is a culmination of a more detailed architectural design that has incorporated comments from staff, Planning Commission and its subcommittee. Staff is recommending the ARC approve the final development plans as submitted. PREPARED BY: Edward Robertson, Principal City Planner REVIEWED BY: Christopher Hadwin, Director, Department of Planning Services ATTACHMENTS: 1. Vicinity Map 2. ARC Resolution 3. Planning Commission Minutes from the meeting of July 10, 2024 4. Justification Letter 5. Escena Design Guidelines 6. Exhibits Department of Planning Services Vicinity Map CITY OF PALM SPRINGS CASE NO.: PDD-0001-2023/5.0666-PDD 231 ADDRESS: 1000 North Gene Autry Trail RESOLUTION NO. ______ A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMITTEE OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING FINAL DEVELOPMENT PLANS FOR THE CONSTRUCTION OF FORTY (40) SINGLE-FAMILY RESIDENCES WITHIN TRACT 37706 PLANNING AREA 1 (PA 1) WITHIN THE ESCENA DEVELOPMENT LOCATED AT 1000 NORTH GENE AUTRY TRAIL, ZONE PDD 231. THE ARCHITECTURAL REVIEW COMMITTEE FINDS AND DETERMINES AS FOLLOWS: A. Toll Brothers, Inc., (“Applicant”) has filed a Final Development Plans application with the City pursuant to Section 94.03.00(E)(4) of the City of Palm Springs Zoning Code to allow the construction of forty (40) new single-family residential homes in Planning Area 1 (PA 1) of Tract 37706 within the Escena Development located at 1000 North Gene Autry Trail, Zone PDD 231. (“the Project”). B. On April 8, 2021, the City Council adopted Ordinance No. 2042, amending Section 94.04.00 of the PSZC to reassign review of Major Architectural Review (MAJ) applications from the City’s Planning Commission to the City’s Architectural Review Committee. C. On July 10, 2024, a public meeting on the proposed final development plans was held by the Planning Commission in accordance with applicable law. D. On September 3, 2024, the City’s Architectural Review Committee held a public meeting in accordance with applicable public law. At said meeting, the Architectural Review Committee carefully reviewed and considered all of the evidence presented in connection with the Project, including, but not limited to, the staff report, and all written and oral testimony presented. THE ARCHITECTURAL REVIEW COMMITTEE RESOLVES: Section 1: A Mitigated Negative Declaration (MND) was previously adopted by the City Council on June 16, 2003 for the Escena Development. Pursuant to Section 15162 of the California Environmental Act (CEQA), the preparation of additional environmental documentation is not necessary because the proposed amendment will not change the circumstances related to the project. Furthermore, the amendment will not result in any new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Therefore, the proposed amendment could not result in any new environmental impacts beyond those already assessed in the previously adopted mitigated negative declaration. Architectural Review Committee Resolution No. ____ September 3, 2024 Case 5.0666-PD 231 – 1000 N Gene Autry Trail. Page 2 of 2 Section 2: As demonstrated in the staff report, the Project conforms to the Architectural Guidelines of PSZC 94.04.00 (“architectural review”); the Architecture, Landscaping and Development Standards of Planned Development District 231 (Escena, PDD 231). Section 3: Based upon the foregoing, the Architectural Review Committee hereby approves Case 5.0666-PDD 231, for the construction of 40 single-family residences within the Tract 37706 of Escena Planned Development District 231 located at 1000 North Gene Autry Trail. ADOPTED this 12th day of September 3, 2024. AYES: NOES: ABSENT: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA ______________________________________ Christopher Hadwin Director of Planning Services Planning Commission Meeting Minutes July 10, 2024 City of Palm Springs 1. UNFINISHED BUSINESS: A. A REQUEST BY TOLL BROTHERS, INC., FOR THE APPROVAL OF FINAL DEVELOPMENT PLANS FOR FORTY (40) NEW SINGLE- FAMILY RESIDENTIAL UNITS IN PLANNING AREA 1A, TRACT 37706 OF PLANNED DEVELOPMENT DISTRICT 231 WITHIN THE ESCENA DEVELOPMENT LOCATED AT 1000 NORTH GENE AUTRY TRAIL, ZONE PDD 231 (CASE PDD-0001-2023/5.0666-PD231) (ER). Edward Robertson, Principal Planner, presented the staff report and answered questions of the commissioners. Vice Chair Aylaian and Commissioner Rotman presented a report of the subcommittee’s review of issues with the designs. David Yrigoyen, Toll Brothers, for the applicant, answered questions of the commissioners. Tom Doczi, Landscape Architect for the applicant, provided comments on the landscape and answered questions of the commissioners. The project architect answered questions of the commissioners. Michelle Taylor, Toll Brothers Sales Associate, for the applicant, answered questions of the commissioners about the color palette. The Commissioners expressed concern regarding the monotony of the variations of the color palette, the need for an additional architectural style to add more variety to the streetscape, and landscaping. Commissioner Baker moved, seconded by Commissioner Rotman, to approve, subject to a thorough review of final architecture and landscaping by the Architectural Review Committee for compliance with the Escena Design Guidelines and in order to ensure compliance with the required findings for Final Planned Development District, including the following recommendations from the Planning Commission: Recommendations regarding Landscape (all of which were agreed to by the applicant): 1. 3/8” decomposed granite be utilized 2. Drinking fountain should be included in the dog park 3. All Washingtonia robustas be substituted with Washingtonia filifera or Washingtonia filifera hybrids 4. Irrigation and lighting plans to be included for review by the Architectural Review Committee. 5. Larger shrubs (similar in kind to the vitex and pyracantha currently used at Escena) should be used to screen the wall along Artisan Way and Copper Way. Planning Commission Meeting Minutes July 10, 2024 City of Palm Springs 2 6. Additional larger canopy trees should be provided in the dog park for shade. 7. Ironwood trees should be provided along Ironwood Drive. 8. To reduce monotony in streetscape created by limited variation in colors, architecture, and setbacks, the variety of street trees and those used in the front yards should be increased. Recommendations regarding Architecture: 1. Carry the design, design elements, and materials around onto all four sides of the buildings. 2. Provide more variety in color schemes from house to house. 3. Provide more variety in elevations, particularly the front and rear. 4. Express the significant elements of each of the styles (international, modernistic, mid century), as described in the approved Escena Guidelines. 5. Enhance solar control on the most impacted elevations of homes, particularly the west- and south-facing walls. 6. Provide more variation of ceiling/parapet heights and window heights, particularly as expressed on the street elevations, and by lowering the top of windows from 8 feet above grade to 7 feet above grade and lowering the ceilings accordingly. 7. Consider the addition of a third style from the Modern series of the Escena Design Guidelines in order to break up monotony along the street. 8. Provide a more integrative treatment of the building entry element to ensure it doesn’t look tacked on. AYES: WEREMIUK, AYLAIAN, BAKER, MURPHY, ROTMAN, MILLER, MORRILL ABSTAIN: NONE ESCENA III (TR. NO. 37706) TOLL BROTHERS | PLANNED DEVELOPMENT DISTRICT SUBMITTAL DATE: JANUARY 10, 2024 ESCENA III (TRACT NO. 37706) TOLL BROTHERS PLANNED DEVELOPMENT DISTRICT ESCENA III (TR. NO. 37706) TOLL BROTHERS | PLANNED DEVELOPMENT DISTRICT SUBMITTAL DATE: JANUARY 10, 2024 TABLE OF CONTENTS PROJECT CONSULTANTS EXHIBIT LIST PAGE # EXISTING SITE PHOTOGRAPHS (TR. N0. 37706 MSA CONSULTING INC.1 PDD PLOT PLAN WILSON MIKAMI CORP.2 ---ENGINEERING--- ROUGH GRADING PLAN (TR. N0. 37706 MSA CONSULTING INC. - SHEET1 MSA CONSULTING INC.3 - SHEET 2 MSA CONSULTING INC.4 - SHEET 3 MSA CONSULTING INC.5 ---ARCHITCTURE--- - PLAN 1 - DALI - MAIN FLOOR PLANS BSB DESIGN A1.1 - PLAN 1 - DALI - FLOOR PLAN OPTIONS BSB DESIGN A1.2 - PLAN 1 - DALI - FRONT ELEVATION BSB DESIGN A1.3 - PLAN 1 - DALI - ELEVATION A - INTERNATIONAL BSB DESIGN A1.4 - PLAN 1 - DALI - ELEVATION B - MODERNISTIC BSB DESIGN A1.5 BSB DESIGN A1.6 - PLAN 2 -FRIDA - MAIN FLOOR PLANS BSB DESIGN A2.1 - PLAN 2 - FRIDA - FLOOR PLAN OPTIONS BSB DESIGN A2.2 - PLAN 2 - FRIDA - FRONT ELEVATION BSB DESIGN A2.3 - PLAN 2 - FRIDA - ELEVATION A - INTERNATIONAL BSB DESIGN A2.4 - PLAN 2 - FRIDA - ELEVATION B - MODERNISTIC BSB DESIGN A2.5 BSB DESIGN A2.6 - PLAN 3 - PABLO - MAIN FLOOR PLANS BSB DESIGN A3.1 - PLAN 3 - PABLO - FLOOR PLAN OPTIONS BSB DESIGN A3.2 - PLAN 3 - PABLO - FRONT ELEVATION BSB DESIGN A3.3 - PLAN 3 - PABLO - ELEVATION A - INTERNATIONAL BSB DESIGN A3.4 - PLAN 3 - PABLO - ELEVATION B - MODERNISTIC BSB DESIGN A3.5 BSB DESIGN A3.6 - ARCHITECTURAL COLOR SHEMES 2 ---LANDSCAPE ARCHITECTURE--- - COVER SHEET T.D.K. ASSOCIATES, INC.L-CS - OVERALL SITE PLAN T.D.K. ASSOCIATES, INC.L-1 - ENTRY AND OPEN SPACE PLAN T.D.K. ASSOCIATES, INC.L-2 - TYPICAL HARDSCAPE PLANS T.D.K. ASSOCIATES, INC.L-3 - TYPICAL PLANTING PLANS T.D.K. ASSOCIATES, INC.L-4 - TYPICAL PLANTING & IRRIGATION DETAILS T.D.K. ASSOCIATES, INC.L-5 - PLAN 1 - DALI - ROOF PLANS - PLAN 2 - FRIDA - ROOF PLANS - PLAN 3 - PABLO - ROOF PLANS .4 PHOTOGRAPH NO.1 PHOTOGRAPH NO.2 PHOTOGRAPH NO.5 PHOTOGRAPH NO.6 PHOTOGRAPH NO.3 PHOTOGRAPH NO.4 PHOTOGRAPH NO.7 - PANORAMA © 2023 Microsoft Corporation © 2023 Maxar ©CNES (2023) Distribution Airbus DS 1 2 3 4 5 6 7 8 9 10 11 121314 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40LOT "E"LOT "H"LOT "A"CE LADON S T R E E T LOT " B "COPPERARTISAN WAY LOT "F" LOT "D"LOT "G"WAYLO T "C " #1 #2 #3 #4 #5 #6 #7 PAGE ESCENA III (TR. NO. 37706) TOLL BROTHERS | PLANNED DEVELOPMENT DISTRICT SUBMITTAL DATE: JANUARY 10, 2024 1 EXISTING SITE PHOTOGRAPHS (TR. NO. 37706) ARTI S A N W A Y COPPER WAYDESERT IRONWOODLOT "E"LOT "H"LOT "F" LOT "D"LOT " G" C E L A D O N S T R E E T GOL D E N S U N C U P W A Y PAGE ESCENA III (TR. NO. 37706) TOLL BROTHERS | PLANNED DEVELOPMENT DISTRICT SUBMITTAL DATE: JANUARY 10, 2024 PDD PLOT PLAN 2 TACHEVAH DRIVE GENE AUTRY TRA IL VISTA CHINO VICINITY MAP TRACT 37706 PAGE ESCENA III (TR. NO. 37706) TOLL BROTHERS | PLANNED DEVELOPMENT DISTRICT SUBMITTAL DATE: JANUARY 10, 2024 3 ROUGH GRADING PLAN (TR. NO. 37706) PAGE ESCENA III (TR. NO. 37706) TOLL BROTHERS | PLANNED DEVELOPMENT DISTRICT SUBMITTAL DATE: JANUARY 10, 2024 4 ROUGH GRADING PLAN (TR. NO. 37706) PAGE ESCENA III (TR. NO. 37706) TOLL BROTHERS | PLANNED DEVELOPMENT DISTRICT SUBMITTAL DATE: JANUARY 10, 2024 5 ROUGH GRADING PLAN (TR. NO. 37706) BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Street Scene A-1.0 GASGASGAS89' - 0"12' -1" CLGGREAT ROOM12' -1" CLGCASUAL DINING12' -1" CLGKITCHEN10' -1" CLGBEDROOM 210' -1" CLGGARAGE9' -1" CLGBEDROOM 2CLOSET10' -1" CLGBEDROOM 2BATH10' -1" CLGFLEX ROOMOPT. OFFICE/OPT. ADDITIONAL BEDROOM10' -1" CLGHALL10' -1" CLGEVERYDAY ENTRY10' -1" CLGLAUNDRY10' -1" CLGPANTRY10' -1" CLGPOWDER ROOMOPT. HALL BATH10' -1" CLGOUTDOOR LIVING ROOM10' -1" CLGPRIMARY BATH10' -1" CLGPRIMARYCLOSET9' -1" CLG12' -1" CLGFOYER10' -1" CLGPRIMARYBEDROOMMECHANICALROOMMECHANICALROOMOPT. FIRX0016PRIMO 48" FIREPLACE4'-0" X 11'-0" ISLANDOPT. FIRD0007 - LANAI 48" F.P.OPT. EXDM0009 -12080 MSD10' -1" CLG10' -1" CLG10'-0" x 18'-0" POOL(BY OTHERS)40' - 0"HIGH WDW.10' -1" CLGGARAGE9' -1" CLGBEDROOM 2CLOSET10' -1" CLGBEDROOM 2BATH10' -1" CLGFLEX ROOMOPT. OFFICE/OPT. ADDITIONAL BEDROOM10' -1" CLGHALL10' -1" CLGEVERYDAY ENTRY10' -1" CLGLAUNDRY10' -1" CLGPANTRY10' -1" CLGPOWDER ROOMOPT. HALL BATH10' -1" CLGOUTDOOR LIVING ROOM10' -1" CLGPRIMARY BATH10' -1" CLGPRIMARYCLOSET9' -1" CLG10' -1" CLGPRIMARYBEDROOMMECHANICALROOMMECHANICALROOMOPT. FIRX0016PRIMO 48" FIREPLACE4'-0" X 11'-0" ISLANDOPT. FIRD0007 - LANAI 48" F.P.OPT. EXDM0009 -12080 MSD10' -1" CLG10' -1" CLG10'-0" x 18'-0" POOL(BY OTHERS)12' -1" CLGGREAT ROOM12' -1" CLGCASUAL DINING12' -1" CLGKITCHEN12' -1" CLGPORCH10' -1" CLGBEDROOM 212' -1" CLGFOYER92' - 0"40' - 0"1' - 0"3' - 0"HIGH WDW.HIGH WDW.HIGH WDW.HIGH WDW.HIGH WDW.10' -1" CLGGARAGE9' -1" CLGBEDROOM 2CLOSET10' -1" CLGBEDROOM 2BATH10' -1" CLGFLEX ROOMOPT. OFFICE/OPT. ADDITIONAL BEDROOM10' -1" CLGHALL10' -1" CLGEVERYDAY ENTRY10' -1" CLGLAUNDRY10' -1" CLGPANTRY10' -1" CLGPOWDER ROOMOPT. HALL BATH10' -1" CLGOUTDOOR LIVING ROOM10' -1" CLGPRIMARY BATH10' -1" CLGPRIMARYCLOSET9' -1" CLG10' -1" CLGPRIMARYBEDROOMMECHANICALROOMMECHANICALROOMOPT. FIRX0016PRIMO 48" FIREPLACE4'-0" X 11'-0" ISLANDOPT. FIRD0007 - LANAI 48" F.P.OPT. EXDM0009 -12080 MSD10' -1" CLG10' -1" CLG10'-0" x 18'-0" POOL(BY OTHERS)12' -1" CLGGREAT ROOM12' -1" CLGCASUAL DINING12' -1" CLGKITCHEN12' -1" CLGFOYER10' -1" CLGBEDROOM 289' - 0"12' -1" CLGPORCH40' - 0"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliMain Floor PlansA-1.1AREA SCHEDULE - STANDARD - ELEV AAREA KEYAREA NAMEAREAELEVATION A - CONTEMPORARYA MAIN FLOOR LIVABLE2277 SFLIVABLE2277 SFB GARAGE435 SFC OUTDOOR LIVING ROOM201 SFNON-LIVABLE636 SFELEVATION A - CONTEMPORARY2913 SFAREA SCHEDULE - OPTIONSAREA KEYAREA NAMEAREAALL ELEVATIONSX OFFICE REPLACES FLEX ROOM+0 SFYADDITIONAL BEDROOM REPLACESFLEX ROOM+0 SFNOTE: SQUARE FOOTAGE MAY VARY DO TO METHOD OF CALCULATIONPLAN 12 BEDROOMS / 2.5 BATHS / FLEX2 CAR GARAGESCALE: 3/16" = 1'-0"Standard Floor Plan -Elevation ASCALE: 3/16" = 1'-0"Addendum Floor Plan -Elevation BAREA SCHEDULE - STANDARD - ELEV BAREA KEYAREA NAMEAREAELEVATION B - INTERNATIONALA MAIN FLOOR LIVABLE2277 SFLIVABLE2277 SFB GARAGE435 SFC OUTDOOR LIVING ROOM201 SFD PORCH109 SFNON-LIVABLE745 SFELEVATION B - INTERNATIONAL3022 SFSCALE: 3/16" = 1'-0"Addendum Floor Plan -Elevation CAREA SCHEDULE - STANDARD - ELEV CAREA KEYAREA NAMEAREAELEVATION C - MID-CENTURY MODERNA MAIN FLOOR LIVABLE2277 SFLIVABLE2277 SFB GARAGE435 SFC OUTDOOR LIVING ROOM201 SFD PORCH30 SFNON-LIVABLE666 SFELEVATION C - MID-CENTURY MODERN2943 SF GREAT ROOM10' -1" CLGOUTDOOR LIVING ROOMGREAT ROOM10' -1" CLGOUTDOORLIVINGROOMLANAI 48" FIREPLACE12' -1" CLGFOYER12' -1" CLGGREAT ROOM10' -1" CLGADDITIONALBEDROOM10' -1" CLGHALL BATHADDITIONALBEDROOMCLOSET10' -1" CLGOFFICEFOYERPOWDERGREAT ROOM12' -1" CLGGREAT ROOMPRIMO 48" FIREPLACEBSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliFloor Plan OptionsA-1.2AREA SCHEDULE - OPTIONSAREA KEYAREA NAMEAREAALL ELEVATIONSX OFFICE REPLACES FLEX ROOM+0 SFYADDITIONAL BEDROOM REPLACESFLEX ROOM+0 SFNOTE: SQUARE FOOTAGE MAY VARY DO TO METHOD OF CALCULATIONSCALE: 3/16" = 1'-0"Option EXDM000912080 MSD at Great RoomSCALE: 3/16" = 1'-0"Option FIRD0007Lanai 48" Fireplaceat Great RoomSCALE: 3/16" = 1'-0"Option FLPL0012Additional Bedroom Replaces Flex Room& Hall Bath Replaces Powder RoomSCALE: 3/16" = 1'-0"Option FLPE0011Office Replaces Flex RoomSCALE: 3/16" = 1'-0"Option FIRX0016Primo 48" Fireplaceat Great Room MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"TOP OF PARAPET14' - 9"12' - 1"2' - 8"OPT. FULL GLASS FRENCH DR6"2' - 0"2' - 0"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliElevation A - InternationalA-1.3SCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right ElevationSCALE: 3/16" = 1'-0"Left Elevation MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"TOP OF PARAPET14' - 9"12' - 1"2' - 8"OPT. FULL GLASS FRENCH DR2' - 0"2' - 0"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliElevation A - International w/ Opt. CanopyA-1.3aSCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right ElevationSCALE: 3/16" = 1'-0"Left Elevation MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"TOP OF PARAPET2' - 8"12' - 1"14' - 9"OPT. FULL GLASS FRENCH DR2' - 0"2' - 2"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"3' - 0"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliElevation B - ModernisticA-1.4SCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right ElevationSCALE: 3/16" = 1'-0"Left Elevation MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"TOP OF PARAPET2' - 8"12' - 1"14' - 9"OPT. FULL GLASS FRENCH DR2' - 0"2' - 2"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"3' - 0"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliElevation B - Modernistic w/ Opt. CanopyA-1.4aSCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right ElevationSCALE: 3/16" = 1'-0"Left Elevation MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"TOP OF PARAPET3' - 10"15' - 11 1/2"T.O. ROOF112MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"112MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"HEADER11' - 6"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliElevation C - Mid-CenturyA-1.5SCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right ElevationSCALE: 3/16" = 1'-0"Left Elevation 0.25:120.25:120.25:120.25:120.25:127' - 2 1/2"9' - 3"13' - 4 1/2"0.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:122310.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:12SCUPPER0.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:122310.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:12SCUPPER3' - 0"1' - 0"RIDGECRICKET1:121:12O.H. TYP.2' - 0"10' - 0"9' - 6"1:12RAKE, TYP.2' - 0"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliRoof PlansA-1.6SCALE: 1/8" = 1'-0"Roof Plan -Elevation ASCALE: 1/8" = 1'-0"Roof Plan -Elevation BSCALE: 1/8" = 1'-0"Roof Plan -Elevation C BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSA-1.7MAIN FLOORMAIN PLATE10' - 1"UPPER PLATE12' - 1"12' -1" CLGFOYER10' -1" CLGPOWDERROOM10' -1" CLGGARAGE0.25120.25120.25120.25123073013019' - 1"SCALE: 1/4" = 1'-0"Section B-BMAIN FLOORMAIN PLATE10' - 1"UPPER PLATE12' - 1"12' -1" CLGFOYER12' -1" CLGGREAT ROOM10' -1" CLGOUTDOOR LIVING ROOM0.25123013013053070.2512TYP.TYP.10' -1" CLGHALLSCALE: 1/4" = 1'-0"Section A-ABUILDING SECTION KEYNOTES301 ENGINEERED ROOF TRUSSES, SEESTRUCTURAL305 BEAM, SEE STRUCTURAL.307 R-21 WALL INSULATION AT 2x6 WALLS & R-4INSULATION AT SHEATHING, PER TITLE 24.Building SectionsPlan 1 -Dali BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliA-1.8 BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSA-1.8MODERNISTIC (COLOR SCHEME - 2 MN)INTERNATIONAL (COLOR SCHEME - 1IN)APlan 1 -Dali BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliElevation A - InternationalSCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right ElevationSCALE: 3/16" = 1'-0"Left ElevationA-1.9OPTIONAL FRONT DOORW/ FROSTED GLASS BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliElevation B - ModernisticSCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right ElevationSCALE: 3/16" = 1'-0"Left ElevationA-1.10OPTIONAL FRONT DOORW/ FROSTED GLASS BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 1 -DaliElevation C - Mid-CenturySCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right ElevationSCALE: 3/16" = 1'-0"Left ElevationA-1.11OPTIONAL FRONT DOORW/ FROSTED GLASS GASGASGAS10' -1" CLG BEDROOM 2 12' -1" CLG GREAT ROOM 12' -1" CLG CASUAL DINING 12' -1" CLG KITCHEN 10' -1" CLG PORCH 12' -1" CLG FOYER 12' -1" CLG FLEX ROOM OPT. OFFICE 10' -1" CLG GARAGE 9' -1" CLG BEDROOM 2 BATH 9' -1" CLG BEDROOM 2 CLOSET 9' -1" CLG POWDER ROOM 10' -1" CLG PANTRY 10' -1" CLG EVERYDAY ENTRY 10' -1" CLG LAUNDRY 10' -1" CLG PRIMARY CLOSET 10' -1" CLG PRIMARY BATH 10' -1" CLG PRIMARY BEDROOM 10' -1" CLG OUTDOOR LIVING ROOM MECHANICAL ROOM 10' -1" CLG 10' -1" CLG 10' -1" CLG 10' -1" CLG LINEN10' -1" CLG 10' -1" CLG MECHANICAL ROOM 89' - 0"18'-0" x 10'-0" POOL (BY OTHERS) 40' - 0" 10' -1" CLG PORCH 12' -1" CLG FLEX ROOM OPT. OFFICE 10' -1" CLG GARAGE 9' -1" CLG BEDROOM 2 BATH 9' -1" CLG BEDROOM 2 CLOSET 9' -1" CLG POWDER ROOM 10' -1" CLG PANTRY 10' -1" CLG EVERYDAY ENTRY 10' -1" CLG LAUNDRY 10' -1" CLG PRIMARY CLOSET 10' -1" CLG PRIMARY BATH 10' -1" CLG PRIMARY BEDROOM 10' -1" CLG OUTDOOR LIVING ROOM MECHANICAL ROOM 10' -1" CLG 10' -1" CLG 10' -1" CLG 10' -1" CLG LINEN10' -1" CLG 10' -1" CLG MECHANICAL ROOM 18'-0" x 10'-0" POOL (BY OTHERS) 10' -1" CLG BEDROOM 2 12' -1" CLG GREAT ROOM 12' -1" CLG CASUAL DINING 12' -1" CLG KITCHEN 12' -1" CLG FOYER 89' - 0"1' - 0"3' - 0"HIGH WDW.HIGH WDW.HIGH WDW.HIGH WDW.40' - 0" 10' -1" CLG PORCH 12' -1" CLG FLEX ROOM OPT. OFFICE 10' -1" CLG GARAGE 9' -1" CLG BEDROOM 2 BATH 9' -1" CLG BEDROOM 2 CLOSET 9' -1" CLG POWDER ROOM 10' -1" CLG PANTRY 10' -1" CLG EVERYDAY ENTRY 10' -1" CLG LAUNDRY 10' -1" CLG PRIMARY CLOSET 10' -1" CLG PRIMARY BATH 10' -1" CLG PRIMARY BEDROOM 10' -1" CLG OUTDOOR LIVING ROOM MECHANICAL ROOM 10' -1" CLG 10' -1" CLG 10' -1" CLG 10' -1" CLG LINEN10' -1" CLG 10' -1" CLG MECHANICAL ROOM 18'-0" x 10'-0" POOL (BY OTHERS) 12' -1" CLG FLEX ROOM OPT. OFFICE 10' -1" CLG PRIMARY CLOSET 10' -1" CLG BEDROOM 2 12' -1" CLG GREAT ROOM 12' -1" CLG CASUAL DINING 12' -1" CLG KITCHEN 12' -1" CLG FOYER 89' - 0"40' - 0" BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida Floor Plans A-2.1 AREA SCHEDULE - STANDARD - ELEV A AREA KEY AREA NAME AREA ELEVATION A - CONTEMPORARY A MAIN FLOOR LIVABLE 2279 SF LIVABLE 2279 SF B GARAGE 426 SF C OUTDOOR LIVING ROOM 242 SF D PORCH 55 SF NON-LIVABLE 723 SF ELEVATION A - CONTEMPORARY 3002 SF AREA SCHEDULE - OPTIONS AREA KEY AREA NAME AREA ALL ELEVATIONS X OFFICE REPLACES FLEX ROOM +0 SF PLAN 2 2 BEDROOMS / 2.5 BATHS / FLEX 2 CAR GARAGE SCALE: 3/16" = 1'-0" Standard Floor Plan -Elevation A NOTE: SQUARE FOOTAGE MAY VARY DO TO METHOD OF CALCULATION SCALE: 3/16" = 1'-0" Addendum Floor Plan -Elevation B AREA SCHEDULE - STANDARD - ELEV B AREA KEY AREA NAME AREA ELEVATION B - INTERNATIONAL A MAIN FLOOR LIVABLE 2279 SF LIVABLE 2279 SF B GARAGE 426 SF C OUTDOOR LIVING ROOM 242 SF D PORCH 55 SF NON-LIVABLE 723 SF ELEVATION B - INTERNATIONAL 3002 SF SCALE: 3/16" = 1'-0" Addendum Floor Plan -Elevation C AREA SCHEDULE - STANDARD - ELEV C AREA KEY AREA NAME AREA ELEVATION C - MID-CENTURY A MAIN FLOOR LIVABLE 2279 SF LIVABLE 2279 SF B GARAGE 426 SF C OUTDOOR LIVING ROOM 242 SF D PORCH 55 SF NON-LIVABLE 723 SF ELEVATION C - MID-CENTURY 3002 SF GREAT ROOM 10' -1" CLG OUTDOOR LIVING ROOM 12' -1" CLG CASUAL DINING 12' -1" CLG GREAT ROOM GREAT ROOM 10' -1" CLG OUTDOOR LIVING ROOM 12' -1" CLG OFFICE FOYER CASUAL DINING POWDER ROOM GARAGE PANTRY 10' -1" CLG BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida Floor Plan Options A-2.2 SCALE: 3/16" = 1'-0" Option EXDM0023 16080 MSD at Great Room SCALE: 3/16" = 1'-0" Option FIRX0016 Primo 48" Fireplace at Great Room SCALE: 3/16" = 1'-0" Option FIRD0007 Lanai 48" Fireplace at Great Room SCALE: 3/16" = 1'-0" Option FLPE0011 Office Replaces Flex Room AREA SCHEDULE - OPTIONS AREA KEY AREA NAME AREA ALL ELEVATIONS X OFFICE REPLACES FLEX ROOM +0 SF NOTE: SQUARE FOOTAGE MAY VARY DO TO METHOD OF CALCULATION MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"14' - 1"TOP OF PARAPET 2' - 0"OPT. FULL GLASS FRENCH DOOR. MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida Elevation A - International A-2.3 SCALE: 3/16" = 1'-0" Front Elevation SCALE: 3/16" = 1'-0" Rear Elevation SCALE: 3/16" = 1'-0" Left Elevation SCALE: 3/16" = 1'-0" Right Elevation MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"14' - 1"TOP OF PARAPET 2' - 0"OPT. FULL GLASS FRENCH DOOR. MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida Elevation A - International w/ Opt Canopy A-2.3a SCALE: 3/16" = 1'-0" Front Elevation SCALE: 3/16" = 1'-0" Rear Elevation SCALE: 3/16" = 1'-0" Left Elevation SCALE: 3/16" = 1'-0" Right Elevation MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"TOP OF PARAPET 14' - 9"2' - 8"OPT. FULL GLASS FRENCH DOOR.13' - 1"MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"3' - 0" BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida Elevation B - Modernistic A-2.4 SCALE: 3/16" = 1'-0" Front Elevation SCALE: 3/16" = 1'-0" Left Elevation SCALE: 3/16" = 1'-0" Rear Elevation SCALE: 3/16" = 1'-0" Right Elevation MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"TOP OF PARAPET 14' - 9"2' - 8"OPT. FULL GLASS FRENCH DOOR. MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"3' - 0" BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida Elevation B - Modernistic w/ Opt Canopy A-2.4a SCALE: 3/16" = 1'-0" Front Elevation SCALE: 3/16" = 1'-0" Rear Elevation SCALE: 3/16" = 1'-0" Left Elevation SCALE: 3/16" = 1'-0" Right Elevation MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"TOP OF PARAPET 1 12 1 12 1 12 13' - 7"MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"1 12 MAIN FLOOR MAIN PLATE UPPER PLATE 10' - 1"12' - 1"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida Elevation C - Mid-Century A-2.5 SCALE: 3/16" = 1'-0" Front Elevation SCALE: 3/16" = 1'-0" Left Elevation SCALE: 3/16" = 1'-0" Rear Elevation SCALE: 3/16" = 1'-0" Right Elevation 5' - 2"10' - 9 1/2" 10' - 3" 0.25:12 0.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:12 0.25:120.25:120.25:12 0.25:12 0.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:12 5' - 10"0.25:120.25:120.25:120.25:120.25:120.25:120.25:12 0.25:120.25:120.25:120.25:12 0.25:12 0.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:12 10' - 3" 10' - 9 1/2"0.25:120.25:120.25:120.25:120.25:120.25:12 RIDGECRICKETO.H., TYP. 2' - 0" 1:12 1:12 1:12 1:12RAKE, TYP.2' - 0"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida Roof Plans A-2.6 SCALE: 1/8" = 1'-0" Roof Plan -Elevation A SCALE: 1/8" = 1'-0" Roof Plan -Elevation B SCALE: 1/8" = 1'-0" Roof Plan -Elevation C BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSA-2.7BUILDING SECTION KEYNOTES301 ENGINEERED ROOF TRUSSES, SEESTRUCTURAL305 BEAM, SEE STRUCTURAL.307 R-21 WALL INSULATION AT 2x6 WALLS & R-4INSULATION AT SHEATHING, PER TITLE 24.Building SectionsPlan 2 -FridaMAIN FLOORMAIN PLATEUPPER PLATE10' - 1"10' -1" CLGGARAGE9' -1" CLGPOWDER ROOM10' -1" CLGPORCH12' - 1"0.25120.2512305301307307SCALE: 1/4" = 1'-0"Section B-BMAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' -1" CLGGREAT ROOM12' -1" CLGCASUAL DINING12' -1" CLGFLEX ROOMMECHANICALROOMBEDROOM 2BATH10' -1" CLGBEDROOM 2BEDROOM 2CLOSET10' -1" CLGOUTDOOR LIVING ROOM12' - 1"0.25120.2512307301301305SCALE: 1/4" = 1'-0"Section A-A BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida A-2.8 BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSMODERNISTIC (COLOR SCHEME - 2 MN)INTERNATIONAL (COLOR SCHEME - 3 IN)A-2.8APlan 2 -Frida OPT. FULL GLASS FRENCH DOOR. BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida Elevation A - International SCALE: 3/16" = 1'-0" Front Elevation SCALE: 3/16" = 1'-0" Rear Elevation SCALE: 3/16" = 1'-0" Left Elevation SCALE: 3/16" = 1'-0" Right Elevation A-2.9 OPTIONAL FRONT DOOR W/ FROSTED GLASS BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida Elevation B - Modernistic SCALE: 3/16" = 1'-0" Front Elevation SCALE: 3/16" = 1'-0" Left Elevation SCALE: 3/16" = 1'-0" Rear Elevation SCALE: 3/16" = 1'-0" Right Elevation A-2.10 OPTIONAL FRONT DOOR W/ FROSTED GLASS BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. Nola at Escena III Palm Springs, California TOLL BROTHERS Plan 2 -Frida Elevation C - Mid-Century SCALE: 3/16" = 1'-0" Front Elevation SCALE: 3/16" = 1'-0" Left Elevation SCALE: 3/16" = 1'-0" Rear Elevation SCALE: 3/16" = 1'-0" Right Elevation A-2.11 OPTIONAL FRONT DOOR W/ FROSTED GLASS GASGASGAS10'-0" CLG10' -1" CLGEVERYDAYENTRY10' -1" CLGOUTDOOR LIVING ROOM9' -1" CLGPRIMARYCLOSET10' -1" CLGGARAGE9' -1" CLGBEDROOM 2CLOSET9' -1" CLGBEDROOM 2BATH9' -1" CLGLAUNDRYMECHANICALROOM9' -1" CLGPOWDERROOM12' -1" CLGFOYER10' -1" CLGFLEX ROOMOPT. OFFICE/OPT. ADDITIONAL BEDROOMLINEN10' -1" CLGPANTRY10' -1" CLGHALL10' -1" CLG10' -1" CLG10' -1" CLG10' -1" CLG12' -1" CLG9' -1" CLGMECHANICALROOM18'-0" x 10'-0" POOL(BY OTHERS)2' - 0"10' -1" CLGBEDROOM 210'-0" CLG10' -1" CLGEVERYDAYENTRY10' -1" CLGOUTDOOR LIVING ROOM9' -1" CLGPRIMARYCLOSET10' -1" CLGGARAGE9' -1" CLGBEDROOM 2CLOSET9' -1" CLGBEDROOM 2BATH9' -1" CLGLAUNDRYMECHANICALROOM9' -1" CLGPOWDERROOM12' -1" CLGFOYER10' -1" CLGFLEX ROOMOPT. OFFICE/OPT. ADDITIONAL BEDROOMLINEN10' -1" CLGPANTRY10' -1" CLGHALL10' -1" CLG10' -1" CLG10' -1" CLG10' -1" CLG12' -1" CLG9' -1" CLGMECHANICALROOM18'-0" x 10'-0" POOL(BY OTHERS)2' - 0"3' - 0"12' -1" CLGPORCHOPEN ABOVE12' -1" CLGPRIMARY BEDROOM12' -1" CLGGREAT ROOM12' -1" CLGCASUAL DINING12' -1" CLGKITCHEN12' -1" CLGPRIMARY BATH1' - 0"89' - 0"40' - 0"HIGH WDW.HIGH WDW.HIGH WDW.10' -1" CLGBEDROOM 210'-0" CLG10' -1" CLGEVERYDAYENTRY10' -1" CLGOUTDOOR LIVING ROOM9' -1" CLGPRIMARYCLOSET10' -1" CLGGARAGE9' -1" CLGBEDROOM 2CLOSET9' -1" CLGBEDROOM 2BATH9' -1" CLGLAUNDRYMECHANICALROOM9' -1" CLGPOWDERROOM12' -1" CLGFOYER10' -1" CLGFLEX ROOMOPT. OFFICE/OPT. ADDITIONAL BEDROOMLINEN10' -1" CLGPANTRY10' -1" CLGHALL10' -1" CLG10' -1" CLG10' -1" CLG10' -1" CLG12' -1" CLG9' -1" CLGMECHANICALROOM18'-0" x 10'-0" POOL(BY OTHERS)12' -1" CLGPORCH12' -1" CLGPRIMARY BEDROOM12' -1" CLGCASUAL DINING12' -1" CLGGREAT ROOM12' -1" CLGKITCHEN12' -1" CLGPRIMARY BATH89' - 0"40' - 0"10' -1" CLGBEDROOM 2BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloFloor PlansA-3.1PLAN 32 BEDROOMS / 2.5 BATHS / FLEX2 CAR GARAGEAREA SCHEDULE - STANDARD - ELEV AAREA KEYAREA NAMEAREAELEVATION A - CONTEMPORARYA MAIN FLOOR LIVABLE2402 SFLIVABLE2402 SFB GARAGE417 SFC OUTDOOR LIVING ROOM145 SFD PORCH171 SFNON-LIVABLE733 SFELEVATION A - CONTEMPORARY3135 SFAREA SCHEDULE - OPTIONSAREA KEYAREA NAMEAREAALL ELEVATIONSX OFFICE REPLACES FLEX ROOM+0 SFYADDITIONAL BEDROOM REPLACESFLEX ROOM+0 SFSCALE: 3/16" = 1'-0"Standard Floor Plan -Elevation ANOTE: SQUARE FOOTAGE MAY VARY DO TO METHOD OF CALCULATIONSCALE: 3/16" = 1'-0"Addendum Floor Plan -Elevation BAREA SCHEDULE - STANDARD - ELEV BAREA KEYAREA NAMEAREAELEVATION B - INTERNATIONALA MAIN FLOOR LIVABLE2402 SFLIVABLE2402 SFB GARAGE417 SFC OUTDOOR LIVING ROOM145 SFD PORCH49 SFNON-LIVABLE611 SFELEVATION B - INTERNATIONAL3013 SFSCALE: 3/16" = 1'-0"Addendum Floor Plan -Elevation CAREA SCHEDULE - STANDARD - ELEV CAREA KEYAREA NAMEAREAELEVATION C - MID-CENTURYA MAIN FLOOR LIVABLE2402 SFLIVABLE2402 SFB GARAGE417 SFC OUTDOOR LIVING ROOM145 SFD PORCH49 SFNON-LIVABLE611 SFELEVATION C - MID-CENTURY3013 SF 12' -1" CLGFOYERADDITIONALBEDROOMCLOSET10' -1" CLGADDITIONALBEDROOM9' -1" CLGHALL BATH10' -1" CLGOUTDOOR LIVING ROOM10' -1" CLGOFFICE12' -1" CLGFOYER10' -1" CLGPOWDERROOMLINENBSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloFloor Plan OptionsA-3.2SCALE: 3/16" = 1'-0"Option FLPL0012Additional Bedroom Replaces Flex Room& Hall Bath Replaces Powder RoomSCALE: 3/16" = 1'-0"Option FIRX0016Primo 48" Fireplace at Great RoomSCALE: 3/16" = 1'-0"Option FIRD0007Lanai 48" Fireplace at Great RoomSCALE: 3/16" = 1'-0"Option FLPE0011Office Replaces Flex RoomAREA SCHEDULE - OPTIONSAREA KEYAREA NAMEAREAALL ELEVATIONSX OFFICE REPLACES FLEX ROOM+0 SFYADDITIONAL BEDROOM REPLACESFLEX ROOM+0 SFNOTE: SQUARE FOOTAGE MAY VARY DO TO METHOD OF CALCULATION MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"14' - 11"TOP OF PARAPET2' - 10"OPT. FULL GLASS FRENCH DOOR.2' - 0"2' - 0"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"9' - 0"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloElevation A - InternationalA-3.3SCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Left ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right Elevation MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"14' - 11"TOP OF PARAPET2' - 10"OPT. FULL GLASS FRENCH DOOR.2' - 0"2' - 0"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"9' - 0"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloElevation A - International w/ Opt. CanopyA-3.3aSCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Left ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right Elevation MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"4' - 0"12' - 1"TOP OF PARAPET16' - 1"OPT. FULL GLASS FRENCH DOOR.2' - 0"2' - 8"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"3' - 0"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloElevation B - ModernisticA-3.4SCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Left ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right Elevation MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"4' - 0"12' - 1"TOP OF PARAPET16' - 1"OPT. FULL GLASS FRENCH DOOR.2' - 0"2' - 8"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"3' - 0"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloElevation B - Modernistic w/ Opt. CanopyA-3.4aSCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Left ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right Elevation MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"1122' - 0"15' - 11 1/2"112MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"112MAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloElevation C - Mid-CenturyA-3.5SCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Left ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right Elevation 13' - 3"27' - 9 1/2"18' - 9"19' - 2 1/2"0.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:129' - 6"10' - 0"0.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:120.25:12SOFFIT BELOW1' - 0"1' - 0"13' - 3"1:12CRICKET1:121:121:12O.H., TYP.2' - 0"RAKE, TYP.2' - 0"BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloRoof PlansA-3.6SCALE: 1/8" = 1'-0"Roof Plan -Elevation ASCALE: 1/8" = 1'-0"Roof Plan -Elevation BSCALE: 1/8" = 1'-0"Roof Plan -Elevation C BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSA-3.7BUILDING SECTION KEYNOTES301 ENGINEERED ROOF TRUSSES, SEESTRUCTURAL305 BEAM, SEE STRUCTURAL.307 R-21 WALL INSULATION AT 2x6 WALLS & R-4INSULATION AT SHEATHING, PER TITLE 24.Building SectionsPlan 3 -PabloMAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"9' -1" CLGLAUNDRY12' -1" CLGFOYER10' -1" CLGGARAGE0.25120.2512307301301301307SCALE: 1/4" = 1'-0"Section B-BMAIN FLOORMAIN PLATEUPPER PLATE10' - 1"12' - 1"12' -1" CLGGREAT ROOM12' -1" CLGFOYER10' -1" CLGHALL13' -1" CLGPORCH0.25120.251213' - 1"0.25120.25120.2512305301307SCALE: 1/4" = 1'-0"Section A-A BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloA-3.8 BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSMODERNISTIC (COLOR SCHEME - 3 MN)INTERNATIONAL (COLOR SCHEME - 2 IN)A-3.8APlan 3 -Pablo OPT. FULL GLASS FRENCH DOOR.BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloElevation A - InternationalSCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Left ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right ElevationA-3.9OPTIONAL FRONT DOORW/ FROSTED GLASS BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloElevation B - ModernisticSCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Left ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right ElevationA-3.10OPTIONAL FRONT DOORW/ FROSTED GLASS BSBDESIGN.COMJULY 17, 2024 | SF230374.00The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc.Nola at Escena IIIPalm Springs, CaliforniaTOLL BROTHERSPlan 3 -PabloElevation C - Mid-CenturySCALE: 3/16" = 1'-0"Front ElevationSCALE: 3/16" = 1'-0"Left ElevationSCALE: 3/16" = 1'-0"Rear ElevationSCALE: 3/16" = 1'-0"Right ElevationA-3.11OPTIONAL FRONT DOORW/ FROSTED GLASS PAGE ESCENA III (TR. NO. 37706) TOLL BROTHERS | PLANNED DEVELOPMENT DISTRICT SUBMITTAL DATE: JANUARY 10, 2024 ARCHITECTURAL COLOR SCHEMES 24 7020 BLACK FOX 7020 BLACK FOX FRONT DOOR METALTRIM 3TRIM 2 STUCCO BODY ROOF: PAINT: SHERWIN WILLIAMS FRONT ENTRY DOOR: THERMA TRU S81000 OPTIONAL FRONT ENTRY DOOR: THERMA TRU S8140 GARAGE DOOR: METAL & GLASS STUCCO FINISH: 16/20 SAND GENERAL NOTES: • Windows are to be Dark Bronze • Rain gutters and downspouts are to be RGS “Musket” or Manufacturer Equivalent • Wrought iron and metal Spark arrestors are to be painted SW 7020 “Black Fox” • Exterior Sheet Metal Flashing, Vents, Utility Box, Garage Exit Doors and Jamb are to be painted the Surrounding Field Color GARAGE MAIN TRIM PROJECT NUMBER:SF230374.00 Date: June 3, 2024 ESCENA IIIEXTERIOR COLOR SELECTIONS ROOF TPO OFF-WHITE TPO WHITE PIETRA ITALIA WHITE TILE Size: 12 X 24”Layout: Running Bond Patten, Horizontal, ¼” Grout Joint.Grout: Custm Building ProductsColor: #172 Urban Putty Outside Corners should have Proline Prodecor Q finishing strip or similar product. Square-Edged Profile with Square Face Edge. Material: Anodized Aluminum, mat. Color: Silver, mat.Size: 3/8”, 10mm. Prod. #1339 TPO TILE: AZT (ARIZONA TILE) COLOR SCHEME 1 IN FOR USE ON INTERNATIONAL ELEVATION6165 CONNECTED GRAY 7506 LOGGIA 7020 BLACK FOX 7631 CITY LOFT 6356 COOPER MOUNTAIN 7020 BLACK FOX 7020 BLACK FOX FRONT DOOR METALTRIM 3TRIM 2 STUCCO BODY ROOF: PAINT: SHERWIN WILLIAMS FRONT ENTRY DOOR: THERMA TRU S81000 OPTIONAL FRONT ENTRY DOOR: THERMA TRU S8140 GARAGE DOOR: METAL & GLASS STUCCO FINISH: 16/20 SAND GENERAL NOTES: • Windows are to be Dark Bronze • Rain gutters and downspouts are to be RGS “Musket” or Manufacturer Equivalent • Wrought iron and metal Spark arrestors are to be painted SW 7020 “Black Fox” • Exterior Sheet Metal Flashing, Vents, Utility Box, Garage Exit Doors and Jamb are to be painted the Surrounding Field Color GARAGE MAIN TRIM PROJECT NUMBER: SF230374.00 Date: June 3, 2024 ESCENA IIIEXTERIOR COLOR SELECTIONS ROOF TPO OFF-WHITE TPO WHITE PIETRA ITALIA WHITE TILE Size: 12 X 24” Layout: Running Bond Patten, Horizontal, ¼” Grout Joint. Grout: Custm Building Products Color: #172 Urban Putty Outside Corners should have Proline Prodecor Q finishing strip or similar product. Square- Edged Profile with Square Face Edge. Material: Anodized Aluminum, mat. Color: Silver, mat. Size: 3/8”, 10mm. Prod. #1339 TPO TILE: AZT (ARIZONA TILE) COLOR SCHEME 2 IN FOR USE ON INTERNATIONAL ELEVATION7655 STAMPED CONCRETE 7015 REPOSE GRAY 7020 BLACK FOX 7005 PURE WHITE 7624 SLATE TILE 7020 BLACK FOX 7020 BLACK FOX FRONT DOOR METALTRIM 3TRIM 2 STUCCO BODY ROOF: PAINT: SHERWIN WILLIAMS FRONT ENTRY DOOR: THERMA TRU S81000 OPTIONAL FRONT ENTRY DOOR: THERMA TRU S8140 GARAGE DOOR: METAL & GLASS STUCCO FINISH: 16/20 SAND GENERAL NOTES: • Windows are to be Dark Bronze • Rain gutters and downspouts are to be RGS “Musket” or Manufacturer Equivalent • Wrought iron and metal Spark arrestors are to be painted SW 7020 “Black Fox” • Exterior Sheet Metal Flashing, Vents, Utility Box, Garage Exit Doors and Jamb are to be painted the Surrounding Field Color GARAGE MAIN TRIM PROJECT NUMBER: SF230374.00 Date: June 3, 2024 ESCENA IIIEXTERIOR COLOR SELECTIONS ROOF TPO OFF-WHITE TPO WHITE PIETRA ITALIA WHITE TILE Size: 12 X 24”Layout: Running Bond Patten, Horizontal, ¼” Grout Joint.Grout: Custm Building ProductsColor: #172 Urban Putty Outside Corners should have Proline Prodecor Q finishing strip or similar product. Square- Edged Profile with Square Face Edge. Material: Anodized Aluminum, mat. Color: Silver, mat.Size: 3/8”, 10mm. Prod. #1339 TPO TILE: AZT (ARIZONA TILE) COLOR SCHEME 3 IN FOR USE ON INTERNATIONAL\ ELEVATION6200 LINK GRAY 7035 AESTHETIC WHITE 7020 BLACK FOX 7050 USEFUL GRAY 6201 THUNDEROUS 7020 BLACK FOX 7020 BLACK FOX FRONT DOOR METALTRIM 3TRIM 2 STUCCO BODY ROOF: PAINT: SHERWIN WILLIAMS FRONT ENTRY DOOR: THERMA TRU S81000 OPTIONAL FRONT ENTRY DOOR: THERMA TRU S8140 GARAGE DOOR: METAL & GLASS STUCCO FINISH: 16/20 SAND GENERAL NOTES: • Windows are to be Dark Bronze • Rain gutters and downspouts are to be RGS “Musket” or Manufacturer Equivalent • Wrought iron and metal Spark arrestors are to be painted SW 7020 “Black Fox” • Exterior Sheet Metal Flashing, Vents, Utility Box, Garage Exit Doors and Jamb are to be painted the Surrounding Field Color GARAGE MAIN TRIM PROJECT NUMBER: SF230374.00 Date: June 3, 2024 ESCENA IIIEXTERIOR COLOR SELECTIONS ROOF TPO OFF-WHITE TPO WHITE PIETRA ITALIA WHITE TILE Size: 12 X 24” Layout: Running Bond Patten, Horizontal, ¼” Grout Joint. Grout: Custm Building Products Color: #172 Urban Putty Outside Corners should have Proline Prodecor Q finishing strip or similar product. Square- Edged Profile with Square Face Edge. Material: Anodized Aluminum, mat. Color: Silver, mat. Size: 3/8”, 10mm. Prod. #1339 TPO TILE: AZT (ARIZONA TILE) 7655 STAMPED CONCRETE 7015 REPOSE GREY 7020 BLACK FOX 7005 PURE WHITE COLOR SCHEME 1 MN FOR USE ON MODERNISTIC ELEVATION7625 MOUNT ETNA 7020 BLACK FOX 7020 BLACK FOX FRONT DOOR METALTRIM 3TRIM 2 STUCCO BODY ROOF: PAINT: SHERWIN WILLIAMS FRONT ENTRY DOOR: THERMA TRU S81000 OPTIONAL FRONT ENTRY DOOR: THERMA TRU S8140 GARAGE DOOR: METAL & GLASS STUCCO FINISH: 16/20 SAND GENERAL NOTES: • Windows are to be Dark Bronze • Rain gutters and downspouts are to be RGS “Musket” or Manufacturer Equivalent • Wrought iron and metal Spark arrestors are to be painted SW 7020 “Black Fox” • Exterior Sheet Metal Flashing, Vents, Utility Box, Garage Exit Doors and Jamb are to be painted the Surrounding Field Color GARAGE MAIN TRIM PROJECT NUMBER: SF230374.00 Date: June 3, 2024 ESCENA IIIEXTERIOR COLOR SELECTIONS ROOF TPO OFF-WHITE TPO WHITE PIETRA ITALIA WHITE TILE Size: 12 X 24”Layout: Running Bond Patten, Horizontal, ¼” Grout Joint.Grout: Custm Building ProductsColor: #172 Urban Putty Outside Corners should have Proline Prodecor Q finishing strip or similar product. Square-Edged Profile with Square Face Edge. Material: Anodized Aluminum, mat. Color: Silver, mat.Size: 3/8”, 10mm. Prod. #1339 TPO TILE: AZT (ARIZONA TILE) 7067 CITYSCAPE 7566 WESTHIGHLAND WHITE 7020 BLACK FOX 7657 TINSMITH COLOR SCHEME 2 MN FOR USE ON MODERNISTIC ELEVATIONTILE 6459 JADITE 7020 BLACK FOX 7020 BLACK FOX FRONT DOOR METALTRIM 3TRIM 2 STUCCO BODY ROOF: PAINT: SHERWIN WILLIAMS FRONT ENTRY DOOR: THERMA TRU S81000 OPTIONAL FRONT ENTRY DOOR: THERMA TRU S8140 GARAGE DOOR: METAL & GLASS STUCCO FINISH: 16/20 SAND GENERAL NOTES: • Windows are to be Dark Bronze • Rain gutters and downspouts are to be RGS “Musket” or Manufacturer Equivalent • Wrought iron and metal Spark arrestors are to be painted SW 7020 “Black Fox” • Exterior Sheet Metal Flashing, Vents, Utility Box, Garage Exit Doors and Jamb are to be painted the Surrounding Field Color GARAGE MAIN TRIM PROJECT NUMBER: SF230374.00 Date: June 3, 2024 ESCENA IIIEXTERIOR COLOR SELECTIONS ROOF TPO OFF-WHITE TPO WHITE PIETRA ITALIA WHITE TILE Size: 12 X 24”Layout: Running Bond Patten, Horizontal, ¼” Grout Joint.Grout: Custm Building ProductsColor: #172 Urban Putty Outside Corners should have Proline Prodecor Q finishing strip or similar product. Square- Edged Profile with Square Face Edge. Material: Anodized Aluminum, mat. Color: Silver, mat.Size: 3/8”, 10mm. Prod. #1339 TPO TILE: AZT (ARIZONA TILE) 7068 GRIZZLE GRAY 7649 SILVERPLATE 7020 BLACK FOX 7636 ORIGAMI WHITE COLOR SCHEME 3MN FOR USE ON MODERNISTIC ELEVATIONTILE 7625 MOUNT ETNA FRONT DOOR 7625 MOUNT ETNA FRONT DOOR 6459 JADITE OPT. FRONT DOOR 7020 BLACK FOX GARAGE N OPT. FRONT DOOR 7020 BLACK FOX GARAGE N OPT. FRONT DOOR 7020 BLACK FOX GARAGE N OPT. FRONT DOOR 7020 BLACK FOX GARAGE N OPT. FRONT DOOR 7020 BLACK FOX GARAGE N OPT. FRONT DOOR 7020 BLACK FOX GARAGE N PAGE ESCENA III (TR. NO. 37706) TOLL BROTHERS | PLANNED DEVELOPMENT DISTRICT SUBMITTAL DATE: JANUARY 10, 2024 ARCHITECTURAL COLOR SCHEMES 7020 BLACK FOX METALTRIM 3TRIM 2 STUCCO BODY ROOF: PAINT: SHERWIN WILLIAMS FRONT ENTRY DOOR: THERMA TRU S8140 GARAGE DOOR: METAL & GLASS STUCCO FINISH: 16/20 SAND GENERAL NOTES: • Windows are to be Dark Bronze • Rain gutters and downspouts are to be RGS “Musket” or Manufacturer Equivalent • Wrought iron and metal Spark arrestors are to be painted SW 7020 “Black Fox” • Exterior Sheet Metal Flashing, Vents, Utility Box, Garage Exit Doors and Jamb are to be painted the Surrounding Field Color GARAGE MAIN TRIM BRONZE PROJECT NUMBER: SF230374.00 Date: December 07, 2023 ESCENA IIIEXTERIOR COLOR SELECTIONS ROOF TPO OFF-WHITE TPO WHITE VANTAGE30 WHITE ELM COLOR SCHEME 1 MC FOR USE ON MID CENTURY ELEVATIONTILETILE 7655 STAMPED CONCRETE 7015 REPOSE GRAY 7020 BLACK FOX 7005 PURE WHITE STONE: EL DORADO STONE “DRY STACKED” “Brown Gray Range” Concrete Tile BROWN GRAY RANGE FRONT DOOR OPT. FRONT DOOR 7020 BLACK FOX GARAGE N OPT. FRONT DOOR 6892 CARNIVAL OPT. FRONT DOOR 7020 BLACK FOX GARAGE N OPT. FRONT DOOR FRONT DOOR 7020 BLACK FOX METALTRIM 3TRIM 2 STUCCO BODY ROOF: PAINT: SHERWIN WILLIAMS FRONT ENTRY DOOR: THERMA TRU S8140 GARAGE DOOR: METAL & GLASS STUCCO FINISH: 16/20 SAND GENERAL NOTES: • Windows are to be Dark Bronze • Rain gutters and downspouts are to be RGS “Musket” or Manufacturer Equivalent • Wrought iron and metal Spark arrestors are to be painted SW 7020 “Black Fox” • Exterior Sheet Metal Flashing, Vents, Utility Box, Garage Exit Doors and Jamb are to be painted the Surrounding Field Color GARAGE MAIN TRIM BRONZE PROJECT NUMBER: SF230374.00 Date: December 07, 2023 ESCENA IIIEXTERIOR COLOR SELECTIONS ROOF TPO OFF-WHITE TPO WHITE 7053 ADAPTIVE SHADE 7659 GRIS 7020 BLACK FOX 9166 DRIFT OF MIST COLOR SCHEME 2 MC FOR USE ON MID CENTURY ELEVATIONTILETILE VANTAGE30 WHITE ELM STONE: EL DORADO STONE “DRY STACKED” “Manteca Blend” Concrete Tile MANTECA BLEND OPT. FRONT DOOR 7020 BLACK FOX GARAGE N OPT. FRONT DOOR 6926 LUCKY GREEN FRONT DOOR 7020 BLACK FOX METALTRIM 3TRIM 2 STUCCO BODY ROOF: PAINT: SHERWIN WILLIAMS FRONT ENTRY DOOR: THERMA TRU S8140 GARAGE DOOR: METAL & GLASS STUCCO FINISH: 16/20 SAND GENERAL NOTES: • Windows are to be Dark Bronze • Rain gutters and downspouts are to be RGS “Musket” or Manufacturer Equivalent • Wrought iron and metal Spark arrestors are to be painted SW 7020 “Black Fox” • Exterior Sheet Metal Flashing, Vents, Utility Box, Garage Exit Doors and Jamb are to be painted the Surrounding Field Color GARAGE MAIN TRIM BRONZE PROJECT NUMBER: SF230374.00 Date: December 07, 2023 ESCENA IIIEXTERIOR COLOR SELECTIONS ROOF TPO OFF-WHITE TPO WHITE 7020 BLACK FOX COLOR SCHEME 3 MC FOR USE ON MID CENTURY ELEVATIONTILETILE VANTAGE30 WHITE ELM 6200 LINK GRAY 7035 AESTHETIC WHITE 7050 USEFUL GRAY STONE: EL DORADO STONE “DRY STACKED” “Brown Gray Range” Concrete Tile BROWN GRAY RANGE OPT. FRONT DOOR 7020 BLACK FOX GARAGE N OPT. FRONT DOOR 6795 MAJOR BLUE FRONT DOOR 25 SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706N O R T HKEY MAP - NTS08-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE30961"=40'-0"TKDCOVER SHEETL-CSLANDSCAPE PLANS PREPARED FOR:NOLA ESCENA IIIBY TOLL BROTHERSA NEW SINGLE FAMILY HOUSING DEVELOPMENTNE CORNER OF ARTISAN WAY & COPPER WAYPALM SPRINGS CAPLANS PREPARED BY: TKD & ASSOCIATESLANDSCAPE ARCHITECT: TOM K DOCZISENIOR PROJECT MANAGER: BOB LUTHERPRO-ECT SITESHEET INDEXL-CS COVERSHEETL-1.1 OVERALL SITE & MATERIALS PLANL-1.2 DOG PARK LAYOUT PLANL-2.0 OVERALL SITE PLANTING PLANL-2.1 PLANTING PLAN (VP "A" & "B")L-2.2 PLANTING PLAN (VP "C" & "D")L-2.3 PLANTING PLAN (VP "E" & "F")L-3.1 PLANTING DETAILSL-4.1 IRRIGATION PLAN (VP "A" & "B")L-4.2 IRRIGATION PLAN (VP "C" & "D")L-4.3 IRRIGATION PLAN (VP "E" & "F")L-5.1 IRRIGATION DETAILSL-5.2 IRRIGATION DETAILS - DRIPL-6.1 LIGHTING PLANLOCAL AREA MAPNTSPRO-ECT SITE"B""A""C""D""E""F" ARTISAN WAYCOPPER W A Y DESERT IRONWOOD CELADON STREETGOLDEN SUNCUP WAY1"=40'-0"OVERALL SITEMATERIALS PLANL-1.1DESERT IRONWOODLANDSCAPE AREAARTISIAN WAYLANDSCAPE AREAFENCED IN DOG PARKWITH TURFGRASSOVERALL SITE PLAN1"=40'0feet801" = 40'40120N O R T HSHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706KEY MAP - NTS08-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE3096"B""A""C""D""E""F"COMPACTED DECOMPOSED GRANITETRAILS WITH POLYMER BINDER.COLOR TO CONTRAST WITHLANDSCAPE D.G.COMMUNITYRECREATIONLAWNCOMPACTED DECOMPOSED GRANITETRAILS WITH POLYMER BINDER.COLOR TO CONTRAST WITHLANDSCAPE D.G.INERT MATERIALS PROGRAMLANDSCAPE AREAS TO BE MULCHED WITH 2" THICK APPLICATION OF DESERTGOLD DECOMPOSED GRANITE.COMPACTED TRAIL SYSTEM TO BE COMPOSED OF A 3" APPLICATION OF APACHEBROWN DECOMPOSED GRANITE THAT IS HEAVILY COMPACTED AND HASPOLYMER STABILI=ERS ADDED. COPPER W A 1"=10'-0"TKDDOG PARKLAYOUT PLANL-1.2N O R T HSHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706KEY MAP - NTS08-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE3096MATCHLINE SEE VIEWPORT "C" - SHEET L-2.2 0feet201" = 10'1030VIEWPORT "B"COPPER WAYRESIDENTIAL PROPERTYLINE WALL42" TALL DOG PARKFENCING SEE DETAIL "A"ENTRY PORTAL WITHDOUBLE GATEENTRY PORTAL WITHDOUBLE GATECOMPACTED D.GDOG FOUNTAINTRASH CANCOMPACTED D.G TRAIL WITHPOLYMER BINDERCONCRETE MOW CURBAROUND LAWN AREASSEE DETAIL "C"14253782345ESCENA DOG FENCE1/4" = 1'-0"235SECTIONELEVATIONPLAN6CONCRETE MOW CURB1TUBE STEEL SUPPORT 2-1/2" X 1" VERIFY MATCH EXISTING SITEFENCING PRIMER GRAY TO MATCH SITE FENCING 2TUBE STEEL PICKETS 2-1/2" X 1" VERIFY MATCH EXISTING SITEFENCING PRIMER GRAY TO MATCH SITE FENCING HOLD 2" OVERCONCRETE MOWSTRIP3CONCRETE POST FOOTING FOR GATE WITH CURVED TOP TO PROMOTEDRAINAGE - POSTS SHALL NOT BE IN SOIL43" SQ. TUBE STEEL GATE POSTS W/ WELDED CAPS SUNK INTO CONCRETEFOOTINGS PAINTED TO MATCH FENCE GATE5EXTEND ONE PICKET EVERY 12' O.C. INTO A 6" DIAMETER X 18" DEEPFOOTING6TUBE STEEL GATE 2-1/2"X1" WITH PICKETS TO MATCH FENCING CONTRACTOR TO COORDINATE AUTOMATIC HINGES LOCKING HANDLEAND MECHANISM WITH OWNER'S REPRESENTATIVE 7FINISH SURFACE - SEE PLANS FOR HARDSCAPE MATERIALS8A224719-01MOST DEPENDABLEFOUNTAINS,INC.DOG PARK DRINKING FOUNTAIN3/8" = 1'-0"B224719-01SHRUB SIDELAWN SIDEFINISHED GRADE.12" TOOLED EDGE#3 REBAR CONTINUOUS.LAP 24" AT -OINTS.COMPACTED SUBGRADE.P.C CONCRETE 5 SACK MIX AT 2500 PSI.6" CONCRETE MOW STRIP3" = 1'-0"CFX-PL-FX-EDG-05 ARTISAN WAYCOPPER W A Y DESERT IRONWOOD CELADON STREETGOLDEN SUNCUP WAY1"=40'-0"TKDOVERALL SITEPLANTING PLANL-2.0DESERT IRONWOODLANDSCAPE AREAARTISIAN WAYLANDSCAPE AREALAWN OPEN SPACE & COOPER WAYLANDSCAPE AREAOVERALL SITE PLAN1"=40'0feet801" = 40'40120N O R T HSHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706KEY MAP - NTS08-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE3096SYMBOLBOTANICAL / COMMON NAMECONTWUCOLSQTYTREESAcacia willardianaPalo Blanco24"boxLOW (.2)21Caesalpinia cacalaco 'Smoothie'Smoothie Thornless Cascalote24"boxLOW (.2)12Cercidium praecoxSonoran Palo Verde36"boxLOW (.2)38Dalbergia sissooRosewood36" BoxLOW (.2)3Olneya tesotaDesert Ironwood36" BoxLOW (.2)7Pithecellobium flexicauleTexas Ebony36"boxLOW (.2)41PALMSWashingtonia filiferaCalifornia Fan PalmSEE PLAN FOR SIZEMED (.5)58SHRUBSChrysactinia mexicanaDamianita5 galLOW (.2)78Dalea capitata 'Sierra Gold'Sierra Gold Dalea5 galMED (.5)99Lantana montevidensisPurple Trailing Lantana5 galMED (.5)48Leucophyllum langmaniae 'Lynn'sLegacy'Lynn's Legacy Langman's Sage5 galLOW (.2)73Russelia equisetiformisFirecracker Plant5 galMED (.5)59LARGE SHRUBSCassia nemophilaDesert Cassia5 gal25Cordia boissieriTexas Olive15 galLOW (.2)22Tecoma stansYellow Bells15 galMED (.5)37Vitex agnus-castusChaste Tree15 galLOW (.2)23DESERT ACCENTS/SUCCULENTSAgave desmetianaSmooth Agave15 galLOW (.2)61Echinocactus grusoniiGolden Barrel Cactus5 galLOW (.2)106SMALL ACCENTSHesperaloe parviflora 'Perpa'Brakelights® Red Yucca5 galLOW (.2)23SYMBOLBOTANICAL / COMMON NAMECONTWUCOLSSPACINGQTYGROUND COVERSCynodon dactylon `419 Hybrid`Bermudagrasssod3,812 sfPLANT SCHEDULE"B""A""C""D""E""F" COPPER W A Y SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706KEY MAP - NTS08-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE30961"=10'-0"TKDPLANTING PLANL-2.10feet201" = 10'1030VIEWPORT "A"N O R T HSYMBOLBOTANICAL / COMMON NAMECONTWUCOLSTREESAcacia willardianaPalo Blanco24"boxLOW (.2)Caesalpinia cacalaco 'Smoothie'Smoothie Thornless Cascalote24"boxLOW (.2)Cercidium praecoxSonoran Palo Verde36"boxLOW (.2)Dalbergia sissooRosewood36" BoxLOW (.2)Olneya tesotaDesert Ironwood36" BoxLOW (.2)Pithecellobium flexicauleTexas Ebony36"boxLOW (.2)PALMSWashingtonia filiferaCalifornia Fan PalmSEE PLAN FOR SIZEMED (.5)SHRUBSChrysactinia mexicanaDamianita5 galLOW (.2)Dalea capitata 'Sierra Gold'Sierra Gold Dalea5 galMED (.5)Lantana montevidensisPurple Trailing Lantana5 galMED (.5)Leucophyllum langmaniae 'Lynn'sLegacy'Lynn's Legacy Langman's Sage5 galLOW (.2)Russelia equisetiformisFirecracker Plant5 galMED (.5)LARGE SHRUBSCassia nemophilaDesert Cassia5 galCordia boissieriTexas Olive15 galLOW (.2)Tecoma stansYellow Bells15 galMED (.5)Vitex agnus-castusChaste Tree15 galLOW (.2)DESERT ACCENTS/SUCCULENTSAgave desmetianaSmooth Agave15 galLOW (.2)Echinocactus grusoniiGolden Barrel Cactus5 galLOW (.2)SMALL ACCENTSHesperaloe parviflora 'Perpa'Brakelights® Red Yucca5 galLOW (.2)SYMBOLBOTANICAL / COMMON NAMECONTWUCOLSQTYGROUND COVERSCynodon dactylon `419 Hybrid`Bermudagrasssod3,812 sfPLANT SCHEDULELIMIT OF W O R K MATCHLINE; SEEVIEWPORT "A" LEFTMATCHLINE; SEE VIEWPORT "B" RIGHTMATCHLINE; SEE VIEWPORT "C" - SHEET L-2.2 0feet201" = 10'1030VIEWPORT "B""B""A"CELADON STREETCELADON STREETC O P P E R W A Y ARTISAN WAY1"=10'-0"TKDPLANTING PLANL-2.2N O R T HMATCHLINE; SEE VIEWPORT "B" - SHEET L-2.10feet201" = 10'1030VIEWPORT "C"GOLDEN SUNCUP WAYSHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706KEY MAP - NTS08-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE3096"C""D"0feet201" = 10'1030VIEWPORT "D"ARTISAN WAYMATCHLINE; SEE VIEWPORT "D" ABOVE MA T C H L I N E ; S E E V I E W P O R T " C " B E L O W MATCHLINE;SEE VIEWPORT "E" - SHEET L-2.3SYMBOLBOTANICAL / COMMON NAMECONTWUCOLSTREESAcacia willardianaPalo Blanco24"boxLOW (.2)Caesalpinia cacalaco 'Smoothie'Smoothie Thornless Cascalote24"boxLOW (.2)Cercidium praecoxSonoran Palo Verde36"boxLOW (.2)Dalbergia sissooRosewood36" BoxLOW (.2)Olneya tesotaDesert Ironwood36" BoxLOW (.2)Pithecellobium flexicauleTexas Ebony36"boxLOW (.2)PALMSWashingtonia filiferaCalifornia Fan PalmSEE PLAN FOR SIZEMED (.5)SHRUBSChrysactinia mexicanaDamianita5 galLOW (.2)Dalea capitata 'Sierra Gold'Sierra Gold Dalea5 galMED (.5)Lantana montevidensisPurple Trailing Lantana5 galMED (.5)Leucophyllum langmaniae 'Lynn'sLegacy'Lynn's Legacy Langman's Sage5 galLOW (.2)Russelia equisetiformisFirecracker Plant5 galMED (.5)LARGE SHRUBSCassia nemophilaDesert Cassia5 galCordia boissieriTexas Olive15 galLOW (.2)Tecoma stansYellow Bells15 galMED (.5)Vitex agnus-castusChaste Tree15 galLOW (.2)DESERT ACCENTS/SUCCULENTSAgave desmetianaSmooth Agave15 galLOW (.2)Echinocactus grusoniiGolden Barrel Cactus5 galLOW (.2)SMALL ACCENTSHesperaloe parviflora 'Perpa'Brakelights® Red Yucca5 galLOW (.2)SYMBOLBOTANICAL / COMMON NAMECONTWUCOLSQTYGROUND COVERSCynodon dactylon `419 Hybrid`Bermudagrasssod3,812 sfPLANT SCHEDULE 1"=10'-0"TKDPLANTING PLANL-2.3N O R T HSHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706KEY MAP - NTS08-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE30960feet201" = 10'1030VIEWPORT "E"MATCHLINE; SEE VIEWPORT "D" - SHEET L-2.2 "E""F"0feet201" = 10'1030VIEWPORT "F"MATCHLINE; SEE VIEWPORT "F" ABOVE MATCHLINE; SEE VIEWPORT "E" BELOW LIMIT OF WORKGOLDENSUNCUP WAYCELADONSTREETDESERT IRONWOODDESERT IRONWOODSYMBOLBOTANICAL / COMMON NAMECONTWUCOLSTREESAcacia willardianaPalo Blanco24"boxLOW (.2)Caesalpinia cacalaco 'Smoothie'Smoothie Thornless Cascalote24"boxLOW (.2)Cercidium praecoxSonoran Palo Verde36"boxLOW (.2)Dalbergia sissooRosewood36" BoxLOW (.2)Olneya tesotaDesert Ironwood36" BoxLOW (.2)Pithecellobium flexicauleTexas Ebony36"boxLOW (.2)PALMSWashingtonia filiferaCalifornia Fan PalmSEE PLAN FOR SIZEMED (.5)PLANT SCHEDULESYMBOLBOTANICAL / COMMON NAMECONTWUCOLSSHRUBSChrysactinia mexicanaDamianita5 galLOW (.2)Dalea capitata 'Sierra Gold'Sierra Gold Dalea5 galMED (.5)Lantana montevidensisPurple Trailing Lantana5 galMED (.5)Leucophyllum langmaniae 'Lynn'sLegacy'Lynn's Legacy Langman's Sage5 galLOW (.2)Russelia equisetiformisFirecracker Plant5 galMED (.5)LARGE SHRUBSCassia nemophilaDesert Cassia5 galCordia boissieriTexas Olive15 galLOW (.2)Tecoma stansYellow Bells15 galMED (.5)Vitex agnus-castusChaste Tree15 galLOW (.2)DESERT ACCENTS/SUCCULENTSAgave desmetianaSmooth Agave15 galLOW (.2)Echinocactus grusoniiGolden Barrel Cactus5 galLOW (.2)SMALL ACCENTSHesperaloe parviflora 'Perpa'Brakelights® Red Yucca5 galLOW (.2)SYMBOLBOTANICAL / COMMON NAMECONTQTYGROUND COVERSCynodon dactylon `419 Hybrid`Bermudagrasssod3,812 sf PLANTING & IRRIGDETAILSL3.1STANDARD TREE PLANTINGNTSA329344-02ORNAMENTAL PALM PLANTINGNTSC329344-02SHRUB PLANTINGNTSD329344-02SUCCULENT / DESERT ACCENT PLANTINGNTS329344-02ESHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 3770608-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE3096MIN. PLANT PIT DEPTHPALM PLANTING1/8" 1'-0"ԀEQ.EQ.3' MIN6'8'-0"123456789101111PALM TREE SEE PLANSFOR HEIGHT AND SPECIES)1FINISH GRADE2SAND FINISH GRADE3CLEAN SAND BACKFILL.SATURATE IN 12" LIFTS4FINISH SURFACE590% COMPACTED SUBBASE6FILTER FABRIC ON BOTTOMAND 6" UP THE SIDE (HOLDWITH PEGS)74" MIN. LAYER OF GRAVEL8PLANT TABLETS (SEEPLANTING DETAILS SHEETL-6.1)98' DIAMTER AUGER HOLEFILLER WITH 3/4" ROCK104" PERFORATED DRAINPIPE11B329344-02BARE ROOT CACTUS PLANTINGNTSFTKD-PL-04SOD PLANTING123EDGE OF HARDSCAPE1TURF OR GROUND COVER SOD (SEE LEGEND FOR TYPE)2TILLED AND AMENDED PLANTING BED PER PLANTING NOTES BELOW34UNDISTURBED NATIVE SOIL (SUBGRADE)4NOTE: ESTABLISH FINISH GRADE 2" BELOWFINISH SURFACE OF HARDSCAPE/CURB. ROTOTILLAREAS BEING AMENDED TO A DEPTH OF 6".BLEND AMENDMENTS INTO NATIVE SOIL TOAVOID ANY DISTINCT SOIL HORIZON. WET SOILBEFORE INSTALLATION OF SODGGENERAL PLANTING NOTES1.THE LANDSCAPE CONTRACTOR SHALL BE LICENSED AND CARRY ALL NECESSARYWORKMEN'S COMPENSATION INSURANCE AND BONDS REQUIRED BY THE STATE.2.THE CONTRACTOR SHALL APPLY FOR, PAY FOR, AND OBTAIN ALL REQUIREDPERMITS.3.THE CONTRACTOR SHALL COORDINATE HIS WORK WITH ALL RELATED TRADES.4.WORKMANSHIP AND MATERIAL ARE EXPECTED TO BE OF THE HIGHESTSTANDARDS AND QUALITY.5.ALL WORK IS SUBJECT TO THE REVIEW AND APPROVAL OF THE OWNER'SAUTHORIZED REPRESENTATIVE.6.PRIOR TO BEGINNING WORK, THE SITE SHALL BE FREE OF ALL DEBRIS, WEEDS,OR ROCKS GREATER THAN 2" DIAMETER WITH FINISH-GRADING COMPLETED.LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL OF ALLEXISTING PLANT MATERIAL UNLESS OTHERWISE NOTED ON PLANS. LANDSCAPECONTRACTOR SHALL VISIT SITE IN ORDER TO BECOME FAMILIAR WITH ALLEXISTING CONDITIONS PRIOR TO SUBMITTING BID.7.GRADE AT PLANTERS SHALL BE 2" BELOW FINISHED GRADE OF ADJACENTHARDSCAPE UNLESS OTHERWISE NOTED ON GRADING OR BERMING PLAN.8.TREAT PLANTED AREAS, DECOMPOSED GRANITE AND GRAVEL AREAS WITHPRE-EMERGENT WEED AGENT PRIOR TO, AND AFTER, PLACING LANDSCAPETOPPING AND AS PER MANUFACTURER'S SPECIFICATIONS.9.THE CONTRACTOR SHALL PROVIDE ALL PLANTS AS INDICATED ON THE PLANS,UNLESS OTHERWISE SPECIFIED. ANY CHANGES OR SUBSTITUTIONS MUST BEAPPROVED BY THE LANDSCAPE ARCHITECT. AT THE TIME OF DELIVERY THECONTRACTOR SHALL PROVIDE THE DELIVERY INVOICE TO THE LANDSCAPEARCHITECT FOR HIS REVIEW.10.ALL PLANT MATERIAL SHALL BE FULL, HEALTHY, SHAPELY, DISEASE-FREE, ANDINSECT-FREE, BEING OF A SIZE THAT IS STANDARD FOR THE NURSERY INDUSTRY,AND PER THE PLANT LEGEND. ALL PLANTS ARE SUBJECT TO THE LANDSCAPEARCHITECT'S APPROVAL.11.BEFORE EXCAVATION, PLANTS IN CONTAINERS SHALL BE PLACED AS INDICATEDON PLANTING PLAN. OWNER'S REPRESENTATIVE SHALL BE NOTIFIED 36HRS INADVANCE AND SHALL CHECK LOCATION OF ALL PLANTS IN THE FIELD AND SHALLINDICATE THE EXACT POSITIONS BEFORE ACTUAL PLANTING OPERATIONSPROCEED12.ALL LARGE PLANTS SHALL BE HANDLED WITH CARE USING THE NECESSARYPROPER EQUIPMENT. THE CONTRACTOR WILL BE REQUIRED TO REPLACE ALLDAMAGED PLANTS.13.CONTRACTOR SHALL ADD PLANT TABLETS TO ALL PLANT MATERIAL PERMANUFACTURERS SPECIFICATIONS FOR CONTAINER SIZE.14.ALL PLANTS SHALL BE PLANTED IN HOLES AS PER PLANTING DETAIL (SEE DETAILTHIS SHEET). TREE AND SHRUB ROOT CROWNS SHALL BE SET FLUSH WITH THEADJACENT FINISH GRADE. ALL SHRUBS TO HAVE BELOW GRADE WATERRETENTION BASIN WITH GRADUAL 2" SWALE. ALL TREES TO HAVE BELOW GRADEWATER RETENTION BASIN WITH A 3" GRADUAL SWALE IN PLANTER BEDS AND 2" INTURF AREAS. WATER BASIN TO BE LARGE ENOUGH SO THAT THERE IS NOWATER RUN-OFF.15.ALL HOLES SHALL BE THOROUGHLY PRE-SOAKED WITH WATER AND ALLOWED TODRAIN PRIOR TO PLANTING.16.ALL SHRUBS AND TREES SHALL BE BACKFILLED WITH 100% NATURAL SOIL.17.CONTRACTOR SHALL PROVIDE WATERING BASINS AROUND ALL PLANT MATERIAL.18.TREES (ONLY IF STAKING IS REQUIRED) 15-GALLON OR LARGER ARE TO BESTAKED WITH 2" DIAMETER LODGEPOLE PINE STAKES, 2 PER TREE. REFER TOPLANTING DETAILS FOR PLANTING, STAKING, AND GUYING.19.ALL BOULDERS (WHERE APPLICABLE) SHALL BE SET INTO SOIL 33% OF BOULDERSIZE.20.THE CONTRACTOR SHALL REMOVE ALL DEBRIS, PLANT BOXES AND CONTAINERS,MATERIALS, SUPPLIES OR EQUIPMENT, LEAVING THE SITE IN A CLEAN CONDITIONUPON COMPLETION OF LANDSCAPE INSTALLATION.21.UPON ACCEPTANCE OF THE COMPLETED PROJECT, THE CONTRACTOR SHALLMAINTAIN THE INSTALLATION FOR A 90-DAY MAINTENANCE PERIOD. THECONTRACTOR SHALL WEED ALL PLANTING AREAS AS NEEDED TO MAINTAIN ANEAT AND CLEAN APPEARANCE; MAINTAIN IRRIGATION AND LIGHTING SYSTEMS(WHERE APPLICABLE) IN A LIKE-NEW CONDITION; AND APPLY A UNIFORMFERTILIZER APPLICATION AT 30 DAYS, 60 DAYS, AND 90 DAYS, AS NEEDED TOMAINTAIN PROPER GROWTH FOR ALL PLANTING.22.ACCEPTANCE OF LANDSCAPE INSTALLATION AND MAINTENANCE WILL BEDETERMINED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. LANDSCAPECONTRACTOR SHALL REPLACE ALL DEAD OR DAMAGED PLANT MATERIALWHETHER CAUSED BY OTHER TRADE ACTIVITY AND/OR NATURAL CAUSES AT NOEXTRA COST TO OWNER. PLANTING & IRRIGDETAILSL3.1STANDARD TREE PLANTINGNTSA329344-02ORNAMENTAL PALM PLANTINGNTSC329344-02SHRUB PLANTINGNTSD329344-02SUCCULENT / DESERT ACCENT PLANTINGNTS329344-02ESHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 3770608-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE3096MIN. PLANT PIT DEPTHPALM PLANTING1/8" 1'-0"ԀEQ.EQ.3' MIN6'8'-0"123456789101111PALM TREE SEE PLANSFOR HEIGHT AND SPECIES)1FINISH GRADE2SAND FINISH GRADE3CLEAN SAND BACKFILL.SATURATE IN 12" LIFTS4FINISH SURFACE590% COMPACTED SUBBASE6FILTER FABRIC ON BOTTOMAND 6" UP THE SIDE (HOLDWITH PEGS)74" MIN. LAYER OF GRAVEL8PLANT TABLETS (SEEPLANTING DETAILS SHEETL-6.1)98' DIAMTER AUGER HOLEFILLER WITH 3/4" ROCK104" PERFORATED DRAINPIPE11B329344-02BARE ROOT CACTUS PLANTINGNTSFTKD-PL-04SOD PLANTING123EDGE OF HARDSCAPE1TURF OR GROUND COVER SOD (SEE LEGEND FOR TYPE)2TILLED AND AMENDED PLANTING BED PER PLANTING NOTES BELOW34UNDISTURBED NATIVE SOIL (SUBGRADE)4NOTE: ESTABLISH FINISH GRADE 2" BELOWFINISH SURFACE OF HARDSCAPE/CURB. ROTOTILLAREAS BEING AMENDED TO A DEPTH OF 6".BLEND AMENDMENTS INTO NATIVE SOIL TOAVOID ANY DISTINCT SOIL HORIZON. WET SOILBEFORE INSTALLATION OF SODGGENERAL PLANTING NOTES1.THE LANDSCAPE CONTRACTOR SHALL BE LICENSED AND CARRY ALL NECESSARYWORKMEN'S COMPENSATION INSURANCE AND BONDS REQUIRED BY THE STATE.2.THE CONTRACTOR SHALL APPLY FOR, PAY FOR, AND OBTAIN ALL REQUIREDPERMITS.3.THE CONTRACTOR SHALL COORDINATE HIS WORK WITH ALL RELATED TRADES.4.WORKMANSHIP AND MATERIAL ARE EXPECTED TO BE OF THE HIGHESTSTANDARDS AND QUALITY.5.ALL WORK IS SUBJECT TO THE REVIEW AND APPROVAL OF THE OWNER'SAUTHORIZED REPRESENTATIVE.6.PRIOR TO BEGINNING WORK, THE SITE SHALL BE FREE OF ALL DEBRIS, WEEDS,OR ROCKS GREATER THAN 2" DIAMETER WITH FINISH-GRADING COMPLETED.LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL OF ALLEXISTING PLANT MATERIAL UNLESS OTHERWISE NOTED ON PLANS. LANDSCAPECONTRACTOR SHALL VISIT SITE IN ORDER TO BECOME FAMILIAR WITH ALLEXISTING CONDITIONS PRIOR TO SUBMITTING BID.7.GRADE AT PLANTERS SHALL BE 2" BELOW FINISHED GRADE OF ADJACENTHARDSCAPE UNLESS OTHERWISE NOTED ON GRADING OR BERMING PLAN.8.TREAT PLANTED AREAS, DECOMPOSED GRANITE AND GRAVEL AREAS WITHPRE-EMERGENT WEED AGENT PRIOR TO, AND AFTER, PLACING LANDSCAPETOPPING AND AS PER MANUFACTURER'S SPECIFICATIONS.9.THE CONTRACTOR SHALL PROVIDE ALL PLANTS AS INDICATED ON THE PLANS,UNLESS OTHERWISE SPECIFIED. ANY CHANGES OR SUBSTITUTIONS MUST BEAPPROVED BY THE LANDSCAPE ARCHITECT. AT THE TIME OF DELIVERY THECONTRACTOR SHALL PROVIDE THE DELIVERY INVOICE TO THE LANDSCAPEARCHITECT FOR HIS REVIEW.10.ALL PLANT MATERIAL SHALL BE FULL, HEALTHY, SHAPELY, DISEASE-FREE, ANDINSECT-FREE, BEING OF A SIZE THAT IS STANDARD FOR THE NURSERY INDUSTRY,AND PER THE PLANT LEGEND. ALL PLANTS ARE SUBJECT TO THE LANDSCAPEARCHITECT'S APPROVAL.11.BEFORE EXCAVATION, PLANTS IN CONTAINERS SHALL BE PLACED AS INDICATEDON PLANTING PLAN. OWNER'S REPRESENTATIVE SHALL BE NOTIFIED 36HRS INADVANCE AND SHALL CHECK LOCATION OF ALL PLANTS IN THE FIELD AND SHALLINDICATE THE EXACT POSITIONS BEFORE ACTUAL PLANTING OPERATIONSPROCEED12.ALL LARGE PLANTS SHALL BE HANDLED WITH CARE USING THE NECESSARYPROPER EQUIPMENT. THE CONTRACTOR WILL BE REQUIRED TO REPLACE ALLDAMAGED PLANTS.13.CONTRACTOR SHALL ADD PLANT TABLETS TO ALL PLANT MATERIAL PERMANUFACTURERS SPECIFICATIONS FOR CONTAINER SIZE.14.ALL PLANTS SHALL BE PLANTED IN HOLES AS PER PLANTING DETAIL (SEE DETAILTHIS SHEET). TREE AND SHRUB ROOT CROWNS SHALL BE SET FLUSH WITH THEADJACENT FINISH GRADE. ALL SHRUBS TO HAVE BELOW GRADE WATERRETENTION BASIN WITH GRADUAL 2" SWALE. ALL TREES TO HAVE BELOW GRADEWATER RETENTION BASIN WITH A 3" GRADUAL SWALE IN PLANTER BEDS AND 2" INTURF AREAS. WATER BASIN TO BE LARGE ENOUGH SO THAT THERE IS NOWATER RUN-OFF.15.ALL HOLES SHALL BE THOROUGHLY PRE-SOAKED WITH WATER AND ALLOWED TODRAIN PRIOR TO PLANTING.16.ALL SHRUBS AND TREES SHALL BE BACKFILLED WITH 100% NATURAL SOIL.17.CONTRACTOR SHALL PROVIDE WATERING BASINS AROUND ALL PLANT MATERIAL.18.TREES (ONLY IF STAKING IS REQUIRED) 15-GALLON OR LARGER ARE TO BESTAKED WITH 2" DIAMETER LODGEPOLE PINE STAKES, 2 PER TREE. REFER TOPLANTING DETAILS FOR PLANTING, STAKING, AND GUYING.19.ALL BOULDERS (WHERE APPLICABLE) SHALL BE SET INTO SOIL 33% OF BOULDERSIZE.20.THE CONTRACTOR SHALL REMOVE ALL DEBRIS, PLANT BOXES AND CONTAINERS,MATERIALS, SUPPLIES OR EQUIPMENT, LEAVING THE SITE IN A CLEAN CONDITIONUPON COMPLETION OF LANDSCAPE INSTALLATION.21.UPON ACCEPTANCE OF THE COMPLETED PROJECT, THE CONTRACTOR SHALLMAINTAIN THE INSTALLATION FOR A 90-DAY MAINTENANCE PERIOD. THECONTRACTOR SHALL WEED ALL PLANTING AREAS AS NEEDED TO MAINTAIN ANEAT AND CLEAN APPEARANCE; MAINTAIN IRRIGATION AND LIGHTING SYSTEMS(WHERE APPLICABLE) IN A LIKE-NEW CONDITION; AND APPLY A UNIFORMFERTILIZER APPLICATION AT 30 DAYS, 60 DAYS, AND 90 DAYS, AS NEEDED TOMAINTAIN PROPER GROWTH FOR ALL PLANTING.22.ACCEPTANCE OF LANDSCAPE INSTALLATION AND MAINTENANCE WILL BEDETERMINED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. LANDSCAPECONTRACTOR SHALL REPLACE ALL DEAD OR DAMAGED PLANT MATERIALWHETHER CAUSED BY OTHER TRADE ACTIVITY AND/OR NATURAL CAUSES AT NOEXTRA COST TO OWNER. COPPER W A Y COPPER W A YwsC21515151515151515151515151515151515151515151515151515151515151515151515151 2345671"=10'-0"TKDIRRIGATION PLANL-4.1VIEWPORT "A"SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706KEY MAP - NTS08-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE3096LIMIT OF W O R K MATCHLINE SEE VIEWPORT "A" LEFTMATCHLINE SEE VIEWPORT "B" RIGHTMATCHLINE SEE VIEWPORT "C" - SHEET L-4.2 VIEWPORT "B""B""A"CELADON STREETCELADON STREETCOPPER WAY13.671"28.261"314.81"416.61"513.91"612.91"713.01"SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYPSIRain Bird 1804-SAM-PRS 15 Series MPRTurI Spray 4.0in. Pop-Up Sprinkler with Co-Molded Wiper Seal.1/2in. NPT Female Threaded Inlet. With Seal-A-Matic CheckValve. Pressure Regulating.3630SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYRain Bird XC=-100-PRFMedium Flow Drip Control Kit 1in. DV valve 1in. pressureregulating Iilter 40psi pressure regulator. 5 GPM-20 GPM.9Rain Bird PCTPressure Compensating Threaded Low-Flow Bubblers. OIIered in5 GPH 7 GPH and 10 GPH models with 1/2in. FPT threadedinlet. Light Brown = 5 GPH Violet = 7 GPH and Green = 10GPH.149Area to Receive Drip EmittersRain Bird XB-PC-1032Single Outlet Pressure Compensating Drip Emitters. Flow ratesoI 0.5 GPH=blue 1.0 GPH=black and 2.0 GPH=red. Comes witha 10-32 threaded inlet x barb outlet.37435 s.I.Emitter Notes:1.0 emitters 1 assigned to each 1 gal plant 2.0 emitters 1 assigned to each 5 gal plant 4072.0 emitters 2 assigned to each 15 gal plant 1242.0 emitters 4 assigned to each 36" box plant SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYRain Bird PGA Globe1in. 1-1/2in. 2in. Electric Remote Control Valve Globe.5Rain Bird 44-RC1in. Brass Quick-Coupling Valve with Corrosion-ResistantStainless Steel Spring Thermoplastic Rubber Cover and 2-PieceBody.16PVC Shut OII ValveMatch to mainline pipe size2Rain Bird PEB-PRS-D 1"1in. 1-1/2in. 2in. 3in. Plastic Industrial Master Valves. Low FlowOperating Capability Globe ConIiguration. With PressureRegulator Module.2Febco 825Y 3/4"Reduced Pressure BackIlow Preventer2Rain Bird ESPLXME2 w/ 1 ESPLXMSM1224 Station Traditionally-Wired Commercial Controller. 1 ESPLXME2 12-Station Indoor/Outdoor Plastic Wall-MountEnclosure w/ 1 ESPLXMSM12 - 12-Station Expansion Modules.1Rain Bird WR2-RFCWireless Rain and Freeze Sensor Combo includes 1 receiver and1 rain/Ireeze sensor transmitter.1Rain Bird FS-100-P1in. Flow Sensor Plastic PVC Model. Suggested OperatingRange 5.4 GPM to 54 GPM. Size Ior Flow Not According to PipeSize. Rain Bird Compatible Controllers: ESP-LXIVM P _ LXD _LXME2 P _ ME3 or Controllers Accepting Custom K-Factor andOIIset. Install in Rain Bird Valve Box2Water Meter 1"NEW WATER METER1Water Meter 1"NEW WATER METER1Irrigation Lateral Line: PVC Schedule 407188 l.I.Irrigation Mainline: PVC Schedule 401164 l.I.Pipe Sleeve: PVC Schedule 80144.0 l.I.QTQFHT15151515155.07.010.0MVBFC2wsFSM1M2Valve NumberValve FlowValve SizeValve Callout###"IRRIGATION SCHEDULE0feet201" = 10'10300feet201" = 10'1030 8910ARTISAN WAYM2ARTISAN WAYBFMVFS1"=10'-0"TKDIRRIGATION PLANL-4.2MATCHLINE SEE VIEWPORT "B" - SHEET L-4.1 0feet201" = 10'10300feet201" = 10'1030VIEWPORT "C"GOLDEN SUNCUP WAYSHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706KEY MAP - NTS08-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE3096"C""D"VIEWPORT "D"ARTISAN WAYMATCHLINE SEE VIEWPORT "D" ABOVE M A T C H L I N E  S E E V I E W P O R T " C " B E L O W MATCHLINEḀSEE VIEWPORT "E" - SHEET L-4.381.331"91.51"104.41"0feet201" = 10'1030 DESERT IRONWOODGOLDEN SUNCUP WAYDESERT IRONWOODGOLDEN SUNCUP WAY111213DESERT IRONWOODM1DESERT IRONWOODBFMVFS1"=10'-0"TKDIRRIGATION PLANL-4.3N O R T HSHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706KEY MAP - NTS08-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE3096VIEWPORT "E"MATCHLINE SEE VIEWPORT "D" - SHEET L-4.2 "E""F"VIEWPORT "F"MATCHLINE SEE VIEWPORT "F" ABOVE MATCHLINE SEE VIEWPORT "E" BELOW LIMIT OF WORKGOLDENSUNCUP WAYCELADONSTREETDESERT IRONWOODDESERT IRONWOOD114.651"124.581"133.241"0feet201" = 10'10300feet201" = 10'1030 TKDIRRIGATIONDETAILSL-5.1SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 3770608-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE30961" = 1'-0"PEDESTAL MOUNT CONTROLLERFX-IR-FX-CONT-16ABACKFLOW TO BE INSTALLED AND OPERATED BY CVWD12334456789BACKFLOW NOTE:CVWD BACKFLOW PREVENTOR3/4" = 1'-0"10LINE SI=ED WYE STRAINER1FEBCO MODEL 825 YREDUCED PRESSUREBACKFLOW DEVICE W/2BALL VALVES2BRASS UNION3BRASS ELL TYP. 4FINISH GRADE5BRASS NIPPLE TYP. 6PVC MALE ADAPTER71 CU. FT. CONCRETETHRUST BLOCKS TYP. .WRAP PIPES W/ 10 MIL.TAPE. SATURATE ANDCOMPACT SUB-GRADE TO90 PRIOR TO POUR.8FROM P.O.C. ADAPT ASREQUIRED91010ALL COMPONENTS TO BEMETAL FROM THE WATERMETER TO THE END OF THEBACKFLOW DEVICEB328409.43-05ISOLATION SHUT OFF VALVE112345678NOTE: INSTALL VALVE BOX SUCH THATTHE TOP OF THE COVER IS 2" ABOVEFINISH GRADE IN GROUND COVERAREAS AND FLUSH WITH CONCRETEAND TURF AREASCARSON ROUND VALVEBOX SEE IRRIGATIONEQUIPMENT SCHEDULE INSTALL FLUSH W/ FINISHGRADE1FINISH GRADE2GATE VALVE SEEIRRIGATION LEGEND ANDIRRIGATION EQUIPMENTSCHEDULE 3PRESSURI=ED PVCMAINLINE41 CU CRUSHED GRAVEL5BRASS UNION6SCH 80 PVC NIPPLE7HEAT BRAND "G.V." IN 2"TALLCHARACTERS ON TOPCENTER OFVALVE BOX LID8CRAIN BIRD MASTER VALVE WITH PRS-DIAL130-INCH LINEAR LENGTH OFWIRE COILED12WATERPROOF CONNECTIONRAIN BIRD SPLICE-1 1 OF 2 23ID TAG: RAIN BIRD VID SERIES34REMOTE CONTROL VALVE:RAIN BIRD PEB45VALVE BOX WITH COVER:RAIN BIRD VB-STD56FINISH GRADE/TOP OF MULCH67PVC SCH 80 NIPPLE CLOSE 78PVC SCH 40 ELL89PVC SCH 80 NIPPLE LENGTHAS REQUIRED 91010BRICK 1 OF 4 11PVC MAINLINE PIPE1112SCH 80 NIPPLE 2-INCHLENGTH HIDDEN AND SCH 40ELL1213PVC SCH 40 TEE OR ELL1314PVC SCH 40 MALE ADAPTER1415PVC LATERAL PIPE15163.0-INCH MINIMUM DEPTH OF3/4-INCH WASHED GRAVEL1617PRS-DIAL PRESSUREREGULATING MODULE17DFLOW SENSORNTS1235567NOTES:1- FLOW SENSOR WIRE SHALL BE PER THECONTROLLER MANUFACTURER'S SPECIFICATIONS.2- INSTALL FLOW SENSOR PER MANUFACTURER'SSPECIFICATIONS AND RECOMMENDATIONS.3- ALL WIRE RUNS SHALL BE CONTINUOUS WITHOUTANY SPLICES. WIRE CONNECTIONS SHALL BE MADEUSING DBR/Y-6 CONNECTORS OR APPROVEDEQUAL.64FINISH GRADE1CARSON VALVE BOX WITHLOCKING LID2FLOW SENSOR SEEIRRIGATION LEGEND FORMANUFACTURER MODELAND SI=E 3IRRIGATION CONTROLWIRES WITH MINIMUM 12"COIL OF WIRE4 4 BRICKS5MAINLINE PIPE FROMMASTER VALVE63" MINIMUM DEPTH OF3/4" WASHED GRAVEL7E328409.63-03BVICVMVQCGR-umbo rectangularvalve box 22" x 16" x 12" Standardrectangularvalve box 18" x 12" x 12" DesignationBox size # 1# 2# 2# 3# 4IdentiIication GuideMVFSHMBVBVGVARVQCRCVMSGRSBFC# 2# 2# 2# 2# 1# 2# 2# 3# 2# 2# 4# 3# 3Master valveFlow sensorHydrometerBall valve 3" or lessBall valve 4" or moreGate valveAir release valveQuick coupler valveRemote control valveMoisture sensorGrounding rodSplice boxFuture connectionPLAN VIEWPavementwall orbuilding.Notes:1.Valve box # 1 thru # 3 shall have stainless steel locking hardware.2.Valve boxes shall be labeled by hot iron branding with 3" high letters3.Locate valve assemblies in planting area avoid lawn areas wherepossible. Hardscape areas should be avoided unless no other otiondpresent themselves.4.Color oI valve boxes should be brown/tan in landscape areas green inturI areas and purple Ior all valve boxes on non-potable systems5.Valve locations shall be approved by the Owner's Representative priorto installation.6.Valve boxes shall be centered above valve assemblies to Iacilitateaccess and maintenance.7.Valve boxes shall be located 2" above Iinished grade in planter areas toaccount Ior mulch and set at grade Ior turI or hardscape areas.8.Valve boxes shall be set parallel to each other and perpendicular to theedge oI pavement.9.See Irrigation ETuipment schedule Ior manuIacturer sizes and options.10.See other irrigation details Ior Iurther inIormation.Standardrectangularvalve box 18" x 12" x 12" Circularvalve box 10" D Circularvalve box 6" D 1VALVE LAYOUT / VALVE BOXES3/4" = 1'-0"CARSON VALVE BOXESDV# 1Drip control zoneM# 2Irrigation sub-meterF328406-01QUICK COUPLER IN ROUND VALVE BOX12345FINISH GRADE / TOP OF MULCH1QUICK-COUPLING VALVE - SEEIRRIGATION SCHEDULE FORMANUFACTURER AND SI=E233-INCH MINIMUM DEPTH OF3/4-INCH WASHED GRAVEL456BRICK 1 OF 2 6775PVC SCH 80 NIPPLE LENGTH ASREQUIRED7PVC SCH 40 STREET ELL8PVC SCH 40 TEE OR ELL89PVC MAINLINE PIPE910PVC SCH 40 ELL10112" x 2" REDWOOD STAKE WITHSTAINLESS STEEL GEAR CLAMPSOR EQUIVALENT SUPPORTSYSTEM1112HEAT BRAND "Q.C.." IN 2" TALLCHARACTERS ON TOP CENTER OFVALVE BOX LID12NOTE:FURNISH FITTINGS AND PIPING NOMINALLYSI=ED IDENTICAL TO NOMINAL QUICKCOUPLING VALVE INLET SI=E.VALVE BOX TOP VIEW3CARSON ROUND VALVE BOX WITHLOCKING COVERGRAIN BIRD PESB ELECTRONIC CONTROL VALVE130-INCH LINEAR LENGTH OFWIRE COILED12WATERPROOF CONNECTIONRAIN BIRD SPLICE-1 1 OF 2 23ID TAG: RAIN BIRD VID SERIES34REMOTE CONTROL VALVE:RAIN BIRD PESB-PRS-D45VALVE BOX WITH COVER:RAIN BIRD VB-STD56FINISH GRADE/TOP OF MULCH67PVC SCH 80 NIPPLE CLOSE 78PVC SCH 40 ELL89PVC SCH 80 NIPPLE LENGTHAS REQUIRED 91010BRICK 1 OF 4 11PVC MAINLINE PIPE1112SCH 80 NIPPLE 2-INCHLENGTH HIDDEN AND SCH 40ELL1213PVC SCH 40 TEE OR ELL1314PVC SCH 40 MALE ADAPTER1415PVC LATERAL PIPE15163.0-INCH MINIMUM DEPTH OF3/4-INCH WASHED GRAVEL16H TKDIRRIGATION DETAILSDRIP EQUIPMENTL-5.2SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 3770608-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE30961.THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AND THE CITYINSPECTORS A MINIMUM OF 48 HOURS PRIOR TO STARTING CONSTRUCTION.2.THE DESIGN IS DIAGRAMMATIC ONLY. ALL PIPING VALVES BACKFLOW PREVENTORWIRING ETC. SHOWN WITHIN PAVED AREAS ARE FOR DESIGN CLARIFICATION ONLYAND SHALL BE INSTALLED IN PLANTER AREAS WHEREVER POSSIBLE.3.DO NOT WILLFULLY INSTALL THE IRRIGATION SYSTEM AS SHOWN ON THESEDRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS GRADEDIFFERENCES OR DIFFERENCES IN AREA DIMENSIONS EXIST THAT MIGHT NOT HAVEBEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCESSHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORI=EDREPRESENTATIVE IN THE EVENT THIS NOTIFICATION IS NOT PERFORMED INWRITING THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANYREVISIONS NECESSARY.4.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO FAMILIARI=E HIMSELF WITH ALLGRADE DIFFERENCES LOCATION OF FIXTURES UTILITIES SIGNS POSTS POLESWALLS AND PAVING. THE CONTRACTOR SHALL REPAIR OR REPLACE ALL ITEMSDAMAGED BY HIS WORK. HE SHALL COORDINATE HIS WORK WITH OTHERCONTRACTORS IF ANY FOR THE LOCATION AND INSTALLATION OF PIPE SLEEVESAND LATERALS THROUGH WALLS UNDER ROADWAYS AND UNDER PAVING ETC.5.ALL IRRIGATION EQUIPMENT SHALL BE OF FIRST QUALITY AND OF MANUFACTURERAS SPECIFIED ON THE DRAWINGS. THESE MATERIALS SHALL BE INSTALLED AS PERMANUFACTURER'S RECOMMENDATIONS AND SPECIFICATIONS.6.ALL LATERAL MAINLINE PIPING AND CONTROL WIRES UNDER PAVING SHALL BEINSTALLED IN SEPARATE SLEEVES. MAINLINE SLEEVE SI=E SHALL BE A MINIMUM OFTWICE 2X THE OUTSIDE DIAMETER OF THE PIPE TO BE SLEEVED. CONTROL WIRESLEEVES SHALL BE SUFFICIENT SI=E FOR THE REQUIRED NUMBER OF WIRESUNDER PAVING REFER TO PLAN.7.ALL SLEEVES UNDER ROADWAYS SHALL BE SCHEDULE 80 NEW . EXISTING SLEEVESSHALL REMAIN IN PLACE IF EXTENSIONS ARE REQUIRED THE PIPE SHALL BE SCH.80. LATERAL LINE SLEEVE UNDER PAVING SHALL BE SCHEDULE 40. ALL SLEEVESSHALL BE P.V.C. OR AS NOTED ON PLANS.8.PIPE SI=ES SHALL CONFORM TO THOSE SHOWN ON THE PLANS AND DETAILS. NOSUBSTITUTIONS OF SMALLER PIPE SI=ES SHALL BE PERMITTED BUTSUBSTITUTIONS OF LARGER SI=ES MAYBE APPROVED. ALL DAMAGED ANDRE-ECTED PIPE SHALL BE REMOVED FROM THE SITE AT THE TIME OF SAIDRE-ECTION.9.THE CONTRACTOR SHALL MAKE THE FINAL CONNECTION FROM THE ELECTRICALSOURCE TO THE CONTROLLER.10.ADV ANTI-DRAIN VALVE UNITS MAY NOT BE REQUIRED ON ALL HEADS. PRIOR TOINSTALLATION THE CONTRACTOR SHALL VERIFY WITH THE ON SITE GRADES. IFTHERE IS AN ELEVATION DIFFERENCE OF 24" OR MORE BETWEEN THE HIGHESTHEAD AND LOWEST HEAD ON A VALVE CIRCUIT THE ADV'S SHALL BE INSTALLED.11.ALL SPRINKLER HEADS SHALL BE SET PERPENDICULAR TO FINISH GRADE UNLESSOTHERWISE SPECIFIED.12.THE CONTRACTOR SHALL FLUSH AND AD-UST ALL SPRINKLER HEADS AND VALVESFOR OPTIMUM COVERAGE ELIMINATING OVERSPRAY ONTO WALKS STREETSWALLS ETC.13.POP-UP SPRAY HEADS SHALL BE INSTALLED IN ALL TURF AREAS LANDSCAPEAREAS AD-ACENT TO WALKS AND DRIVE. INSTALL POP-UPS TO THE HEIGHTSPECIFIED IN THE IRRIGATION LEGEND AND DETAILS.14.THE IRRIGATION SYSTEM SHALL BE FULLY AUTOMATIC. CONTROL VALVES SHALL BEINSTALLED PER DETAILS.15.ALL SLEEVES SHALL EXTEND BEYOND THE EDGE OF PAVING OR BACK OF CURB TO3'.16.THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT IF STATIC WATERPRESSURE IS LESS THAN 75 PSI.17.CONTRACTOR SHALL GUARANTY ALL WORK WORKMANSHIP FOR 1 FULL YEARFROM ACCEPTANCE.18.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROVIDE 100 COVERAGE.19.ALL WORK SHALL BE DONE IN CONFORMANCE WITH THESE PLANS NOTES ANDDETAILS AS WELL AS LOCAL STANDARDS AND SPECIFICATIONS.20.VERIFICATION OF THE EXACT LOCATION AND SI=E OF THE POINT OF CONNECTION POC AND AVAILABLE WATER PRESSURE SHALL BE MADE BY THE LANDSCAPECONTRACTOR PRIOR TO COMMENCING ANY WORK. ANY DISCREPANCIES BETWEENTHE FIELD CONDITIONS AND DRAWINGS SHALL BE BROUGHT TO THE IMMEDIATEATTENTION OF THE LANDSCAPE ARCHITECT.21.LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING NEW 120V 60CYCLE 2 AMP SERVICE TO EACH CONTROLLER LOCATION UNLESS OTHERWISENOTED ON PLAN. ALL ELECTRICAL WORK SHALL MEET OR EXCEED CITY COUNTYSTATE OR NATIONAL CODES.22.COORDINATE THE INSTALLATION OF ALL SPRINKLER MATERIALS INCLUDING PIPEWITH THE LANDSCAPE DRAWINGS TO AVOID INTERFERING WITH TREESSHRUBS OR OTHER PLANTING.23.WATER SUPPLY: CONNECTIONS TO THE EXISTING POINTS OF CONNECTION SHALLBE AT THE APPROPRIATE LOCATION S SHOWN ON THE DRAWING. MINOR CHANGESCAUSED BY ACTUAL SITE CONDITIONS SHALL BE MADE WITHOUT ADDITIONAL COSTTO THE OWNER.24.PRESSURE TEST FOR THE NEW IRRIGATION MAINLINE WILL BE 150 LBS. FOR ADURATION OF 2 HOURS.25.SUPPLY AS PART OF THIS CONTRACT THE FOLLOWING TOOLS:TWO 2 KEYS FOREACH AUTOMATIC CONTROLLER. 10 OF EACH TYPE OF ALL SPRINKLER HEADS.TWO 2 KEYS FOR VALVE BOXES.26.THE ENTIRE IRRIGATION AND WATER SYSTEM SHALL BE GUARANTEED TO GIVESATISFACTORY SERVICE FOR A PERIOD OF ONE YEAR FROM THE DATE OFACCEPTANCE BY THE OWNER'S REPRESENTATIVE. SHOULD ANY TROUBLE DEVELOPWITHIN THE TIME SPECIFIED ABOVE DUE TO INFERIOR OR FAULTY MATERIAL ORWORKMANSHIP THE TROUBLE SHALL BE CORRECTED AT NO EXPENSE TO THEOWNER.27.RECORD ACCURATELY ON ONE SET OF PRINTS 'RECORD DRAWINGS" OF ALLCHANGES IN THE WORK CONSTITUTING DEPARTURES FROM THE ORIGINALCONTRACT DRAWINGS INCLUDING LOCATION CHANGES IN BOTH PRESSURE ANDNON-PRESSURE LINES.28.ALL VALVES SHALL BE TAGGED WITH IDENTIFYING 'CHRISTIE' TAGS. AND ALL VALVEBOXES WITH REMOTE CONTROL VALVES SHALL BE HEAT BRANDED WITH THE VALVENUMBER ALL VALVE BOXES WITH OTHER VALVES OR EQUIPMENT SHALL BE HEATBRANDED WITH VALVE OR EQUIPMENT TYPE.IRRIGATION NOTESPOP-UP BUBBLER ON SWING JOINTNTS3123453467FINISH GRADE1TOP OF MULCH2SHRUB BUBBLER SEEIRRIGATION LEGEND ANDEQUIPMENT SCHEDULE FORMANUFACTURER MODEL ANDOPTIONS 3PVC SCH 40 ELL4PVC SCH 40 STREET ELL5PVC SCH 40 TEE OR ELL6PVC LATERAL PIPE7328403.56-03ASLEEVING DETAIL123546HARDSCAPE SURFACE1CLEAN BACKFILL ASREQUIRED TO BE SET IN6" LIFTS. REFER TOSPECIFICATIONS FORSPECIFIC MATERIAL ANDCOMPACTIONREQUIREMENTS.2CLEAN SAND3PRESSURE MAINLINE WITHSLEEVE4LATERAL LINE WITH SLEEVE5CONTROL WIRES AND WIRESLEEVE6BTRENCHING DETAILSC1" COMMERCIAL DRIP CONTROL ZONE 3" MIN.1TOP OF MULCH12FINISH GRADE2330-INCH LINEAR LENGTH OF WIRECOILED34WATERPROOF CONNECTION: RAINBIRD SPLICE-1 1 OF 2 45ID TAG: RAIN BIRD VID SERIES56UMBO VALVE BOX WITH COVER:ᴀRAINBIRD VB-MB─67PVC SCH 80 NIPPLE CLOSE 1 OF3 7889PVC SCH 40 ELL98PVC SCH 80 NIPPLE LENGTH ASREQUIRED 10PVC SCH 80 NIPPLE 2-INCHLENGTH HIDDEN AND PVC SCH 40ELL1011PVC SCH 40 TEE OR ELL1112BRICK 1 OF 4 12133-INCH MINIMUM DEPTH OF3/4-INCH WASHED GRAVEL131414PVC MAINLINE15CONTROL =ONE KIT: RAIN BIRDXC=-PRB-100 COM1516PVC SCH 80 UNION FOR SERVICINGASSEMBLY1617PVC SCH 40 MALE ADAPTER1718PVC LATERAL SUPPLY LINE18DLAWNEXAMPLE DRIP LATERAL/EMITTER LAYOUTNTS123465ELECTRIC DRIP CONTROL VALVE SEE IRRIGATION LEGENDAND EQUIPMENT SCHEDULE FOR MANUFACTURER MODELAND OPTIONS 1234AIR RELIEF VALVE LOCATE ONE PER VALVE AT THEHIGHEST POINT SEE DETAIL ̀ .5HEADER BOARD62EMITTER SEE DETAIL FOR ASSEMBLY 3AUTOMATIC FLUSH VALVE SEE DETAIL 4DRIP LATERAL - PVC CLASS 200 PIPEEHSA-IRR-DRIP-01DRIP EMITTER ASSEMBLYNTS12345DRIP EMITTER SEE IRRIGATIONLEGEND AND EQUIPMENTSCHEDULE SEE EMITTER CHART FOR SI=EAND QUANTITY OF EMITTERS 112" POLYFLEX RISER2FINISH GRADE3PVC FITTING S X S X 1/2"FTP 4PVC PIPE DEPTH PERSPECIFICATION 5FHSA-IRR-DRIP-03AIR RELIEF VALVE IN PVC HEADERNTS1FINISH GRADE12SMALL CARSON VALVEBOX23DRIP AIR RELIEFVALVE INSTALLED ATHIGH POINTS OF THEDRIP =ONE - MATCH TODRIPLINEMANUFACTURER34PVC SCH 40 FEMALEADAPTER45PVC SCH 80 RISER5666BRICK7PVC HEADER PIPE78PVC SCH 40 TEE893" MINIMUM DEPTH OF3/4" WASHED GRAVEL9G328413.53-04 AUTOMATIC FLUSH VALVENTS12345678910SMALL ROUND CARSON VALVE BOX1FINISH GRADE PLACE VALVE BOX 1"ABOVE GRADE IN LAWN AREAS AND 2"ABOVE IN SHRUB AREAS 2ID TAG33/4" CRUSHED GRAVEL4AUTOMATIC FLUSH VALVE SEEEQUIPMENT SCHEDULE FORMANUFACTURER AND OPTIONS 5SMT 3/4" MHT BY SPIN LOC 6DRIP TUBING7SCH 40 STREET ELBOW8PVC MANIFOLD OR HEADER9HEAT BRAND THE VALVE COVERWITH "FV" PER VALVEBOX DETAIL THISSHEET10HHSA-IRR-DRIP-04 ARTISAN WAYCOPPER W A Y DESERT IRONWOOD CELADON STREETGOLDEN SUNCUP WAYTTTTTTMM1"=40'-0"TKDLIGHTING PLANL-6.1LIGHTING PLAN1"=40'0feet801" = 40'40120SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYDETAILTRANSFORMER6SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYDETAILSP- Lighting SP--Alpha34Cast Brass Aged Brass AG  1/2in. NPTLamp: FB-8W-TA16 8W_8VA 2700KTLIGHTING SCHEDULEMELECTRICAL METER - SEE CIVIL PLANS 2SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA COMMON SPACE PLANSPALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706N O R T HKEY MAP - NTS08-16-24 SUBMITTAL TKD & RDLTKD & RDLESCENA OPENSPACE3096Finished grade.UPLIGHT Iixture. See plan legendIor wattage beam spread and accessories.Aim Iixture a minimum oI 10ƒ oII verticalto allow water and dirt to drain oII lens cap.Long Slot Spike mount.Direct bury UF/UL copper low voltagecable with 3M DBR/Y-6 direct bury splice kit.Leave 18" minimum wire loop coiled belowIixture Ior service.Installation to be completed in accordancewith manuIacturer's speciIications.Accepts 10-15 volts - AC or DCSee plan legend Ior LED board option beamspreads and accessories.Always reIer to FX product installation notesprior to installation.NOTESA.B.C.D.DETAIL LEGENDUP LIGHT LONG SLOT SPIKENOT TO SCALE10.0"/25.4 cm 21435512345265613-1271 ARTISAN WAYCOPPER W A Y DESERT IRONWOOD CELADON STREETGOLDEN SUNCUP WAYSHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.PALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706N O R T HL-1SEE COMMON AREA LANDSCAPE PLANSSEE COMMON AREA LANDSCAPE PLANSSEE COMMON AREA LANDSCAPE PLANSSEE COMMON AREA LANDSCAPE PLANSSYMBOLCODEBOTANICAL / COMMON NAMECONTWUCOLSTREESACA LRAAcacia aneuraMulga36" BoxLOW (.2)CSCaesalpinia cacalaco 'Smoothie'Smoothie Thornless Cascalote36" BoxLOW (.3)CPCercidium praecoxSonoran Palo Verde36"boxLOW (.2)PFPithecellobium flexicauleTexas Ebony36"boxLOW (.3)PALMSWYWashingtonia filiferaCalifornia Fan Palm12` BTH SkinnedMED (.5)PLANT SCHEDULE STREET TREESAcacia aneuraCercidium praecoxPithecellobium flexicauleWashingtonia filiferaCaesalpinia cacalaco'Smoothie'SITE PLANSCALE :1"=40' 3'-0"3'-6"3'-8"3'-0"3'-0"3'-0"13'-3"5'-0"16'-0"6'-8"3'-0"3'-0"3'-0"3'-9"3'-0"10'-2" 9'-7" 32'-4"3'-0"3'-0"11'-8"6'-9"16'-0"20'-0" 20'-0"20'-0"1"=10'-0"3096TKDTKDL-2FRONT YARDTYPICAL HARDSCAPE0feet201" = 10'1030PLAN 1RPLAN 3LPLAN 2RSHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA PALM SPRINGS CALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706FRONT YARDTYPICALS16'-0"SYMBOLDESCRIPTIONQTYDETAILNatural Gray Concrete With Broom Finish. 406 sfSURFACE & INERT MATERIALSSYMBOLDESCRIPTIONQTYDETAIL3/8" Gravel - Gray Graphite438 sfREFERENCE NOTES SCHEDULE PLAN 1SYMBOLDESCRIPTIONQTYDETAILNatural Gray Concrete With Broom Finish. 473 sfSURFACE & INERT MATERIALSSYMBOLDESCRIPTIONQTYDETAIL3/8" Gravel - Gray Graphite631 sfREFERENCE NOTES SCHEDULE PLAN 2SYMBOLDESCRIPTIONQTYDETAILNatural Gray Concrete With Broom Finish. 413 sfSURFACE & INERT MATERIALSSYMBOLDESCRIPTIONQTYDETAIL3/8" Gravel - Gray Graphite480 sfREFERENCE NOTES SCHEDULE PLAN 3Graphite Gray 38" GravelNatural Gary Concretew/ Broom FinishNOTE:SEE CIVIL ENGINEERING PLANS FOR WALLS ,FENCING, STOOPS, PATIOSAND ARCHITECTURAL CONCRETE.08-19-24 SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA PALM SPRINGS CALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706FRONT YARDTYPICALS1"=10'-0"3096TKDTKDL-3FRONT YARDTYPICAL PLANTING0feet201" = 10'1030PLAN 1RPLAN 3LPLAN 2RIRRIGATION NOTE:EACH HOME TO HAVE SEPARATE IRRIGATION SYSTEM, WITH ET BASEDCONTROLLER AND HIGH EFFICIENCY SINGLE POINT DRIP IRRIGATION.ALL TREES AND PALMS TO BE IRRIGATED ON SEPARATE VALVE. REARYARD IRRIGATION TO BE STUBBED OUT FOR HOME OWNER TOCOMPLETE AFTER PURCHASE OF HOME.SYMBOLBOTANICAL / COMMON NAMECONTQTYPALM TREESChamaerops humilis / Mediterranean Fan Palm24"box 1Washingtonia filifera / California Fan Palm12' BTH 1SHRUBSRuellia brittoniana `Katie` / Dwarf Blue Bells5 gal.13CACTIAgave desmettiana / Dwarf Century Plant5 gal.6Agave x `Blue Glow` / Blue Glow Agave15 gal.4Stenocereus marginata / Mexican Fence Post 3` Single5Yucca rostrata / Beaked Yucca5` Ht. 1PLANT SCHEDULE PLAN 1SYMBOLBOTANICAL / COMMON NAMECONTQTYTREESAcacia aneura / Mulga24"box 1Caesalpinia cacalaco `Smoothie` TM / Cascalote36"box 1SHRUBSBeaucarnea recurvata / Pony Tail Palm15 gal.1Carissa macrocarpa `Green Carpet` / Green Carpet Natal Plum5 gal8Chrysactinia mexicana / Damianita5 gal4Russelia equisetiformis / Firecracker Plant5 gal.3CACTIAgave x `Blue Glow` / Blue Glow Agave15 gal.5Dasylirion longissimum / Toothless Desert Spoon15 gal.1Echinocactus grusonii / Golden Barrel Cactus12"-14" Dia. 8Stenocereus marginata / Mexican Fence Post3` Single4Yucca rostrata / Beaked Yucca5` Ht.2PLANT SCHEDULE PLAN 308-19-24SYMBOLBOTANICAL / COMMON NAMECONTQTYDETAILTREESPithecellobium flexicaule / Texas Ebony36"box 1PALM TREESChamaerops humilis / Mediterranean Fan Palm24"box1Washingtonia filifera / California Fan Palm12' BTH 1SYMBOLBOTANICAL / COMMON NAMECONTQTYSHRUBSBeaucarnea recurvata / Pony Tail Palm15 gal.1Hesperaloe parviflora 'perpa' / Breakelights Red Yucca5 gal8Ixora coccinea / Red Ixora5 gal5CACTIAgave geminiflora / Century Plant5 gal.5Dasylirion longissimum / Toothless Desert Spoon 15 gal.1Echinocactus grusonii / Golden Barrel Cactus12"-14" Dia. 6Stenocereus marginata / Mexican Fence Post3` Single9VINE/ESPALIERCalliandra inaequilatera / Pink Powder Puff15 gal3PLANT SCHEDULE PLAN 2 SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA PALM SPRINGS CALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706FRONT YARDTYPICALS3096TKDTKDL-4PLANTING DETAILSSTANDARD TREE PLANTINGNTSATKD-PL-01ORNAMENTAL PALM PLANTINGNTSBTKD-PL-02SHRUB PLANTINGNTSCTKD-PL-03SUCCULENT / DESERT ACCENT PLANTINGNTSTKD-PL-07D08-19-24 MMMIMIMIMBFCCC FS MV BF FS MV BF FS MV SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA PALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706N O R T HFRONT YARDTYPICALS1"=10'-0"3096TKDTKDL-5FRONT YARDTYPICAL IRRIGATION0feet201" = 10'1030PLAN 1RPLAN 3LPLAN 2R1.THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT ANDTHE CITY INSPECTORS A MINIMUM OF 48 HOURS PRIOR TO STARTINGCONSTRUCTION.2.THE DESIGN IS DIAGRAMMATIC ONLY. ALL PIPING VALVES BACKFLOWPREVENTOR WIRING ETC. SHOWN WITHIN PAVED AREAS ARE FORDESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN PLANTERAREAS WHEREVER POSSIBLE.3.DO NOT WILLFULLY INSTALL THE IRRIGATION SYSTEM AS SHOWN ONTHESE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THATOBSTRUCTIONS GRADE DIFFERENCES OR DIFFERENCES IN AREADIMENSIONS E;IST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THEENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHALL BEBROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORI=EDREPRESENTATIVE IN THE EVENT THIS NOTIFICATION IS NOTPERFORMED IN WRITING THE CONTRACTOR SHALL ASSUME FULLRESPONSIBILITY FOR ANY REVISIONS NECESSARY.4.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO FAMILIARI=EHIMSELF WITH ALL GRADE DIFFERENCES LOCATION OF FI;TURESUTILITIES SIGNS POSTS POLES WALLS AND PAVING. THECONTRACTOR SHALL REPAIR OR REPLACE ALL ITEMS DAMAGED BY HISWORK. HE SHALL COORDINATE HIS WORK WITH OTHER CONTRACTORS IF ANY FOR THE LOCATION AND INSTALLATION OF PIPE SLEEVES ANDLATERALS THROUGH WALLS UNDER ROADWAYS AND UNDER PAVINGETC.5.ALL IRRIGATION E4UIPMENT SHALL BE OF FIRST 4UALITY AND OFMANUFACTURER AS SPECIFIED ON THE DRAWINGS. THESE MATERIALSSHALL BE INSTALLED AS PER MANUFACTURER'S RECOMMENDATIONSAND SPECIFICATIONS.6.ALL LATERAL MAINLINE PIPING AND CONTROL WIRES UNDER PAVINGSHALL BE INSTALLED IN SEPARATE SLEEVES. MAINLINE SLEEVE SI=ESHALL BE A MINIMUM OF TWICE 2; THE OUTSIDE DIAMETER OF THEPIPE TO BE SLEEVED. CONTROL WIRE SLEEVES SHALL BE SUFFICIENTSI=E FOR THE RE4UIRED NUMBER OF WIRES UNDER PAVING REFER TOPLAN.7.ALL SLEEVES UNDER ROADWAYS SHALL BE SCHEDULE 80 NEW .E;ISTING SLEEVES SHALL REMAIN IN PLACE IF E;TENSIONS ARERE4UIRED THE PIPE SHALL BE SCH. 80. LATERAL LINE SLEEVE UNDERPAVING SHALL BE SCHEDULE 40. ALL SLEEVES SHALL BE P.V.C. OR ASNOTED ON PLANS.8.PIPE SI=ES SHALL CONFORM TO THOSE SHOWN ON THE PLANS ANDDETAILS. NO SUBSTITUTIONS OF SMALLER PIPE SI=ES SHALL BEPERMITTED BUT SUBSTITUTIONS OF LARGER SI=ES MAYBE APPROVED.ALL DAMAGED AND RE-ECTED PIPE SHALL BE REMOVED FROM THE SITEAT THE TIME OF SAID RE-ECTION.9.THE CONTRACTOR SHALL MAKE THE FINAL CONNECTION FROM THEELECTRICAL SOURCE TO THE CONTROLLER.10.ADV ANTI-DRAIN VALVE UNITS MAY NOT BE RE4UIRED ON ALL HEADS.PRIOR TO INSTALLATION THE CONTRACTOR SHALL VERIFY WITH THEON SITE GRADES. IF THERE IS AN ELEVATION DIFFERENCE OF 24" ORMORE BETWEEN THE HIGHEST HEAD AND LOWEST HEAD ON A VALVECIRCUIT THE ADV'S SHALL BE INSTALLED.11.ALL SPRINKLER HEADS SHALL BE SET PERPENDICULAR TO FINISHGRADE UNLESS OTHERWISE SPECIFIED.12.THE CONTRACTOR SHALL FLUSH AND AD-UST ALL SPRINKLER HEADSAND VALVES FOR OPTIMUM COVERAGE ELIMINATING OVERSPRAYONTO WALKS STREETS WALLS ETC.13.POP-UP SPRAY HEADS SHALL BE INSTALLED IN ALL TURF AREASLANDSCAPE AREAS AD-ACENT TO WALKS AND DRIVE. INSTALL POP-UPSTO THE HEIGHT SPECIFIED IN THE IRRIGATION LEGEND AND DETAILS.14.THE IRRIGATION SYSTEM SHALL BE FULLY AUTOMATIC. CONTROLVALVES SHALL BE INSTALLED PER DETAILS.15.ALL SLEEVES SHALL E;TEND BEYOND THE EDGE OF PAVING OR BACKOF CURB TO 3'.16.THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT IFSTATIC WATER PRESSURE IS LESS THAN 75 PSI.17.CONTRACTOR SHALL GUARANTY ALL WORK WORKMANSHIP FOR 1 FULL YEAR FROM ACCEPTANCE.18.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROVIDE 100COVERAGE.19.ALL WORK SHALL BE DONE IN CONFORMANCE WITH THESE PLANSNOTES AND DETAILS AS WELL AS LOCAL STANDARDS ANDSPECIFICATIONS.20.VERIFICATION OF THE E;ACT LOCATION AND SI=E OF THE POINT OFCONNECTION POC AND AVAILABLE WATER PRESSURE SHALL BE MADEBY THE LANDSCAPE CONTRACTOR PRIOR TO COMMENCING ANY WORK.ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND DRAWINGSSHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THELANDSCAPE ARCHITECT.21.LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDINGNEW 120V 60 CYCLE 2 AMP SERVICE TO EACH CONTROLLER LOCATIONUNLESS OTHERWISE NOTED ON PLAN. ALL ELECTRICAL WORK SHALLMEET OR E;CEED CITY COUNTY STATE OR NATIONAL CODES.22.COORDINATE THE INSTALLATION OF ALL SPRINKLER MATERIALSINCLUDING PIPE WITH THE LANDSCAPE DRAWINGS TO AVOIDINTERFERING WITH TREES SHRUBS OR OTHER PLANTING.23.WATER SUPPLY: CONNECTIONS TO THE E;ISTING POINTS OFCONNECTION SHALL BE AT THE APPROPRIATE LOCATION S SHOWN ONTHE DRAWING. MINOR CHANGES CAUSED BY ACTUAL SITE CONDITIONSSHALL BE MADE WITHOUT ADDITIONAL COST TO THE OWNER.24.PRESSURE TEST FOR THE NEW IRRIGATION MAINLINE WILL BE 150 LBS.FOR A DURATION OF 2 HOURS.25.SUPPLY AS PART OF THIS CONTRACT THE FOLLOWING TOOLS:TWO 2 KEYS FOR EACH AUTOMATIC CONTROLLER. 10 OF EACH TYPE OFALL SPRINKLER HEADS. TWO 2 KEYS FOR VALVE BO;ES.26.THE ENTIRE IRRIGATION AND WATER SYSTEM SHALL BE GUARANTEEDTO GIVE SATISFACTORY SERVICE FOR A PERIOD OF ONE YEAR FROMTHE DATE OF ACCEPTANCE BY THE OWNER'S REPRESENTATIVE.SHOULD ANY TROUBLE DEVELOP WITHIN THE TIME SPECIFIED ABOVEDUE TO INFERIOR OR FAULTY MATERIAL OR WORKMANSHIP THETROUBLE SHALL BE CORRECTED AT NO E;PENSE TO THE OWNER.27.RECORD ACCURATELY ON ONE SET OF PRINTS 'RECORD DRAWINGS" OFALL CHANGES IN THE WORK CONSTITUTING DEPARTURES FROM THEORIGINAL CONTRACT DRAWINGS INCLUDING LOCATION CHANGES INBOTH PRESSURE AND NON-PRESSURE LINES.28.ALL VALVES SHALL BE TAGGED WITH IDENTIFYING 'CHRISTIE' TAGS. ANDALL VALVE BO;ES WITH REMOTE CONTROL VALVES SHALL BE HEATBRANDED WITH THE VALVE NUMBER ALL VALVE BO;ES WITH OTHERVALVES OR E4UIPMENT SHALL BE HEAT BRANDED WITH VALVE ORE4UIPMENT TYPE.IRRIGATION NOTES08-19-24 SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA PALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706N O R T HFRONT YARDTYPICALS1"=10'-0"3096TKDTKDL-6FRONT YARDIRRIGATIONLEGENDS & DETAILSSYMBOLMANUFACTURER/MODEL/DESCRIPTION4TYRain Bird LFV-0753/4in. Low Flow DV Valve1Rain Bird UXB-360-025Drip Bubbler. UXB umbrella flood pattern, available in Full Circle.With 1/4in. Barb. Adjust flow as required for planting.4Area to Receive Drip EmittersRain Bird XB-PC-1032Single Outlet, Pressure Compensating Drip Emitters. Flow ratesof 0.5 GPH=blue, 1.0 GPH=black, and 2.0 GPH=red. Comeswith a 10-32 threaded inlet x barb outlet.516.2 s.f.Emitter Notes:0.5 emitters (1 assigned to each 3` Single plant)90.5 emitters (1 assigned to each 4` HT plant)0.5 emitters (1 assigned to each 12"-14" Dia. plant)61.0 emitters (1 assigned to each 5 gal plant)81.0 emitters (1 assigned to each 5 gal. plant)51.0 emitters (1 assigned to each 5` Multi plant)2.0 emitters (1 assigned to each 5` Ht. plant)2.0 emitters (1 assigned to each 8` Ht. 12 Canes Min plant)2.0 emitters (1 assigned to each 15 gal plant)32.0 emitters (1 assigned to each 15 gal columns plant)2.0 emitters (1 assigned to each 15 gal. plant)22.0 emitters (3 assigned to each 24" BOX plant)2.0 emitters (3 assigned to each 24"box plant)SYMBOLMANUFACTURER/MODEL/DESCRIPTION4TYPVC Shut Off ValveMatch mainline size1Rain Bird PEB-PRS-D 1"1in., 1-1/2in., 2in., 3in. Plastic Industrial Master Valves. Low FlowOperating Capability, Globe Configuration. With PressureRegulator Module.1Febco 765 1"Pressure Vacuum Breaker, brass with ball valve SOV. Install 12in.above highest downstream outlet and the highest point in thedownstream piping.1Rain Bird ESP4ME3 with (1) ESP-SM37 Station, Hybrid Modular Outdoor Controller. For Residential orLight Commercial Use. LNK WiFi Module and Flow Sensor Ready.1Rain Bird FS-100-P1in. Flow Sensor, Plastic PVC Model. Suggested OperatingRange 5.4 GPM to 54 GPM. Size for Flow Not According to PipeSize. Rain Bird Compatible Controllers: ESP-LXIVM(P) | LXD |LXME2(P) | ME3, or Controllers Accepting Custom K-Factor andOffset. Install in Rain Bird Valve Box1Water Meter 1-1/2"Residential Water Meter1Water Meter 1"Irrigation Submeter1Irrigation Lateral Line: PVC Schedule 40175.6 l.f.Irrigation Mainline: PVC Schedule 4043.3 l.f.Pipe Sleeve: PVC Class 200Typical pipe sleeve for irrigation pipe. Pipe sleeve size shall allowfor irrigation piping and their related couplings to easily slidethrough sleeving material. Extend sleeves 18 inches beyondedges of paving or construction.26.8 l.f.360MVBFCFSMIMValve NumberValve FlowValve SizeValve Callout###"IRRIGATION SCHEDULE PLAN 2SYMBOLMANUFACTURER/MODEL/DESCRIPTION4TYRain Bird LFV-0753/4in. Low Flow DV Valve1Rain Bird UXB-360-025Drip Bubbler. UXB umbrella flood pattern, available in Full Circle.With 1/4in. Barb. Adjust flow as required for planting.2Area to Receive Drip EmittersRain Bird XB-PC-1032Single Outlet, Pressure Compensating Drip Emitters. Flow ratesof 0.5 GPH=blue, 1.0 GPH=black, and 2.0 GPH=red. Comeswith a 10-32 threaded inlet x barb outlet.478.4 s.f.Emitter Notes:0.5 emitters (1 assigned to each 3` Single plant)40.5 emitters (1 assigned to each 4` HT plant)0.5 emitters (1 assigned to each 12"-14" Dia. plant)81.0 emitters (1 assigned to each 5 gal plant)121.0 emitters (1 assigned to each 5 gal. plant)31.0 emitters (1 assigned to each 5` Multi plant)2.0 emitters (1 assigned to each 5` Ht. plant)22.0 emitters (1 assigned to each 8` Ht. 12 Canes Min plant)2.0 emitters (1 assigned to each 15 gal plant)2.0 emitters (1 assigned to each 15 gal columns plant)2.0 emitters (1 assigned to each 15 gal. plant)72.0 emitters (3 assigned to each 24" BOX plant)2.0 emitters (3 assigned to each 24"box plant)SYMBOLMANUFACTURER/MODEL/DESCRIPTION4TYPVC Shut Off ValveMatch mainline size1Rain Bird PEB-PRS-D 1"1in., 1-1/2in., 2in., 3in. Plastic Industrial Master Valves. Low FlowOperating Capability, Globe Configuration. With PressureRegulator Module.1Febco 765 1"Pressure Vacuum Breaker, brass with ball valve SOV. Install 12in.above highest downstream outlet and the highest point in thedownstream piping.1Rain Bird ESP4ME3 with (1) ESP-SM37 Station, Hybrid Modular Outdoor Controller. For Residential orLight Commercial Use. LNK WiFi Module and Flow Sensor Ready.1Rain Bird FS-100-P1in. Flow Sensor, Plastic PVC Model. Suggested OperatingRange 5.4 GPM to 54 GPM. Size for Flow Not According to PipeSize. Rain Bird Compatible Controllers: ESP-LXIVM(P) | LXD |LXME2(P) | ME3, or Controllers Accepting Custom K-Factor andOffset. Install in Rain Bird Valve Box1Water Meter 1-1/2"Residential Water Meter1Water Meter 1"Irrigation Submeter1Irrigation Lateral Line: PVC Schedule 40162.8 l.f.Irrigation Mainline: PVC Schedule 4013.3 l.f.Pipe Sleeve: PVC Class 200Typical pipe sleeve for irrigation pipe. Pipe sleeve size shall allowfor irrigation piping and their related couplings to easily slidethrough sleeving material. Extend sleeves 18 inches beyondedges of paving or construction.21.3 l.f.360MVBFCFSMIMValve NumberValve FlowValve SizeValve Callout###"IRRIGATION SCHEDULE PLAN 3SYMBOLMANUFACTURER/MODEL/DESCRIPTION4TYRain Bird LFV-0753/4in. Low Flow DV Valve1Rain Bird UXB-360-025Drip Bubbler. UXB umbrella flood pattern, available in Full Circle.With 1/4in. Barb. Adjust flow as required for planting.3Area to Receive Drip EmittersRain Bird XB-PC-1032Single Outlet, Pressure Compensating Drip Emitters. Flow ratesof 0.5 GPH=blue, 1.0 GPH=black, and 2.0 GPH=red. Comeswith a 10-32 threaded inlet x barb outlet.435.8 s.f.Emitter Notes:0.5 emitters (1 assigned to each 3` Single plant)50.5 emitters (1 assigned to each 4` HT plant)0.5 emitters (1 assigned to each 12"-14" Dia. plant)1.0 emitters (1 assigned to each 5 gal plant)1.0 emitters (1 assigned to each 5 gal. plant)221.0 emitters (1 assigned to each 5` Multi plant)2.0 emitters (1 assigned to each 5` Ht. plant)12.0 emitters (1 assigned to each 8` Ht. 12 Canes Min plant)2.0 emitters (1 assigned to each 15 gal plant)2.0 emitters (1 assigned to each 15 gal columns plant)2.0 emitters (1 assigned to each 15 gal. plant)42.0 emitters (3 assigned to each 24" BOX plant)2.0 emitters (3 assigned to each 24"box plant)SYMBOLMANUFACTURER/MODEL/DESCRIPTION4TYPVC Shut Off ValveMatch mainline size1Rain Bird PEB-PRS-D 1"1in., 1-1/2in., 2in., 3in. Plastic Industrial Master Valves. Low FlowOperating Capability, Globe Configuration. With PressureRegulator Module.1Febco 765 1"Pressure Vacuum Breaker, brass with ball valve SOV. Install 12in.above highest downstream outlet and the highest point in thedownstream piping.1Rain Bird ESP4ME3 with (1) ESP-SM37 Station, Hybrid Modular Outdoor Controller. For Residential orLight Commercial Use. LNK WiFi Module and Flow Sensor Ready.1Rain Bird FS-100-P1in. Flow Sensor, Plastic PVC Model. Suggested OperatingRange 5.4 GPM to 54 GPM. Size for Flow Not According to PipeSize. Rain Bird Compatible Controllers: ESP-LXIVM(P) | LXD |LXME2(P) | ME3, or Controllers Accepting Custom K-Factor andOffset. Install in Rain Bird Valve Box1Water Meter 1"Irrigation Submeter1Water Meter 1"Irrigation Submeter1Irrigation Lateral Line: PVC Schedule 40163.1 l.f.Irrigation Mainline: PVC Schedule 4013.5 l.f.Pipe Sleeve: PVC Class 200Typical pipe sleeve for irrigation pipe. Pipe sleeve size shall allowfor irrigation piping and their related couplings to easily slidethrough sleeving material. Extend sleeves 18 inches beyondedges of paving or construction.18.0 l.f.360MVBFCFSIMMValve NumberValve FlowValve SizeValve Callout###"IRRIGATION SCHEDULE PLAN 1IRRIGATION SUB-METERNTS123667NOTES:1- LANDSCAPE SUB-METER TO BE PLACED ASCLOSE TO THE RESIDENTIAL WATER METER IN THENEAREST LANDSCAPE BED BEFORE THE BACKFLOWDEVICE OR FIRST VALVE IF NO BACKFLOW ISPROVIDED 2- INSTALL METER PER MANUFACTURER'SSPECIFICATIONS AND RECOMMENDATIONS WITHTHE METER DIAL FACING UPWARDS FOR EASE OFVISUAL READING.54FINISH GRADE1STANDARD VALVE BO; HEAT BRAND THE COVERWITH THE LETTERS "WM"IN 2" TALL CHARACTERS 2LANDSCAPE WATERMETER SEE IRRIGATIONLEGEND FORMANUFACTURER MODELAND SI=E 3MAINLINE PIPE TOBACKFLOW DEVICE4MAINLINE PIPE FROMRESIDENTIAL WATERMETER5 4 BRICKS63" MINIMUM DEPTH OF3/4" WASHED GRAVEL7328409.73-04ABACKFLOW ENCLOSURE TO BE LE MEUR OR E4UAL 18" ; 36" ; 30" HIGHAND HINGED AT ONE END WITH TWO HINGES FOR E4UIPMENT ACCESS.SECURE TO 8" FOOTING WITH 4 "-" BOLTS E4UIPMENT TO BECENTERED IN HOUSING 1233445678911ENCLOSURE NOTE:ENCLOSED BACKFLOW3/4" = 1'-0"10LINE SI=ED WYE STRAINER1FEBCO MODEL 825 YREDUCED PRESSUREBACKFLOW DEVICE W/2BALL VALVES2BRASS UNION3BRASS ELL TYP. 4FINISH GRADE5BRASS NIPPLE TYP. 6PVC MALE ADAPTER71 CU. FT. CONCRETETHRUST BLOCKS TYP. .WRAP PIPES W/ 10 MIL.TAPE. SATURATE ANDCOMPACT SUB-GRADE TO90 PRIOR TO POUR.8FROM P.O.C. ADAPT ASRE4UIRED910SECURED ENCLOSURE SEENOTE ABOVE1110IF COPPER AND BRASSCOMPONENTS ARE TO BEUSED PVC COUPLINGSSHALL BE USED TOISOLATE THE METALCOMPONENTNSS328409.46-06BFLOW SENSORNTS1235567NOTES:1- FLOW SENSOR WIRE SHALL BE PER THECONTROLLER MANUFACTURER'S SPECIFICATIONS.2- INSTALL FLOW SENSOR PER MANUFACTURER'SSPECIFICATIONS AND RECOMMENDATIONS.3- ALL WIRE RUNS SHALL BE CONTINUOUS WITHOUTANY SPLICES. WIRE CONNECTIONS SHALL BE MADEUSING DBR/Y-6 CONNECTORS OR APPROVEDE4UAL.64FINISH GRADE1CARSON VALVE BO; WITHLOCKING LID2FLOW SENSOR SEEIRRIGATION LEGEND FORMANUFACTURER MODELAND SI=E 3IRRIGATION CONTROLWIRES WITH MINIMUM 12"COIL OF WIRE4 4 BRICKS5MAINLINE PIPE FROMMASTER VALVE63" MINIMUM DEPTH OF3/4" WASHED GRAVEL7C328409.63-03RAIN BIRD MASTER VALVE WITH PRS-DIAL130-INCH LINEAR LENGTH OFWIRE COILED12WATERPROOF CONNECTIONRAIN BIRD SPLICE-1 1 OF 2 23ID TAG: RAIN BIRD VID SERIES34REMOTE CONTROL VALVE:RAIN BIRD PEB45VALVE BO WITH COVER:ᴀRAIN BIRD VB-STD56FINISH GRADE/TOP OF MULCH67PVC SCH 80 NIPPLE CLOSE 78PVC SCH 40 ELL89PVC SCH 80 NIPPLE LENGTHAS RE4UIRED 91010BRICK 1 OF 4 11PVC MAINLINE PIPE1112SCH 80 NIPPLE 2-INCHLENGTH HIDDEN AND SCH 40ELL1213PVC SCH 40 TEE OR ELL1314PVC SCH 40 MALE ADAPTER1415PVC LATERAL PIPE15163.0-INCH MINIMUM DEPTH OF3/4-INCH WASHED GRAVEL1617PRS-DIAL PRESSUREREGULATING MODULE17DISOLATION SHUT OFF VALVE112345678NOTE: INSTALL VALVE BO; SUCH THATTHE TOP OF THE COVER IS 2" ABOVEFINISH GRADE IN GROUND COVERAREAS AND FLUSH WITH CONCRETEAND TURF AREASCARSON ROUND VALVEBO; SEE IRRIGATIONE4UIPMENT SCHEDULE INSTALL FLUSH W/ FINISHGRADE1FINISH GRADE2GATE VALVE SEEIRRIGATION LEGEND ANDIRRIGATION E4UIPMENTSCHEDULE 3PRESSURI=ED PVCMAINLINE41 CU CRUSHED GRAVEL5BRASS UNION6SCH 80 PVC NIPPLE7HEAT BRAND "G.V." IN 2"TALLCHARACTERS ON TOPCENTER OFVALVE BO; LID8E08-19-24 SHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKDASSOCIATES INCORPORATED. THE USE AND PUBLICATION OF THESE PLANSSPECIFICATIONS AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA PALM SPRINGSCALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706N O R T HFRONT YARDTYPICALS1"=10'-0"309608-19-24TKDTKDL-7FRONT YARDIRRIGATION DETAILS1" = 1'-0"WALL MOUNT CONTROLLERA328409.13-01RAIN BIRD ESP-LX MODULAR W/ ET MANAGER1112343RAIN BIRD ET MANAGER CARTRIDGE1MODULAR HYBRID CONTROLLER WITHET MANAGER CARTRIDGE: RAINBIRD ESP-L; MODULAR INSIDE WALLMOUNT21 1/2"-INCH PVC SCH 40 CONDUITAND FITTINGS3441-INCH PVC SCH 40 CONDUIT TOPOWER SUPPLY5BASE MODEL IS 8 STATION.OPTIONAL MODULES FOR 32 STATIONCONTROLLER ARE SHOWN5BRAIN SENSOR: RAIN BIRD RSD-BEX6" = 1'-0"12TRASH ENCLOSURE TRELLIS1RAIN SENSOR: RAIN BIRD RSD-BE[23WIRE TO IRRIGATION CONTROLLER34PLASTIC TIE DOWN STRAP45MOUNTING BRACKET56SECURE WIRE WITH CABLE TIEBRACKET 1 OF 2 66328409.83-02CDRIPZONE VALVE ASSEMBLY IN VALVE BOXNTSDHSA-IRR-DRIP-02TRENCHING DETAILEDRIP CONTROL ZONE 3" MIN.1TOP OF MULCH12FINISH GRADE2330-INCH LINEAR LENGTH OF WIRECOILED34WATERPROOF CONNECTION 1 OF 2 45ID TAG56-UMBO VALVE BO; WITH COVER TAN INCOLOR 67PVC SCH 80 NIPPLE CLOSE 1 OF3 7889PVC SCH 40 ELL98PVC SCH 80 NIPPLE LENGTH ASRE4UIRED 10PVC SCH 80 NIPPLE 2-INCHLENGTH HIDDEN AND PVC SCH 40ELL1011PVC SCH 40 TEE OR ELL1112BRICK 1 OF 4 12133-INCH MINIMUM DEPTH OF3/4-INCH WASHED GRAVEL131414PVC MAINLINE15DRIP CONTROL =ONE KIT SEEIRRIGATION SCHEDULE 1516PVC SCH 80 UNION FOR SERVICINGASSEMBLY1617PVC SCH 40 MALE ADAPTER1718PVC LATERAL SUPPLY LINE18FPOP-UP TREE BUBBLER124566783FINISH GRADE1POP-UP TREE BUBBLER BODY- SEE IRRIGATION LEGENDFOR SI=E AND BUBBLERNO==LE INFORMATION2BUBBLER NO==LE - SEEIRRIGATION LEGEND FOR SI=EAND FLOW3PVC SCH 80 NIPPLE LENGTH AS RE4UIRED 4PVC SCH 40 ELL5PVC SCH 40 STREET ELL6PVC SCH 40 TEE OR ELL7PVC LATERAL PIPE8GLAWNEXAMPLE DRIP LATERAL/EMITTER LAYOUTNTS12FL-4.23HL-4.2465ELECTRIC DRIP CONTROL VALVE SEE IRRIGATION LEGENDAND E4UIPMENT SCHEDULE FOR MANUFACTURER MODELAND OPTIONS 1234AIR RELIEF VALVE LOCATE ONE PER VALVE AT THEHIGHEST POINT SEE DETAIL ̀ .5HEADER BOARD6GL-4.22EMITTER SEE DETAIL FOR ASSEMBLY 3AUTOMATIC FLUSH VALVE SEE DETAIL 4DRIP LATERAL - PVC CLASS 200 PIPEHHSA-IRR-DRIP-01DRIP EMITTER ASSEMBLYNTS12345DRIP EMITTER SEE IRRIGATIONLEGEND AND E4UIPMENTSCHEDULE SEE EMITTER CHART FOR SI=EAND 4UANTITY OF EMITTERS 112" POLYFLE; RISER2FINISH GRADE3PVC FITTING S ; S ; 1/2"FTP 4PVC PIPE DEPTH PERSPECIFICATION 5IHSA-IRR-DRIP-03AIR RELIEF VALVE IN PVC HEADERNTS1FINISH GRADE12SMALL CARSON VALVEBO;23DRIP AIR RELIEFVALVE INSTALLED ATHIGH POINTS OF THEDRIP =ONE - MATCH TODRIPLINEMANUFACTURER34PVC SCH 40 FEMALEADAPTER45PVC SCH 80 RISER5666BRICK7PVC HEADER PIPE78PVC SCH 40 TEE893" MINIMUM DEPTH OF3/4" WASHED GRAVEL9J328413.53-04 AUTOMATIC FLUSH VALVENTS12345678910SMALL ROUND CARSON VALVE BO;1FINISH GRADE PLACE VALVE BO; 1"ABOVE GRADE IN LAWN AREAS AND 2"ABOVE IN SHRUB AREAS 2ID TAG33/4" CRUSHED GRAVEL4AUTOMATIC FLUSH VALVE SEEE4UIPMENT SCHEDULE FORMANUFACTURER AND OPTIONS 5SMT 3/4" MHT BY SPIN LOC 6DRIP TUBING7SCH 40 STREET ELBOW8PVC MANIFOLD OR HEADER9HEAT BRAND THE VALVE COVERWITH "FV" PER VALVEBO; DETAIL THISSHEET10KHSA-IRR-DRIP-04 TTT1"=10'-0"309610-13-2023TKDTKDL-8FRONT YARDTYPICAL LIGHTING0feet201" = 10'1030PLAN 1RPLAN 3LPLAN 2RSHEETSTOTALDATE:FILENAME:DRAWN BY:DESIGN BY:EFFECTIVE DATE:ISSUED FOR:SHEET NO:THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKDASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITEAND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINSWITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTENCONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.DATENOREVISIONSTYPENORTHSHEET TITLEBYLICENSE STAMP:PROJECT NAMET K D ASSOCIATES, INC.FAX: (760) 776-1753LAND PLANNING - LANDSCAPE ARCHITECTURE71-711 SAN JACINTO DR.PH: (760) 776-1751RANCHO MIRAGE, CALIFORNIASUITE C92270SCALEPROJECT NUMBERCONSULTANTS:WATER CONSERVATIONESCENA NOLA PALM SPRINGS CALIFORNIA 92262VESTING TENATIVE TRACT MAP 37706FRONT YARDTYPICALS16'-0"SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYSPJ TRANSFORMER1SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYSPJ Lighting SPJ-31243Solid Brass, PVD Polished (PVDP)Lamp: FB-2WREC-TA125-2700K, 2W|2VA, 2700KSPJ Lighting SPJ-Alpha2Cast Brass, PVD Polished (PVDP), 1/2in. NPTLamp: FB-8W-TA16, 8W|8VA, 2700KTLIGHTING SCHEDULE - PLAN 1SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYSPJ TRANSFORMER1SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYSPJ Lighting SPJ-31244Solid Brass, PVD Polished (PVDP)Lamp: FB-2WREC-TA125-2700K, 2W|2VA, 2700KSPJ Lighting SPJ-Alpha3Cast Brass, PVD Polished (PVDP), 1/2in. NPTLamp: FB-8W-TA16, 8W|8VA, 2700KTLIGHTING SCHEDULE - PLAN 2SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYSPJ TRANSFORMER1SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYSPJ Lighting SPJ-31243Solid Brass, PVD Polished (PVDP)Lamp: FB-2WREC-TA125-2700K, 2W|2VA, 2700KSPJ Lighting SPJ-Alpha2Cast Brass, PVD Polished (PVDP), 1/2in. NPTLamp: FB-8W-TA16, 8W|8VA, 2700KTLIGHTING SCHEDULE - PLAN 3