HomeMy WebLinkAboutItem 3A - Case AR 24-0076 Lot 54
ARCHITECTURAL REVIEW COMMITTEE
MEMORANDUM
DATE: DECEMBER 2, 2024 NEW BUSINESS
SUBJECT: A REQUEST BY PINETTE FAMLY TRUST (OWNER), REPRESENTED
BY JMA ARCHITECTURE FOR A MAJOR ARCHITECTURAL
APPLICATION TO CONSTRUCT A 3,950-SQUARE-FOOT SINGLE-
FAMILY RESIDENCE ON A HILLSIDE PARCEL LOCATED ON LOT 54,
2398 CITY VIEW DRIVE, ZONE ESA-SP (CASE #AR 2024-0076). (GM)
FROM: Department of Planning Services
PROJECT DESCRIPTION:
This is a request for approval of a Major Architectural (MAJ) application for the
construction of a new 3,950-square-foot single-family residence on a lot equaling 19,607-
square-foot site within the Desert Palisades Specific Plan area. The Desert Palisades
Specific Plan was adopted by the City Council on January 5, 2011 (Resolution # 22845).
This project is required to be evaluated for consistency against the following guidelines
and standards:
• Section 93.13.00 of the Zoning Code (Hillside Development).
• Section 94.04 of the Zoning Code (Architectural Review).
• Section III “Development Standards” (page 58), Section V “Architecture & Site
Design Guidelines” (page 70), and Section VI “Landscaping Guidelines of the
DPSP” (page 96) of the Desert Palisades Specific Plan
• Section 92.21.1.05 of the Zoning Code (Design Guidelines for the ESA-SP zone)
including mandatory standards in Part “D” and findings outlined in Part “I”.
• Section 94.06.01(B)(3) of the Zoning Code (Administrative Minor Modification)
RECOMMENDATION:
That the Architectural Review Committee approve the Major Architectural Application
subject to the attached conditions.
Architectural Review Committee Memo
Case AR 2024-0076– 2398 City View Dr – Lot 54
December 2, 2024 – Page 2 of 7
BACKGROUND INFORMATION:
Related Relevant City Actions
01/05/2011 The City Council certified the Final Environmental Impact Report (EIR)
for the project and approved the Desert Palisades Specific Plan.
01/07/2015
The City Council approved an addendum to the previously certified EIR
to extend the time frame in which grading activities could occur from
December 31st to January 31st.
Neighborhood Meeting/Neighborhood Notice
11/20/2024
Notice mailed by staff to adjacent property owners notifying that the
subject project would be reviewed by the Architectural Review
Committee on December 2, 2024.
11/27/2024
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 December 2, 2024.
STAFF ANALYSIS:
Site Area
Area 19,607-square feet – Lot 54
3,950-square feet - House
General Plan and Zoning Designations
General Plan Designation Permitted Density (Max) Compliance
SPA 1 DU/40 Acres Y
Zoning Designation
ESA-SP Planning Area 4 (Desert Palisades Specific Plan)
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
Desert Palisades Specific Plan Y
Development Standards:
Pursuant to PSZC Section 92.01.03, the following development standards apply:
Standard Required/
Allowed Provided Compliance
Min. Setbacks
• Front (East) 25 Feet 25 Feet Y
• Side (North, South)
• Rear (West)
10 Feet
15 Feet
10 Feet + 7’-6” no
build easement
15 Feet
Y
Y
Max. Lot Coverage 35% 20.1% Y
Architectural Review Committee Memo
Case AR 2024-0076– 2398 City View Dr – Lot 54
December 2, 2024 – Page 3 of 7
Standard Required/
Allowed Provided Compliance
Max. Building Height 18 Feet 16.4 Feet Y
Parking 2 spaces
(covered)
2 spaces in
garage Y
Hillside Review Criteria:
PSZC Section 93.13.00(B)(4) requires that architectural review of hillside development
shall consider the following criteria:
Guidelines [PSZC 93.13.00(B)(4)(a)] Compliance
1. Rock and soil exposure; Y
Proposed dwelling sits on top of the native terrain on an un-graded
lot. The construction of the house on the rocky site will limit
disturbance as much as possible and there will be no grading of
the 7’-6” foot “no-build” easement along the north and south
property line and will stay in its naturalized appearance. There is
a large open space arroyo to the west that extends down the hill
through this section of the development. The adjacent street (City
View Drive) sits ten (10) feet below the finished floor of the house
with an access driveway providing entry to a motor court and the
garage which will be at the same finished floor as the street.
2. Size of building pad; Y
The proposed development is on a parcel equaling 19,607 square
feet. The proposed building pad, which accommodates the 3,950-
square foot building, includes a subterrain garage on a different
level as the main house and blends into the natural topography.
The project conforms to DPSP standards for non-mass grading.
3. Design considerations, such as supporting stilts, colors and
building arrangement; Y
The proposed home is contemporary/modern in its aesthetic and
proposed colors and materials are harmonious with the site. The
proposed house meets all the required setbacks.
4. Screening of parking areas; Y
The 2-car garage is located below the main house and will be
accessed from a twelve foot (12’) wide driveway with one access
point leading to a motor court from City View Drive. The driveway
has a slight curve plus landscaping along the street will help screen
the garage door from a direct street view.
5. Landscaping plans; Y
Architectural Review Committee Memo
Case AR 2024-0076– 2398 City View Dr – Lot 54
December 2, 2024 – Page 4 of 7
Guidelines [PSZC 93.13.00(B)(4)(a)] Compliance
The proposed landscape plan includes Palo Verde, Texas Ebony,
for trees; a variety of Brittlebush, Creosote Bush, Barrell Cactus,
Ocotillo, Agave, Desert Spoon, Fence Post Cactus, Yucca and
other varieties of cactus plants interspersed between boulders and
other ground cover as reflected on the landscape plan.
6. Continuity with surrounding development; Y
Proposed house has sloped roofs which is permitted per the DP
Guidelines and will use similar materials as other houses currently
built or under construction.
7. Sensitivity to existing view corridors. Y
Views are preserved and directed, building and landscape sited to
not block views from adjacent parcels. The finished floor of the
existing house on the adjacent lot is sited several feet below the
pad of the proposed structure and will not block views for either
house. Site cross sections show the existing house relative to the
proposed.
Conclusion: The project is consistent with the architectural guidelines of Zoning Code
Section 93.13.00. (“Hillside Development”).
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
The home is appropriately sited on the lot with the outdoor living
areas oriented to the south and east of the parcel taking advantage
of views and solar angles and will be finished on all sides with a
consistent design. The topography along with the design of the
house results in a split-level structure and mechanical equipment
is located in an internal room in the basement.
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;
Y
The components of the proposed house are consistent in form,
materials, and color. There are no accessory structures proposed.
3. The façade elements and fenestration are composed in a
harmonious manner; Y
Architectural Review Committee Memo
Case AR 2024-0076– 2398 City View Dr – Lot 54
December 2, 2024 – Page 5 of 7
Criteria and Findings [PSZC 94.04.00(E)] Compliance
The proposed split-level structure is sited in the middle of the
smaller lot taking full advantage of views. The project proposes a
modern design with the use of sloped roofs and horizontal shapes
with large overhangs and glass walls that showcase the details and
contrast of building materials and colors. The position of the
proposed three (3) bedroom residence takes into consideration the
natural sloping terrain with surrounding views. The main living
area is the heart of the house located at the southern end of the
structure allowing for views to the south, west, and east.
4. The proposed materials are consistent with the context of the site,
adjacent buildings, and the desert environment; Y
The building materials to be used on the exterior have been chosen
for their natural, organic nature, local availability, durability,
sustainability, and texture and color. The residence material
palette is a combination of smooth plaster on walls, anodized dark
bronze window frames, exposed wood on ceilings and garage
door, and two types of stone veneer in a gray and tan color all
consistent with DPSP.
5. The proposed color scheme is appropriate to the desert
environment and consistent with the site context; Y
Materials and colors proposed include cast-in-place concrete,
smooth stucco, dark aluminum window frames, metal eaves, with
wood and stone accents. Other finishes include pavers for the
driveway and concrete surfaces which are durable and appropriate
for a harsh desert climate.
6. Shading devices and sun control elements, excluding landscape
materials, are provided to address environmental conditions and
solar orientation;
Y
The structure is oriented north/south with the outdoor living area
facing south, and east. The main great room/kitchen located at the
south end of the house connects to a central gallery leading to
three bedrooms. The wide sloped roof overhangs, and eaves,
provide solar control and interest for the building architecture.
7. The proposed landscape plan is consistent with the requirements
of PSMC Chapter 8.60; Y
Architectural Review Committee Memo
Case AR 2024-0076– 2398 City View Dr – Lot 54
December 2, 2024 – Page 6 of 7
Criteria and Findings [PSZC 94.04.00(E)] Compliance
The site is proposed in a naturalized form, with some disturbance
to the existing terrain. The “no-build” easement on the east and
west property line will be maintained in its natural state as well as
the natural arroyo to the north. The new plants will meet the
planting requirements for the DPSP for plant type and species and
conform to Chapter 8.60 of the PSMC.
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 includes Palo Verde, Texas Ebony,
for trees; a variety of Brittlebush, Creosote Bush, Barrell Cactus,
Ocotillo, Agave, Desert Spoon, Fence Post Cactus, Yucca and
other varieties of cactus plants interspersed between boulders and
other ground cover as reflected on the landscape plan.
9. The shading for pedestrian facilities on the subject site or abutting
public right(s)-of-way is adequate; N/A
There are no public sidewalks or pathways present on the lots.
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
The project proposes a variety of landscape light fixtures, which
include but are not limited to, twenty-two (22) ground well lights,
and seventeen (17) path lights located on the site.
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;
N/A
No signage proposed.
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
The mechanical equipment for the house will be placed within a
service room located on the subterrain level behind the garage.
Solar panels are shown on the roof plan and are concentrated in a
250-square foot area in the center of the structure and will not be
overly visible from the street or adjacent lots.
Architectural Review Committee Memo
Case AR 2024-0076– 2398 City View Dr – Lot 54
December 2, 2024 – Page 7 of 7
Criteria and Findings [PSZC 94.04.00(E)] Compliance
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 dwelling demonstrates an integrated solution to the
challenges inherent with construction in an environmentally
sensitive area. The project is comprehensive in its coordination of
materials, landscape, color, massing and an overall design
sensitive to the unique characteristics of the site and is consistent
with the DPSD guidelines.
ENVIRONMENTAL ANALYSIS:
The proposed development is considered a “project” pursuant to the terms of the
California Environmental Quality Act (“CEQA”), and has been determined to be
categorically exempt pursuant to Section 15303(a) of the CEQA Guidelines (Class 3, New
Single-Family Residence).
CONCLUSION:
The project proposes good integration of the structure, terraces, and other elements into
the natural features of the site with some disturbance to terrain and vegetation. Where
disturbance is unavoidable, appropriate site restoration techniques are proposed. Full
integration of the proposed dwelling into the natural characteristics of the site has been
achieved to the greatest extent possible. The proposed dwelling is consistent with the
design guidelines of the DPSP with respect to roof lines, terraced building elements with
the garage and motor court placed in a way that will not be detrimental to the overall
streetscape. As demonstrated in this memo, the Project conforms to the Architectural
Guidelines of PSZC Sections 93.13.00 (“hillside development”) and 94.04.00
(“architectural review”); the Architecture, Landscaping and Design Guidelines of Desert
Palisades Specific Plan Sections V (“Architecture and Site Design”) and VI (“Landscaping
Guidelines”); and Design Standards of PSZC Section 92.21.1.05 (“Findings Required for
Approval”). Therefore, Staff recommends approval with conditions as attached.
PREPARED BY: Glenn Mlaker, AICP, Associate Planner
REVIEWED BY Edward Robertson, Principal Planner
REVIEWED BY: Christopher Hadwin, Director Planning Services
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution
3. Conditions of Approval
4. Justification Letter
5. Exhibit Package
RESOLUTION NO.
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMITTEE
OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A
MAJOR ARCHITECTURAL APPLICATION FOR DEVELOPMENT OF
3,950-SQUARE FOOT SINGLE FAMILY HOUSE ON A HILLSIDE LOT
LOCATED AT 2398 CITY VIEW DRIVE, LOT 54, ZONE ESA-SP
PLANNING AREA, DESERT PALISADES SPECIFIC PLAN, SECTION
3 (CASE #AR 2024-0076).
THE ARCHITECTURAL REVIEW COMMITTEE FINDS AND DETERMINES AS
FOLLOWS:
A. Pinnette Family Trust, Owner (“Applicant”) filed an application with the City,
pursuant to the Palm Springs Zoning Code (PSZC) Sections 94.04.00 (E) (architectural
review), and 93.13.00 (hillside development) of the Palm Springs Zoning Code, for
construction of a 3,950-square foot single-family residence located at 2398 City View
Drive (“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.
B. On November 20, 2024, City staff notified the owners of properties immediately
adjacent to the Project site of the scheduling of an Architectural Review Committee
meeting to consider the subject application, pursuant to PSZC 93.13.00 (B,1,c).
C. On December 2, 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: The proposed single-family residence is considered a project pursuant to the
California Environmental Quality Act (CEQA). The Architectural Review Committee has
evaluated the Project pursuant to CEQA and determined it to be Categorically Exempt
from further analysis under CEQA Guidelines Section 15303(a) (Class 3, New
Construction or Conversion of Small Structures).
Section 2: As demonstrated in the staff report, the Project conforms to the Architectural
Guidelines of PSZC Sections 93.13.00 (“hillside development”), 94.04.00 (“architectural
review”); the Architecture, Landscaping and Design Guidelines of Desert Palisades
Specific Plan Sections V (“Architecture and Site Design”) and VI (“Landscaping
Guidelines”); and Design Standards of PSZC 92.12.1.05 (“Findings Required for
Approval”).
Architectural Review Committee Resolution No. December 2, 2024
2398 City View Drive
Case #AR 2024-0076
Section 3: Based upon the foregoing, the Architectural Review Committee hereby
approves Case #AR 2024-0076, for the construction of a 3,950-squae foot house on a
hillside lot located at 2398 City View Drive, subject to the conditions of approval attached
herein as Exhibit A.
ADOPTED this 2nd day of December, 2024.
AYES:
ABSENT
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
______________________________________
Christopher Hadwin
Director of Planning Services
RESOLUTION NO.
EXHIBIT A
Case #AR 2024-0076
2398 City View Drive (Lot 54)
December 2, 2024
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, Director of Planning Services, Building Official, the Chief
of Police, the Fire Chief or their designee, depending on which department recommended
the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case #AR
2024-0076 except as modified by the conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, which include site plans, architectural
elevations, exterior materials and colors, landscaping, and grading on file in the
Department of Planning Services except as modified by the conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning Services or his designee may
approve minor deviations to the project description and approved plans in
accordance with the provisions of the Palm Springs Zoning Code.
ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the City
of Palm Springs, its agents, officers, and employees from any claim, action, or
proceeding against the City of Palm Springs or its agents, officers or employees
to attach, set aside, void or annul, an approval of the City of Palm Springs, its
legislative body, advisory agencies, or administrative officers concerning Case
Resolution No. December 2, 2024
Case Nos. Case #AR 2024-0076 – 2398 City View Drive (Lot 54)
2
#AR 2024-0076 The City of Palm Springs will promptly notify the applicant of
any such claim, action, or proceeding against the City of Palm Springs and the
applicant will either undertake defense of the matter and pay the City's
associated legal costs or will advance funds to pay for defense of the matter by
the City Attorney. If the City of Palm Springs fails to promptly notify the
applicant of any such claim, action or proceeding or fails to cooperate fully in
the defense, the applicant shall not, thereafter, be responsible to defend,
indemnify, or hold harmless the City of Palm Springs. Notwithstanding the
foregoing, the City retains the right to settle or abandon the matter without the
applicant's consent but should it do so, the City shall waive the indemnification
herein, except, the City's decision to settle or abandon a matter following an
adverse judgment or failure to appeal, shall not cause a waiver of the
indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including and
without limitation all structures, sidewalks, bikeways, parking areas, landscape,
irrigation, lighting, signs, walls, and fences between the curb and property line,
including sidewalk or bikeway easement areas that extend onto private
property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the property
owner’s sole expense. This condition shall be included in the recorded
covenant agreement for the property if required by the City.
ADM 7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ)
shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Notice of Exemption (NOE). The project is exempt from the review of the
California Environmental Quality Act (CEQA). The applicant shall contact the
Department of Planning Services within 2 business days of the ARC’s final
action to submit a Riverside County Clerk NOE filing fee.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Water Efficient Landscaping Conformance. The project is subject to the Water
Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
Resolution No. December 2, 2024
Case Nos. Case #AR 2024-0076 – 2398 City View Drive (Lot 54)
3
applicant shall submit landscape and irrigation plans to the Department of
Development Services for review and approval prior to the issuance of a
building permit. The Landscape plan shall be wet stamped and approved by
the Riverside County Agricultural Commissioner's Office prior to submittal.
Additionally, the landscape and irrigation plans shall also be certified by the
local water agency that they are in conformance with the water agency’s and
the State’s Water Efficient Landscape Ordinances. Smart irrigation controller
is required.
PLN 2. HOA Approval Required. The applicant shall obtain HOA approval for the
proposed project, including solar panel installation. Should modifications be
required to the plans which have been approved by the HOA, it is the
responsibility of the applicant to notify the HOA of the changes and obtain
approval for the revision. If the HOA requires alterations to the development
plans that are approved by the City, the applicant shall submit revised
development plans to the Department of Planning Services for review and
approval of such changes. The review may or may not require ARC review
and approval, depending on the nature of changes presented.
PLN 3. Non-Build Buffer Areas. There shall be no work permitted in the non-build
buffers, including landscaping. All work relating to this project shall be
conducted fully out of the non-build buffer areas.
PLN 4. Outdoor Landscape Lighting Fixtures. All outdoor lighting fixtures shall be
installed and operated in accordance with Palm Springs Zoning Code Section
93.21.00 (Outdoor Lighting Standards). All outdoor lighting fixtures shall be
directed towards the project site, not outward.
PLN 5. Pool Enclosure. The design of the pool enclosure shall be satisfactory to the
requirements of the Building & Safety Department.
PLN 6. Pad Elevations. Final building pad elevations shall not vary more than 12
inches above or below the pad elevation established by the approved
preliminary grading plan and / or tentative map. Any deviations from this
provision shall require approval by the Planning Commission.
BUILDING & SAFETY DEPARTMENT CONDITIONS
The Following Standard Building & Safety Conditions of Approval Are Applicable to This
Project:
General Conditions
Resolution No. December 2, 2024
Case Nos. Case #AR 2024-0076 – 2398 City View Drive (Lot 54)
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BLDG 1. Shall comply with the latest adopted edition of the following codes as
applicable:
A. 2019 California Residential Code
B. 2019 California Electrical Code
C. 2019 California Mechanical Code
D. 2019 California Plumbing Code
E. 2019 California Energy Code
F. 2019 California Fire Code
G. 2019 California Green Building Standards Code
BLDG 2. Any temporary building, trailer, commercial coach, etc. installed and/or used in
connection with a construction project shall comply with City Code.
BLDG 3. All development impact fees including but not limited to TUMF, CVMSHCP,
Sewer Connection/Agreements etc. and/or Public Arts shall be paid at time of
permit issuance.
BLDG 4. Separate permit shall be required for the pool enclosure; the enclosure shall be
minimum 5 feet in height and non-climbable.
ENGINEERING DEPARTMENT CONDITIONS
The Engineering Services Department recommends that if this application is approved, such
approval is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
Conditions, whether or not restated by Engineering shall conform to the Desert Palisades
Specific Plan
GENERAL
ENG 1. The applicant shall comply with all required Standard Conditions and Mitigation
Measures identified in the Final Environmental Impact Report for the Desert
Palisades development, as applicable to the individual lots, whether or not restated
in these conditions of approval. All required plans shall be prepared in
conformance with all applicable Standard Conditions and Mitigation Measures.
ENG 2. Development of the site is subject to all applicable provisions of Chapter
Resolution No. December 2, 2024
Case Nos. Case #AR 2024-0076 – 2398 City View Drive (Lot 54)
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92.21.1.05 “Design Standards” of the Palm Springs Zoning Code, whether or not
restated in these conditions of approval. All required plans shall be prepared in
conformance with all applicable provisions of the Code.
ENG 3.The Property is located in the Environmentally Sensitive Area – Specific Plan
("ESA-SP") zone. Pursuant to Section 92.21.1.05(J) of the Palm Springs Zoning
Code, prior to the issuance of any permit for grading or construction of any
improvement on any property within the ESA-SP zone, the property owner shall
enter into an agreement with the City ensuring that should the improvement not be
completed as permitted, that the land will be re-naturalized. A current title report;
or a copy of a current tax bill and a copy of a vesting grant deed shall be provided
to verify current property ownership.
Security Bond ($50,000.00) and agreement preparation fee in effect at the time
that the agreement is submitted shall be paid by the applicant prior to issuance of
any grading or building permits.
SANITARY SEWER
ENG 4. All sanitary facilities shall be connected to the private sewer system. New laterals
shall not be connected at manholes.
ENG 5. Applicant shall pay a sewer assessment fee of $3,628.77 in accordance
with the terms of the Racquet Club Road Sewer Construction Refund Agreement
between the City of Palm Springs and the Pirozzi Family Trust Established
November 30, 1992, Sewer Agreement No. 6253. The fee shall be paid to the City
of Palm Springs prior to issuance of a building permit.
GRADING
ENG 6. Submit a Precise Grading Plan prepared by a California licensed civil engineer
to the Engineering Services Department for review and approval. If the overall
project grading volumes are less than 50 cubic yards and the project does not
involve a hillside lot as defined by City of Palm Springs Zoning Code 93.13.00,
then the plan does not need to be prepared by a licensed professional unless
determined otherwise by the City Engineer. The plan shall be approved by the City
Engineer prior to grading permit issuance.
A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading
contractor and submitted to the Engineering Services Department for review and
approval. The applicant and/or its grading contractor shall be required to comply
with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be
required to utilize one or more “Coachella Valley Best Available Control Measures”
Resolution No. December 2, 2024
Case Nos. Case #AR 2024-0076 – 2398 City View Drive (Lot 54)
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as identified in the Coachella Valley Fugitive Dust Control Handbook for each
fugitive dust source such that the applicable performance standards are met. The
applicant’s or its contractor’s Fugitive Dust Control Plan shall be prepared by staff
that has completed the South Coast Air Quality Management District (AQMD)
Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading
contractor shall provide the Engineering Services Department with current and
valid Certificate(s) of Completion from AQMD for staff that have completed the
required training. For information on attending a Fugitive Dust Control Class and
information on the Coachella Valley Fugitive Dust Control Handbook and related
“PM10” Dust Control issues, please contact AQMD at (909) 396-3752, or at
http://www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the
Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and
approved by the Engineering Services Department prior to approval of the Grading
plan.
The first submittal of the Grading Plan shall include the following information: a
copy of final approved conformed copy of Conditions of Approval; a copy of a final
approved conformed copy of the Site Plan; a copy of current Title Report; a copy
of Soils Report; and a copy of the associated Hydrology Study/Report; a copy of
the project-specific Final Water Quality Management Plan.
ENG 7. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the
applicant shall obtain written approval to proceed with construction from the Agua
Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal
Archaeologist (a copy of the written approval must be provided to the City). The
applicant shall contact the Tribal Historic Preservation Officer or the Tribal
Archaeologist at ACBCI-THPO@aguacaliente.net to determine their
requirements, if any, associated with grading or other construction. The applicant
is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist
as early as possible. If required, it is the responsibility of the applicant to coordinate
scheduling of Tribal monitors during grading or other construction, and to arrange
payment of any required fees associated with Tribal monitoring.
ENG 8. In accordance with an approved PM-10 Dust Control Plan, temporary dust control
perimeter fencing shall be installed. Fencing shall have screening that is tan in
color; green screening will not be allowed. Temporary dust control perimeter
fencing shall be installed after issuance of Grading Permit, and immediately prior
to commencement of grading operations.
ENG 9. Temporary dust control perimeter fence screening shall be appropriately
maintained, as required by the City Engineer. Cuts (vents) made into the perimeter
fence screening shall not be allowed. Perimeter fencing shall be adequately
anchored into the ground to resist wind loading.
Resolution No. December 2, 2024
Case Nos. Case #AR 2024-0076 – 2398 City View Drive (Lot 54)
7
ENG 10. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed areas on-
site shall be permanently stabilized, in accordance with Palm Springs Municipal
Code Section 8.50.022. Following stabilization of all disturbed areas, perimeter
fencing shall be removed, as required by the City Engineer.
ENG 11. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h),
the applicant shall post with the City a cash bond of eight hundred dollars ($800)
(if there is disturbance of 5,000 square feet or more) at the time of issuance of
grading permit for mitigation measures for erosion/blowsand relating to this
property and development.
ENG 12. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the grading
plan for the proposed development. A copy of the Geotechnical/Soils Report shall
be submitted to the Engineering Services Department with the first submittal of a
grading plan.
ENG 13. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the project.
All backfill, compaction, and other earthwork shown on the approved grading plan
shall be certified by a California registered geotechnical or civil engineer, certifying
that all grading was performed in accordance with the Geotechnical/Soils Report
prepared for the project. Documentation of all compaction and other soils testing
are to be provided even though there may not be a grading plan for the project.
Prior to issuance of Building Permits.
ENG 14. The applicant shall provide Grading Certification for all building (or structure)
pads in conformance with the approved grading plan to the Engineering Services
Department for review and approval prior to issuance of Building Permits.
ENG 15. Prior to issuance of any permit for ground disturbance activities, the applicant
shall provide verification to the City that applicable fees have been paid to the Agua
Caliente Band of Cahuilla Indians in accordance with the Tribal Habitat
Conservation Plan (THCP).
ENG 16. In cooperation with the California Agricultural Commissioner and the California
Department of Food and Agriculture Red Imported Fire Ant Project, applicants for
grading permits involving a grading plan and involving the export of soil will be
required to present a clearance document from a Department of Food and
Agriculture representative in the form of an approved “Notification of Intent To
Resolution No. December 2, 2024
Case Nos. Case #AR 2024-0076 – 2398 City View Drive (Lot 54)
8
Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los
Angeles Counties” (Revised - RIFA Form CA-1) prior to approval of the Grading
Plan (if required). The California Department of Food and Agriculture office is
located at 6819 East Gage Avenue, Commerce, CA 90040 (Phone (760) 782-
3271, (562) 505-6415), Sonia.Oran@cdfa.ca.gov.
WATER QUALITY MANAGEMENT PLAN
ENG 17. This project shall be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP’s) included as part of the NPDES Permit issued for the Whitewater
River Region from the Colorado River Basin Regional Water Quality Control Board
(RWQCB). The applicant is advised that installation of BMP’s, including
mechanical or other means for pre- treating contaminated stormwater and non-
stormwater runoff, shall be required.
ENG 18. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading or
building permit. The WQMP shall address the implementation of operational Best
Management Practices (BMP’s) necessary to accommodate nuisance water and
storm water runoff from the site. Direct release of nuisance water to the adjacent
property (or public streets) is prohibited. Construction of operational BMP’s shall
be incorporated into the Precise Grading and Paving Plan.
ENG 19. Prior to issuance of any grading or building permits, the property owner shall
record a “Covenant and Agreement” with the County-Clerk Recorder or other
instrument on a standardized form to inform future property owners of the
requirement to implement and maintain the approved Final Project-Specific Water
Quality Management Plan (WQMP). Other alternative instruments for requiring
implementation of the approved Final Project-Specific WQMP include: requiring
the implementation of the Final Project-Specific WQMP in Home Owners
Association or Property Owner Association Covenants, Conditions, and
Restrictions (CC&Rs); formation of Landscape, Lighting and Maintenance
Districts, Assessment Districts or Community Service Areas responsible for
implementing the Final Project-Specific WQMP; or equivalent. Alternative
instruments must be approved by the City Engineer prior to issuance of any
grading or building permits.
DRAINAGE
ENG 20. In accordance with Chapter 92.21.1.05 “Design Standards” of the Palm Springs
Zoning Code, development of the site shall preserve existing drainage patterns,
natural streams and local watershed boundaries.
Resolution No. December 2, 2024
Case Nos. Case #AR 2024-0076 – 2398 City View Drive (Lot 54)
9
ENG 21. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all stormwater
runoff falling on the site, on-site retention or other facilities approved by the City
Engineer shall be required to contain the increased stormwater runoff generated
by the development of the property, as described in the Preliminary Hydrology
Report for TTM35540, prepared by MSA Consulting, Inc., dated July 1, 2009 (or
as may be amended). Final retention basin sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the
hydrology study by the City Engineer and may require redesign or changes to site
configuration or layout consistent with the findings of the final hydrology study.
ENG 22. This project will be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP’s) included as part of the NPDES Permit issued for the Whitewater
River Region from the Colorado River Basin Regional Water Quality Control Board
(RWQCB). The applicant is advised that installation of BMP’s, including
mechanical or other means for pre-treating stormwater runoff, will be required by
regulations imposed by the RWQCB. It shall be the applicant’s responsibility to
design and install appropriate BMP’s, in accordance with the NPDES Permit, that
effectively intercept and pre-treat stormwater runoff from the project site, prior to
release to the City’s municipal separate storm sewer system (“MS4”), to the
satisfaction of the City Engineer and the RWQCB. Such measures shall be
designed and installed on-site; and provisions for perpetual maintenance of the
measures shall be provided to the satisfaction of the City Engineer.
ENG 23. The project is subject to flood control and drainage implementation fees.
The drainage fee at the present time is $7,746.89 per acre per Resolution No.
15189.
GENERAL
ENG 24. Any utility trenches or other excavations of off-site streets required by the
proposed development shall be backfilled and repaired in accordance with City of
Palm Springs Standard Drawing No. 115. The developer shall be responsible for
removing, replacing, or repairing any existing off-site streets as required by and at
the discretion of the City Engineer, including additional pavement repairs to
pavement repairs made by utility companies for utilities installed for the benefit of
the proposed development (i.e. Desert Water Agency, Southern California Edison,
Southern California Gas Company, Time Warner, Frontier, etc.). Multiple
excavations, trenches, and other street cuts within existing structural sections of
off-site streets required by the proposed development may require complete
removal and replacement of the streets structural section of the affected off-site
Resolution No. December 2, 2024
Case Nos. Case #AR 2024-0076 – 2398 City View Drive (Lot 54)
10
streets, at the discretion of the City Engineer. The pavement condition of the
existing off-site streets shall be returned to a condition equal to or better than
existed prior to construction of the proposed development.
ENG 25. All proposed utility lines shall be installed underground.
ENG 26. All existing utilities shall be shown on the improvement plans required for
the project. The existing and proposed service laterals shall be shown from the
main line to the property line.
ENG 27. Upon approval of any improvement plan by the City Engineer, the improvement
plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD
drawing file) and PDF (Adobe Acrobat) formats. Variation of the type and format
of the digital data to be submitted to the City may be authorized, upon prior
approval of the City Engineer.
ENG 28. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing “as- built”
information and returned to the Engineering Division prior to issuance of final
approvals. Any modifications or changes to approved improvement plans shall be
submitted to the City Engineer for approval prior to construction.
ENG 29. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to maintain
an appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
TRAFFIC
ENG 30. Construction signing, lighting and barricading shall be provided during all phases
of construction as required by City Standards or as directed by the City Engineer.
As a minimum, all construction signing, lighting and barricading shall be in
accordance with Part 6 “Temporary Traffic Control” of the California Manual on
Uniform Traffic Control Devices (CAMUTCD), dated November 7, 2014, or
subsequent editions in force at the time of construction.
ENG 31. This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid prior to issuance of building permit.
Resolution No. December 2, 2024
Case Nos. Case #AR 2024-0076 – 2398 City View Drive (Lot 54)
11
FIRE DEPARTMENT CONDITIONS
FID 1. These Fire Department conditions may not provide all requirements.
Owner/developer is responsible for all applicable state and locally adopted fire
codes. Detailed plans are still required for review. Conditions are subject to
final plan check and review.
FID 2. Fire Department Conditions were based on the 2019 California Fire Code as
adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD
Appendix “T” Development Requirements. This building will require fire
sprinklers.
FID 3. Conditions of Approval – “Conditions of Approval” received from the Palm
Springs Planning Department must be submitted with each plan set. Failure to
submit will result in a delay of plan approval.
FID 4. Plans and Permits (CFC 105.1):
Permits and scaled drawings are required for this project. Plan reviews can
take up to 20 working days. Submit a minimum of three (3) sets of drawings for
review. Upon approval, the Fire Prevention Bureau will retain one set.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM – 6:00 PM, Monday – Thursday
A deposit for Plan Check and Inspection Fees is required at the time of Plan
Submittal. These fees are established by Resolution of the Palm Springs City
Council.
Complete listings and manufacturer’s technical data sheets for all system
materials shall be included with plan submittals. All system materials shall be
UL listed or FM approved for fire protection service and approved by the Fire
Prevention Bureau prior to installation.
Resolution No. December 2, 2024
Case Nos. Case #AR 2024-0076 – 2398 City View Drive (Lot 54)
12
Plans shall include all necessary engineering features, including all hydraulic
reference nodes, pipe lengths and pipe diameters as required by the
appropriate codes and standards. Plans and supporting data, (calculations
and manufacturers technical data sheets) including fire flow data, shall be
submitted with each plan submittal. Complete and accurate legends for all
symbols and abbreviations shall be provided on the plans.
FID 5. Chater 7A: Since the proposed residence is in our City’s very high fire area,
architect must design structure 7A.
FID 6. Private Fire Hydrants: Additional private hydrants may be required.
FID 7. NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system is
required. Only a C-16 licensed fire sprinkler contractor shall perform system
design and installation. System to be designed and installed in accordance
with NFPA standard 13D, 2016 Editions, as modified by local ordinance.
FID 8. Residential Smoke Alarms Required: Shall be interconnected so that
operation of any smoke alarm or fire sprinkler flow switch causes all smoke
alarms within the dwelling & guest house to sound and activate the exterior
horn/strobe
END OF CONDITIONS
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UNDER CONSTRUCTION
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VICINITY MAP
1
1 NO. 8756BENJAMIN DANIEL EGA N
PROFESSIONAL LAND SURVEYOR
STA TE OF CALIFORNIAPO BOX 5282, LA QUINTA, CA 92248-5282EGAN CIVIL, INC.(760) 404-7663 WWW.EGANCIVIL.COMHV-11350.00CU
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ROADWAYSBARRIERSPAVEMENT MARKINGSAND SIGNAGERAILROAD AND TRANSITUTILITY (WET)UTILITY (DRY)LANDSCAPINGAND TERRAINPP PPABBREVIATIONS:C/L CENTERLINECOR. CORNERE EASTEG EXISTING GROUNDFL FLOW LINEFS FINISH SURFACEGPS GLOBAL POS. SYSTEMHYD. FIRE HYDRANTIP IRON PIPEMB MAP BOOKMON. MONUMENTN NORTHREF. REFERENCER/W RIGHT-OF-WAYRS RECORD OF SURVEYPMB PARCEL MAP BOOKS SOUTHSEC. SECTIONSDMH STORM DRAIN MANHOLESSMH SAN. SEWER MANHOLETC
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TCOL TOP OF COLUMNTW TOP OF WALLVLV. VALVEW WESTWM WATER METER(XX.XX) EXISTING ELEVATION CALLOUTDATE OF FIELD SURVEY: 11/20/2023
BASIS OF BEARINGS:
RECORD DATA:
()DENOTES RECORD DATA PER TRACT MAP NO. 35540 (MB 443/65-78)
INDICATES FOUND IRON PIPE MONUMENT PER TRACT MAP NO. 35540 (MB 443/65-78)
BEARING SHOWN HEREON ARE BASED ON THE WESTERLY PROPERTY
LINE OF LOT 54 OF TRACT MAP NO. 35540, AS SHOWN BY A
MAP ON FILE IN BOOK 443 OF MAPS, PAGES 65 THROUGH 78
INCLUSIVE, RECORDS OF THE COUNTY OF RIVERSIDE, STATE OF
CALIFORNIA, BEING: NORTH 57°43'29" WEST.BOUNDARY & TOPOGRAPHICSURVEY EXHIBITLOT 54 OF TRACT NO. 35540 (MB 443/65-78)PREPARED FOR:
JMA ARCHITECTURE, INC
C/O: JIM MCINTOSH
73-995 EL PASEO, SUITE 201
PALM DESERT, CA 92261
APN
PROPERTY ADDRESS:
2398 CITY VIEW DRIVE
PALM SPRINGS, CA 92561
2398 CITY VIEW DRIVE, PALM SPRINGS 92561JMA ARCHITECTURE, INC.DISCLAIMER:
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EXHIBIT PREPARED: 11/21/2023
LOT 54 OF TRACT NO 35540 (MB 443/65-78)
BOUNDARY & TOPOGRAPHIC
IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE
504-390-054
SURVEY NOTES:
1" = 10'
20231235
NOVEMBER 21, 2022
JO/HA
BDE/TE
20231235
SHEETS
FILE NO.
OF
S H E E T
JOB NUMBER
SCALE
DATE FOR:DATE:P.L.S. 8756BE
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SDATE BY DESCRIPTION APP'D DATER E V I S I O N SFIELD CREW
MAPPING 11/21/202310 5 10 20 30
SCALE: 1"=10'
0 IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIASC
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:
1
"
=
1
0
'
SURVEY EXHIBIT
STATE OF CALIFORNIA
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DESERT PALISAD
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SITE
INDICATES FOUND NAIL AND TAG MONUMENT PER TRACT MAP NO. 35540 (MB 443/65-78)
BENCHMARK:
BENCHMARK: CITY OF PALM SPRINGS # 3-13
ELEVATION: 663.806 DATUM: NGVD29
DESCRIPTION:2" C.P.S BRASS CAP SET IN CONCRETE
POST BEHIND S.E. M.O.C. OF RACQUET CLUB
AND TUSCAN ROAD.
2398 CITY VIEW DR DRIVE, PALM SPRINGS, CA 92561
CC&R NOTE:
THE PROPERTY DEPICTED HEREON IS SUBJECT TO DECLARATION
COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS FOR
DESERT PALISADES RECORDED JANUARY 27, 2017 AS DOC.
#2017-0036593 OF OFFICIAL RECORDS, AS WELL AS ANY OTHER
MATTERS THAT WOULD BE DISCLOSED BY AN UP TO DATE TITLE
REPORT FOR THE PROPERTY.
PRIVATE ENGINEERING NOTE:UNAUTHORIZED CHANGES & USES:THE ENGINEER PREPARINGK.A.C.PREPARED UNDER THE DIRECT SUPERVISION OF:DESIGN BY:DRAWN BY:CHECKED BY:GRADING PLAN GENERAL NOTESCONSTRUCTION NOTES & QUANTITY ESTIMATER.C.E. 50083KEITH A. CHRISTIANSENDATEPPINDICATES POWER POLECONC INDICATES CONCRETEBSL INDICATES BUILDING SETBACK LINEFH INDICATES FIRE HYDRANTWM INDICATES WATER METERWV INDICATES WATER VALVEPL INDICATES PROPERTY LINEELEC INDICATES ELECTRICALMH INDICATES MANHOLESMH INDICATES SEWER MANHOLETC INDICATES TOP OF CURBINV INDICATES PIPE INVERTTOW INDICATES TOP OF WALLTF INDICATES TOP OF FOOTINGFL INDICATES FLOWLINEFG INDICATES FINISHED GRADEPP INDICATES POWER POLECONC INDICATES CONCRETEBSL INDICATES BUILDING SETBACK LINEFH INDICATES FIRE HYDRANTWM INDICATES WATER METERWV INDICATES WATER VALVEPL INDICATES PROPERTY LINEELEC INDICATES ELECTRICALMH INDICATES MANHOLESMH INDICATES SEWER MANHOLETC INDICATES TOP OF CURBINV INDICATES PIPE INVERTTOW INDICATES TOP OF WALLTF INDICATES TOP OF FOOTINGFL INDICATES FLOWLINETPFSLPHPINDICATES OVERHEAD POWER LINEINDICATES WROUGHT IRON FENCEINDICATES EASEMENTS AS SHOWNINDICATES PROPERTY LINEINDICATES EXISTING CURB & GUTTERINDICATES OVERHEAD POWER LINEINDICATES WROUGHT IRON FENCEINDICATES TOP OF PAVEMENTINDICATES FINISHED SURFACEINDICATES LOW POINTINDICATES HIGH POINTINDICATES EASEMENTS AS SHOWNINDICATES PROPERTY LINEINDICATES PROPOSED DECORATIVE HARDSCAPEINDICATES PROPOSED RESIDENCE ADDITIONINDICATES EXISTING CURB & GUTTEREARTHWORK QUANTITIESUTILITIES:PROJECT DATABASIS OF BEARINGS:TOPOGRAPHY :ASSESSOR'S PARCEL NO.VICINITY MAP/LOCATION MAPLEGENDLEGAL DESCRIPTIONFEMA FLOOD ZONEAPPROVEDDATEREVISIONNO.CORRECTED APPROVED"AS BUILT"NO.BYBYDATEUNDERGROUND SERVICE ALERT811CALL48 HOURS BEFORE YOU DIGDATEAREA:LOCATIONBENCHMARKELEV.M.O.C. OF RACQUET CLUB AND TUSCAN ROAD.2" C.P.S. BRASS CAP SET IN CONCRETE POST BEHIND S.E.663.8063-11C.P.S.Christiansen & CompanyLand Development - Design - EngineeringEst. 20075225 Canyon Crest Drive, Ste 251Riverside, California 92507Ph: 951-323-4713 Fax: 951-405-8410email:keith@ccocivil.comK.A.C.K.A.C.APPROVED BY:DATER.C.E. NO.DATER.C.E. NO.REVIEWED BY:62624JOEL MONTALVOCITY OF PALM SPRINGS, CALIFORNIAFILE NO.DWG. NO.E-XXXXGRADING PLAN COVER SHEETfor 2398 CITY VIEW DRIVELOT 54 - TRACT NO. 35540, M.B. 443/65-78OF SHEETSSHEETC1.1 2PRECISE GRADING PLANINDEX MAPSHEET INDEX:ROCK WALL DETAIL 9ATRIUM GRATE WITH ADAPTEROR DRAIN BELOW ATRIUM GRATE WITHADAPTEROR DRAIN TEE SECTIONPLAN VIEWRIP RAP DETAILFILTER FABRIC"BUBBLER BOX" DETAIL18" MIN.12"NTSMORTAR SEALAROUND PIPEBROOKSPART NO. CB 1212 L24LOWER SECTION"11TG 217.15PART NO. SGR 1212PPARKWAY GRATEPART NO. CB 1212 T12TOP SECTION"FILTER FABRIC ONTOP OF ROCK(REMOVE FORCLEANING)3/4" WASHED GRAVEL12" MIN.24"INV 215.50TG 976.92INV. 975.501%TYP.
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APPROVEDDATEREVISIONCORRECTED APPROVED"AS BUILT"BYBYDATEDATEAREA:BENCHMARKChristiansen & CompanyLand Development - Design - EngineeringEst. 20075225 Canyon Crest Drive, Ste 251Riverside, California 92507Ph: 951-323-4713 Fax: 951-405-8410email:keith@ccocivil.comC1.2CONSTRUCTION NOTES K.A.C.AREA:LOCATIONELEV.M.O.C. OF RACQUET CLUB AND TUSCAN ROAD.2" C.P.S. BRASS CAP SET IN CONCRETE POST BEHIND S.E.663.8063-11C.P.S.K.A.C.K.A.C.APPROVED BY:DATER.C.E. NO.DATER.C.E. NO.62624JOEL MONTALVOJOHN M. BRUDINCITY OF PALM SPRINGS, CALIFORNIAE-XXXXGRADING PLAN COVER SHEETfor 2398 CITY VIEW DRIVELOT 54 - TRACT NO. 35540, M.B. 443/65-78 2TG 976.92INV. 975.501%TYP.
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SHEETS
TOTAL
DATE:
FILENAME:
DRAWN BY:
DESIGN BY:
EFFECTIVE DATE:
ISSUED FOR:
THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKD
ASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,
SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITE
AND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINS
WITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTEN
CONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.
VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.
T K D ASSOCIATES, INC.
LAND PLANNING - LANDSCAPE ARCHITECTURE
71-711 SAN JACINTO DR.
PH: (760) 776-1751
RANCHO MIRAGE, CALIFORNIA
SUITE C
92270
WATER CONSERVATION
Pinette Residence
DESERT PALISADES
2398 City View Drive
PALM SPRINGS CA
PRELIMINARY
LANDSCAPE PLANS
SEE PLANS
3219
9-10-24
TKD
TD
3183
L-CS
VICINITY MAP
SITE LOCATION
Pinette Residence
PRELIMINARY LANDSCAPE PLANS
Palm Springs, CALIFORNIA
LOT # 54 TRACT MAP # 35540
2398 City View Drive
James McIntosh
ARCHITECT:
(760) 346-6155
APN: 504-390-054
73-995 El Paseo Ste. 201
Palm Desert, CA
JMA Architecture and Engineering
L-CS COVER SHEET
LANDSCAPE SHEET INDEX:
L-1.0 PRELIMINARY PLANTING PLAN
L-2.0 LANDSCAPE LIGHTING PLAN
LD-1.0 PLANTING - IRRIGATION DETAILS
SHEETS
TOTAL
DATE:
FILENAME:
DRAWN BY:
DESIGN BY:
EFFECTIVE DATE:
ISSUED FOR:
THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKD
ASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,
SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITE
AND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINS
WITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTEN
CONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.
VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.
T K D ASSOCIATES, INC.
LAND PLANNING - LANDSCAPE ARCHITECTURE
71-711 SAN JACINTO DR.
PH: (760) 776-1751
RANCHO MIRAGE, CALIFORNIA
SUITE C
92270
WATER CONSERVATION
Pinette Residence
DESERT PALISADES
2398 City View Drive
PALM SPRINGS CA
PLANTING PLAN
1"=10'
3219
9-10-24
TKD
TD
3219
L-1.0
SYMBOL QTY BOTANICAL / COMMON NAME SIZE WATER USE
TREES
5 Parkinsonia florida
Blue Palo Verde 36" Box Multi.Very low - Low
2 Pithecellobium flexicaule
Texas Ebony 36"box
SHRUBS
88 Baileya multiradiata
Desert Marigold 1 gal.Very low
19 Chrysactinia mexicana
Damianita 5 gal Very low - Low
35 Encelia farinosa
Brittle Bush 5 gal.Very low - Low
16
Eremophila maculata
`Valentine`
Spotted Emu Bush
5 gal Low
4 Fouquieria splendens
Ocotillo 8` Ht. 12 Canes Min Very low - Low
13 Larrea tridentata
Creosote Bush 15 gal.Very low - Low
23 Oenothera caespitosa
Tufted Evening Primrose 5 gal.Very low - Medium
9 Rosmarinus officinalis 'Irene'
Irene Trailing Rosemary 5 gal.Very low - Medium
CACTI
13 Agave americana
Century Plant 24"box Very low - Low
12 Agave geminiflora
Century Plant 5 gal.Very low
11 Agave x `Blue Glow`
Blue Glow Agave 15 gal.Low
5 Dasylirion longissimum
Toothless Desert Spoon 24"box Very low
50 Echinocactus grusonii
Golden Barrel Cactus 12"-14" Dia.Very low - Low
23 Opuntia basilaris
Beavertail Pricklypear 15 gal.Very low
5 Pachycereus marginatus
Mexican Fence Post Cactus 4` Multi Very low
6 Yucca rostrata
Beaked Yucca 5` Ht.Very low - Low
CODE DESCRIPTION QTY
ROCK
2"-3" Mexican Beach Pebbles 239 sf
PAVING
Ackerstone Aqua Via II RB
Running bond pattern. For pedestrian, light vehicular, and
heavy vehicular applications.
1,700 sf
K-105
P-306
D.G.Path
Pool Fence
Pool Equip.
D.G.Path
Step w/ Grade
Driveway with
Permeable Pavers
SHEETS
TOTAL
DATE:
FILENAME:
DRAWN BY:
DESIGN BY:
EFFECTIVE DATE:
ISSUED FOR:
THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKD
ASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,
SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITE
AND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINS
WITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTEN
CONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.
VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.
T K D ASSOCIATES, INC.
LAND PLANNING - LANDSCAPE ARCHITECTURE
71-711 SAN JACINTO DR.
PH: (760) 776-1751
RANCHO MIRAGE, CALIFORNIA
SUITE C
92270
WATER CONSERVATION
Pinette Residence
DESERT PALISADES
2398 City View Drive
PALM SPRINGS CA
PLANTING PLAN
1"=10'
3219
9-10-24
TKD
TD
3219
L-2.0
SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY Finish Watts Color Temp
Transformer: 2 Stainless Steel 200W WIFI * Separate Circuits TBD T
Well Light: TLR-IG-GR-312 22 PVD 6W 2700K Well
TLR Lighting
Path Light: TLR-PL-401 17 PVD 3W 2750K Path
SPJ Lighting
* CONTACT: iO LIGHTING AND AUDIO SABRINA RINDELS: (760) 880-2722
CONTRACTOR.
4. IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR PROPER WORKMANSHIP
BUT NOT SPECIFIED ON THE DRAWING SHALL BE PROVIDED BY THE IRRIGATION
EQUIPMENT SHOWN IN PAVED
8. CONTRACTOR SHALL FLUSH ALL PIPE LINES PRIOR TO INSTALLING SPRINKLER
COMPACT ALL TRENCHES TO A DENSITY EQUAL TO THE UNDISTURBED SOIL
BE TRENCHED A MINIMUM OF 12" DEEP. ALL CONTROL WIRE GOING UNDER
9. CONTRACTOR SHALL INSTALL VALVE BOXES AT GRADE OVER ALL ELECTRIC VALVES
AND SHALL BE RESPONSIBLE FOR BRINGING ANY SETTLED TRENCHES BACK TO
GLASS, SOLVENT CEMENT CONTAINERS AND RAGS. CONTRACTOR SHALL
6. ALL TRENCH BACK FILL SOIL SHALL BE CLEAN, FREE OF ROCKS, TRASH,
5. ALL MAINLINE PIPING SHALL HAVE A MINIMUM OF 18" COVER (24" UNDER
3. ALL EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH MFG.'S
2. INSTALL ALL EQUIPMENT AS SHOWN IN DETAILS. ALL EQUIPMENT REQUIRED
GOING UNDER DRIVEWAYS AND STREETS SHALL BE SCHEDULE 40 PVC.
DRIVEWAYS AND STREETS SHALL BE SLEEVED IN A PVC PIPE. LATERAL PIPING
ROADS AND STREETS AND IF RING SEALED PIPE). ALL LATERAL PIPING SHALL
DURING INSTALLATION.
INSTRUCTIONS AND SPECIFICATIONS.
FINISH GRADE.
HEADS AND PRIOR TO INSTALLING BUBBLERS AND EMITTERS.
AREAS ARE FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN
WILL BE DETERMINED AT TIME OF INSTALLATION.
1. SPRINKLER IRRIGATION PLAN IS DIAGRAMMATIC. FINAL LOCATION OF PIPING
PLANTED AREAS.
GENERAL IRRIGATION NOTES
13. CONTRACTOR TO PROVIDE A DRIP EMITTER FOR EACH PLANT WITHIN DRIP ZONES.
10. SHRUB DRIP EMITTERS AND TREE BUBBLERS SHALL BE PLACED ON
12. ALL EMITTERS TO BE PLACED 6"-12" FROM EACH CENTER OF PLANT AND
AT THE TOP OF SLOPE WHERE APPLICABLE.
SEPARATE VALVES.*ARE TO BE BURIEDLEVEL GRADE
BOULDERS IN CLUSTERS ARE TO
BE SET AT VARIED HEIGHTS
NOTE:
FINISH GRADE
ARE TO BE BURIED
FINISH GRADE
ALL CAVITIES AND VOIDS
6" BELOW FINISH GRADEAPPLY STAIN A MINIMUM OF
ALL CAVITIES AND VOIDS
SLOPED GRADE
CONDITIONS PRIOR TO SUBMITTING BID.
5. ALL WORK IS SUBJECT TO THE REVIEW AND APPROVAL OF THE
CONTRACTOR SHALL MAINTAIN THE INSTALLATION FOR A 90-DAY
DELIVERY INVOICE TO THE LANDSCAPE ARCHITECT FOR HIS
SHALL BE NOTIFIED 36HRS IN ADVANCE AND SHALL CHECK
STANDARD FOR THE NURSERY INDUSTRY, AND PER THE PLANT
NECESSARY PROPER EQUIPMENT. THE CONTRACTOR WILL BE
DISEASE-FREE, AND INSECT-FREE, BEING OF A SIZE THAT IS
PLACED AS INDICATED ON PLANTING PLAN. OWNER'S REPRESENTATIVE
POSITIONS BEFORE ACTUAL PLANTING OPERATIONS PROCEED
12. ALL LARGE PLANTS SHALL BE HANDLED WITH CARE USING THE
LOCATION OF ALL PLANTS IN THE FIELD AND SHALL INDICATE THE EXACT
ON THE PLANS, UNLESS OTHERWISE SPECIFIED. ANY CHANGES OR
SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT.
AT THE TIME OF DELIVERY THE CONTRACTOR SHALL PROVIDE THE
10. ALL PLANT MATERIAL SHALL BE FULL, HEALTHY, SHAPELY,
15. ALL HOLES SHALL BE THOROUGHLY PRE-SOAKED WITH WATER
14. ALL PLANTS SHALL BE PLANTED IN HOLES AS PER PLANTING
9. THE CONTRACTOR SHALL PROVIDE ALL PLANTS AS INDICATED
6. PRIOR TO BEGINNING WORK, THE SITE SHALL BE FREE OF
7. GRADE AT PLANTERS SHALL BE 2" BELOW FINISHED GRADE
MANUFACTURER'S SPECIFICATIONS.
OF ADJACENT HARDSCAPE UNLESS OTHERWISE NOTED ON GRADING
ALL DEBRIS, WEEDS, OR ROCKS GREATER THAN 2" DIAMETER WITH
FINISH-GRADING COMPLETED. LANDSCAPE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE REMOVAL OF ALL EXISTING PLANT MATERIAL
UNLESS OTHERWISE NOTED ON PLANS. LANDSCAPE CONTRACTOR SHALL
OR BERMING PLAN.
8. TREAT PLANTED AREAS, DECOMPOSED GRANITE AND
GRAVEL AREAS WITH PRE-EMERGENT WEED AGENT PRIOR TO,AND AFTER, PLACING LANDSCAPE TOPPING AND AS PER
VISIT SITE IN ORDER TO BECOME FAMILIAR WITH ALL EXISTING
DETAIL (SEE DETAIL THIS SHEET). TREE AND SHRUB ROOT CROWNS
AND ALLOWED TO DRAIN PRIOR TO PLANTING.
ALL SHRUBS TO HAVE BELOW GRADE WATER RETENTION BASIN WITH
REQUIRED TO REPLACE ALL DAMAGED PLANTS.
13. CONTRACTOR SHALL ADD PLANT TABLETS TO ALL
PLANT MATERIAL PER MANUFACTURERS SPECIFICATIONS
FOR CONTAINER SIZE.
4. WORKMANSHIP AND MATERIAL ARE EXPECTED TO BE OF THE
ALL NECESSARY WORKMEN'S COMPENSATION INSURANCE AND BONDS
2. THE CONTRACTOR SHALL APPLY FOR, PAY FOR, AND OBTAIN
3. THE CONTRACTOR SHALL COORDINATE HIS WORK WITH ALL
1. THE LANDSCAPE CONTRACTOR SHALL BE LICENSED AND CARRY
ALL REQUIRED PERMITS.
OWNER'S AUTHORIZED REPRESENTATIVE.
HIGHEST STANDARDS AND QUALITY.
RELATED TRADES.
GENERAL PLANTING NOTES
REQUIRED BY THE STATE.
REVIEW.
ARCHITECT'S APPROVAL.
LEGEND. ALL PLANTS ARE SUBJECT TO THE LANDSCAPE
11. BEFORE EXCAVATION, PLANTS IN CONTAINERS SHALL BE
19. THE CONTRACTOR SHALL REMOVE ALL DEBRIS, PLANT BOXESAND CONTAINERS, MATERIALS, SUPPLIES OR EQUIPMENT, LEAVINGTHE SITE IN A CLEAN CONDITION UPON COMPLETION OF LANDSCAPE
20. UPON ACCEPTANCE OF THE COMPLETED PROJECT, THE
LANDSCAPE CONTRACTOR SHALL REPLACE ALL DEAD OR DAMAGED PLANT
PLANTING AREAS AS NEEDED TO MAINTAIN A NEAT AND CLEAN APPEARANCE;
MAINTAIN IRRIGATION AND LIGHTING SYSTEMS (WHERE APPLICABLE)IN A LIKE-NEW CONDITION; AND APPLY A UNIFORM FERTILIZER
21. ACCEPTANCE OF LANDSCAPE INSTALLATION AND MAINTENANCEWILL BE DETERMINED BY THE OWNER'S AUTHORIZED REPRESENTATIVE.
MATERIAL WHETHER CAUSED BY OTHER TRADE ACTIVITY AND/OR
MAINTENANCE PERIOD. THE CONTRACTOR SHALL WEED ALL
AS NEEDED TO MAINTAIN PROPER GROWTH FOR ALL PLANTING.APPLICATION AT 30 DAYS, 60 DAYS, AND 90 DAYS,
NATURAL CAUSES AT NO EXTRA COST TO OWNER.
INSTALLATION.
NATURAL SOIL.16. ALL SHRUBS AND TREES SHALL BE BACKFILLED WITH 100%
17. CONTRACTOR SHALL PROVIDE WATERING BASINS AROUND ALL
18. ALL BOULDERS (WHERE APPLICABLE) SHALL BE SET INTO SOIL
33% OF BOULDER SIZE.
PLANT MATERIAL.
GRADUAL 2" SWALE.
SHALL BE SET FLUSH WITH THE ADJACENT FINISH GRADE.
3' MAX HT.
3' MAX HT.
14. CONTRACTOR TO REPLACE GREEN EXISTING VALVE BOXES WITH NEW TAN BOXES,
14. CONTRACTOR TO RETROFIT AND/OR REPLACE VALVES AS NEEDED.
SHEETS
TOTAL
DATE:
FILENAME:
DRAWN BY:
DESIGN BY:
EFFECTIVE DATE:
ISSUED FOR:
THESE PLANS, SPECIFICATIONS, AND DESIGNS ARE PROPERTY OF TKD
ASSOCIATES, INCORPORATED. THE USE AND PUBLICATION OF THESE PLANS,
SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITE
AND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINS
WITH TKD ASSOCIATES, INCORPORATED AND USE WITHOUT THE WRITTEN
CONSENT OF TKD ASSOCIATES, INCORPORATED IS STRICTLY PROHIBITED.
VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.
T K D ASSOCIATES, INC.
LAND PLANNING - LANDSCAPE ARCHITECTURE
71-711 SAN JACINTO DR.
PH: (760) 776-1751
RANCHO MIRAGE, CALIFORNIA
SUITE C
92270
WATER CONSERVATION
Pinette Residence
DESERT PALISADES
2398 City View Drive
PALM SPRINGS CA
PLANTING-IRRIGATION
DETAILS
NTS
3219
3-12-24
TKD
TD
3219
LD-1.0