HomeMy WebLinkAboutITEM 2A - Case DP 25-0002
PLANNING COMMISSION STAFF REPORT
DATE: JULY 22, 2025 PUBLIC HEARING
SUBJECT: A REQUEST BY 1784 HOLDINGS, LLC, APPLICANT, (DBA: PALM
SPRINGS MINI-STORAGE) ON BEHALF OF GRIT DEVELOPMENT
(PROPERTY OWNER) FOR A TENTATIVE PARCEL MAP (#39222)
FOR A TWO COMMERCIAL CONDOMINIUM LOT SUBDIVISION; A
MAJOR DEVELOPMENT PERMIT APPLICATION TO CONSTRUCT A
90,468-SQUARE FOOT MINI-WAREHOUSE BUILDING AND
ADJACENT RV PARKING LOT LOCATED AT THE SOUTHEAST
CORNER OF NORTH GENE AUTRY TRAIL AND DISTRICT CENTER
DRIVE, ZONE M-1-P (CASES STM 2025-0004 & DP 2025-0002) (GM).
FROM: Department of Planning Services
SUMMARY:
This is a request for the Planning Commission to review a proposed Tentative Parcel
Map (39222) for a one lot parcel resulting in two commercial condominium lots with one
lot for future development and the remaining lot for the construction of a 90,468-square
foot mini-warehouse storage building and adjacent RV parking lot; and a Major
Development Permit Application for the intended site plan.
RECOMMENDATION:
Adopt resolution determining the project is exempt from CEQA as a Class 32 “In-Fill”
development project resulting in approval of the project subject to conditions.
SCOPE OF REVIEW:
1. The Planning Commission shall conduct a public hearing for a Tentative Parcel
Map (39222) (Case STM 2025-0004) for one lot subdivision for commercial
condominium purposes.
2. The Planning Commission shall review the Major Development Permit application
(Case #DP 2025-0002) for conformance to the criteria listed in Palm Springs
Zoning Code (PSZC) Section 94.04.01(D).
Planning Commission Staff Report July 22, 2025 –
Cases STM 2025-0004 & #DP 2025-0002 Page 2 of 9
3. The Architectural Review Committee (ARC) will review the Major Architectural
Application following Planning Commission’s approval of the Major Development
Permit.
BUSINESS PRINCIPAL DISCLOSURE:
The subject property is owned by Grit Development and the potential purchaser is 1784
Holdings, LLC, (DBA: Palm Springs Mini-Storage) with corporate officers listed per the
attached Business Disclosure Forms.
PROJECT DESCRIPTION:
The Tentative Parcel Map (39222) is intended to merge three (3) existing lots into one
(1) single parcel with two (2) commercial condominium airspace units. The total overall
area is 4.46-acres with the north parcel to be 1.28-acres and the south parcel at 3.18-
acres. The project also proposes a Major Development Permit to construct a 2-story
climate controlled mini-storage warehouse building equaling 90,468-square feet with
outdoor parking area for forty-one (41) RV/Boat storage spaces to the south of the main
structure. In the self-storage building, access to the customer service office and interior
pull-in loading area with two (2) loading bays would be accessed from the building’s east
side off District Center Drive. The main building and RV storage lot are accessed from
the main driveway and will be secured by a gate and accessed by customers with a
keypad. Other site amenities include a dump station and wash area with trash
enclosure. A perimeter eight (8) foot tall masonry wall will enclose the entire RV storge
lot with an emergency exit gate located at the southern corner of the lot.
The majority of the two (2)-story building will have a maximum height of twenty-eight
(28) feet and be thirty (30) feet at the architectural enhanced corners.
BACKGROUND INFORMATION:
Most Recent Ownership
06/10/2004 Grit Development
Field Check
6/11/25 Staff visited site to observe existing conditions.
Existing Street Improvement Conditions
Street Name Travel Lanes Curb & Gutter Sidewalk
N. Gene Autry Trail Y Y Y
District Center Drive Y Y Y
Planning Commission Staff Report July 22, 2025 –
Cases STM 2025-0004 & #DP 2025-0002 Page 3 of 9
DETAILS OF APPLICATION REQUEST:
Site Area
Overall Site 4.46-Arces
North Parcel South Parcel 1.28-Acres 3.18-Acres
Surrounding
Property
Existing Land Use
Per Chapter 92
Existing General
Plan Designation
Existing Zoning
Designation
Subject Property Industrial Industrial M-1-P (Industrial)
North Industrial Industrial M-1-P (Industrial)
South Industrial Industrial M-1-P (Industrial)
East Industrial Industrial M-1-P (Industrial)
West Airport Industrial Airport
DEVELOPMENT STANDARDS:
Pursuant to PSZC Section 92.16.03 the following standards apply:
Standard Required/
Allowed
Provided Compliance
Min. Lot Size 60,000 SF 194,498 SF Y
Min. Lot Width 200 Feet 730 Feet Y
Min. Lot Depth 200 Feet 270 Feet Y
M-1-P Setbacks
• Front
• Side
• Side
• Rear
25 Feet -West
20 Feet - North
20 Feet – South
25 Feet - East
29 Feet - West
220 Feet - North
220 Feet - South
58 Feet - East
Y
Y
Y
Y
Floor Area Ratio (FAR) .5 FAR
(97,249 SF)
.46 FAR
(90,468 SF)
Y
Max. Building Height
M-1-P
40 Feet
30 Feet
Y
Walls, and Fences 8 Foot Max Height 8 Foot Max Height Y
Off-Street Parking 6 Spaces Required 7 Spaces + 1 ADA Y
Planning Commission Staff Report July 22, 2025 –
Cases STM 2025-0004 & #DP 2025-0002 Page 4 of 9
ANALYSIS:
Site Plan:
The subject lot is located along N. Gene Autry Trail, which is a Major Throughfare with
District Center Drive wrapping around the site. The vacant lots are adjacent to the Palm
Springs Unified School District Administrative Center (PSUSD) located across the street.
The Tentative Parcel Map will merge three (3) existing lots into one parcel with the intent
of subdividing the air space into two (2) commercial condominium units. Parcel 1 will
comprise of a 90,468-square-foot mini-storage warehouse and a 41 space RV/Boat
storage parking lot that is fully screened by an eight (8) foot tall masonry block wall. The
remaining condominium parcel at the north end of the larger parcel will be set aside for
future development meeting the requirements of the M-1-P zone.
Access to the site will be off District Center Drive with one (1) main driveway near the
center of the lot providing ingress/egress to the mini-storage building. An internal
driveway will allow moving vehicles to pull directly into a loading/unloading dock internal
to the building. The driveway also leads to the RV/Boat storage lot at the south end of
the parcel. The main building is located at the northern end of Parcel 1 and setback 29
feet from N. Gene Autry Trail. The closest RV parking space is 50 feet from the street
and screened by an eight (8) foot tall wall. One emergency exit is provided at the far
south point along District Center Drive. The RV parking will be accessed controlled by a
gate.
Mass and Scale:
The proposed 2-story 90,468-square foot building is similar in size and scale to the
adjacent PSUSD across the street to the east. Other adjacent lots are currently vacant.
The proposed new building will have a maximum height of twenty-eight (28) feet and be
thirty (30) feet at the architectural enhanced corners which are within the limits of the M-
1-P zone requirements. The internal floor plan shows multiple sized storage units and
accessed by elevators and stairwells. A leasing office, duel loading and unloading docks
and restrooms are provided on the first level.
Building Design and Detailing:
The exterior elevation will use a combination of materials to include CMU split face
Angelus block color “Auburn”; a horizontal stripe as CMU split-face Angelus block in
color “Pewter”; with the upper portion painted stucco color “Cloud”. The building corners
will be painted stucco color “Bronze” with parapet cap and window awnings color
“Mansard Brown”. The building design per applicant would emulate a contemporary
office building like the adjacent Palm Springs Unified School District Administrative
Center across the street. The elevation includes opaque windows on the second floor
with eyebrows providing greater detailing. The building corners will anchor the structure
with spandrel glass allowing sight lines into the building with internal lighting illuminating
the interior. Mechanical equipment will be mounted on the roof and screened by a
parapet. Architectural details will be reviewed by the Architectural Review Committee
(ARC) upon approval of the Development Permit by the Planning Commission.
Planning Commission Staff Report July 22, 2025 –
Cases STM 2025-0004 & #DP 2025-0002 Page 5 of 9
Landscaping and Buffers:
The proposed landscape plan shows plantings along N. Gene Autry Trail, District Center
Drive, and the south property lot line. The drawing shows the use of Ironwood, Palo
Verde, and Mesquite as shade trees with other low shrubs such as Agave, Lantana,
Texas Sage, and Yellow Bells are proposed. Staff is recommending that additional
shade trees at 36-inch box size be planted along N. Gene Autry Trail. The perimeter
wall of the RV storage lot is a long street edge and increased number and sizes of
landscaping will help soften the streetscape. The wall along the south property line will
be visible as you drive north on N. Gene Autry Trail and the row of Velvet Mesquite trees
will improve the view until such time as the adjacent property develops. The perimeter
wall will be eight (8) feet tall and be constructed of CMU split face block in a color named
“Auburn” with horizontal stripe in “Pewter”. The wall will be recessed every twenty-five
(25) feet to stagger its massing and break up the repetitiveness.
RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION (ALUC)
The project was reviewed by the Riverside County Airport Land Use Commission on June
12, 2025 and the project was found to be consistent with the Compatibility Plan with
conditions as enumerated in the attached Resolution.
FINDINGS – TENTATIVE TRACT MAP 39222:
Pursuant to Section 66474 of the Subdivision Map Act, the following findings must be
made relative to the proposed map:
1. The proposed Tentative Tract Map or Tentative Parcel Map is consistent with all
applicable general and specific plans.
The Tentative Parcel Map (39222) is intended to merge three (3) existing lots into one (1)
single ground parcel with two (2) commercial condominium airspace units. The total
overall area is 4.46-acres with the north parcel to be 1.28-acres and the south parcel at
3.18-acres and is consistent with the General Plan designation of Industrial (IND). The
Industrial (IND) land use typically includes warehouses, research and development parks,
light manufacturing, laboratories, and industrial services. The approval of the TPM will
allow for the development of a 2-story climate controlled mini-storage warehouse building
equaling 90,468-square feet with outdoor parking area for forty-one (41) RV/Boat storage
spaces to the south of the main structure and the north parcel to be developed in the
future with a use consistent with the General Plan and the M-1-P zoning.
Specific goals and General Plan policies of the IND include:
Goal LU3 Attract and retain high-quality industrial and business park development.
LU3.1 Encourage well planned research and development areas and business
parks that contain coordinated design guidelines and enhanced amenities.
LU3.2 Promote opportunities for expansion and revitalization of industrial uses
within the City.
Planning Commission Staff Report July 22, 2025 –
Cases STM 2025-0004 & #DP 2025-0002 Page 6 of 9
LU3.7 Continue to work with the Chamber of Commerce and other business
promotion groups within the City to attract new industrial businesses to
Palm Springs.
The vacant site has development potential to meet the stated goals above and the finding
has been met.
2. The design and improvements of the proposed Tentative Parcel Map are
consistent with the zone in which the property is located.
The subject 4.46-acre parcel is currently zoned M-1-P (Light Industrial) which typically
includes areas for industrial development with uses confined to those administrative,
wholesaling, warehousing and light manufacturing activities that can be carried on in an
unobtrusive manner. The approval of the TPM will allow for two (2) commercial
condominium parcels development of a mini-storage facility and one parcel for future
development consistent with the M-1-P zone. Any new project must be consistent with
underlying zoning and General Plan Land Use designation and continue through the
required entitlement process reviewed by the Planning Commission and the finding has
been met.
3. The site is physically suited for this type of development.
The parcel is physically suited for the TPM as it is currently undeveloped and vacant and
contains native scrub brush and other plantings. The 4.46-acre vacant parcel located
along a Major Throughfare is designated for industrial future development. The vacant lot
is relatively flat with a gentle slope downward from north to south. The two condominium
parcels created will each be adequate in size to accommodate future uses that would be
consistent with the Industrial land use. Access will be via District Center Drive which is a
fully improved street with curb, gutter and sidewalk. The proposed conditions of approval
will address all required site modifications consistent with City Standards and will assure
safe access to any future development and the finding has been met.
4. The site is physically suited for the proposed density of development.
The Tentative Parcel Map for the future construction of a 90,468-square foot mini-storage
warehouse with M-1-P zoning allows for a 0.50 FAR for a stand-alone industrial use. The
proposed construction will result in a 0.46 FAR which is under the approved density. The
approval of the TPM will allow the vacant property to be developed in a manner that is
consistent with the Industrial land use and meets all the development standards of the M-1-
P zone and the finding has been met.
5. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The subject site is a flat ungraded lot with native vegetation. The TPM project has been
determined to be Categorically Exempt as a Class 32 “In-Fill” for CEQA purposes. The
Planning Commission Staff Report July 22, 2025 –
Cases STM 2025-0004 & #DP 2025-0002 Page 7 of 9
proposed project is consistent with the General Plan and zoning designations of the
property; is less than 5-acres in size; has no effect on habitat for endangered, threatened,
or rare species; will not result in increased traffic; and is adequately served by existing
utilities and the finding has been met.
6. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
Any development of the site would be consistent with Section 94.04 of the Palm Springs
Zoning Code requiring further review by the Planning Commission and Architectural Review
Committee for proposed building elevations, site and landscape plans. Any future
development will be designed in a way that meets and exceeds City Standards and will
include connections to all public utilities including water and sewer systems. The
development will have appropriately designed and constructed streets and internal private
driveways built to City standards providing ingress/egress and the finding has been met.
7. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the property
within the proposed subdivision.
The Tentative Parcel Map shows several easements granted to the City of Palm Springs
along N. Gene Autry Trail and District Center Drive for the purpose of providing access to
utilities. These easements will remain and do not affect the merging of the existing three (3)
lots into one (1) parcel. Any proposed development will need to take into consideration the
location of these easements and the propose development does not encroach or invalidate
these easements, and the finding has been met.
FINDINGS – MAJOR DEVELOPMENT PERMIT APPLICATION (CASE #AR 2023-
0016)
Section 94.04.01(D) of the Palm Springs Zoning Code (PSZC) requires an evaluation of
the proposed development. Staff has analyzed the findings in order below.
1. The proposed project is consistent with the General Plan and any applicable
specific plan;
The proposed development of a 90,468-square foot mini-storage building and adjacent
RV/Boat storage lot is consistent with the General Plan designation of Industrial (IND).
The Industrial (IND) land use typically includes warehouses, research and development
parks, light manufacturing, laboratories, and industrial services. The approval of the
Development Pemit will allow for the development of a 2-story climate controlled mini-
storage warehouse building equaling 90,468-square feet with outdoor parking area for
forty-one (41) RV/Boat storage spaces to the south of the main structure and the north
parcel to be developed in the future with a use consistent with the General Plan and M-
1-P zoning.
Planning Commission Staff Report July 22, 2025 –
Cases STM 2025-0004 & #DP 2025-0002 Page 8 of 9
Specific goals and policies of the IND include:
Goal LU3 Attract and retain high-quality industrial and business park development.
LU3.1 Encourage well planned research and development areas and business
parks that contain coordinated design guidelines and enhanced amenities.
LU3.2 Promote opportunities for expansion and revitalization of industrial uses
within the City.
LU3.7 Continue to work with the Chamber of Commerce and other business
promotion groups within the City to attract new industrial businesses to
Palm Springs.
The vacant site has development potential to meet the stated goals above and the finding
has been met.
2. The proposed uses are in conformance to the uses permitted in the zone district
where the site is located, and are not detrimental to adjacent properties or
residents;
The parcel is currently zoned M-1-P (Industrial) and the proposed mini-storage
warehouse is by-right and in conformance to the uses permitted in the zone, pursuant to
Section 92.16.03 subject to the property development standards. The subject parcel is
in an established industrial park adjacent to the PSUSD Administrative Center and
across the street from the Airport and the proposed use will not be detrimental to
adjacent properties and the finding has been met.
3. The proposed project is in conformance to the property development standards for
the zone district where the site is located;
The site plan for the vacant lot will comprise of a 90,468-square-foot mini-storage
warehouse and a 41 space RV/Boat storage parking lot that is fully screened by an eight
(8) foot tall masonry block wall. The remaining condominium parcel at the north end of
the larger parcel will be set aside for future development meeting the requirements of
the M-1-P zone. The proposed plan conforms to the development standards for the
zone and allows the vacant lot to be developed to its near maximum density.
4. The proposed height and massing of the project is consistent with applicable
standards and compatible with adjacent development;
The proposed 2-story 90,468-square foot building is similar in size and scale to the
adjacent PSUSD across the street to the east. Other adjacent lots are currently vacant.
The proposed new building will have a maximum height of twenty-eight (28) feet and be
thirty (30) feet at the architectural enhanced corners which are within the limits of the M-
1-P zone requirements. The internal floor plan shows multiple sized storage units and
accessed by elevators and stairwells. A leasing office, duel loading and unloading docks
and restrooms are provided on the first level. The massing and building heights are of
good composition and will be consistent with existing buildings in compliance with the
M-1-P development standards and the finding has been met.
Planning Commission Staff Report July 22, 2025 –
Cases STM 2025-0004 & #DP 2025-0002 Page 9 of 9
5. The proposed setbacks and placement of the building are consistent with applicable
standards and consistent with setbacks of adjacent buildings;
The proposed building will have a twenty-nine (29) foot front yard setback from N. Gene
Autry Trail with a side of two hundred twenty (220) foot for north and south and a fifty-
eight (58) foot setback from District Center Drive consistent with M-1-P zone development
standards. The placement of the new building at the center of the parcel with the RV/Boat
parking lot to the south allows for truck, auto and pedestrian circulation and the finding
has been met.
6. The site for the proposed project has adequate access to streets and highways
properly designed and improved to carry the type and quantity of traffic to be
generated by the proposed uses, and the design for the site plan enhances or
continues the city’s existing grid in accordance with the Circulation Plan of the
General Plan;
Access to the site will be from District Center Drive with one (1) main driveway near the
center of the lot providing ingress/egress to the mini-storage building. An internal
driveway will allow moving vehicles to pull directly into a loading/unloading dock internal
to the building. The driveway also leads to the RV/Boat storage lot at the south end of
the parcel and the finding has been met.
7. On-site circulation conforms to minimum standards, and accommodations are made
for safe on-site pedestrian circulation;
The proposed site plan places the new building in the middle of the vacant lot with
required parking for mini-storage patrons adjacent to the entry point. Access to the site
will be off District Center Drive with one (1) main driveway near the center of the lot
providing ingress/egress to the mini-storage building. The driveway also leads to the
RV/Boat storage lot at the south end of the parcel. The surrounding streets are fully
developed with sidewalks on all three sides. A clear path of travel for ADA access is
shown on the site plan and will be safe for all pedestrians as they will have access to the
building from the parking lot and will not be in conflict with truck traffic and the finding
has been met.
8. Landscape areas and open space are in conformance to applicable standards, and
the design of stormwater management features are appropriately integrated with
other elements of the site design;
The proposed landscape plan shows plantings along N. Gene Autry Trail, District Center
Drive, and the south property lot line. The drawing shows the use of Ironwood, Palo
Verde, and Mesquite as shade trees. Other low shrubs such as Agave, Lantana, Texas
Sage, and Yellow Bells are proposed. Staff is recommending that the additional shade
trees at 36-inch box size be planted along N. Gene Autry Trail. The perimeter wall of
Planning Commission Staff Report July 22, 2025 –
Cases STM 2025-0004 & #DP 2025-0002 Page 10 of 9
the RV storage lot is a long street edge and increased number and sizes of landscaping
will help soften the streetscape. The wall along the south property line will be visible as
you drive north on N. Gene Autry Trail and the row of Velvet Mesquite trees will improve
the view until such time as the adjacent property develops. The perimeter wall will be
eight (8) feet tall and be constructed of CMU split face block in a color named “Auburn”
with horizontal stripe in “Pewter”. The wall will be recessed every twenty-five (25) feet
to stagger its massing and break up the repetitiveness. Stormwater retention will be
managed underground located in the RV parking area and the on-site washing station
will be contained on site.
9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to serve
the proposed project;
The project is considered an in-fill development. There is adequate public infrastructure
for the proposed project, including water from Desert Water Agency (DWA). All site
water and sewer will be connected to City services and electricity from Southern
California Edison. Therefore, the project will be served by existing public infrastructure.
10. Based on environmental review, the proposed project either has no potentially
significant environmental impacts, any potentially significant impacts have been
reduced to less than significant levels because of mitigation measures incorporated
in the project, or a Statement of Overriding Considerations has been adopted to
address unmitigated significant environmental impacts;
Categorically Exempt as a Class 32 “In-Fill” for CEQA purposes. The proposed project is
consistent with the General Plan and zoning designations; is less than 5-acres in size; has
no effect on habitat for endangered, threatened, or rare species; will not result in increased
traffic; and is adequately served by existing utilities and the finding has been met.
11. The proposed project has no unacceptable adverse effects on public welfare,
health or safety.
The proposed 90,468-square foot building and site improvements will not have an
adverse effect on public welfare, health or safety. The development will be required to
be constructed with proper permits from the Building Department and require a final
inspection from the Building staff prior to occupancy.
ENVIRONMENTAL ANALYSIS:
Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the project is
Categorically Exempt under CEQA Section 153032 (In-Fill Development) – the Tentative
Parcel Map to merge three (3) existing lots into one parcel for commercial condominium
purpose and the construction of a 90,486-square foot building and associated RV
parking on a flat lot that has a General Plan Land Use designation of Industrial and
Zoned M-1-P which is a by-right use. The proposed project is consistent with the General
Plan and zoning designations; is less than 5-acres in size; has no effect on habitat for
Planning Commission Staff Report July 22, 2025 –
Cases STM 2025-0004 & #DP 2025-0002 Page 11 of 9
endangered, threatened, or rare species; will not result in increased traffic; and is
adequately served by existing utilities and the finding has been met.
CONCLUSION:
As proposed and conditioned, the findings granting approval for a Tentative Parcel Map
conforms to the General Plan and development standards for the M-1-P zone as 90,468-
square foot mini-storage warehouse building is permitted by-right of use. Based upon
this determination, Staff recommends approval of the project as proposed, subject to the
attached conditions of approval. Following Planning Commission’s approval of the
Development Permit, the Architectural Review Committee will review the Major
Architectural Application.
PREPARED BY: Glenn Mlaker, AICP, Associate Planner
REVIEWED BY: Edward Robertson, Principal Planner
REVIEWED BY: Chris Hadwin, AICP, Director of Planning Services
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution
3. Draft Conditions of Approval (Attachment A & B)
4. Justification Letter
5. Business Disclosure Form – Grit Development, 1784 Holdings, LLC
6. Authorization Letter from Grit Development
7. Photos of Existing Projects
8. Tentative Parcel Map 39222
9. Site Plan and Elevations
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM SPRINGS, CALIFORNIA, ADOPTING A CATEGORICAL
EXEMPTION PER CEQA GUIDELINES; AND APPROVING A
TENTATIVE PARCEL MAP (#39222) FOR A TWO COMMERCIAL
CONDOMINIUM LOT SUBDIVISION; A MAJOR DEVELOPMENT
PERMIT APPLICATION TO CONSTRUCT A 90,468-SQUAFE
FOOT MINI-WAREHOUSE BUILDING LOCATED AT THE
SOUTHEAST CORNER OF NORTH GENE AUTRY TRAIL AND
DISTRICT CENTER DRIVE, ZONE M-1-P. (CASES STM 2025-
0004 & DP 2025-0002)
THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:
A. Grit Development, Owner, and 1784 Holdings, LLC, Applicant, (DBA: Palm
Springs Mini-Storage) (collectively, “Applicant”) filed a Tentative Parcel Map and
Development Permit Applications, (Cases STM 2025-0004 & DP 2025-0002), with
the City of Palm Springs Planning Department, pursuant to Section 66474 of the
Subdivision Map Act and Section 94.04.01 (Development Review) of the Zoning
Ordinance for a one lot parcel resulting in two commercial condominium lots with
one lot for future development and the remaining lot for the construction of a new
90,468-square foot mini-warehouse building and adjacent RV parking lot located at
the southeast corner of North Gene Autry Trail and District Center Drive, Zone M-1-
P. (APNs 677-540-034,-035,-020)
B. On June 12, 2025 the project was reviewed by the Riverside County Airport Land
Use Commission and the project was found to be consistent with the Compatibility
Plan with conditions as enumerated in the attached Exhibit B.
C. On July 22, 2025, a public hearing was held on the application to consider Cases
STM 2025-0004 & DP 2025-0002 was held by the Planning Commission in
accordance with applicable law.
D. The proposed project is considered a “project” pursuant to the terms of the
California Environmental Quality Act (“CEQA”) and has been determined to be
categorically exempt Class 32 “In-Fill” for CEQA purposes. The proposed project is
consistent with the General Plan and zoning designations; is less than 5-acres in size;
has no effect on habitat for endangered, threatened, or rare species; will not result in
increased traffic; and is adequately served by existing utilities.
E. The Planning Commission has carefully reviewed and considered all the
evidence presented in connection with the project, including, but not limited to, the
staff report, and all written and oral testimony presented.
Planning Commission Resolution No.____ July 22, 2025
Cases STM 2025-0004 & DP 2025-0002 Page 2 of 8
F. Pursuant to the California Subdivision Map Act Section 66474, the Planning
Commission finds:
1. The proposed Tentative Tract Map or Tentative Parcel Map is consistent with all
applicable general and specific plans.
The Tentative Parcel Map (39222) is intended to merge three (3) existing lots into
one (1) single ground parcel with two (2) commercial condominium airspace units.
The total overall area is 4.46-acres with the north parcel to be 1.28-acres and the
south parcel at 3.18-acres and is consistent with the General Plan designation of
Industrial (IND). The Industrial (IND) land use typically includes warehouses,
research and development parks, light manufacturing, laboratories, and industrial
services. The approval of the TPM will allow for the development of a 2-story
climate controlled mini-storage warehouse building equaling 90,468-square feet with
outdoor parking area for forty-one (41) RV/Boat storage spaces to the south of the
main structure and the north parcel to be developed in the future with a use
consistent with the General Plan and M-1-P zoning.
Specific goals and policies of the IND include:
Goal LU3 Attract and retain high-quality industrial and business park
development.
LU3.1 Encourage well planned research and development areas and business
parks that contain coordinated design guidelines and enhanced amenities.
LU3.2 Promote opportunities for expansion and revitalization of industrial uses
within the City.
LU3.7 Continue to work with the Chamber of Commerce and other business
promotion groups within the City to attract new industrial businesses to
Palm Springs.
The vacant site has development potential to meet the stated goals above and
the finding has been met.
2. The design and improvements of the proposed Tentative Parcel Map are
consistent with the zone in which the property is located.
The subject 4.46-acre parcel is currently zoned M-1-P (Light Industrial) which
typically includes areas for industrial development with uses confined to those
administrative, wholesaling, warehousing and light manufacturing activities that can
be carried on in an unobtrusive manner. The approval of the TPM will allow for two
(2) commercial condominium parcels development of a mini-storage facility and one
parcel for future development consistent with the M-1-P zone. Any new project must
be consistent with underlying zoning and General Plan Land Use designation and
Planning Commission Resolution No.____ July 22, 2025
Cases STM 2025-0004 & DP 2025-0002 Page 3 of 8
continue through the required entitlement process reviewed by the Planning
Commission and the finding has been met.
3. The site is physically suited for this type of development.
The parcel is physically suited for the TPM as it is currently undeveloped and vacant
and contains native scrub brush and other plantings. The 4.46-acre vacant parcel
located along a Major Throughfare is designated for industrial future development.
The vacant lot is relatively flat with a gentle slope downward from north to south.
The two condominium parcels created will each be adequate in size to
accommodate future uses that would be consistent with the Industrial land use.
Access will be via District Center Drive which is a fully improved street with curb,
gutter and sidewalk. The proposed conditions of approval will address all required
site modifications consistent with City Standards and will assure safe access to any
future development and the finding has been met.
4. The site is physically suited for the proposed density of development.
The Tentative Parcel Map for the future construction of a 90,468-square foot mini-
storage warehouse with M-1-P zoning allows for a 0.50 FAR for a stand-alone
industrial use. The proposed construction will result in a 0.46 FAR which is under the
approved density. The approval of the TPM will allow the vacant property to be
developed in a manner that is consistent with the Industrial land use and meets all the
development standards of the M-1-P zone and the finding has been met.
5. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The subject site is a flat ungraded lot with native vegetation. The TPM project has
been determined to be Categorically Exempt as a Class 32 “In-Fill” for CEQA
purposes. The proposed project is consistent with the General Plan and zoning
designations; is less than 5-acres in size; has no effect on habitat for endangered,
threatened, or rare species; will not result in increased traffic; and is adequately served
by existing utilities and the finding has been met.
6. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
Any development of the site would be consistent with Section 94.04 of the Palm
Springs Zoning Code requiring further review by the Planning Commission and
Architectural Review Committee for proposed building elevations, site and landscape
plans. Any future development will be designed in a way that meets and exceeds City
Standards and will include connections to all public utilities including water and sewer
systems. The development will have appropriately designed and constructed streets
Planning Commission Resolution No.____ July 22, 2025
Cases STM 2025-0004 & DP 2025-0002 Page 4 of 8
and internal private driveways built to City standards providing ingress/egress and the
finding has been met.
7. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision
The Tentative Parcel Map shows several easements granted to the City of Palm
Springs along N. Gene Autry Trail and District Center Drive for the purpose of providing
access to utilities. These easements will remain and do not affect the merging of the
existing three (3) lots into one (1) parcel. Any proposed development will need to take
into consideration the location of these easements and the propose development does
not encroach or invalidate these easements, and the finding has been met.
G. Pursuant to the Section 94.04.01 (D) Development Permit, of the Palm Springs
Zoning Code, the Planning Commission finds:
1. The proposed project is consistent with the General Plan and any applicable
specific plan;
The proposed development of a 90,468-square foot mini-storage building and
adjacent RV/Boat storage lot is consistent with the General Plan designation of
Industrial (IND). The Industrial (IND) land use typically includes warehouses,
research and development parks, light manufacturing, laboratories, and industrial
services. The approval of the Development Pemit will allow for the development of
a 2-story climate controlled mini-storage warehouse building equaling 90,468-square
feet with outdoor parking area for forty-one (41) RV/Boat storage spaces to the
south of the main structure and the north parcel to be developed in the future with a
use consistent with the General Plan and M-1-P zoning.
Specific goals and policies of the IND include:
Goal LU3 Attract and retain high-quality industrial and business park
development.
LU3.1 Encourage well planned research and development areas and business
parks that contain coordinated design guidelines and enhanced amenities.
LU3.2 Promote opportunities for expansion and revitalization of industrial uses
within the City.
LU3.7 Continue to work with the Chamber of Commerce and other business
promotion groups within the City to attract new industrial businesses to
Palm Springs.
The vacant site has development potential to meet the stated goals above and the
finding has been met.
Planning Commission Resolution No.____ July 22, 2025
Cases STM 2025-0004 & DP 2025-0002 Page 5 of 8
2. The proposed uses are in conformance to the uses permitted in the zone district
where the site is located, and are not detrimental to adjacent properties or
residents;
The parcel is currently zoned M-1-P (Industrial) and the proposed mini-storage
warehouse is by-right and in conformance to the uses permitted in the zone,
pursuant to Section 92.16.03 subject to the property development standards. The
subject parcel is in an established industrial park adjacent to the PSUSD
Administrative Center and across the street from the Airport and the proposed use
will not be detrimental to adjacent properties and the finding has been met.
3. The proposed project is in conformance to the property development standards
for the zone district where the site is located;
The site plan for the vacant lot will comprise of a 90,468-square-foot mini-storage
warehouse and a 41 space RV/Boat storage parking lot that is fully screened by an
eight (8) foot tall masonry block wall. The remaining condominium parcel at the
north end of the larger parcel will be set aside for future development meeting the
requirements of the M-1-P zone. The proposed plan conforms to the development
standards for the zone and allows the vacant lot to be developed to its near
maximum density.
4. The proposed height and massing of the project is consistent with applicable
standards and compatible with adjacent development;
The proposed 2-story 90,468-square foot building is similar in size and scale to the
adjacent PSUSD across the street to the east. Other adjacent lots are currently
vacant. The proposed new building will have a maximum height of twenty-eight
(28) feet and be thirty (30) feet at the architectural enhanced corners which are
within the limits of the M-1-P zone requirements. The internal floor plan shows
multiple sized storage units and accessed by elevators and stairwells. A leasing
office, duel loading and unloading docks and restrooms are provided on the first
level. The massing and building heights are of good composition and will be
consistent with existing buildings in compliance with the M-1-P development
standards and the finding has been met.
5. The proposed setbacks and placement of the building are consistent with
applicable standards and consistent with setbacks of adjacent buildings;
The proposed building will have a twenty-nine (29) foot front yard setback from N.
Gene Autry Trail with a side of two hundred twenty (220) foot for north and south
and a fifty-eight (58) foot setback from District Center Drive consistent with M-1-P
zone development standards. The placement of the new building at the center of the
Planning Commission Resolution No.____ July 22, 2025
Cases STM 2025-0004 & DP 2025-0002 Page 6 of 8
parcel with the RV/Boat parking lot to the south allows for truck, auto and pedestrian
circulation and the finding has been met.
6. The site for the proposed project has adequate access to streets and highways
properly designed and improved to carry the type and quantity of traffic to be
generated by the proposed uses, and the design for the site plan enhances or
continues the city’s existing grid in accordance with the Circulation Plan of the
General Plan;
Access to the site will be from District Center Drive with one (1) main driveway near
the center of the lot providing ingress/egress to the mini-storage building. An
internal driveway will allow moving vehicles to pull directly into a loading/unloading
dock internal to the building. The driveway also leads to the RV/Boat storage lot at
the south end of the parcel and the finding has been met.
7. On-site circulation conforms to minimum standards, and accommodations are
made for safe on-site pedestrian circulation;
The proposed site plan places the new building in the middle of the vacant lot with
required parking for mini-storage patrons adjacent to the entry point. Access to
the site will be off District Center Drive with one (1) main driveway near the center
of the lot providing ingress/egress to the mini-storage building. The driveway also
leads to the RV/Boat storage lot at the south end of the parcel. The surrounding
streets are fully developed with sidewalks on all three sides. A clear path of travel
for ADA access is shown on the site plan and will be safe for all pedestrians as they
will have access to the building from the parking lot and will not be in conflict with
truck traffic and the finding has been met.
8. Landscape areas and open space are in conformance to applicable standards,
and the design of stormwater management features are appropriately integrated
with other elements of the site design;
The proposed landscape plan shows plantings along N. Gene Autry Trail, District
Center Drive, and the south property lot line. The drawing shows the use of
Ironwood, Palo Verde, and Mesquite as shade trees. Other low shrubs such as
Agave, Lantana, Texas Sage, and Yellow Bells are proposed. Staff is
recommending that the additional shade trees at 36-inch box size be planted
along N. Gene Autry Trail. The perimeter wall of the RV storage lot is a long street
edge and increased number and sizes of landscaping will help soften the
streetscape. The wall along the south property line will be visible as you drive
north on N. Gene Autry Trail and the row of Velvet Mesquite trees will improve the
view until such time as the adjacent property develops. The perimeter wall will be
Planning Commission Resolution No.____ July 22, 2025
Cases STM 2025-0004 & DP 2025-0002 Page 7 of 8
eight (8) feet tall and be constructed of CMU split face block in a color named
“Auburn” with horizontal stripe in “Pewter”. The wall will be recessed every
twenty-five (25) feet to stagger its massing and break up the repetitiveness.
Stormwater retention will be underground located in the RV parking area and the
on-site washing station will be contained on site.
9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to
serve the proposed project;
The project is considered an in-fill development. There is adequate public
infrastructure for the proposed project, including water from Desert Water Agency
(DWA). All site water and sewer will be connected to City services and electricity
from Southern California Edison. Therefore, the project will be served by existing
public infrastructure.
10. Based on environmental review, the proposed project either has no
potentially significant environmental impacts, any potentially significant impacts
have been reduced to less than significant levels because of mitigation measures
incorporated in the project, or a Statement of Overriding Considerations has been
adopted to address unmitigated significant environmental impacts;
Categorically Exempt as a Class 32 “In-Fill” for CEQA purposes. The proposed
project is consistent with the General Plan and zoning designations; is less than 5-
acres in size; has no effect on habitat for endangered, threatened, or rare species; will
not result in increased traffic; and is adequately served by existing utilities and the
finding has been met.
11. The proposed project has no unacceptable adverse effects on public
welfare, health or safety.
The proposed 90,468-square foot building and site improvements will not have an
adverse effect on public welfare, health or safety. The development will be
required to be constructed with proper permits from the Building Department and
require a final inspection from the Building staff prior to occupancy.
THE PLANNING COMMISSION RESOLVES:
Based upon the foregoing, the Planning Commission hereby approves Cases STM
2025-0004 & DP 2025-0003 for Tentative Parcel Map 39222 for a one lot subdivision for
condominium purposed and Development Permit for the construction of a 90,468
square foot mini-warehouse building at the southeast corner of North Gene Autry Trail
and District Center Drive subject to the conditions of approval attached herein as Exhibit
A
Planning Commission Resolution No.____ July 22, 2025
Cases STM 2025-0004 & DP 2025-0002 Page 8 of 8
ADOPTED this 22nd day of July 2025.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
_______________________________________
Chris Hadwin, AICP
Director of Planning Services.
1
RESOLUTION NO.
CONDITIONS OF APPROVAL
ATTACHMENT A
Case # STM 2025-0004 Tentative Parcel Map #39222
and DP 2025-0002 Major Development Permit
Grit Development, (Owner) and
1784 Holdings, LLC (Applicant) DBA: Palm Spring Mini-Warehouse
Southeast corner of North Gene Autry Trail and District Center Drive
(APNs 677-540-034,-035,-020)
July 22, 2025
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning, the Building Official, 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 Cases STM
2025-0004 and DP 2025-0002; except as modified with the approved Mitigation
Monitoring Program and the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, including site plans, and grading on file in
the Planning Department except as approved with 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 or 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 Cases
2
STM 2025-0004 and DP 2025-0002. 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 Development Permit 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.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of
Palm Springs may be appealed in accordance with Municipal Code Chapter
2.05.00. The appeal period for Conditional Use Permit application is 15
calendar days from the date of the project approval. Permits will not be issued
until the appeal period has concluded.
PROJECT SPECIFIC CONDITIONS:
PLANNING DEPARTMENT:
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a photometric
site plan showing the project’s conformance with Section 93.21.00 Outdoor
Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted for
approval by the Department of Planning prior to issuance of a building permit.
Manufacturer's cut sheets of all exterior lighting on the building and in the
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landscaping shall be included. If lights are proposed to be mounted on
buildings, down-lights shall be utilized. No lighting of hillsides is permitted.
PLN 2. 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 applicant shall
submit a landscape and irrigation plan to the Director of Planning for review and
approval prior to the issuance of a building permit. Landscape plans shall be
wet stamped and approved by the Riverside County Agricultural
Commissioner's Office prior to submittal. Prior to submittal to the City,
landscape 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.
Add any conditions imposed by the Planning Commission
PLN 3.
BUILDING DEPARTMENT:
1. The applicant shall obtain permits for all construction involved with the site
ENGINEERING DEPARTMENT:
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
All Grading Plans, Improvement Plans, Required Studies and Documents listed below,
must be submitted to Engineering Services Department for review and approval.
STREETS
ENG 1. Applicant shall obtain State permits and approval of plans for any work
done on State Highway 111. A copy of an approved Caltrans
encroachment permit shall be provided to the City Engineer prior to the
issuance of any grading or building permits if there is any work being done
in the public right-of-way on State Highway 111.
GENE AUTRY TRAIL (HIGHWAY 111)
ENG 2. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
DISTRICT CENTER DRIVE
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ENG 3. Construct a 35’ feet wide and a 24’ feet wide driveway approach in
accordance with City of Palm Springs Standard Drawing No. 205.
ENG 4. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
ON-SITE
ENG 5. The minimum pavement section for all on-site pavement (drive aisles,
parking spaces) shall be 3 inches asphalt concrete pavement over 4
inches crushed miscellaneous base with a minimum subgrade of 24
inches at 95% relative compaction, or equal. If an alternative pavement
section is proposed, the proposed pavement section shall be designed by
a California registered Geotechnical Engineer using "R" values from the
project site and submitted to the City Engineer for approval.
ENG 6. On-site drive aisles and parking lot shall be constructed with curbs,
gutters, and cross-gutters, as necessary to accept and convey street
surface drainage of the on-site streets to the on-site drainage system, in
accordance with applicable City standards.
SANITARY SEWER
ENG 7. All sanitary facilities shall be connected to the public sewer system New
laterals shall not be connected at manholes. Subject to Caltrans
encroachment permit.
GRADING
ENG 8. Submit a Precise Grading Plan prepared by a California registered Civil
engineer to the Engineering Services Department for review and approval.
The Precise Grading Plan shall be approved by the City Engineer prior to
issuance of grading permit.
a. 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” 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
5
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.
b. 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 9. 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 10. 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 11. 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.
6
ENG 12. 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 13. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified
September 2, 2009) is required for the proposed development via the
California Regional Water Quality Control Board online SMARTS system.
A copy of the executed letter issuing a Waste Discharge Identification
(WDID) number shall be provided to the City Engineer prior to issuance of
a grading or building permit.
ENG 14. 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 two thousand
dollars ($2,000.00) per disturbed acre (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 15. 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 16. 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.
ENG 17. 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 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.
7
ENG 18. Prior to issuance of grading permit, the applicant shall provide verification
to the City that the Tribal Habitat Conservation Plan (THCP) fee has been
paid to the Agua Caliente Band of Cahuilla Indians in accordance with the
THCP.
WATER QUALITY MANAGEMENT PLAN
ENG 19. 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 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
contaminated stormwater and non-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, including provisions in Covenants,
Conditions, and Restrictions (CC&R’s) required for the development (if
any).
ENG 20. 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 within the
underground parking garage and the on-site private drive aisles. Direct
release of nuisance water to adjacent public streets is prohibited.
Construction of operational BMP’s shall be incorporated into the Precise
Grading and Paving Plan.
ENG 21. 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 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
8
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 22. 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. Provide a hydrology study to determine the volume of increased
stormwater runoff due to development of the site, and to determine
required stormwater runoff mitigation measures for the proposed
development. 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. No more than 40-50% of the street frontage
parkway/setback areas should be designed as retention basins. On-site
open space, in conjunction with dry wells and other subsurface solutions
should be considered as alternatives to using landscaped parkways for
on-site retention.
ENG 23. The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $ 4608.16 per acre in
accordance with Resolution No. 15189. Fees shall be paid prior to
issuance of a building permit.
GENERAL
ENG 24. Any utility trenches or other excavations within existing asphalt concrete
pavement 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, grinding, paving and/or overlaying existing asphalt concrete
pavement of 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, Verizon, Mission
Springs Water District, etc.). Multiple excavations, trenches, and other
street cuts within existing asphalt concrete pavement of off-site streets
required by the proposed development may require complete grinding and
9
asphalt concrete overlay of the affected off-site 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 if 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 (if required) by the City Engineer,
the improvement plan shall be provided to the City in digital format,
consisting of a DWG (AutoCAD drawing filetype), DXF (AutoCAD ASCII
drawing exchange filetype), and PDF (Adobe Acrobat document filetype)
formats. Variation of the type and format of the digital data to be submitted
to the City may be authorized, upon prior approval by the City Engineer.
ENG 28. The original improvement plans prepared for the proposed development
and approved by the City Engineer (if required) shall be documented with
record drawing “as-built” information and returned to the Engineering
Services Department prior to issuance of a final certificate of occupancy.
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.
ENG 30. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No.
904.
MAP
ENG 31. In accordance with Government Code 66426 (c), an application for a
Tentative Parcel Map shall be submitted to the Planning Department if the
subject property is proposed to be subdivided for purposes of sale, lease,
or financing of commercial parcels. No building permit shall be issued until
a Final Map for condominium purposes has been approved by the City
Council
ENG 32. A Parcel Map shall be prepared by a California registered Land Surveyor
or qualified Civil Engineer and submitted to the Engineering Services
10
Department for review and approval. A Title Report prepared for
subdivision guarantee for the subject property, the traverse closures for
the existing parcel and all lots created therefrom, and copies of record
documents shall be submitted with the Parcel Map to the Engineering
Services Department as part of the review of the Map. The Parcel Map
shall be approved by the City Council prior to issuance of building permits.
TRAFFIC
ENG 33. Applicant shall obtain written confirmation from the California Department
of Transportation (Caltrans) indicating if the project is or is not subject to
any traffic studies or mitigation. The applicant shall submit written
confirmation to the City Engineer that all required studies or mitigation
requirements by Caltrans have been met.
ENG 34. A minimum of 48 inches of clearance for accessibility shall be provided on
public sidewalks. Minimum clearance on public sidewalks shall be
provided by either an additional dedication of a sidewalk easement if
necessary and widening of the sidewalk, or by the relocation of any
obstructions within the public sidewalk along the frontage of the subject
property.
ENG 35. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and street lights, associated with the proposed
development shall be replaced as required by Caltrans prior to issuance
of a Certificate of Occupancy.
ENG 36. 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 37. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT:
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Fire Marshal.
FID 1 These Fire Department conditions may not provide all requirements.
Owner/developer is responsible for all applicable state and locally adopted
11
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 2022 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.
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 Access During Construction (CFC 503): Access for firefighting
equipment shall be provided to the immediate job site at the start of
construction and maintained until all construction is complete. Fire
12
apparatus access roads shall have an unobstructed width of not less than
24 feet and an unobstructed vertical clearance of not less than 13'-6". Fire
Department access roads shall have an all-weather driving surface and
support a minimum weight of 73,000 lbs.
FID 6 Required access (CFC 504.1): Exterior doors and openings required by
this code or the California Building Code shall be maintained readily
accessible for emergency access by the fire department. An approved
access walkway leading from fire apparatus access roads to exterior
openings shall be provided when required by the fire code official.
FID 7 Construction Safety Plan: The construction safety plan is going to be
something little different but will include hot work requirements and will
need to include the following: Site safety plans shall include the following
as applicable:
• Name and contact information of site safety director.
• Documentation of the training of the site safety director and fire watch
personnel.
• Procedures for reporting emergencies.
• Fire department vehicle access routes.
• Location of fire protection equipment, including portable fire
extinguishers, standpipes, fire department connections and fire
hydrants.
• Smoking and cooking policies, designated areas to be used where
approved, and signage locations in accordance with Section 3305.8.
• Location and safety considerations for temporary heating equipment.
• Hot work permit plan.
• Plans for control of combustible waste material.
• Locations and methods for storage and use of flammable and
combustible liquids and other hazardous materials.
• Provisions for site security.
• Changes that affect this plan.
• Other site-specific information required by the fire code official
FID 8 Key Box Required to be Installed (CFC 506.1): Where access to or within
a structure or an area is restricted because of secured openings or where
immediate access is necessary for life-saving or fire-fighting purposes, the
fire code official is authorized to require a key box to be installed in an
approved location. The key box shall be flush mount type and shall contain
keys to gain necessary access as required by the fire code official.
13
Secured emergency access gates serving apartment, town home or
condominium complex courtyards must provide a key box in addition to
association or facility locks. The nominal height of Knox lock box
installations shall be 5 feet above grade. Location and installation of Knox
key boxes must be approved by the fire code official.
FID 9 Key Box Contents (CFC 506.1): The Knox key box shall contain keys to
all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment
rooms, mechanical rooms, elevator rooms, elevator controls, plus a card
containing the emergency contact people and phone numbers for the
building/complex.
FID 10 NFPA 13 Fire Sprinkler Systems 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 13, 2016 Editions, as modified
by local ordinance. Fire pumps maybe also be required due to the size of
the building.
FID 11 Fire Alarm Systems Required: An automatic or manual fire alarm system
is required. Only a C-10 licensed fire alarm contractor shall perform system
design and installation. System to be designed and installed in accordance
with NFPA standard 72, 2016 editions, as modified by local ordinance.
FID 12 Turning Radius: Fire access road turns and corners shall be designed
with a minimum inner radius of 25 feet and an outer radius of 43 feet.
FID 13 Dead Ends: Dead-end fire apparatus roads in excess of 150 feet in length
shall be provided with an approved area for turning around a fire
apparatus.
FID 14 Designated Fire Lanes: in private developments shall be not less than 26
feet wide due to the buildings height (curb face to curb face) with no
parking on either side and shall be identified as afire lanes with red curb,
stating in white lettering “ NO PARKING FIRE LANE”, or by approved
signage, or by both red curb with lettering and signage.
FID 15 Fire Department Access Roads/Driveways: Shall be provided so that no
portion of the exterior wall of the first floor of any building will be more than
150 feet from such roads.
FID 16 Private Fire Hydrants: Additional private hydrants may be required.
END OF CONDITIONS
RESOLUTION NO.
CONDITIONS OF APPROVAL
ATTACHMENT B
Case # STM 2025-0004 Tentative Parcel Map #39222
and DP 2025-0002 Major Development Permit
Grit Development, (Owner) and
1784 Holdings, LLC (Applicant) DBA: Palm Spring Mini-Warehouse
Southeast corner of North Gene Autry Trail and District Center Drive
(APNs 677-540-034,-035,-020)
July 22, 2025
RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION CONDTIONS:
On June 12, 2025, the Riverside County Airport Land Use Commission (ALUC)
found City of Palm Springs Case Nos. DP-2025-0002 (Development Plan Review),
STM-2025-0004 (Tentative Tract Map), AR-2025-0030 (Architectural Review), a
proposal to construct a two-story 90,468 square foot self-storage building, and RV
parking lot on 4.46-acres total, located easterly of N Gene Autry Trail and westerly of
District Center Drive, there is no development proposed on Parcel 2 at this time, and
also proposes splitting 4.46-acres into two separate parcels CONSISTENT with the
2005 Palm Springs International Airport Land Use Compatibility Plan, subject to the
conditions listed below:
CONDITIONS:
1. Any new outdoor lighting installed shall be hooded or shielded to prevent
either the spillage of lumens or reflection into the sky. Outdoor lighting shall be
downward facing.
2. The following uses shall be prohibited:
(a) Any use which would direct a steady light or flashing light of red, white,
green, or amber colors associated with airport operations toward an
aircraft engaged in an initial straight climb following takeoff or toward an
aircraft engaged in a straight final approach toward a landing at an
airport, other than an FAA-approved navigational signal light or visual
approach slope indicator.
(b) Any use which would cause sunlight to be reflected towards an aircraft
engaged in an initial straight climb following takeoff or towards an
aircraft engaged in a straight final approach towards a landing at an
airport.
(c) Any use which would generate smoke or water vapor or which would
attract large concentrations of birds, or which may otherwise affect safe air
navigation within the area. (Such uses include landscaping utilizing water
features, aquaculture, outdoor production of cereal grains, sunflower, and
row crops, composting operations, wastewater management facilities,
artificial marshes, trash transfer stations that are open on one or more
sides, recycling centers containing putrescible wastes, construction and
demolition debris facilities, fly ash disposal, and incinerators.)
(d) Any use which would generate electrical interference that may be
detrimental to the operation of aircraft and/or aircraft instrumentation.
(e) Children’s schools, day care centers, libraries, hospitals, nursing homes,
places of worship, buildings with more than two aboveground habitable
floors, critical community infrastructure facilities, and aboveground bulk
storage of 6,000 gallons or more of flammable or hazardous materials.
(f) Highly noise-sensitive outdoor nonresidential uses.
(g) Any use which results in a hazard to flight, including physical (e.g. tall
objects), visual, and electronic forms of interference with the safety of
aircraft operations.
3. The attached “Notice of Airport in Vicinity” shall be provided to all
prospective purchasers and occupants of the property.
4. Prior to issuance of a building permit, the property owner shall convey an
avigation easement to Palm Springs International Airport. Copies of the
recorded avigation easement shall be forwarded to the Airport Land Use
Commission and to the City of Palm Springs.
5. Any proposed stormwater basins or facilities shall be designed and
maintained to provide for a maximum 48-hour detention period following
the design storm, and remain totally dry between rainfalls. Vegetation in
and around the basins that would provide food or cover for birds would be
incompatible with airport operations and shall not be utilized in project
landscaping. Trees shall be spaced so as to prevent large expanses of
contiguous canopy, when mature. Landscaping in and around the basin(s)
shall not include trees or shrubs that produce seeds, fruits, or berries.
Landscaping in the stormwater basin, if not rip-rap, should be in
accordance with the guidance provided in ALUC “LANDSCAPING NEAR
AIRPORTS” brochure, and the “AIRPORTS, WILDLIFE AND
STORMWATER MANAGEMENT” brochure available at RCALUC.ORG
which list acceptable plants from Riverside County Landscaping Guide or
other alternative landscaping as may be recommended by a qualified
wildlife hazard biologist.
A notice sign, in a form similar to that attached hereto, shall be
permanently affixed to the stormwater basin with the following language:
“There is an airport nearby. This stormwater basin is designed to hold
stormwater for only 48 hours and not attract birds. Proper maintenance is
necessary to avoid bird strikes”. The sign will also include the name,
telephone number or other contact information of the person or entity
responsible to monitor the stormwater basin.
6. Noise attenuation measures shall be incorporated into the design of the
office areas of the building, to the extent such measures are necessary to
ensure that interior noise levels from aircraft operations are at or below 45
CNEL.
7. The project has been evaluated to construct a two-story 90,468 square
foot self-storage building, and RV parking lot on 4.46-acres total. Any
increase in building area, change in use to any higher intensity use,
change in building location, or modification of the tentative parcel map lot
lines and areas will require an amended review to evaluate consistency
with the ALUCP compatibility criteria, at the discretion of the ALUC
Director.
8. The project does not propose rooftop solar panels at this time. However, if
the project were to propose solar rooftop panels in the future, the
applicant/developer shall prepare a solar glare study that analyzes glare
impacts, and this study shall be reviewed by the Airport Land Use
Commission and March Air Reserve Base.
The following conditions were added at the June 12, 2025 ALUC hearing.
9. The Federal Aviation Administration has conducted aeronautical studies of
the proposed project (Aeronautical Study Nos. (2025-AWP-5615-OE to
2025-AWP- 5618-OE) and has determined that neither marking nor
lighting of the structure is necessary for aviation safety. However, if
marking and/or lighting for aviation safety are accomplished on a voluntary
basis, such marking and/or lighting (if any) shall be installed in accordance
with FAA Advisory Circular 70/7460-1 M and shall be maintained in
accordance therewith for the life of the project.
10. The proposed buildings and site elevations shall not exceed the heights
identified in the aeronautical studies.
11. The maximum height and top point elevation specified above shall not be
amended without further review by the Airport Land Use Commission and
the Federal Aviation Administration; provided, however, that reduction in
structure height or elevation shall not require further review by the Airport
Land Use Commission.
12. Temporary construction equipment used during actual construction of the
structure(s) shall not exceed the structure heights and site elevations as
identified in the aeronautical studies, unless separate notice is provided to
the Federal Aviation Administration through the Form 7460-1 process.
13. Within five (5) days after construction of the proposed building reaches its
greatest height, FAA Form 7460-2 (Part II), Notice of Actual Construction
or Alteration, shall be completed by the project proponent or his/her
designee and e- filed with the Federal Aviation Administration. (Go to
https://oeaaa.faa.gov for instructions.) This requirement is also applicable
in the event the project is abandoned or a decision is made not to
construct the applicable structure.
END OF CONDITIONS
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C/L GENE AUTRY TRAILC/L DISTRICT CENTER DRIVEPARCEL 18
PARCEL19
PARCEL 20
PARCEL 21
PM 29631MB 201/50-54
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AT THE DATE HEREOF, ITEMS TO BE CONSIDERED AND EXCEPTIONS TO COVERAGE IN
ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN SAID POLICY FORM WOULD BE
AS FOLLOWS:
A. PROPERTY TAXES, WHICH ARE A LIEN NOT YET DUE AND PAYABLE, INCLUDING ANY
ASSESSMENTS COLLECTED WITH TAXES TO BE LEVIED FOR THE FISCAL YEAR
2024-2025. (THIS ITEM IS BLANKET IN NATURE)
B. THE LAND LIES WITHIN THE BOUNDARIES OF A MELLO-ROOS COMMUNITY FACILITIES
DISTRICT ("CFD"), AS FOLLOWS:
CFD NO.: F91-21
FORMED BY: RIVERSIDE COUNTY BOARD OF SUPERVISORS
RECORDING DATE: JUNE 10, 1991
RECORDING NO.: 193749 OF OFFICIAL RECORDS
RECORDING DATE: JUNE 10, 1991
RECORDING NO.: 193750 OF OFFICIAL RECORDS
RECORDING DATE: JUNE 10, 1991
RECORDING NO.: 193751 OF OFFICIAL RECORDS
THIS PROPERTY, ALONG WITH ALL OTHER PARCELS IN THE CFD, IS LIABLE FOR AN
ANNUAL SPECIAL TAX.
REFERENCE IS MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
(THIS ITEM IS BLANKET IN NATURE - THE PROPERTY IS LOCATED IN THE
WHITEWATER WATERSHED).
C. THE LIEN OF SUPPLEMENTAL OR ESCAPED ASSESSMENTS OF PROPERTY TAXES, IF ANY,
MADE PURSUANT TO THE PROVISIONS OF CHAPTER 3.5 (COMMENCING WITH SECTION
75) OR PART 2, CHAPTER 3, ARTICLES 3 AND 4, RESPECTIVELY, OF THE REVENUE
AND TAXATION CODE OF THE STATE OF CALIFORNIA AS A RESULT OF THE TRANSFER
OF TITLE TO THE VESTEE NAMED IN SCHEDULE A OR AS A RESULT OF CHANGES IN
OWNERSHIP OR NEW CONSTRUCTION OCCURRING PRIOR TO DATE OF POLICY.
(THIS ITEM IS BLANKET IN NATURE)
1. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO,
AS GRANTED IN A DOCUMENT:
PURPOSE: ROAD AND PUBLIC UTILITY
RECORDING DATE: AUGUST 22, 1979
RECORDING NO.: 177941, OF OFFICIAL RECORDS
AFFECTS: SAID LAND AS MORE PARTICULARLY DESCRIBED THEREIN
AND RECORDING DATE: AUGUST 22, 1979
AND RECORDING NO.: 177942, OF OFFICIAL RECORDS.
(THIS ITEM DOES NOT AFFECT THE PROPERTY IN QUESTION)
2. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT
ENTITLED: GRANT OF RIGHTS AND NON-SUIT COVENANT REGARDING EFFECTS OF
AIRPORT OPERATIONS
DATED: SEPTEMBER 6, 1989
EXECUTED BY: EQUITEC 79 REAL ESTATE INVESTORS AND THE CITY OF PALM SPRINGS
RECORDING DATE: OCTOBER 11, 1989
RECORDING NO.: 350919, OF OFFICIAL RECORDS
REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
(THIS ITEM IS BLANKET IN NATURE)
3. RECITALS AS SHOWN ON THAT CERTAIN PARCEL MAP NO. 29631
WHICH AMONG OTHER THINGS RECITES: AS SHOWN AND DEDICATED ON THE MAP OF
SAID PARCEL MAP.
REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
(PLOTTED HEREON)
4. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO,
AS DELINEATED ON OR AS OFFERED FOR DEDICATION ON MAP/PLAT: PARCEL MAP NO.
29631
PURPOSE: PUBLIC UTILITIES
AFFECTS: SAID LAND AS SHOWN ON SAID PARCEL MAP (PLOTTED HEREON)
PURPOSE: SIDEWALK AND LANDSCAPE
AFFECTS: SAID LAND AS SHOWN ON SAID PARCEL MAP (PLOTTED HEREON)
5. COVENANTS, CONDITIONS AND RESTRICTIONS BUT OMITTING ANY COVENANTS OR
RESTRICTIONS, IF ANY, INCLUDING BUT NOT LIMITED TO THOSE BASED UPON AGE,
RACE, COLOR, RELIGION, SEX, GENDER, GENDER IDENTITY, GENDER EXPRESSION,
SEXUAL ORIENTATION, MARITAL STATUS, NATIONAL ORIGIN, ANCESTRY, FAMILIAL
STATUS, SOURCE OF INCOME, DISABILITY, VETERAN OR MILITARY STATUS, GENETIC
INFORMATION, MEDICAL CONDITION, CITIZENSHIP, PRIMARY LANGUAGE, AND
IMMIGRATION STATUS, AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS,
EXCEPT TO THE EXTENT THAT SAID COVENANT OR RESTRICTION IS PERMITTED BY
APPLICABLE LAW, AS SET FORTH IN THE DOCUMENT
RECORDING DATE: APRIL 23, 2002
RECORDING NO.: 2002-210871, OF OFFICIAL RECORDS
SAID COVENANTS, CONDITIONS AND RESTRICTIONS PROVIDE THAT A VIOLATION
THEREOF SHALL NOT DEFEAT THE LIEN OF ANY MORTGAGE OR DEED OF TRUST MADE IN
GOOD FAITH AND FOR VALUE.
(ITEM IS BLANKET IN NATURE, INCLUDES AVIGATION EASEMENTS)
6. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO,
AS GRANTED IN A DOCUMENT:
GRANTED TO: THE PALM SPRINGS UNIFIED SCHOOL DISTRICT, A CALIFORNIA PUBLIC
SCHOOL DISTRICT
PURPOSE: SIGNAGE EASEMENT
RECORDING DATE: SEPTEMBER 30, 2009
RECORDING NO.: 2009-0506855, OF OFFICIAL RECORDS
AFFECTS: THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED
OF RECORD.
7. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO,
AS GRANTED IN A DOCUMENT:
GRANTED TO: THE PALM SPRINGS UNIFIED SCHOOL DISTRICT, A CALIFORNIA PUBLIC
SCHOOL DISTRICT
PURPOSE: VIEW EASEMENT
RECORDING DATE: SEPTEMBER 30, 2009
RECORDING NO.: 2009-0506856, OF OFFICIAL RECORDS
(THE HEIGHT RESTRICTIONS ARE NOTED HEREON.)
8. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO,
AS GRANTED IN A DOCUMENT:
GRANTED TO: THE CITY OF PALM SPRINGS, A CALIFORNIA CHARTERED CITY AND
MUNICIPAL CORPORATION
PURPOSE: STREETS, HIGHWAYS, UNDERGROUND SEWERS, PUBLIC UTILITY
INSTALLATIONS AND OTHER
APPURTENANT USES, TOGETHER WITH THE RIGHT TO CONSTRUCT, MAINTAIN, REPAIR,
OPERATE, USE, DEDICATE OR DECLARE THE SAME FOR PUBLIC USE
RECORDING DATE: NOVEMBER 9, 2010
RECORDING NO.: 2010-0538672, OF OFFICIAL RECORDS
(PLOTTED HEREON)
9 EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS
INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO: THE CITY OF PALM SPRINGS, A CALIFORNIA
CHARTERED CITY AND MUNICIPAL CORPORATION
PURPOSE: PUBLIC UTILITY INSTALLATIONS AND OTHER APPURTENANT USES, TOGETHER
WITH THE RIGHT TO CONSTRUCT, MAINTAIN, REPAIR, OPERATE, USE, DEDICATE OR
DECLARE THE SAME FOR PUBLIC USE
RECORDING DATE: NOVEMBER 9, 2010
RECORDING NO.: 2010-0538673, OF OFFICIAL RECORDS.
(PLOTTED HEREON)
FILE NO.
S H E E T
1"= 40'
20241323
JOB NUMBER
SCALE
MARCH 20, 2025
DATE FOR:CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA17
8
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2 DATE BY DESCRIPTION APP'D DATER E V I S I O N SBDE/TE
DRAWN BY
BDE
CHECKED BY
20241264 PLOTTED: MARCH 20, 2025TENTATIVE PARCEL MAP 392221OF1NO. 73070BENJAMINDANIELEGA N
REGISTEREDPROFESSIONAL ENG IN E E R
CIVILST ATEOFCALIFORNIATENTATIVE PARCEL MAP NO. 39222
BEING A PROPOSED SUBDIVISION OF A PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18,
TOWNSHIP 4 SOUTH, RANGE 5 EAST, SAN BERNARDINO MERIDIAN
1784 HOLDINGS LLCC/O MICHELLE BACH8777 N. GAINER CENTER DRIVESCOTTSDALE, AZ 85258509-669-7946MBACH@1784HOLDINGS.COMAND SITE PLAN PO BOX 5282, LA QUINTA, CA 92248-5282EGANCIVIL, INC.(760) 404-7663 WWW.EGANCIVIL.COMDATE:P.L.S. 8756BENJAMIN DANIEL EGAN, PE, PLS03/20/2025SCALE: 1"=40'A
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FOR CONDOMINIUM PURPOSES
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UTILITY COMPANIES:
RELATED CASE NUMBERS:
GENERAL PLAN DESIGNATION:
CURRENT LAND USE:
PROPOSED LAND USE:
STORAGE FACILITY / RV PARKING / FUTURE DEVELOPMENT
FOR COMMERICIAL CONDOMINIUM PURPOSES
VACANT
FEMA FLOOD ZONE INFORMATION
THE SUBJECT PROPERTY IS DEPICTED ON FEDERAL EMERGENCY MANAGEMENT AGENCY,
NATIONAL FLOOD INSURANCE PROGRAM, FLOOD INSURANCE RATE MAP FEMA MAP APNEL
06065C1578G EFFECTIVE AUGUST 8, 2008 - ZONE X - AREA WITH REDUCED FLOOD RISK
DUE TO LEVEE.
PROJECT DESCRIPTION:
A PROPOSED DIVISION TO CREATE A SINGLE GROUND PARCEL AND TWO COMMERCIAL
CONDOMINIUM AIRSPACE UNITS. THE FIRST AIRSPACE UNIT WILL ENCOMPASS THE
PROPOSED INDOOR SELF-STORAGE AND OUTDOOR RV STORAGE FACILITY DEPICTED HEREON.
THE SECOND AIRSPACE UNIT WILL BE FOR A FUTURE COMMERCIAL DEVELOPMENT.
NOTES ON PROPOSED DIVISION:
1.THE PROPOSED TENTATIVE PARCEL MAP IS CONSISTENT WITH ALL APPLICABLE
GENERAL AND SPECIFIC PLANS.
2.THE DESIGN AND IMPROVEMENTS OF THE PROPOSED TENTATIVE PARCEL MAP ARE
CONSISTENT WITH THE ZONE IN WHICH THE PROPERTY IS LOCATED.
3.THE SITE IS PHYSICALLY SUITED FOR THIS TYPE OF DEVELOPMENT.
4.THE SITE IS PHYSICALLY SUITED FOR THE PROPOSED DENSITY OF DEVELOPMENT.
5.THE DESIGN OF THE SUBDIVISION IS NOT LIKELY TO CAUSE ENVIRONMENTAL
DAMAGE OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH, WILDLIFE, OR THEIR
HABITATS.
6.THE DESIGN OF THE SUBDIVISION OR TYPE OF IMPROVEMENTS IS NOT LIKELY TO
CAUSE SERIOUS PUBLIC HEALTH PROBLEMS.
7.THE DESIGN OF THE SUBDIVISION OR TYPE OF IMPROVEMENTS WILL NOT CONFLICT
WITH EASEMENTS, ACQUIRED BY THE PUBLIC AT LARGE, FOR ACCESS THROUGH OR
USE OF THE PROPERTY WITHIN THE PROPOSED SUBDIVISION.
GAS CO.
POWER CO.
SOUTHERN CALIFORNIA EDISON COMPANY
WATER CO.
SEWER CO.
SCHOOL DISTRICT
SOUTHERN CALIFORNIA GAS
NONE
PALM SPRINGS UNIFIED SCHOOL DISTRICT
LOT AREA:
AREA = 4.46± ACRES.
BASIS OF BEARINGS:
BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF N GENE AUTRY DRIVE OF
PARCEL MAP NO. 29631 AS SHOWN BY A MAP ON FILE IN PARCEL MAP BOOK 201 OF
MAPS, PAGES 50 THROUGH 54 INCLUSIVE, RECORDS OF THE COUNTY OF RIVERSIDE,
STATE OF CALIFORNIA, BEING:
MISSION SPRINGS WATER
PALM SPRINGS
ZONING:
ZONING: M1P
PLANNED RESEARCH AND DEVELOPMENT PARK ZONE
GENERAL PLAN DESIGNATION:
INDUSTRIAL
RECORD DATA:
PROJECT ADDRESS:
ASSESSOR'S PARCEL NO'S:
677-540-020, 034 & 035
OWNER/SUBDIVIDER:
1784 HOLDINGS LLC
C/O MICHELLE BACH
8777 N. GAINER CENTER DRIVE
SCOTTSDALE, AZ 85258
509-669-7946
MBACH@1784HOLDINGS.COM
_____ DISTRICT CENTER DRIVE
PALM SPRINGS, CA 92262
() DENOTES RECORD DATA PER PARCEL MAP NO. 29631 (MB 200/50-54) AND MEASURED
40 20 40 80 120
SCALE: 1"=40'
0
LEGAL DESCRIPTION:
THAT CERTAIN PARCEL OF LAND LOCATED IN THE CITY OF PALM SPRINGS, COUNTY OF
RIVERSIDE, STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
PARCELS 18, 19 AND 20 OF PARCEL MAP NO. 29631, IN THE CITY OF PALM SPRINGS,
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK
201, PAGES 50 TO 54 INCLUSIVE OF PARCEL MAPS, RECORDS OF RIVERSIDE COUNTY,
CALIFORNIA.
7
VICINITY MAP
SITE
PALMSPRINGSINTERNATIONALAIRPORTSAN ANTONIO DRSAN JOAQUIN DRMISSION DRN. GENE AUTRY TRAILCENTER DRDISTRICTNO
T
T
O
S
C
A
L
E
RAMON ROAD
8
NORTH 36°32'08" WEST
3
TITLE REPORT EXCEPTIONS:
TITLE REPORT EXCEPTIONS:(CONTINUED)
10. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL
THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO: THE CITY OF PALM SPRINGS, A CALIFORNIA CHARTERED CITY
AND MUNICIPAL CORPORATION
PURPOSE: STREETS, HIGHWAYS, UNDERGROUND SEWERS, PUBLIC UTILITY
INSTALLATIONS AND OTHER APPURTENANT USES, TOGETHER WITH THE RIGHT TO
CONSTRUCT, MAINTAIN, REPAIR, OPERATE, USE, DEDICATE OR DECLARE THE SAME
FOR PUBLIC USE
RECORDING DATE: NOVEMBER 18, 2010
RECORDING NO.: 2010-0555749, OF OFFICIAL RECORDS
(PLOTTED HEREON)
11. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO,
AS GRANTED IN A DOCUMENT:
GRANTED TO: THE CITY OF PALM SPRINGS, A CALIFORNIa CHARTERED CITY AND
MUNICIPAL CORPORATION
PURPOSE: PUBLIC UTILITY INSTALLATIONS AND OTHER APPURTENANT USES,
TOGETHER WITH THE RIGHT TO CONSTRUCT, MAINTAIN, REPAIR, OPERATE, USE,
DEDICATE OR DECLARE THE SAME FOR PUBLIC USE
RECORDING DATE: NOVEMBER 18, 2010
RECORDING NO.: 2010-0555750, OF OFFICIAL RECORDS
(PLOTTED HEREON)
12. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO,
AS GRANTED IN A DOCUMENT:
GRANTED TO: VERIZON CALIFORNIA INC., A CORPORATION
PURPOSE: PUBLIC UTILITIES, INGRESS AND EGRESS
RECORDING DATE: DECEMBER 20, 2011
RECORDING NO.: 2011-0563537, OF OFFICIAL RECORDS
AFFECTS: THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED
OF RECORD.
13. PLEASE BE ADVISED THAT OUR SEARCH DID NOT DISCLOSE ANY OPEN DEEDS OF TRUST
OF RECORD. IF YOU SHOULD HAVE KNOWLEDGE OF ANY OUTSTANDING OBLIGATION,
PLEASE CONTACT THE TITLE DEPARTMENT IMMEDIATELY FOR FURTHER REVIEW PRIOR
TO CLOSING.
14. WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT DISCLOSED BY THE
PUBLIC RECORDS.
15. MATTERS WHICH MAY BE DISCLOSED BY AN INSPECTION AND/OR BY A CORRECT
ALTA/NSPS LAND TITLE SURVEY OF SAID LAND THAT IS SATISFACTORY TO THE
COMPANY, AND/OR BY INQUIRY OF THE PARTIES IN POSSESSION THEREOF.
16. ANY RIGHTS OF THE PARTIES IN POSSESSION OF A PORTION OF, OR ALL OF, SAID
LAND, WHICH RIGHTS ARE NOT DISCLOSED BY THE PUBLIC RECORDS.
THE COMPANY WILL REQUIRE, FOR REVIEW, A FULL AND COMPLETE COPY OF ANY
UNRECORDED AGREEMENT, CONTRACT, LICENSE AND/OR LEASE, TOGETHER WITH ALL
SUPPLEMENTS, ASSIGNMENTS AND AMENDMENTS THERETO, BEFORE ISSUING ANY POLICY
OF TITLE INSURANCE WITHOUT EXCEPTING THIS ITEM FROM COVERAGE.
THE COMPANY RESERVES THE RIGHT TO EXCEPT ADDITIONAL ITEMS AND/OR MAKE
ADDITIONAL REQUIREMENTS AFTER REVIEWING SAID DOCUMENTS.
4
11
9
SURVEY NOTES:
DENOTES FOUND MONUMENT PER PARCEL MAP 29631 (MB 201/50-54)
BENCHMARK: CATHEDRAL CITY 118 - SAN LUIS REY/RAMON
ELEVATION: 373.940
DATUM: NAVD88
DESCRIPTION: BRONZE DISK IN INLET BOX 50FT NORTH OF RAMON ROAD.
DENOTES FOUND MONUMENT PER CORNER RECORD 2024-2212
HV-1
1350.00
CURB AND
SIDEWALK
AWNING
BUILDING
EDGE OF DIRT
EDGE OF ASPH.
EDGE OF CONC.
CONTROL
1350.00
V-1
FIRE HYDRANT
POOL
ROAD
STRIPES
PARKING
GUARD RAIL
WALL
RETAINING
FENCE
Pool
P
STANDPIPE
MANHOLE
PIPE LINE
CATCH BASIN
VALVE
TANK
DROP INLET VAULT
RAILROAD
RAIL SIGNAL
INTER CONTOUR
POWER POLE
STREET LIGHT
POWER POLE W/
STREET LIGHT
MISCELLANEOUS
SINGLE TREE
INDEX CONTOUR
TRAFFIC SIGNAL
GUY WIRE
SP
MH
PALM
TREES
SIGN 1340
1350
SYMBOL LEGEND:
WALL
GUTTER
STRIPING
ROADWAYS
BARRIERS
PAVEMENT MARKINGS
AND SIGNAGE
RAILROAD AND TRANSIT UTILITY (WET)UTILITY (DRY)LANDSCAPING
AND TERRAIN
PP
PP
ABBREVIATIONS:
C/L CENTERLINE
COR. CORNER
E EAST
EG EXISTING GROUND
FL FLOW LINE
FS FINISH SURFACE
GPS GLOBAL POS.
SYSTEM
HYD. FIRE HYDRANT
IP IRON PIPE
MB MAP BOOK
MON. MONUMENT
N NORTH
REF. REFERENCE
R/W RIGHT-OF-WAY
RS RECORD OF SURVEY
PMB PARCEL MAP BOOK
S SOUTH
SEC. SECTION
SDMH STORM DRAIN MANHOLE
SSMH SAN. SEWER MANHOLE
TC TOP OF CURB
TCOL TOP OF COLUMN
TW TOP OF WALL
VLV. VALVE
W WEST
WM WATER METER
(XX.XX) EXISTING ELEVATION
CALLOUT
10
PROPOSED BOUNDARY EXHIBIT
L1
0' -0"
L2
12' -0"
ROOF DECK
24' -0"
T.O. PARAPET
28' -0"
T.O. TOWER
30' -0"
0904 03 011010 011010 10 10 03 04 0910070708050607060708070714141413
L1
0' -0"
L2
12' -0"
ROOF DECK
24' -0"
T.O. PARAPET
28' -0"
T.O. TOWER
30' -0"03101001 10 10 11 1101 04 1009 03 10 01120507061207071207050602141414
L1
0' -0"
L2
12' -0"
ROOF DECK
24' -0"
T.O. PARAPET
28' -0"
T.O. TOWER
30' -0"
0409 01 031010 10 10 010708120507061207 05021414
L1
0' -0"
L2
12' -0"
ROOF DECK
24' -0"
T.O. PARAPET
28' -0"
T.O. TOWER
30' -0"140110 10 01 10 04 090908 0712060507021407
8777 N. GAINEY CENTER DRIVE, SUITE 191SCOTTSDALE, ARIZONA 85258PROJECT DESCRIPTION
CITY
STATE
ISSUE DATE
DRAWING TITLE
PAPP PRE-SUBMISSION 08-28-2024
P R E L IM IN A R Y D E S IG N -N O T F O R C O N S T R U C T IO N
SP SITE PLAN 03-15-2025
SP SITE PLAN RESUBMITTAL 07-07-2025
A.04.1
BUILDING
ELEVATIONS
PALM SPRINGS SELF-STORAGE &
RV PARKING
PALM SPRINGS
CALIFORNIA
1" = 10'-0"1 WEST ELEVATION
1" = 10'-0"2 EAST ELEVATION
1" = 10'-0"3 SOUTH ELEVATION
1" = 10'-0"4 NORTH ELEVATION
MATERIAL LEGEND
NUMBER MATERIAL
01 CMU SPLIT FACE VENEER, 4X8X16, ANGELUS BLOCK COLOR 'AUBURN'
02 CMU SPLIT FACE VENEER, 4X8X16, ANGELUS BLOCK COLOR 'PEWTER'
03 STO EIFS STOLIT LOTUSAN 1.5, COLOR NA24-0059 (TINTED DEDEC791) CLOUD
04 STO EIFS SCORED SIGNATURE TEXTURE STONE 10 TSW, ACRYL PLUS COLOR NA24-0057 (VT232159), CLEAR
COAT SEALER, GENERAL VINTAGE
05 METAL PARAPET CAP PRE-FINISHED TO MATCH COLOR 'MANSARD BROWN'
06 METAL CMU CAP PRE-FINISHED TO MATCH COLOR 'MANSARD BROWN'
07 METAL WINDOW/DOOR AWNINGS PRE-FINISHED TO MATCH COLOR 'MANSARD BROWN'
08 ACCENT COLUMN PRE-FINISHED TO MATCH 'MANSARD BROWN'
09 ALUMINUM STOREFRONT SYSTEM, CLEAR ANODIZED FINISH, VISION GLASS
10 ALUMINUM STOREFRONT SYSTEM, CLEAR ANODIZED FINISH, SPANDREL GLAZING UNIT
11 RYTEC VISION ROLL UP DOOR, COLOR RAL8019
12 H.M. DOOR PAINTED TO MATCH DUNN EDWARDS PAINT DE6089 'BRICK FENCE'
13 STO STOCAST BRICK MODULAR SIZE STYLE G1.VT232333
14 STO EIFS 2014 POWERFLEX MEDIUM, COLOR 80281-539 DEDET624 SORREL FELT
L1
0' -0"
L2
12' -0"
ROOF DECK
24' -0"
T.O. PARAPET
28' -0"
T.O. TOWER
30' -0"
0904 03 011010 011010 10 10 03 04 0910070708050607060708070714141413
L1
0' -0"
L2
12' -0"
ROOF DECK
24' -0"
T.O. PARAPET
28' -0"
T.O. TOWER
30' -0"03101001 10 10 11 1101 04 1009 03 10 01120507061207071207050602141414
L1
0' -0"
L2
12' -0"
ROOF DECK
24' -0"
T.O. PARAPET
28' -0"
T.O. TOWER
30' -0"
0409 01 031010 10 10 010708120507061207 05021414
L1
0' -0"
L2
12' -0"
ROOF DECK
24' -0"
T.O. PARAPET
28' -0"
T.O. TOWER
30' -0"140110 10 01 10 04 090908 0712060507021407
8777 N. GAINEY CENTER DRIVE, SUITE 191SCOTTSDALE, ARIZONA 85258PROJECT DESCRIPTION
CITY
STATE
ISSUE DATE
DRAWING TITLE
PAPP PRE-SUBMISSION 08-28-2024
P R E L IM IN A R Y D E S IG N -N O T F O R C O N S T R U C T IO N
SP SITE PLAN 03-15-2025
SP SITE PLAN RESUBMITTAL 07-07-2025
A.04.2
COLOR BUILDING
ELEVATIONS
PALM SPRINGS SELF-STORAGE &
RV PARKING
PALM SPRINGS
CALIFORNIA
1" = 10'-0"1 WEST ELEVATION
1" = 10'-0"2 EAST ELEVATION
1" = 10'-0"3 SOUTH ELEVATION
1" = 10'-0"4 NORTH ELEVATION
MATERIAL LEGEND
NUMBER MATERIAL
01 CMU SPLIT FACE VENEER, 4X8X16, ANGELUS BLOCK COLOR 'AUBURN'
02 CMU SPLIT FACE VENEER, 4X8X16, ANGELUS BLOCK COLOR 'PEWTER'
03 STO EIFS STOLIT LOTUSAN 1.5, COLOR NA24-0059 (TINTED DEDEC791) CLOUD
04 STO EIFS SCORED SIGNATURE TEXTURE STONE 10 TSW, ACRYL PLUS COLOR NA24-0057 (VT232159), CLEAR
COAT SEALER, GENERAL VINTAGE
05 METAL PARAPET CAP PRE-FINISHED TO MATCH COLOR 'MANSARD BROWN'
06 METAL CMU CAP PRE-FINISHED TO MATCH COLOR 'MANSARD BROWN'
07 METAL WINDOW/DOOR AWNINGS PRE-FINISHED TO MATCH COLOR 'MANSARD BROWN'
08 ACCENT COLUMN PRE-FINISHED TO MATCH 'MANSARD BROWN'
09 ALUMINUM STOREFRONT SYSTEM, CLEAR ANODIZED FINISH, VISION GLASS
10 ALUMINUM STOREFRONT SYSTEM, CLEAR ANODIZED FINISH, SPANDREL GLAZING UNIT
11 RYTEC VISION ROLL UP DOOR, COLOR RAL8019
12 H.M. DOOR PAINTED TO MATCH DUNN EDWARDS PAINT DE6089 'BRICK FENCE'
13 STO STOCAST BRICK MODULAR SIZE STYLE G1.VT232333
14 STO EIFS 2014 POWERFLEX MEDIUM, COLOR 80281-539 DEDET624 SORREL FELT
Plot Date:DRAWING TITLE
COPYRIGHT:
CHECKED BY:
DRAWN BY:
PROJECT NO:
STATE
CITY
PROJECT DESCRIPTION
ISSUE DATES
CLIENT
All plans, specifications, computer files, field data, notes
and other documents and instruments prepared by EAPC
as instruments of service shall remain the property of
EAPC. EAPC shall retain all common lay, statutory and
other reserved rights, including the copyright there to.PRELIM INARY -NOT FORCONSTRUCTIONSTAMP
CONSULTANTS
www.eapc.net
Revit Version:2/28/2025 3:04:59 PMA.400
20244950
AB
MH
CALIFORNIA
PALM SPRINGS
MATERIAL BOARD
07.1_A.400-MATERIAL BOARD (RDD)2023PALM SPRINGS
SELF-STORAGE
& RV PARKING
TELE FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
MARK DESCRIPTION DATE
DD SITE PLAN SUBMITTAL 03-22-2025
CMU SPLIT FACE VENEER
ANGELUS BLOCK
COLOR AUBURN
CMU SPLIT FACE VENEER
ANGELUS BLOCK
COLOR PEWTER
PAINTED STUCCO
DUNN EDWARDS
DEC791 COLOR 'CLOUD'
PAINTED STUCCO
SHERWIN WILLIAMS
CUSTOM COLOR 'AD CHRIS BRONZE'
PARAPET CAP, CMU CAP, AWNINGS
PREFINISHED TO MATCH
COLOR MANSARD BROWN
RYTEC VISION ROLL UP DOOR
COLOR RAL8019
H.M. DOOR PAINTED
DUNN EDWARDS
DE6089 COLOR 'BRICK FENCE'
DISPLAY
7.5X12.5
10X12.5
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
10X15
10X25 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X20 SES
10X20
10X20
10X20
10X20
10X20
10X20
10X20
10X20
10X20
10X1010X1010X1010X1010X1010X1010X1010X1010X1010X1010X10
5X5 5X5
10X5 5X5
10X12.510X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
5X55X5 10X5
5X5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
5X5 5X5 10X5 5X5
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
5X510X55X55X5
10X10
10X10
10X10
10X10
10X10
10X10
10X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X5 5X5 10X5 5X5
10X15
10X15
10X15
10X20
10X20
10X20
10X20
10X20
10X20
EQUIP.10X15
10X10
10X10
5X510X510X510X510X510X510X510X510X510X10
10X10
10X10
5X5 10X5 5X5 5X5
10X10
10X10
10X10
10X10
10X10
10X10
5X10
10X2510X25
5X1010X55X5
5X15
10X15
10X15
10X15
10X15
10X15
10X15
5X5
5X5 5X105X1010X7.510X7.510X7.510X7.510X7.510X7.510X7.510X7.55X510X510X7.5 10X7.5 10X7.5 10X7.5 10X7.5 10X7.5 10X7.5 10X7.5
5X5
5X5 5X105X105X1010X15
10X15
10X10
10X10
10X10
10X10
10X10
10X10
10X55X55X5
10X10
10X10
10X10
10X10
10X10
10X1010X5 10X5
5X5
5X5
10X10 10X10 10X10
5X1010X25
10X25
10X25
10X25
10X25
10X25
10X25
10X25
5X510X510X510X55X5
10X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
5X5
5X5
10X510X510X30 10X30 10X30
10X10
10X10
10X10
10X10
5X105X1010X2010X2010X2010X55X5
5X5
5X5 10X5 10X5 10X5 5X5 5X5
10X20
10X20
10X20
5X55X510X510X510X55X5
10X25
10X25
10X25
OFFICEBREAK ROOMF.R.UTIL.LOADING14' - 0"LOADING14' - 0"LOADING WALKWAY BUFFER
LOADING WALKWAY BUFFERLOADING WALKWAY BUFFER10X7.5 10X7.5
10X7.510X7.5
5X5 5X5 5X5
5X10
10X10
10X10
BEDROOM
BEDROOM
LIVING/KITCHENBATH
BATH
LAUNDRY CLOSET
CLOSET
10X15
11X12
10X10
10X6
10X5
15X25
10X5
DINING 8777 N. GAINEY CENTER DRIVE, SUITE 191SCOTTSDALE, ARIZONA 85258PROJECT DESCRIPTION
CITY
STATE
ISSUE DATE
DRAWING TITLE
PAPP PRE-SUBMISSION 08-28-2024
P R E L IM IN A R Y D E S IG N -N O T F O R C O N S T R U C T IO N
SP SITE PLAN 03-15-2025
SP SITE PLAN RESUBMITTAL 07-07-2025
A.03.1
FLOOR PLANS
PALM SPRINGS SELF-STORAGE &
RV PARKING
PALM SPRINGS
CALIFORNIA
FIRST FLOOR UNIT MIX
UNIT SIZE COUNT S.F. PER UNIT S.F. TOTAL
5X5 44 25.00 SF 1100.00 SF
5X10 21 50.00 SF 1050.00 SF
5X15 31 75.00 SF 2325.00 SF
7.5X12.5 1 93.75 SF 93.75 SF
10X5 32 50.00 SF 1600.00 SF
10X7.5 20 75.00 SF 1500.00 SF
10X10 60 100.00 SF 6000.00 SF
10X12.5 25 125.00 SF 3125.00 SF
10X15 40 150.00 SF 6000.00 SF
10X20 22 200.00 SF 4400.00 SF
10X25 14 250.00 SF 3500.00 SF
10X30 3 300.00 SF 900.00 SF
TOTAL: 313 31593.75 SF
1/16" = 1'-0"1 FIRST FLOOR PLAN
N
OVERALL UNIT MIX
UNIT SIZE COUNT S.F. PER UNIT S.F. TOTAL
5X5 94 25.00 SF 2350.00 SF
5X10 87 50.00 SF 4350.00 SF
5X15 83 75.00 SF 6225.00 SF
7.5X12.5 3 93.75 SF 281.25 SF
8X20 1 160.00 SF 160.00 SF
10X5 68 50.00 SF 3400.00 SF
10X7.5 54 75.00 SF 4050.00 SF
10X10 158 100.00 SF 15800.00 SF
10X12.5 49 125.00 SF 6125.00 SF
10X15 73 150.00 SF 10950.00 SF
10X20 29 200.00 SF 5800.00 SF
10X25 14 250.00 SF 3500.00 SF
10X30 3 300.00 SF 900.00 SF
TOTAL: 716 63891.25 SF
OVERALL PERCENT LEASABLE: 71% (90,468 SF GROSS)
AVERAGE UNIT SIZE: 89 SF
OPEN TO BELOW
7.5X12.5
10X12.5
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
10X12.5
7.5X12.5 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X20
10X10
10X10
10X10
10X10
10X10
10X10
10X10
10X10
10X20
10X2010X20
10X1010X10
5X1010X5 10X510X5 10X55X1010X10 10X10 10X20
10X10
10X10
10X10
10X10
10X1010X5 8X20
10X10
10X10
10X10
10X20
5X1010X1010X1010X1010X1010X1010X1010X1010X1010X1010X1010X10
5X5 5X5 10X5 5X5
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
5X510X55X55X5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
10X12.5
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X5 5X5 10X5 5X5
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
10X15
5X510X55X55X5
10X10
10X10
10X10
10X10
10X10
10X10
10X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X5 5X5 10X5 5X5
10X12.5
10X12.5
10X12.5
10X12.5
10X15
10X15
10X15
10X15
10X15
10X20
10X10
10X10 EQUIP.10X5 10X5 5X5
10X10
10X10
10X10
10X10
10X10
10X12.5
10X12.5
10X12.5
10X12.5
10X5 5X5
10X7.510X7.510X7.510X510X510X510X55X55X55X5
10X10
10X10
10X10
10X1010X7.5 10X7.510X7.55X5 10X5 10X5 5X5
10X15
5X55X55X5
10X15
10X7.510X7.510X7.510X7.510X7.510X7.55X55X55X510X7.5 10X7.510X7.5 10X7.510X7.510X7.55X105X105X1010X7.510X7.510X7.510X7.510X7.510X7.510X7.510X7.510X55X510X7.5 10X7.5 10X7.5 10X7.5 10X7.510X7.510X7.5 10X7.5
5X5
5X105X105X5
10X10
10X10
10X10
10X10
10X10
10X10
10X10
10X10
10X55X510X5 10X5 10X5 10X5 10X5 10X5 10X5 10X5
5X5
5X105X105X1010X10
10X10
10X10
10X10
10X10
10X10
10X10
10X10
10X55X55X5
10X10
10X10
10X10
10X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X5
5X5
5X105X105X105X5
10X10
10X10
10X10
10X10
10X10
10X10
10X10
10X10
10X55X55X5
10X10
10X10
10X10
10X10
10X10
5X10
5X10
5X10
5X10
5X10
5X10
5X55X510X55X5
10X15
10X15
10X15
10X15
10X15
10X15
10X15
5X5 10X5 10X5
5X10
5X10
5X10
5X10
5X10
5X10
10X10
10X10
10X10
10X10
5X5 10X5 5X5 5X5
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X55X510X55X5
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15
5X15 8777 N. GAINEY CENTER DRIVE, SUITE 191SCOTTSDALE, ARIZONA 85258PROJECT DESCRIPTION
CITY
STATE
ISSUE DATE
DRAWING TITLE
PAPP PRE-SUBMISSION 08-28-2024
P R E L IM IN A R Y D E S IG N -N O T F O R C O N S T R U C T IO N
SP SITE PLAN 03-15-2025
SP SITE PLAN RESUBMITTAL 07-07-2025
A.03.2
FLOOR PLANS
PALM SPRINGS SELF-STORAGE &
RV PARKING
PALM SPRINGS
CALIFORNIA
N
SECOND FLOOR UNIT MIX
UNIT SIZE COUNT S.F. PER UNIT S.F. TOTAL
5X5 50 25.00 SF 1250.00 SF
5X10 66 50.00 SF 3300.00 SF
5X15 52 75.00 SF 3900.00 SF
7.5X12.5 2 93.75 SF 187.50 SF
8X20 1 160.00 SF 160.00 SF
10X5 36 50.00 SF 1800.00 SF
10X7.5 34 75.00 SF 2550.00 SF
10X10 98 100.00 SF 9800.00 SF
10X12.5 24 125.00 SF 3000.00 SF
10X15 33 150.00 SF 4950.00 SF
10X20 7 200.00 SF 1400.00 SF
TOTAL: 403 32297.50 SF
1/16" = 1'-0"1 SECOND FLOOR PLAN
SELF-STORAGE(2-STORY)45,234 S.F. (X2)90,468 S.F.N. GENE AUTRY TRAIL
DISTRICT CENTER DR.UNCOVEREDRV PARKINGFUTUREPARCEL A55,784 S.F.(1.28 ACRE)PARCEL B138,714 S.F.(3.18 ACRES)UNDERGROUND STORM CHAMBERSUNDERGROUND STORM CHAMBERSDISPLAYDISPLAYLOADINGLOADINGOFFICE43FRSES1010913UNCOVEREDRV PARKINGUNCOVEREDRV PARKINGUNCOVEREDRV PARKINGTRASHENCLOSURE8FT SCREENWALLSEWER DUMPWATER HOSE25FT SLIDINGGATE25FTEMERGENCYSLIDINGGATE8FT SCREEN WALLSTAIRSTAIR30'-0"DRIVE35'-0"33'-0"
DRIVE
40'-0"35'-0"32'-0"
DRIVE
30'-0"12'-0"12'-0"12'-0"30'-0"DRIVE11'-0"
9'-0"18'-0"30'-0"DRIVE18'-0"24'-0"
DRIVE
CUT
35'-0"
DRIVE
CUT
177'-0"20'-0"
BLDG.
S.B.
262'-0"
50'-0"
40'-0"50'-0"14'-0"14'-0"
60
°
60
°
60
°182'-0"102'-0"322'-0"110'-0"110'-0"58'-5"35'-0"
LOADING80'-8"200'-6"29'-7"23'-4"7'-2"
L.S.
9'-0"270'-0"33'-0"R.O.W.220'-7"
20'-0"
BLDG.
S.B.25'-0"BLDG.S.B10'-0"
L.S.B.
25'-0"
BLDG.
S.B.10'-0"L.S.B.25'-0"BLDG.S.B.10'-0"L.S.B.502'-7"
33'
-
0
"
R.
O
.
W
.20'-8"PARKINGSCREEN WALLLANDSCAPE CALCULATIONS
GENERAL CALCULATIONS:
LOT AREA:177,754 SF
LANDSCAPE AREA PROVIDED:31,908 SF
TURF AREAS PROPOSED:0 SF (0%)
GENE AUTRY TRAIL LANDSCAPE ENHANCEMENT: PROVIDED
MULCHES
GENERAL GRADING AND PLANTING NOTES
1.BY SUBMITTING A PROPOSAL FOR THE LANDSCAPE PLANTING SCOPE OF WORK, THE CONTRACTOR CONFIRMS THAT HE HAS READ, AND WILL COMPLY WITH, THE ASSOCIATED NOTES, SPECIFICATIONS, AND DETAILS WITH
THIS PROJECT.
2.THE GENERAL CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL EXISTING VEGETATION (EXCEPT WHERE NOTED TO REMAIN).
3.IN THE CONTEXT OF THESE PLANS, NOTES, AND SPECIFICATIONS, "FINISH GRADE" REFERS TO THE FINAL ELEVATION OF THE SOIL SURFACE (NOT TOP OF MULCH) AS INDICATED ON THE GRADING PLANS.
a.BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THE ROUGH GRADES OF ALL LANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH GRADE. SEE SPECIFICATIONS FOR MORE DETAILED
INSTRUCTION ON TURF AREA AND PLANTING BED PREPARATION.
b.CONSTRUCT AND MAINTAIN FINISH GRADES AS SHOWN ON GRADING PLANS, AND CONSTRUCT AND MAINTAIN SLOPES AS RECOMMENDED BY THE GEOTECHNICAL REPORT. ALL LANDSCAPE AREAS SHALL HAVE
POSITIVE DRAINAGE AWAY FROM STRUCTURES AT THE MINIMUM SLOPE SPECIFIED IN THE REPORT AND ON THE GRADING PLANS, AND AREAS OF POTENTIAL PONDING SHALL BE REGRADED TO BLEND IN WITH THE
SURROUNDING GRADES AND ELIMINATE PONDING POTENTIAL.
c.THE LANDSCAPE CONTRACTOR SHALL DETERMINE WHETHER OR NOT THE EXPORT OF ANY SOIL WILL BE NEEDED, TAKING INTO ACCOUNT THE ROUGH GRADE PROVIDED, THE AMOUNT OF SOIL AMENDMENTS TO BE
ADDED (BASED ON A SOIL TEST, PER SPECIFICATIONS), AND THE FINISH GRADES TO BE ESTABLISHED.
d.ENSURE THAT THE FINISH GRADE IN SHRUB AREAS IMMEDIATELY ADJACENT TO WALKS AND OTHER WALKING SURFACES, AFTER INSTALLING SOIL AMENDMENTS, IS 3" BELOW THE ADJACENT FINISH SURFACE, IN
ORDER TO ALLOW FOR PROPER MULCH DEPTH. TAPER THE SOIL SURFACE TO MEET FINISH GRADE, AS SPECIFIED ON THE GRADING PLANS, AT APPROXIMATELY 18" AWAY FROM THE WALKS.
e.ENSURE THAT THE FINISH GRADE IN TURF AREAS IMMEDIATELY ADJACENT TO WALKS AND OTHER WALKING SURFACES, AFTER INSTALLING SOIL AMENDMENTS, IS 1" BELOW THE FINISH SURFACE OF THE WALKS.
TAPER THE SOIL SURFACE TO MEET FINISH GRADE, AS SPECIFIED ON THE GRADING PLANS, AT APPROXIMATELY 18" AWAY FROM THE WALKS.
f.SHOULD ANY CONFLICTS AND/OR DISCREPANCIES ARISE BETWEEN THE GRADING PLANS, GEOTECHNICAL REPORT, THESE NOTES AND PLANS, AND ACTUAL CONDITIONS, THE CONTRACTOR SHALL IMMEDIATELY
BRING SUCH ITEMS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT, GENERAL CONTRACTOR, AND OWNER.
4.ALL PLANT LOCATIONS ARE DIAGRAMMATIC. ACTUAL LOCATIONS SHALL BE VERIFIED WITH THE LANDSCAPE ARCHITECT OR DESIGNER PRIOR TO PLANTING. THE LANDSCAPE CONTRACTOR SHALL ENSURE THAT ALL
REQUIREMENTS OF THE PERMITTING AUTHORITY ARE MET (I.E., MINIMUM PLANT QUANTITIES, PLANTING METHODS, TREE PROTECTION METHODS, ETC.).
a.THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR DETERMINING PLANT QUANTITIES; PLANT QUANTITIES SHOWN ON LEGENDS AND CALLOUTS ARE FOR GENERAL INFORMATION ONLY. IN THE EVENT OF A
DISCREPANCY BETWEEN THE PLAN AND THE PLANT LEGEND, THE PLANT QUANTITY AS SHOWN ON THE PLAN (FOR INDIVIDUAL SYMBOLS) OR CALLOUT (FOR GROUNDCOVER PATTERNS) SHALL TAKE PRECEDENCE.
b.NO SUBSTITUTIONS OF PLANT MATERIALS SHALL BE ALLOWED WITHOUT THE WRITTEN PERMISSION OF THE LANDSCAPE ARCHITECT. IF SOME OF THE PLANTS ARE NOT AVAILABLE, THE LANDSCAPE CONTRACTOR
SHALL NOTIFY THE LANDSCAPE ARCHITECT IN WRITING (VIA PROPER CHANNELS).
c.THE CONTRACTOR SHALL, AT A MINIMUM, PROVIDE REPRESENTATIVE PHOTOS OF ALL PLANTS PROPOSED FOR THE PROJECT. THE CONTRACTOR SHALL ALLOW THE LANDSCAPE ARCHITECT AND THE
OWNER/OWNER'S REPRESENTATIVE TO INSPECT, AND APPROVE OR REJECT, ALL PLANTS DELIVERED TO THE JOBSITE. REFER TO SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS FOR SUBMITTALS.
5.THE CONTRACTOR SHALL MAINTAIN THE LANDSCAPE IN A HEALTHY CONDITION FOR 90 DAYS AFTER ACCEPTANCE BY THE OWNER. REFER TO SPECIFICATIONS FOR CONDITIONS OF ACCEPTANCE FOR THE START OF THE
MAINTENANCE PERIOD, AND FOR FINAL ACCEPTANCE AT THE END OF THE MAINTENANCE PERIOD.
6.SEE SPECIFICATIONS AND DETAILS FOR FURTHER REQUIREMENTS.
ROOT BARRIERS
LANDSCAPE ARCHITECT:
EVERGREEN DESIGN GROUP
17875 VON KARMAN, STE 150
IRVINE, CA 92614
800-680-6630
WWW. EVERGREENDESIGNGROUP.COM
CONTACT: BLAKE TOMILLOSO-RHINEHART, PLA
EMAIL: BLAKE@EVERGREENDESIGNGROUP.COM
PROJECT TEAM
I HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND
APPLIED SUCH CRITERIA FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN.
3.18.2025
__________________________________________________ ____________
BLAKE TOMILLOSO-RHINEHART, LANDSCAPE ARCHITECT DATE
CA LICENSE #6255 8-31-26
____________________________________________ ____________
REGISTRATION EXP. DATE
DECLARATION OF WATER EFFICIENT LANDSCAPE ORDINANCE
AFTER ALL PLANTING IS COMPLETE, CONTRACTOR SHALL INSTALL 2" THICK
LAYER OF PALM SPRINGS GOLD DECOMPOSED GRANITE, OVER LANDSCAPE
FABRIC IN ALL PLANTING AREAS (EXCEPT FOR TURF AND SEEDED AREAS).
CONTRACTOR SHALL SUBMIT SAMPLES OF ALL MULCHES TO LANDSCAPE
ARCHITECT AND OWNER FOR APPROVAL PRIOR TO CONSTRUCTION.
ABSOLUTELY NO EXPOSED GROUND SHALL BE LEFT SHOWING ANYWHERE
ON THE PROJECT AFTER MULCH HAS BEEN INSTALLED (SUBJECT TO THE
CONDITIONS AND REQUIREMENTS OF THE "GENERAL GRADING AND
PLANTING NOTES" AND SPECIFICATIONS).
THE CONTRACTOR SHALL INSTALL ROOT BARRIERS NEAR ALL
NEWLY-PLANTED TREES THAT ARE LOCATED WITHIN FIVE (5) FEET OF
PAVING OR CURBS. ROOT BARRIERS SHALL BE "CENTURY" OR "DEEP-ROOT"
24" DEEP PANELS (OR EQUAL). BARRIERS SHALL BE LOCATED IMMEDIATELY
ADJACENT TO HARDSCAPE. INSTALL PANELS PER MANUFACTURER'S
RECOMMENDATIONS. UNDER NO CIRCUMSTANCES SHALL THE
CONTRACTOR USE ROOT BARRIERS OF A TYPE THAT COMPLETELY
ENCIRCLE THE ROOTBALL.
SOILS NOTE
FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL,
COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE
FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES
INTO THE SOIL EXCEPT WITHIN THE TPZ OF PROTECTED TREES, WHICH SHALL
RECEIVE 4 - 6” OF HARDWOOD CHIP MULCH.
MWELO NOTES
1.A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT
WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENT MANAGEMENT
PURPOSES.
2.A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY
EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE
LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT.
3.AN IRRIGATION AUDIT REPORT BY A DISINTERESTED THIRD PARTY SHALL BE
COMPLETED AT THE TIME OF FINAL INSPECTION
4.THE CONTRACTOR SHALL PREPARE A SOILS MANAGEMENT REPORT. THE SOIL
MANAGEMENT REPORT SHALL BE BOTH INTEGRATED INTO THE PLANS AND
SUBMITTED AS A SEPARATE DOCUMENT.
5.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS
BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED
IRRIGATION DEVICES.
6.CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER
HEADS WHERE LOW POINT DRAINAGE COULD OCCUR.
IRRIGATION CONCEPT
1.AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED AND OPERATIONAL BY THE TIME OF FINAL INSPECTION. THE ENTIRE IRRIGATION SYSTEM SHALL BE INSTALLED BY A LICENSED AND QUALIFIED
IRRIGATION CONTRACTOR.
2.THE IRRIGATION SYSTEM WILL OPERATE ON POTABLE WATER, AND THE SYSTEM WILL HAVE APPROPRIATE BACKFLOW PREVENTION DEVICES INSTALLED TO PREVENT CONTAMINATION OF THE POTABLE
SOURCE.
3.ALL NON-TURF PLANTED AREAS SHALL BE DRIP IRRIGATED. SODDED AND SEEDED AREAS SHALL BE IRRIGATED WITH SPRAY OR ROTOR HEADS AT 100% HEAD-TO-HEAD COVERAGE.
4.ALL PLANTS SHARING SIMILAR HYDROZONE CHARACTERISTICS SHALL BE PLACED ON A VALVE DEDICATED TO PROVIDE THE NECESSARY WATER REQUIREMENTS SPECIFIC TO THAT HYDROZONE.
5.THE IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED, TO THE MAXIMUM EXTENT POSSIBLE, TO CONSERVE WATER BY USING THE FOLLOWING DEVICES AND SYSTEMS: MATCHED PRECIPITATION RATE
TECHNOLOGY ON ROTOR AND SPRAY HEADS (WHEREVER POSSIBLE), RAIN SENSORS, AND MULTI-PROGRAM COMPUTERIZED IRRIGATION CONTROLLERS FEATURING SENSORY INPUT CAPABILITIES.
PAPP PRE-SUBMISSION 08-28-2024
PALM SPRINGS SELF-STORAGE
SEC GENE AUTRY TRAIL (HWY 111) & DISTRICT CENTER DR.
PALM SPRINGS, CA 92264
SELF-STORAGE & RV
PARKING
PALM SPRINGS
CALIFORNIA8777 N. GAINEY CENTER DRIVE, SUITE 191SCOTTSDALE, ARIZONA 85258DRAWING TITLE
ISSUE DATE
PROJECT DESCRIPTION
CITY
STATE
LANDSCAPE
PLANTING PLAN
LP-1
SYMBOL CODE BOTANICAL / COMMON NAME SIZE WUCOLS CAL HEIGHT QTY
TREES
OT OLNEYA TESOTA
DESERT IRONWOOD 15 GAL L 1.5" CAL.6`-8`9
PF PARKINSONIA FLORIDA
BLUE PALO VERDE 15 GAL L 1.5" CAL.6`-8`13
PV PROSOPIS VELUTINA
VELVET MESQUITE 15 GAL L 1.5" CAL.6`-8`8
WF WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM 12` BTH M 9
PLANT SCHEDULE
SYMBOL CODE BOTANICAL / COMMON NAME SIZE WUCOLS SPACING QTY
SHRUBS
AA AGAVE ATTENUATA
FOXTAIL AGAVE 5 GAL L 48" o.c.7
DG DALEA GREGGII
TRAILING INDIGO BUSH 1 GAL L 96" o.c.44
FG FRAXINUS GREGGII
GREGG'S ASH 5 GAL L 96" o.c.26
LA LANTANA MONTEVIDENSIS 'ALBA'
WHITE TRAILING LANTANA 1 GAL L 36" o.c.57
LF LEUCOPHYLLUM FRUTESCENS
TEXAS SAGE 5 GAL L 72" o.c.23
SP SALVIA LEUCOPHYLLA
PURPLE SAGE 5 GAL M 60" o.c.52
TS TECOMA STANS
YELLOW BELLS 5 GAL L 96" o.c.30
GROUND COVERS
D DECORATIVE COBBLE
6-8" LOCAL COBBLE OVER FABRIC -2,416 SF
PLANT SCHEDULE
TRASH ENCLOSURE
BY OTHERSPROPOSED 8' WALL
BY OTHERS
PROPOSED 8' WALL
BY OTHERS
EX. SIDEWALK
EX. SIDEWALK
EX. SIDEWALK EX. SIDEWALK
PROPOSED 8' WALL
BY OTHERS
BOULDERS TYP.
STEEL EDGING BETWEEN
COBBLE AND SHRUBS (TYP.)
STEEL EDGING BETWEEN
COBBLE AND SHRUBS (TYP.)
STEEL EDGING BETWEEN
COBBLE AND SHRUBS (TYP.)
FENCE & GATE BY OTHERS
LICENSEDL A N D SCAPE AR
C
HI
T
ECTST
A
T
E
OF C A L IF O RNIABLAKETOMILLOSO -R H I N EHART LICEN
S
E
NO.6255SIGNATURE
RENEWAL DATE
DATE
8.31.26
3.18.2025
LANDSCAPE ARCHITECTURE
LAND PLANNING · IRRIGATION DESIGN
800.680.6630
www.evergreendesigngroup.com
National Presence. Local Expertise.
EVERGREEN DESIGN GROUP
STEEL EDGING BETWEEN
COBBLE AND SHRUBS (TYP.)
BOULDERS TYP.
BOULDERS TYP.
PROPOSED SIDEWALK BY OTHERS
PROPOSED SIDEWALK BY OTHERS
PROPERTY LINE
PARKING SCREEN WALL BY OTHERS
PARKING LOT SHADE TREE
SHOWN AT 15YR GROWTH (20')
50% COVERAGE = 314.2 SF OF SHADE EA.
PLANT SPACING
SCALE: NTSC
4
X
2X
3
2
1
5
6
7
4
1
2
3
SHRUB, PERENNIAL, OR ORNAMENTAL GRASS.
MULCH, TYPE AND DEPTH PER PLANS. PLACE NO
MORE THAN 1" OF MULCH WITHIN 6" OF PLANT
CENTER.
FINISH GRADE.
BACKFILL. AMEND AND FERTILIZE ONLY AS
RECOMMENDED IN SOIL FERTILITY ANALYSIS.
ROOT BALL.
UNDISTURBED NATIVE SOIL.
3" HIGH EARTHEN WATERING BASIN.
5
6
7
SHRUB AND PERENNIAL PLANTING
SCALE: NTSB
8 WEED FABRIC UNDER MULCH.
8
FINISH GRADE.4
4
3
2
1
NOTES:
1)INSTALL EDGING SO THAT STAKES WILL BE ON INSIDE OF PLANTING BED.
2)BOTTOM OF EDGING SHALL BE BURIED A MINIMUM OF 1" BELOW FINISH GRADE.
3)TOP OF MULCH SHALL BE 1" LOWER THAN TOP OF EDGING.
MULCH, TYPE AND DEPTH PER PLANS.3
TAPERED STEEL STAKES.2
ROLLED-TOP STEEL EDGING PER PLANS.1
D SCALE: NOT TO SCALE
STEEL EDGING
TURF (WHERE SHOWN ON PLAN).4
PLANT.3
MULCH LAYER.2
CURB.1
1 432
OF MATURE CANOPY
24" MIN. TO EDGE
DISTANCE PER PLAN
E SCALE: NOT TO SCALE
PLANTING AT PARKING AREA
TREE PLANTING
SCALE: NOT TO SCALEA
PLANT CENTER (TYP.)EQUALEQUALEQUALEDGE OF PLANTING AREA
EQUAL
NOTE: ALL PLANTS SHALL BE PLANTED AT EQUAL TRIANGULAR SPACING (EXCEPT WHERE SHOWN ON PLANS AS
INFORMAL GROUPINGS). REFER TO PLANT LEGEND FOR SPACING DISTANCE BETWEEN PLANTS.
1) STEP 1: DETERMINE TOTAL PLANTS FOR THE AREA WITH THE FOLLOWING FORMULA:
TOTAL AREA / AREA DIVIDER = TOTAL PLANTS
PLANT SPACING AREA DIVIDER PLANT SPACING AREA DIVIDER
6"0.22 18"1.95
8"0.39 24"3.46
10"0.60 30"5.41
12"0.87 36"7.79
15"1.35
2) STEP 2: SUBTRACT THE ROW (S) OF PLANTS THAT WOULD OCCUR AT THE EDGE OF THE PLANTED AREA WITH
THE FOLLOWING FORMULA: TOTAL PERIMETER LENGTH / PLANT SPACING = TOTAL PLANT SUBTRACTION
EXAMPLE: PLANTS AT 18" O.C. IN 100 SF PLANTING AREA, 40 LF PERIMETER
STEP 1: 100 SF/1.95 = 51 PLANTS
STEP 2: 51 PLANTS - (40 LF / 1.95 = 21 PLANTS) = 30 PLANTS TOTAL
5
6
7
4
1
8
9
11
10
12
PREVAILING
WINDS
NOTES:
1.SCARIFY SIDES OF PLANTING PIT PRIOR TO SETTING TREE.
2.REMOVE EXCESS SOIL APPLIED ON TOP OF THE ROOTBALL THAT
COVERS THE ROOT FLARE. THE PLANTING HOLE DEPTH SHALL BE
SUCH THAT THE ROOTBALL RESTS ON UNDISTURBED SOIL, AND THE
ROOT FLARE IS 2"-4" ABOVE FINISH GRADE.
3.FOR B&B TREES, CUT OFF BOTTOM 1/3 OF WIRE BASKET BEFORE
PLACING TREE IN HOLE, CUT OFF AND REMOVE REMAINDER OF
BASKET AFTER TREE IS SET IN HOLE, REMOVE ALL NYLON TIES,
TWINE, ROPE, AND OTHER PACKING MATERIAL. REMOVE AS MUCH
BURLAP FROM AROUND ROOTBALL AS IS PRACTICAL.
4.REMOVE ALL NURSERY STAKES AFTER PLANTING.
5.FOR TREES 36" BOX/2.5" CAL. AND LARGER, USE THREE STAKES OR
DEADMEN (AS APPROPRIATE), SPACED EVENLY AROUND TREE.
6.STAKING SHALL BE TIGHT ENOUGH TO PREVENT TRUNK FROM
BENDING, BUT LOOSE ENOUGH TO ALLOW SOME TRUNK MOVEMENT
IN WIND.
1
2
3
TREE CANOPY.
CINCH-TIES (24" BOX/2" CAL. TREES AND SMALLER) OR
12 GAUGE GALVANIZED WIRE WITH NYLON TREE
STRAPS AT TREE AND STAKE (36" BOX/2.5" CAL. TREES
AND LARGER). SECURE TIES OR STRAPS TO TRUNK
JUST ABOVE LOWEST MAJOR BRANCHES.
GREEN STEEL T-POSTS. EXTEND POSTS 12" MIN. INTO
UNDISTURBED SOIL.
24" X 3/4" P.V.C. MARKERS OVER WIRES.
PRESSURE-TREATED WOOD DEADMAN, TWO PER
TREE (MIN.). BURY OUTSIDE OF PLANTING PIT AND
18" MIN. INTO UNDISTURBED SOIL.
MULCH, TYPE AND DEPTH PER PLANS. DO NOT
PLACE MULCH WITHIN 6" OF TRUNK.
FINISH GRADE.
BACKFILL. AMEND AND FERTILIZE ONLY AS
RECOMMENDED IN SOIL FERTILITY ANALYSIS.
ROOT BALL.
UNDISTURBED NATIVE SOIL.
4" HIGH EARTHEN WATERING BASIN.
TRUNK FLARE.
CONIFEROUS
TREE
PREVAILING
WINDS
STAKING EXAMPLES (PLAN VIEW)
2
4
6
7
8
9
10
11
1
4
3X ROOTBALL DIA.
5
2
3
5
12
NON-CONIFEROUS
TREE
13
13 FINISH GRADE.
ROOT BARRIER - PLAN VIEW
SCALE: NOT TO SCALEF
TYPICAL CURB AND GUTTER
TYPICAL PLANTING AREA
LINEAR ROOT BARRIER MATERIAL. SEE
PLANTING NOTES FOR TYPE AND
MANUFACTURER. INSTALL PER
MANUFACTURER'S SPECIFICATIONS.
TREE CANOPY
TREE TRUNK
TYPICAL WALKWAY OR PAVING1
2
3
4
5
6
1
4
2
3
5
65'5'5'5'OPEN LANDSCAPE
TO 10'
PARKWAY
OR ISLAND
NOTES:
1)INSTALL ROOT BARRIERS NEAR ALL
NEWLY-PLANTED TREES THAT ARE LOCATED
WITHIN FIVE (5) FEET OF PAVING OR CURBS.
2)BARRIERS SHALL BE LOCATED IMMEDIATELY
ADJACENT TO HARDSCAPE. UNDER NO
CIRCUMSTANCES SHALL THE CONTRACTOR
USE ROOT BARRIERS OF A TYPE THAT
COMPLETELY ENCIRCLE THE ROOTBALL.
PLANTING SPECIFICATIONS
GENERAL
A.QUALIFICATIONS OF LANDSCAPE CONTRACTOR
1.ALL LANDSCAPE WORK SHOWN ON THESE PLANS SHALL BE PERFORMED BY A SINGLE FIRM
SPECIALIZING IN LANDSCAPE PLANTING.
2.A LIST OF SUCCESSFULLY COMPLETED PROJECTS OF THIS TYPE, SIZE AND NATURE MAY BE
REQUESTED BY THE OWNER FOR FURTHER QUALIFICATION MEASURES.
3.THE LANDSCAPE CONTRACTOR SHALL HOLD A VALID C-27 LANDSCAPE CONTRACTOR'S LICENSE
ISSUED BY THE STATE OF CALIFORNIA'S CONTRACTOR STATE LICENSE BOARD.
B.SCOPE OF WORK
1.WORK COVERED BY THESE SECTIONS INCLUDES THE FURNISHING AND PAYMENT OF ALL MATERIALS,
LABOR, SERVICES, EQUIPMENT, LICENSES, TAXES AND ANY OTHER ITEMS THAT ARE NECESSARY FOR
THE EXECUTION, INSTALLATION AND COMPLETION OF ALL WORK, SPECIFIED HEREIN AND / OR SHOWN
ON THE LANDSCAPE PLANS, NOTES, AND DETAILS.
2.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE LAWS, CODES AND
REGULATIONS REQUIRED BY AUTHORITIES HAVING JURISDICTION OVER SUCH WORK, INCLUDING ALL
INSPECTIONS AND PERMITS REQUIRED BY FEDERAL, STATE AND LOCAL AUTHORITIES IN SUPPLY,
TRANSPORTATION AND INSTALLATION OF MATERIALS.
3.THE LANDSCAPE CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UNDERGROUND UTILITY LINES
(WATER, SEWER, ELECTRICAL, TELEPHONE, GAS, CABLE, TELEVISION, ETC.) PRIOR TO THE START OF
ANY WORK.
PRODUCTS
A.ALL MANUFACTURED PRODUCTS SHALL BE NEW.
B.CONTAINER AND BALLED-AND-BURLAPPED PLANTS:
1.FURNISH NURSERY-GROWN PLANTS COMPLYING WITH ANSI Z60.1-2014. PROVIDE WELL-SHAPED, FULLY
BRANCHED, HEALTHY, VIGOROUS STOCK FREE OF DISEASE, INSECTS, EGGS, LARVAE, AND DEFECTS
SUCH AS KNOTS, SUN SCALD, INJURIES, ABRASIONS, AND DISFIGUREMENT. ALL PLANTS WITHIN A
SPECIES SHALL HAVE SIMILAR SIZE, AND SHALL BE OF A FORM TYPICAL FOR THE SPECIES. ALL TREES
SHALL BE OBTAINED FROM SOURCES WITHIN 200 MILES OF THE PROJECT SITE, AND WITH SIMILAR
CLIMACTIC CONDITIONS.
2.ROOT SYSTEMS SHALL BE HEALTHY, DENSELY BRANCHED ROOT SYSTEMS, NON-POT-BOUND, FREE
FROM ENCIRCLING AND/OR GIRDLING ROOTS, AND FREE FROM ANY OTHER ROOT DEFECTS (SUCH AS
J-SHAPED ROOTS).
3.TREES MAY BE PLANTED FROM CONTAINERS OR BALLED-AND-BURLAPPED (B&B), UNLESS SPECIFIED
ON THE PLANTING LEGEND. BARE-ROOT TREES ARE NOT ACCEPTABLE.
4.ANY PLANT DEEMED UNACCEPTABLE BY THE LANDSCAPE ARCHITECT OR OWNER SHALL BE
IMMEDIATELY REMOVED FROM THE SITE AND SHALL BE REPLACED WITH AN ACCEPTBLE PLANT OF LIKE
TYPE AND SIZE AT THE CONTRACTOR'S OWN EXPENSE. ANY PLANTS APPEARING TO BE UNHEALTHY,
EVEN IF DETERMINED TO STILL BE ALIVE, SHALL NOT BE ACCEPTED. THE LANDSCAPE ARCHITECT AND
OWNER SHALL BE THE SOLE JUDGES AS TO THE ACCEPTABILITY OF PLANT MATERIAL.
5.ALL TREES SHALL BE STANDARD IN FORM, UNLESS OTHERWISE SPECIFIED. TREES WITH CENTRAL
LEADERS WILL NOT BE ACCEPTED IF LEADER IS DAMAGED OR REMOVED. PRUNE ALL DAMAGED TWIGS
AFTER PLANTING.
6.CALIPER MEASUREMENTS FOR STANDARD (SINGLE TRUNK) TREES SHALL BE AS FOLLOWS: SIX INCHES
ABOVE THE ROOT FLARE FOR TREES UP TO AND INCLUDING FOUR INCHES IN CALIPER, AND TWELVE
INCHES ABOVE THE ROOT FLARE FOR TREES EXCEEDING FOUR INCHES IN CALIPER.
7.MULTI-TRUNK TREES SHALL BE MEASURED BY THEIR OVERALL HEIGHT, MEASURED FROM THE TOP OF
THE ROOT BALL. WHERE CALIPER MEASUREMENTS ARE USED, THE CALIPER SHALL BE CALCULATED
AS ONE-HALF OF THE SUM OF THE CALIPER OF THE THREE LARGEST TRUNKS.
8.ANY TREE OR SHRUB SHOWN TO HAVE EXCESS SOIL PLACED ON TOP OF THE ROOT BALL, SO THAT
THE ROOT FLARE HAS BEEN COMPLETELY COVERED, SHALL BE REJECTED.
C.TOPSOIL: SANDY TO CLAY LOAM TOPSOIL, FREE OF STONES LARGER THAN ½ INCH, FOREIGN MATTER,
PLANTS, ROOTS, AND SEEDS.
D.COMPOST: WELL-COMPOSTED, STABLE, AND WEED-FREE ORGANIC MATTER, pH RANGE OF 5.5 TO 8;
MOISTURE CONTENT 35 TO 55 PERCENT BY WEIGHT; 100 PERCENT PASSING THROUGH 3/4-INCH SIEVE;
SOLUBLE SALT CONTENT OF 5 TO 10 DECISIEMENS/M; NOT EXCEEDING 0.5 PERCENT INERT CONTAMINANTS
AND FREE OF SUBSTANCES TOXIC TO PLANTINGS. NO MANURE OR ANIMAL-BASED PRODUCTS SHALL BE
USED.
E.FERTILIZER: GRANULAR FERTILIZER CONSISTING OF NITROGEN, PHOSPHORUS, POTASSIUM, AND OTHER
NUTRIENTS IN PROPORTIONS, AMOUNTS, AND RELEASE RATES RECOMMENDED IN A SOIL REPORT FROM A
QUALIFIED SOIL-TESTING AGENCY (SEE BELOW)..
F.MULCH: SIZE AND TYPE AS INDICATED ON PLANS, FREE FROM DELETERIOUS MATERIALS AND SUITABLE AS A
TOP DRESSING OF TREES AND SHRUBS.
G.TREE STAKING AND GUYING
1.STAKES: 6' LONG GREEN METAL T-POSTS.
2.GUY AND TIE WIRE: ASTM A 641, CLASS 1, GALVANIZED-STEEL WIRE, 2-STRAND, TWISTED, 0.106 INCH
DIAMETER.
3.STRAP CHAFING GUARD: REINFORCED NYLON OR CANVAS AT LEAST 1-1/2 INCH WIDE, WITH
GROMMETS TO PROTECT TREE TRUNKS FROM DAMAGE.
L.STEEL EDGING: PROFESSIONAL STEEL EDGING, 14 GAUGE THICK X 4 INCHES WIDE, FACTORY PAINTED DARK
GREEN. ACCEPTABLE MANUFACTURERS INCLUDE COL-MET OR APPROVED EQUAL.
M.PRE-EMERGENT HERBICIDES: ANY GRANULAR, NON-STAINING PRE-EMERGENT HERBICIDE THAT IS LABELED
FOR THE SPECIFIC ORNAMENTALS OR TURF ON WHICH IT WILL BE UTILIZED. PRE-EMERGENT HERBICIDES
SHALL BE APPLIED PER THE MANUFACTURER'S LABELED RATES.
METHODS
A.SOIL PREPARATION
1.BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THE GRADE OF ALL
LANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH GRADE. THE CONTRACTOR SHALL NOTIFY THE
OWNER IMMEDIATELY SHOULD ANY DISCREPANCIES EXIST.
2.SOIL TESTING:
a.AFTER FINISH GRADES HAVE BEEN ESTABLISHED, CONTRACTOR SHALL HAVE SOIL SAMPLES
FROM THE PROJECT'S LANDSCAPE AREAS TESTED BY AN ESTABLISHED SOIL TESTING
LABORATORY. EACH SAMPLE SUBMITTED TO THE LAB SHALL CONTAIN NO LESS THAN ONE
QUART OF SOIL, TAKEN FROM BETWEEN THE SOIL SURFACE AND 6" DEPTH. IF NO SAMPLE
LOCATIONS ARE INDICATED ON THE PLANS, THE CONTRACTOR SHALL TAKE A MINIMUM OF THREE
SAMPLES FROM VARIOUS REPRESENTATIVE LOCATIONS FOR TESTING.
b.THE CONTRACTOR SHALL HAVE THE SOIL TESTING LABORATORY PROVIDE RESULTS FOR THE
FOLLOWING: SOIL TEXTURAL CLASS, GENERAL SOIL FERTILITY, pH, ORGANIC MATTER CONTENT,
SALT (CEC), LIME, SODIUM ADSORPTION RATIO (SAR) AND BORON CONTENT.
c.THE CONTRACTOR SHALL ALSO SUBMIT THE PROJECT'S PLANT LIST TO THE LABORATORY ALONG
WITH THE SOIL SAMPLES.
d.THE SOIL REPORT PRODUCED BY THE LABORATORY SHALL CONTAIN RECOMMENDATIONS FOR
THE FOLLOWING (AS APPROPRIATE): SEPARATE SOIL PREPARATION AND BACKFILL MIX
RECOMMENDATIONS FOR GENERAL ORNAMENTAL PLANTS, XERIC PLANTS, TURF, AND NATIVE
SEED, AS WELL AS PRE-PLANT FERTILIZER APPLICATIONS AND RECOMMENDATIONS FOR ANY
OTHER SOIL RELATED ISSUES. THE REPORT SHALL ALSO PROVIDE A FERTILIZER PROGRAM FOR
THE ESTABLISHMENT PERIOD AND FOR LONG-TERM MAINTENANCE.
3.THE CONTRACTOR SHALL INSTALL SOIL AMENDMENTS AND FERTILIZERS PER THE SOILS REPORT
RECOMMENDATIONS. ANY CHANGE IN COST DUE TO THE SOIL REPORT RECOMMENDATIONS, EITHER
INCREASE OR DECREASE, SHALL BE SUBMITTED TO THE OWNER WITH THE REPORT.
4.FOR BIDDING PURPOSES ONLY, THE SOIL PREPARATION SHALL CONSIST OF THE FOLLOWING:
a.TREES, SHRUBS, AND PERENNIALS: INCORPORATE THE FOLLOWING AMENDMENTS INTO THE TOP
8" OF SOIL BY MEANS OF ROTOTILLING AFTER CROSS-RIPPING:
i.NITROGEN STABILIZED ORGANIC AMENDMENT - 4 CU. YDS. PER 1,000 S.F.
ii.12-12-12 FERTILIZER (OR SIMILAR, ORGANIC, SLOW RELEASE) - 10 LBS. PER CU. YD.
iii."CLAY BUSTER" OR EQUAL - USE MANUFACTURER'S RECOMMENDED RATE
iv.IRON SULPHATE - 2 LBS. PER CU. YD.
5.IN THE CONTEXT OF THESE PLANS, NOTES, AND SPECIFICATIONS, "FINISH GRADE" REFERS TO THE
FINAL ELEVATION OF THE SOIL SURFACE (NOT TOP OF MULCH) AS INDICATED ON THE GRADING PLANS.
a.BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THE ROUGH
GRADES OF ALL LANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH GRADE. SEE SPECIFICATIONS
FOR MORE DETAILED INSTRUCTION ON TURF AREA AND PLANTING BED PREPARATION.
b.CONSTRUCT AND MAINTAIN FINISH GRADES AS SHOWN ON GRADING PLANS, AND CONSTRUCT
AND MAINTAIN SLOPES AS RECOMMENDED BY THE GEOTECHNICAL REPORT. ALL LANDSCAPE
AREAS SHALL HAVE POSITIVE DRAINAGE AWAY FROM STRUCTURES AT THE MINIMUM SLOPE
SPECIFIED IN THE REPORT AND ON THE GRADING PLANS, AND AREAS OF POTENTIAL PONDING
SHALL BE REGRADED TO BLEND IN WITH THE SURROUNDING GRADES AND ELIMINATE PONDING
POTENTIAL.
c.THE LANDSCAPE CONTRACTOR SHALL DETERMINE WHETHER OR NOT THE EXPORT OF ANY SOIL
WILL BE NEEDED, TAKING INTO ACCOUNT THE ROUGH GRADE PROVIDED, THE AMOUNT OF SOIL
AMENDMENTS TO BE ADDED (BASED ON A SOIL TEST, PER SPECIFICATIONS), AND THE FINISH
GRADES TO BE ESTABLISHED.
d.ENSURE THAT THE FINISH GRADE IN SHRUB AREAS IMMEDIATELY ADJACENT TO WALKS AND
OTHER WALKING SURFACES, AFTER INSTALLING SOIL AMENDMENTS, IS 3" BELOW THE ADJACENT
FINISH SURFACE, IN ORDER TO ALLOW FOR PROPER MULCH DEPTH. TAPER THE SOIL SURFACE
TO MEET FINISH GRADE, AS SPECIFIED ON THE GRADING PLANS, AT APPROXIMATELY 18" AWAY
FROM THE WALKS.
e.SHOULD ANY CONFLICTS AND/OR DISCREPANCIES ARISE BETWEEN THE GRADING PLANS,
GEOTECHNICAL REPORT, THESE NOTES AND PLANS, AND ACTUAL CONDITIONS, THE
CONTRACTOR SHALL IMMEDIATELY BRING SUCH ITEMS TO THE ATTENTION OF THE LANDSCAPE
ARCHITECT, GENERAL CONTRACTOR, AND OWNER.
6.ONCE SOIL PREPARATION IS COMPLETE, THE LANDSCAPE CONTRACTOR SHALL ENSURE THAT THERE
ARE NO DEBRIS, TRASH, OR STONES LARGER THAN 1" REMAINING IN THE TOP 6" OF SOIL.
B.SUBMITTALS
1.THE CONTRACTOR SHALL PROVIDE SUBMITTALS AND SAMPLES, IF REQUIRED, TO THE LANDSCAPE
ARCHITECT, AND RECEIVE APPROVAL IN WRITING FOR SUCH SUBMITTALS BEFORE WORK COMMENCES.
2.SUBMITTALS SHALL INCLUDE PHOTOS OF PLANTS WITH A RULER OR MEASURING STICK FOR SCALE,
PHOTOS OR SAMPLES OF ANY REQUIRED MULCHES, AND SOIL TEST RESULTS AND PREPARATION
RECOMMENDATIONS FROM THE TESTING LAB (INCLUDING COMPOST AND FERTILIZER RATES AND
TYPES, AND OTHER AMENDMENTS FOR TREE/SHRUB, TURF, AND SEED AREAS AS MAY BE
APPROPRIATE).
3.SUBMITTALS SHALL ALSO INCLUDE MANUFACTURER CUT SHEETS FOR PLANTING ACCESSORIES SUCH
AS TREE STAKES AND TIES, EDGING, AND LANDSCAPE FABRICS (IF ANY).
4.WHERE MULTIPLE ITEMS ARE SHOWN ON A PAGE, THE CONTRACTOR SHALL CLEARLY INDICATE THE
ITEM BEING CONSIDERED.
C.GENERAL PLANTING
1.REMOVE ALL NURSERY TAGS AND STAKES FROM PLANTS.
2.EXCEPT IN AREAS TO BE PLANTED WITH ORNAMENTAL GRASSES, APPLY PRE-EMERGENT HERBICIDES
AT THE MANUFACTURER'S RECOMMENDED RATE.
3.TRENCHING NEAR EXISTING TREES:
a.CONTRACTOR SHALL NOT DISTURB ROOTS 1-1/2" AND LARGER IN DIAMETER WITHIN THE CRITICAL
ROOT ZONE (CRZ) OF EXISTING TREES, AND SHALL EXERCISE ALL POSSIBLE CARE AND
PRECAUTIONS TO AVOID INJURY TO TREE ROOTS, TRUNKS, AND BRANCHES. THE CRZ IS
DEFINED AS A CIRCULAR AREA EXTENDING OUTWARD FROM THE TREE TRUNK, WITH A RADIUS
EQUAL TO 1' FOR EVERY 1" OF TRUNK DIAMETER-AT-BREAST-HEIGHT (4.5' ABOVE THE AVERAGE
GRADE AT THE TRUNK).
b.ALL EXCAVATION WITHIN THE CRZ SHALL BE PERFORMED USING HAND TOOLS. NO MACHINE
EXCAVATION OR TRENCHING OF ANY KIND SHALL BE ALLOWED WITHIN THE CRZ.
c.ALTER ALIGNMENT OF PIPE TO AVOID TREE ROOTS 1-1/2" AND LARGER IN DIAMETER. WHERE
TREE ROOTS 1-1/2" AND LARGER IN DIAMETER ARE ENCOUNTERED IN THE FIELD, TUNNEL UNDER
SUCH ROOTS. WRAP EXPOSED ROOTS WITH SEVERAL LAYERS OF BURLAP AND KEEP MOIST.
CLOSE ALL TRENCHES WITHIN THE CANOPY DRIP LINES WITHIN 24 HOURS.
d.ALL SEVERED ROOTS SHALL BE HAND PRUNED WITH SHARP TOOLS AND ALLOWED TO AIR-DRY.
DO NOT USE ANY SORT OF SEALERS OR WOUND PAINTS.
D.TREE PLANTING
1.TREE PLANTING HOLES SHALL BE EXCAVATED TO MINIMUM WIDTH OF TWO TIMES THE WIDTH OF THE
ROOTBALL, AND TO A DEPTH EQUAL TO THE DEPTH OF THE ROOTBALL LESS TWO TO FOUR INCHES.
2.SCARIFY THE SIDES AND BOTTOM OF THE PLANTING HOLE PRIOR TO THE PLACEMENT OF THE TREE.
REMOVE ANY GLAZING THAT MAY HAVE BEEN CAUSED DURING THE EXCAVATION OF THE HOLE.
3.FOR CONTAINER AND BOX TREES, TO REMOVE ANY POTENTIALLY GIRDLING ROOTS AND OTHER ROOT
DEFECTS, THE CONTRACTOR SHALL SHAVE A 1" LAYER OFF OF THE SIDES AND BOTTOM OF THE
ROOTBALL OF ALL TREES JUST BEFORE PLACING INTO THE PLANTING PIT. DO NOT "TEASE" ROOTS
OUT FROM THE ROOTBALL.
4.INSTALL THE TREE ON UNDISTURBED SUBGRADE SO THAT THE TOP OF THE ROOTBALL IS TWO TO
FOUR INCHES ABOVE THE SURROUNDING GRADE.
5.BACKFILL THE TREE HOLE UTILIZING THE EXISTING TOPSOIL FROM ON-SITE. ROCKS LARGER THAN 1"
DIA. AND ALL OTHER DEBRIS SHALL BE REMOVED FROM THE SOIL PRIOR TO THE BACKFILL. SHOULD
ADDITIONAL SOIL BE REQUIRED TO ACCOMPLISH THIS TASK, USE STORED TOPSOIL FROM ON-SITE OR
IMPORT ADDITIONAL TOPSOIL FROM OFF-SITE AT NO ADDITIONAL COST TO THE OWNER. IMPORTED
TOPSOIL SHALL BE OF SIMILAR TEXTURAL CLASS AND COMPOSITION IN THE ON-SITE SOIL.
6.TREES SHALL NOT BE STAKED UNLESS LOCAL CONDITIONS (SUCH AS HEAVY WINDS OR SLOPES)
REQUIRE STAKES TO KEEP TREES UPRIGHT. SHOULD STAKING BE REQUIRED, THE TOTAL NUMBER OF
TREE STAKES (BEYOND THE MINIMUMS LISTED BELOW) WILL BE LEFT TO THE LANDSCAPE
CONTRACTOR'S DISCRETION. SHOULD ANY TREES FALL OR LEAN, THE LANDSCAPE CONTRACTOR
SHALL STRAIGHTEN THE TREE, OR REPLACE IT SHOULD IT BECOME DAMAGED. TREE STAKING SHALL
ADHERE TO THE FOLLOWING GUIDELINES:
a.#15 CONT. - 24" BOX TREES TWO STAKES PER TREE
b.36"-48" BOX TREES THREE STAKES PER TREE
c.OVER 48" BOX TREES GUY AS NEEDED
d.MULTI-TRUNK TREES THREE STAKES PER TREE MINIMUM, QUANTITY AND POSITIONS AS
NEEDED TO STABILIZE THE TREE
7.UPON COMPLETION OF PLANTING, CONSTRUCT AN EARTH WATERING BASIN AROUND THE TREE.
COVER THE INTERIOR OF THE TREE RING WITH MULCH (TYPE AND DEPTH PER PLANS).
E.SHRUB, PERENNIAL, AND GROUNDCOVER PLANTING
1.DIG THE PLANTING HOLES TWICE AS WIDE AND 2" LESS DEEP THAN EACH PLANT'S ROOTBALL. INSTALL
THE PLANT IN THE HOLE. BACKFILL AROUND THE PLANT WITH SOIL AMENDED PER SOIL TEST
RECOMMENDATIONS.
2.WHEN PLANTING IS COMPLETE, INSTALL MULCH (TYPE AND DEPTH PER PLANS) OVER ALL PLANTING
BEDS, COVERING THE ENTIRE PLANTING AREA
H.MULCH
1.INSTALL MULCH TOPDRESSING, TYPE AND DEPTH PER MULCH NOTE, IN ALL PLANTING AREAS AND
TREE RINGS.
2.DO NOT INSTALL MULCH WITHIN 6" OF TREE ROOT FLARE AND WITHIN 24" OF HABITABLE STRUCTURES,
EXCEPT AS MAY BE NOTED ON THESE PLANS. MULCH COVER WITHIN 6" OF CONCRETE WALKS AND
CURBS SHALL NOT PROTRUDE ABOVE THE FINISH SURFACE OF THE WALKS AND CURBS. MULCH
COVER WITHIN 12" OF WALLS SHALL BE AT LEAST 3" LOWER THAN THE TOP OF WALL.
I.CLEAN UP
1.DURING LANDSCAPE PREPARATION AND PLANTING, KEEP ALL PAVEMENT CLEAN AND ALL WORK AREAS
IN A NEAT, ORDERLY CONDITION.
2.DISPOSED LEGALLY OF ALL EXCAVATED MATERIALS OFF THE PROJECT SITE.
J.INSPECTION AND ACCEPTANCE
1.UPON COMPLETION OF THE WORK, THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE SITE CLEAN,
FREE OF DEBRIS AND TRASH, AND SUITABLE FOR USE AS INTENDED. THE LANDSCAPE CONTRACTOR
SHALL THEN REQUEST AN INSPECTION BY THE OWNER TO DETERMINE FINAL ACCEPTABILITY.
2.WHEN THE INSPECTED PLANTING WORK DOES NOT COMPLY WITH THE CONTRACT DOCUMENTS, THE
LANDSCAPE CONTRACTOR SHALL REPLACE AND/OR REPAIR THE REJECTED WORK TO THE OWNER'S
SATISFACTION WITHIN 24 HOURS.
3.THE LANDSCAPE MAINTENANCE PERIOD WILL NOT COMMENCE UNTIL THE LANDSCAPE WORK HAS
BEEN RE-INSPECTED BY THE OWNER AND FOUND TO BE ACCEPTABLE. AT THAT TIME, A WRITTEN
NOTICE OF FINAL ACCEPTANCE WILL BE ISSUED BY THE OWNER, AND THE MAINTENANCE AND
GUARANTEE PERIODS WILL COMMENCE.
K.LANDSCAPE MAINTENANCE
1.THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF ALL WORK SHOWN
ON THESE PLANS FOR 90 DAYS BEYOND FINAL ACCEPTANCE OF ALL LANDSCAPE WORK BY THE
OWNER. LANDSCAPE MAINTENANCE SHALL INCLUDE WEEKLY SITE VISITS FOR THE FOLLOWING
ACTIONS (AS APPROPRIATE): PROPER PRUNING, RESTAKING OF TREES, RESETTING OF PLANTS THAT
HAVE SETTLED, WEEDING, TREATING FOR INSECTS AND DISEASES,REPLACEMENT OF MULCH,
REMOVAL OF LITTER, REPAIRS TO THE IRRIGATION SYSTEM DUE TO FAULTY PARTS AND/OR
WORKMANSHIP, AND THE APPROPRIATE WATERING OF ALL PLANTINGS. THE LANDSCAPE
CONTRACTOR SHALL MAINTAIN THE IRRIGATION SYSTEM IN PROPER WORKING ORDER, WITH
SCHEDULING ADJUSTMENTS BY SEASON TO MAXIMIZE WATER CONSERVATION.
2.TO ACHIEVE FINAL ACCEPTANCE AT THE END OF THE MAINTENANCE PERIOD, ALL OF THE FOLLOWING
CONDITIONS MUST OCCUR:
a.THE LANDSCAPE SHALL SHOW ACTIVE, HEALTHY GROWTH (WITH EXCEPTIONS MADE FOR
SEASONAL DORMANCY). ALL PLANTS NOT MEETING THIS CONDITION SHALL BE REJECTED AND
REPLACED BY HEALTHY PLANT MATERIAL PRIOR TO FINAL ACCEPTANCE.
b.ALL HARDSCAPE SHALL BE CLEANED PRIOR TO FINAL ACCEPTANCE.
L.WARRANTY PERIOD, PLANT GUARANTEE AND REPLACEMENTS
1.THE LANDSCAPE CONTRACTOR SHALL GUARANTEE ALL TREES, SHRUBS, PERENNIALS, AND IRRIGATION
SYSTEMS FOR A PERIOD OF ONE YEAR FROM THE DATE OF THE OWNER'S FINAL ACCEPTANCE (90 DAYS
FOR ANNUAL PLANTS). THE CONTRACTOR SHALL REPLACE, AT HIS OWN EXPENSE AND TO THE
SATISFACTION OF THE OWNER, ANY PLANTS WHICH DIE IN THAT TIME, OR REPAIR ANY PORTIONS OF
THE IRRIGATION SYSTEM WHICH OPERATE IMPROPERLY.
2.AFTER THE INITIAL MAINTENANCE PERIOD AND DURING THE GUARANTEE PERIOD, THE LANDSCAPE
CONTRACTOR SHALL ONLY BE RESPONSIBLE FOR REPLACEMENT OF PLANTS WHEN PLANT DEATH
CANNOT BE ATTRIBUTED DIRECTLY TO OVERWATERING OR OTHER DAMAGE BY HUMAN ACTIONS.
M.PROVIDE A MINIMUM OF (2) COPIES OF RECORD DRAWINGS TO THE OWNER UPON COMPLETION OF WORK. A
RECORD DRAWING IS A RECORD OF ALL CHANGES THAT OCCURRED IN THE FIELD AND THAT ARE
DOCUMENTED THROUGH CHANGE ORDERS, ADDENDA, OR CONTRACTOR/CONSULTANT DRAWING MARKUPS.
PAPP PRE-SUBMISSION 08-28-2024
PALM SPRINGS SELF-STORAGE
SEC GENE AUTRY TRAIL (HWY 111) & DISTRICT CENTER DR.
PALM SPRINGS, CA 92264
SELF-STORAGE & RV
PARKING
PALM SPRINGS
CALIFORNIA8777 N. GAINEY CENTER DRIVE, SUITE 191SCOTTSDALE, ARIZONA 85258DRAWING TITLE
ISSUE DATE
PROJECT DESCRIPTION
CITY
STATE
PLANTING
DETAILS & SPECS
LP-2LICENSEDLANDSCAPEAR
C
HI
T
ECTST
A
T
E
OF C A L IF O RNIABLAKETOMILLOSO -R H I N EHART LICEN
S
E
NO.6255SIGNATURE
RENEWAL DATE
DATE
8.31.26
3.18.2025
LANDSCAPE ARCHITECTURE
LAND PLANNING · IRRIGATION DESIGN
800.680.6630
www.evergreendesigngroup.com
National Presence. Local Expertise.
EVERGREEN DESIGN GROUP
Schedule
Symbol Label Quantity Manufacturer Catalog Number Description Lamp Filename
Lumens Per
Lamp
Lumen
Multiplier
Light Loss
Factor Wattage
EM 4 LITHONIA AFF OEL (FINISH) UVOLT LTP SDRT WT EMERGENCY LIGHT LED - 4000K AFF_WT.ies 568 1 0 5.7
SA
2 LITHONIA (2) DSX0 LED P6 30K 80CRI T5W MVOLT SPA
NLTAIR2 PIRHN (FINISH) / SSS 22'-0" W/3'-0" BASE
TWIN-HEAD AREA LUMINAIRE WITH P6
PERFORMANCE PACKAGE AND MOTION
SENSOR - TYPE 5W
LED - 3000K DSX0_LED_P6_30K_80
CRI_T5W.ies
15838 1 0.91 274
SB
1 LITHONIA DSX0 LED P6 30K 80CRI T3M MVOLT SPA NLTAIR2
PIRHN HS (FINISH) / SSS 22.5' W/2.5' BASE
AREA LUMINAIRE WITH P6 PERFORMANCE
PACKAGE AND MOTION SENSOR - TYPE 3M
WITH HOUSESIDE SHIELD
LED - 3000K DSX0_LED_P6_30K_80
CRI_T3M_HS.ies
12938 1 0.91 137
SD 1 LITHONIA WDGE2 LED P3 30K 80CRI T3M MVOLT SRM (FINISH) WALL MOUNT WITH P3 PERFORMANCE
PACKAGE - TYPE 3M
LED - 3000K WDGE2_LED_P3_30K_
80CRI_T3M.ies
3063 1 0.91 32.1375
SF 16 LITHONIA WDGE2 LED P2 30K 80CRI T3M MVOLT SRM (FINISH) WALL MOUNT WITH P2 PERFORMANCE
PACKAGE - TYPE 3M
LED - 3000K WDGE2_LED_P2_30K_
80CRI_T3M.ies
1964 1 0.91 18.9815
SFE
1 LITHONIA WDGE2 LED P2 30K 80CRI T3M MVOLT SRM E20WC
(FINISH)
WALL MOUNT WITH P2 PERFORMANCE
PACKAGE AND EM BATTERY PACK - TYPE
3M
LED - 3000K WDGE2_LED_P2_30K_
80CRI_T3M.ies
1964 1 0.91 18.9815
SG
1 GOTHAM EVO4WC 30/10 AR WD LSS MVOLT GZ10
(MOUNTING) DN WL (FINISH)
4" WALL MOUNTED CYLINDER LED - 3000K EVO4WC_30_10_AR_
WD_LSS.ies
824 1 0.91 8.8
SGE
1 GOTHAM EVO4WC 30/10 AR WD LSS MVOLT GZ10
(MOUNTING) DN E10WCP WL (FINISH)
4" WALL MOUNTED CYLINDER W/EM
BATTERY PACK
LED - 3000K EVO4WC_30_10_AR_
WD_LSS.ies
824 1 0.91 8.8
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
PROPERTY LINE - FC @ GRADE 0.1 fc 0.5 fc 0.0 fc N/A N/A
SITE - FC @ GRADE 1.1 fc 2.5 fc 0.0 fc N/A N/A
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.2
0.3
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.4
0.2
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0 0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.2
0.3
0.3
0.4
0.5
0.4
0.4
0.5
0.4
0.3
0.2
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.4
0.7
0.9
0.7
1.3
1.0
1.2
1.4
0.6
2.0
2.2
2.1
1.2
1.0
1.3
1.3
0.8
1.4
1.3
0.9
1.1
0.8
2.0
2.1
1.2
1.4
0.6
1.0
1.3
2.1
1.2
1.4
1.2
1.3
0.8
1.2
2.0
2.0
0.9
1.1
0.8
1.1
1.2
1.2
1.4
0.6
1.4
1.2
2.1
1.2
1.2
2.1
1.9
1.2
0.8
1.1
1.3
1.0
1.1
0.8
1.1
1.5
1.3
1.3
1.3
0.7
1.0
2.0
2.0
2.2
1.3
0.5
0.9
1.8
1.5
0.8
0.9
1.6
1.1
1.3
0.8
0.5
0.9
1.6
0.9
2.0
2.5
1.9
1.3
0.8
0.7
0.5
0.4
0.6
1.4
2.2
2.2
2.4
1.2
1.5
1.9
2.0
1.4
1.1
0.8
0.7
0.7
0.5
0.4
0.4
0.9
1.3
1.3
1.5
2.1
1.5
1.2
1.4
1.7
1.6
1.4
1.1
0.9
0.9
0.8
0.6
0.5
0.4
0.6
0.9
1.3
1.0
1.8
1.4
1.4
1.1
1.1
1.4
1.8
1.8
1.6
1.3
1.0
1.0
1.0
1.0
0.8
0.7
0.5
0.5
0.7
1.1
1.8
1.3
1.4
1.2
1.1
1.0
1.1
1.4
1.8
2.1
2.0
1.8
1.2
1.2
1.1
1.1
1.1
1.0
0.9
0.7
0.6
0.5
0.8
1.5
2.2
1.5
1.5
1.3
1.1
1.0
1.1
1.2
1.5
1.9
2.1
2.1
1.9
1.3
1.4
1.4
1.3
1.3
1.3
1.3
1.1
0.9
0.7
0.6
0.6
1.0
1.4
1.3
0.9
1.3
1.1
1.0
0.9
0.9
1.0
1.2
1.4
1.8
1.9
2.1
1.0
1.2
1.4
1.6
1.7
1.5
1.6
1.5
1.4
1.3
1.1
0.9
0.7
0.6
0.7
1.1
1.3
1.0
0.7
0.9
0.9
0.7
0.6
0.7
0.8
1.0
1.2
1.4
1.4
0.9
1.1
1.2
1.5
1.8
2.0
1.8
1.9
1.7
1.5
1.3
1.2
1.0
0.9
0.8
0.7
0.9
1.2
1.9
0.8
1.0
0.6
0.5
0.5
0.6
0.7
0.9
1.0
0.7
0.8
1.0
1.1
1.2
1.4
1.7
2.0
1.6
1.8
1.7
1.5
1.4
1.3
1.2
1.1
1.0
0.8
0.7
0.9
1.5
2.3
1.9
1.4
0.8
0.4
0.3
0.4
0.5
0.6
0.6
0.5
0.6
0.8
1.0
1.1
1.3
1.5
1.9
1.7
2.0
2.0
1.7
1.5
1.4
1.4
1.4
1.3
1.2
0.9
0.7
0.6
1.1
1.4
1.3
2.3
1.5
1.0
0.5
0.3
0.2
0.3
0.3
0.3
0.2
0.4
0.5
0.7
0.9
1.1
1.4
1.5
1.8
1.8
1.9
2.0
1.8
1.6
1.6
1.5
1.5
1.4
1.3
1.1
0.8
0.6
0.7
1.0
1.3
0.9
1.0
1.2
1.1
0.7
0.3
0.2
0.2
0.1
0.2
0.3
0.4
0.6
0.8
1.1
1.3
1.5
1.5
1.6
1.7
1.8
1.8
1.8
1.7
1.6
1.6
1.5
1.3
1.1
0.8
0.6
0.6
0.7
1.2
1.9
1.9
1.3
0.8
0.5
0.2
0.1
0.1
0.2
0.3
0.5
0.7
0.9
1.2
1.3
1.4
1.4
1.5
1.8
1.9
1.9
1.8
1.7
1.6
1.4
1.3
1.1
0.9
0.7
0.5
0.5
0.8
1.5
2.2
2.3
1.4
0.9
0.4
0.2
0.1
0.2
0.2
0.4
0.6
0.8
1.0
1.2
1.3
1.4
1.6
1.7
1.9
2.0
1.9
1.8
1.6
1.4
1.3
1.2
1.0
0.8
0.6
0.4
0.4
0.9
1.2
1.3
0.8
1.0
0.6
0.2
0.1
0.2
0.3
0.5
0.7
0.9
1.1
1.3
1.4
1.6
1.7
1.8
1.9
1.9
1.8
1.6
1.4
1.4
1.3
1.1
0.9
0.7
0.5
0.4
0.5
0.7
0.8
0.5
0.4
0.1
0.0
0.2
0.3
0.4
0.6
0.8
1.1
1.3
1.4
1.6
1.6
1.7
1.8
1.9
1.8
1.7
1.5
1.5
1.4
1.3
1.1
0.8
0.6
0.4
0.4
0.4
0.4
0.2
0.1
0.0
0.2
0.4
0.5
0.7
1.0
1.3
1.4
1.6
1.6
1.6
1.7
1.8
1.9
1.9
1.7
1.7
1.5
1.4
1.2
0.9
0.7
0.5
0.4
0.3
0.2
0.2
0.3
0.4
0.7
0.9
1.2
1.3
1.4
1.4
1.4
1.5
1.7
2.0
2.1
1.8
1.9
1.6
1.4
1.2
1.0
0.8
0.6
0.5
0.3
0.3
0.2
0.4
0.5
0.8
1.0
1.2
1.3
1.3
1.4
1.4
1.6
1.9
1.5
1.9
1.7
1.5
1.3
1.1
1.0
0.9
0.7
0.5
0.4
0.3
0.4
0.6
0.8
0.9
1.1
1.2
1.3
1.5
1.7
2.0
1.9
2.0
1.9
1.5
1.2
1.1
1.0
0.8
0.7
0.3
0.4
0.6
0.7
0.9
1.1
1.3
1.5
1.5
1.7
1.6
1.8
1.7
1.4
1.3
1.1
0.9
0.8
0.3
0.4
0.6
0.7
0.9
1.1
1.3
1.4
1.4
1.3
1.4
1.4
1.4
1.2
1.0
0.2
0.3
0.4
0.6
0.7
0.9
1.1
1.2
1.2
1.1
1.2
1.3
1.2
1.1
0.2
0.3
0.4
0.5
0.7
0.9
1.0
1.0
1.0
1.1
1.0
1.0
0.2
0.3
0.4
0.5
0.7
0.8
0.9
0.9
0.9
0.2
0.3
0.4
0.5
0.7
0.8
0.8
0.1
0.2
0.3
0.4
0.6
0.6
0.1
0.2
0.3
0.2
SA @ 25'
SA @ 25'
EM @ 8'
EM @ 8'
EM @ 8'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SF @ 10'
SFE @ 10'
SG @ 7'
SGE @ 7'
EM @ 8'
SB @ 25'
SD @ 15'Plot Date:DRAWING TITLE
COPYRIGHT:
CHECKED BY:
DRAWN BY:
PROJECT NO:
STATE
CITY
PROJECT DESCRIPTION
ISSUE DATES
CLIENT
All plans, specifications, computer files, field data, notes
and other documents and instruments prepared by EAPC
as instruments of service shall remain the property of
EAPC. EAPC shall retain all common lay, statutory and
other reserved rights, including the copyright there to.PRELIM INARY -NOT FORCONSTRUCTIONSTAMP
CONSULTANTS
www.eapc.net
Revit Version:3/3/2025 11:55:21 AMA.104
20244950
AB
MH
CALIFORNIA
PALM SPRINGS
PHOTOMETRIC PLAN
07.1_A.104-PHOTOMETRIC PLAN (RDD)2023PALM SPRINGS
SELF-STORAGE
& RV PARKING
TELE FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
MARK DESCRIPTION DATE
DD SITE PLAN SUBMITTAL 03-22-2025
1" = 40'-0"A.104
1 PHOTOMETRIC SITE PLAN
N
Plot Date:DRAWING TITLE
COPYRIGHT:
CHECKED BY:
DRAWN BY:
PROJECT NO:
STATE
CITY
PROJECT DESCRIPTION
ISSUE DATES
CLIENT
All plans, specifications, computer files, field data, notes
and other documents and instruments prepared by EAPC
as instruments of service shall remain the property of
EAPC. EAPC shall retain all common lay, statutory and
other reserved rights, including the copyright there to.PRELIM INARY -NOT FORCONSTRUCTIONSTAMP
CONSULTANTS
www.eapc.net
Revit Version:3/3/2025 11:55:23 AMA.105
20244950
AB
MH
CALIFORNIA
PALM SPRINGS
LIGHTING CUT SHEETS
07.1_A.105-LIGHTING CUT SHEETS (RDD)2023PALM SPRINGS
SELF-STORAGE
& RV PARKING
TELE FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
MARK DESCRIPTION DATE
DD SITE PLAN SUBMITTAL 03-22-2025
Plot Date:DRAWING TITLE
COPYRIGHT:
CHECKED BY:
DRAWN BY:
PROJECT NO:
STATE
CITY
PROJECT DESCRIPTION
ISSUE DATES
CLIENT
All plans, specifications, computer files, field data, notes
and other documents and instruments prepared by EAPC
as instruments of service shall remain the property of
EAPC. EAPC shall retain all common lay, statutory and
other reserved rights, including the copyright there to.PRELIM INARY -NOT FORCONSTRUCTIONSTAMP
CONSULTANTS
www.eapc.net
Revit Version:3/3/2025 11:55:25 AMA.106
20244950
AB
MH
CALIFORNIA
PALM SPRINGS
LIGHTING CUT SHEETS
07.1_A.106-LIGHTING CUT SHEETS (RDD)2023PALM SPRINGS
SELF-STORAGE
& RV PARKING
TELE FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
MARK DESCRIPTION DATE
DD SITE PLAN SUBMITTAL 03-22-2025
Plot Date:DRAWING TITLE
COPYRIGHT:
CHECKED BY:
DRAWN BY:
PROJECT NO:
STATE
CITY
PROJECT DESCRIPTION
ISSUE DATES
CLIENT
All plans, specifications, computer files, field data, notes
and other documents and instruments prepared by EAPC
as instruments of service shall remain the property of
EAPC. EAPC shall retain all common lay, statutory and
other reserved rights, including the copyright there to.PRELIM INARY -NOT FORCONSTRUCTIONSTAMP
CONSULTANTS
www.eapc.net
Revit Version:3/3/2025 11:55:26 AMA.107
20244950
AB
MH
CALIFORNIA
PALM SPRINGS
LIGHTING CUT SHEETS
07.1_A.107-LIGHTING CUT SHEETS (RDD)2023PALM SPRINGS
SELF-STORAGE
& RV PARKING
TELE FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
MARK DESCRIPTION DATE
DD SITE PLAN SUBMITTAL 03-22-2025
Plot Date:DRAWING TITLE
COPYRIGHT:
CHECKED BY:
DRAWN BY:
PROJECT NO:
STATE
CITY
PROJECT DESCRIPTION
ISSUE DATES
CLIENT
All plans, specifications, computer files, field data, notes
and other documents and instruments prepared by EAPC
as instruments of service shall remain the property of
EAPC. EAPC shall retain all common lay, statutory and
other reserved rights, including the copyright there to.PRELIM INARY -NOT FORCONSTRUCTIONSTAMP
CONSULTANTS
www.eapc.net
Revit Version:3/3/2025 11:55:28 AMA.108
20244950
AB
MH
CALIFORNIA
PALM SPRINGS
LIGHTING CUT SHEETS
07.1_A.108-LIGHTING CUT SHEETS (RDD)2023PALM SPRINGS
SELF-STORAGE
& RV PARKING
TELE FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
MARK DESCRIPTION DATE
DD SITE PLAN SUBMITTAL 03-22-2025
Plot Date:DRAWING TITLE
COPYRIGHT:
CHECKED BY:
DRAWN BY:
PROJECT NO:
STATE
CITY
PROJECT DESCRIPTION
ISSUE DATES
CLIENT
All plans, specifications, computer files, field data, notes
and other documents and instruments prepared by EAPC
as instruments of service shall remain the property of
EAPC. EAPC shall retain all common lay, statutory and
other reserved rights, including the copyright there to.PRELIM INARY -NOT FORCONSTRUCTIONSTAMP
CONSULTANTS
www.eapc.net
Revit Version:3/3/2025 11:55:29 AMA.109
20244950
AB
MH
CALIFORNIA
PALM SPRINGS
LIGHTING CUT SHEETS
07.1_A.109-LIGHTING CUT SHEETS (RDD)2023PALM SPRINGS
SELF-STORAGE
& RV PARKING
TELE FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
MARK DESCRIPTION DATE
DD SITE PLAN SUBMITTAL 03-22-2025
8777 N. GAINEY CENTER DRIVE, SUITE 191SCOTTSDALE, ARIZONA 85258PROJECT DESCRIPTION
CITY
STATE
ISSUE DATE
DRAWING TITLE
PAPP PRE-SUBMISSION 08-28-2024
P R E L IM IN A R Y D E S IG N -N O T F O R C O N S T R U C T IO N
SP SITE PLAN 03-15-2025
SP SITE PLAN RESUBMITTAL 07-07-2025
A.05.1
RENDER VIEWS
PALM SPRINGS SELF-STORAGE &
RV PARKING
PALM SPRINGS
CALIFORNIA
NORTH EAST PERSPECTIVE
SOUTH EAST PERSPECTIVE
8777 N. GAINEY CENTER DRIVE, SUITE 191SCOTTSDALE, ARIZONA 85258PROJECT DESCRIPTION
CITY
STATE
ISSUE DATE
DRAWING TITLE
PAPP PRE-SUBMISSION 08-28-2024
P R E L IM IN A R Y D E S IG N -N O T F O R C O N S T R U C T IO N
SP SITE PLAN 03-15-2025
SP SITE PLAN RESUBMITTAL 07-07-2025
A.05.2
RENDER VIEWS
PALM SPRINGS SELF-STORAGE &
RV PARKING
PALM SPRINGS
CALIFORNIA
NORTH WEST PERSPECTIVE
SOUTH WEST PERSPECTIVE
8' - 0"2' - 0"1' - 4"8"8"3' - 4"8X8X16 PRECISION BLOCK
PAINTED TO MATCH
DUNN EDWARDS DE6089
COLOR 'BRICK FENCE'
8X8X16 SPLIT FACE BLOCK
ANGELUS BLOCK
COLOR 'GREYSTONE'
25' - 0"25' - 0"25' - 0"2' - 8"4X12X12 BREEZE BLOCK
ANGELUS BLOCK VIEW-LITE IV
PAINTED TO MATCH DUNN EDWARDS
DE6089 COLOR 'BRICK FENCE'
4X12X12 BREEZE BLOCK
ANGELUS BLOCK VIEW-LITE IV
PAINTED TO MATCH DUNN EDWARDS
DE6089 COLOR 'BRICK FENCE'
8X8X16 PRECISION BLOCK
4X12X12 BREEZE BLOCK
ANGELUS BLOCK VIEW-LITE IV
PAINTED TO MATCH DUNN EDWARDS
DE6089 COLOR 'BRICK FENCE'
8X8X16 SPLIT FACE BLOCK
ANGELUS BLOCK
COLOR 'GREYSTONE'
8X8X16 PRECISION BLOCK
PAINTED TO MATCH
DUNN EDWARDS DE6089
COLOR 'BRICK FENCE'
2' - 8"8' - 0"3' - 4" 8" 8" 1' - 4" 2' - 0"8777 N. GAINEY CENTER DRIVE, SUITE 191SCOTTSDALE, ARIZONA 85258PROJECT DESCRIPTION
CITY
STATE
ISSUE DATE
DRAWING TITLE
PAPP PRE-SUBMISSION 08-28-2024
P RE L IM IN A RY D E S IG N -N O T F O R
C O N S T RU C T IO N
SP SITE PLAN 03-15-2025
SP SITE PLAN RESUBMITTAL 07-07-2025
A.02
SITE WALL
DETAILS
PALM SPRINGS SELF-STORAGE &
RV PARKING
PALM SPRINGS
CALIFORNIA
1/4" = 1'-0"1 SCREEN WALL ELEVATION - FRONT
1/4" = 1'-0"3 SCREEN WALL PLAN
1/4" = 1'-0"2 SCREEN WALL SECTION
8X8X16 SPLIT FACE BLOCK
ANGELUS BLOCK
COLOR 'GREYSTONE'
8X8X16 PRECISION BLOCK
PAINTED TO MATCH DUNN EDWARDS
DE6089 COLOR 'BRICK FENCE'
4X12X12 BREEZE BLOCK
ANGELUS BLOCK VIEW-LITE IV
PAINTED TO MATCH DUNN EDWARDS
DE6089 COLOR 'BRICK FENCE'
SOUTH WEST PERSPECTIVE -FACING NORTH FROM GENE AUTRY TRAIL
SOUTH PERSPECTIVE