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3/18/2015 - STAFF REPORTS - 5.A.
A. P A lM SA9 iy c+ u N F'o`aN`P City Council Staff Report DATE: March 18'2015 New Business SUBJECT: REQUEST BY WOODBRIDGE PACIFIC GROUP, LLC, FOR A MAJOR ARCHITECTURAL APPROVAL FOR THE CONSTRUCTION OF FORTY (40) NEW SINGLE-FAMILY RESIDENTIAL HOMES ON APPROXIMATELY 20-ACRE VACANT PARCEL LOCATED AT 665 WEST RAMON ROAD; ZONE R-1-C, (3.3802-MAJ)(ER) FROM: Planning Services Department SUMMARY The City Council to consider a proposed Major Architectural Application for the development of forty (40) single-family residential homes at the Palm Ridge Subdivision. The proposed housing types will consist of five different schemes, three-bedrooms each and will range between 3,322 to 3,706 square feet in size. RECOMMENDATION: 1. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NO. 3.3802-MAJ; MAJOR ARCHITECTURAL APPROVAL FOR THE DEVELOPMENT OF FORTY (40) NEW SINGLE-FAMILY RESIDENCES ON AN APPROXIMATELY 20- ACRE SUBDIVISION LOCATED AT 665 WEST RAMON ROAD ZONE R-1-C, SECTION 22". PRIOR ACTIONS: On November 19, 2014, the City Council re-adopted a Mitigated Negative Declaration and approved Tentative Tract Map 36738 for the creation of a 40-lot subdivision. As part of the Council's approval, Council directed that final landscape plans of all common areas, wall design, floor plans of individual units and grading plans be returned to the Council for final approval. On January 26, 2015, the Architectural Advisory Committee (AAC), reviewed the project and recommended approval to the Planning Commission with a 5-0-2 vote. Comments from the AAC meeting are provided below in this report. At its public hearing meeting on February 25, 2015, the Planning Commission considered the project and by a vote of 7-0, approved the project. The Planning Commission added these two conditions of approval to the project. ITEM NO.1� -- City Council Staff Report March 18,2015--Page 2 Palm Ridge Subdivision-3.3802-MAJ • Gates shall be prohibited at the development • The Paseo shall remain open and accessible to all. BACKGROUND AND SETTING: The site which is currently vacant is surrounded by existing residential uses to the west and north and vacant lands to the east and south. On November 19, 2014, the City Council approved a proposal by Sierra Oaks, LLC, for a Tentative Tract Map (TTM36738) to subdivide the approximately 20-acre parcel into 40 single-family residential lots and 10 lettered lots. The lots range from 14,214 square feet to 19,031 square feet in size. The subject property is located along the south side of Ramon Road and about 275 feet west of Belardo Road. Project Description: The proposed project is by the Woodbridge Pacific Group and it is for the construction of forty (40) single-family residential homes on approximately 20 acres of parcel situated along the east end of Ramon Road. The proposed housing types will consist of five different schemes, three-bedrooms each and will range between 3,322 to 3,706 square feet in size, additional details are provided below. As proposed, the project will include installation of landscaping at the entrance of the subdivision and along the frontage of Ramon Road. Off-site improvements will include widening of the frontage along Ramon Road; and development of four internal streets within the tract. A retention basin will be built along the westerly portion of the site. Finally, a meandering sidewalk, landscape and shade trees will be installed along the frontage of the site. As proposed, the streets will not be gated. oil ►/. All s ti f 4r Proposed Site 02 City Council Staff Report March 18,2015--Page 3 Palm Ridge Subdivision-3.3802-MAJ ANALYSIS: Table 1 General Plan dim ReQuesit ER Estate Residential 2 Units/Acre 40 Units/2 units/acre Conforms Specific Plan None None None None Table 2 Zoning — Uses & Lot Standards ['PakWS~AP0M C ,. s SFR Us", Single-Family Residential Single-Family Residential Conforms 2 dwelling units/gross acre 2 dwelling units/gross acre Conforms ` SKIS S LE1i 10,000 Square feet Averacle lot 14,383 s . ft. Conforms Minimum: 100 Ft. Average 120 Feet Conforms :i (Ulllf1:° D o ill Minimum: 100 Ft. Average 125 Feet Conforms Zoning — Building Develo ment Standards Palm ftrkws Zonlno' Code $FR 1 Story @ max. height of 12 ft. One story @ 12 Feet Conforms 25 Feet 25 Feet Conforms 10 Feet 10 Feet Conforms tx, 15 Feet 15 Feet Conforms 35% Maximum Average 32% Conforms ,111111"; " Size 1 1,500 Sq. Ft. Min.: 3,322 sq. ft. Conforms Table 3 AW Destgrtatiottt: 1, s Site Estate Residential; 2 du/acre Vacant R-1-C North Estate Residential; 2 du/acre SFR R-1-A South Estate Residential; 2 du/acre Vacant R-1-A East High Residential; 30 du/acre Vacant R-3 (IL) West Estate Residential; 2 du/acre SFR R-1-A Site Plan and Project Design: The project design has the mid-century modern style architecture; access leading into the new subdivision will be through four cul-de-sacs from Ramon Road. All the new homes will front proposed streets "F", "G", "H" and "I"; each of the streets are thirty-six feet (36') wide. The new development will feature five main housing schemes; Plans 1, 2, 3, 4 and 5. Plan 1 is proposed to be 3,322 square feet in size; Plan 2 is 3,706 square feet; Plan 3 is 3,349 square feet; Plan 4 is 3,700 square feet and Plan 5 is proposed to be 3,627 square feet in size. The five plans will have three bedrooms, 3.5 bathrooms, dining space, office space and three-car garages. Plan 2 will have a Game Room and Plan 5 will have a Casita with full bath. The development standards of the proposed homes are all consistent with the R-1-C standards in terms of height, setbacks, minimum dwelling size and lot coverage as depicted in Table 2 above. 03 City Council Staff Report March 18,2015--Page 4 Palm Ridge Subdivision-3.3802-MAJ i r , �{ - I W i Plot Plan AAC Review: The Architectural Advisory Committee (AAC) reviewed the project and provided comments on January 26, 2015. Overall, the AAC provided favorable comments on the project design and recommended approval to the Planning Commission with suggestions to the applicant. The project architect indicated their willingness to consider some of the suggestions by the AAC. The AAC comments and conditions are the following: • Proposed 1 gallon plants at 24" on center is too tight; consider spreading them out for greater coverage. • Consider minimum 24" box instead of the proposed 15 gallon trees in front yards. • Consider replacing proposed Palm Springs Gold with native Decomposed Granite for the groundcover. • Proposed 24" fascia is too deep; reconsider a thinner profile. Landscape Plan: Landscape plans covering the entry into the site area and front yard typicals for the residential units were submitted as part of the major architectural review. Proposed plant selections for the houses front yards include the following shrubs; Blue Flame Agave, Aloe, Octopus Agave, Mexican Grass Tree and Red Yucca. Tree selections include Shoestring Acacia, Thornless Museum Palo Verde, Desert Willow and Thornless Chilean Mesquite. Proposed landscape design will also include a mix of decomposed granites, native cobbles collected from the construction site, native boulders collected from the site and white concrete bands flush to the ground. 04 City Council Staff Report March 18,2015—Page 5 Palm Ridge Subdivision-3.3802-MAJ Common areas and Entry Landscape Plans: As directed by the Council, the applicant also submitted landscape plans for the entry into the subdivision, common areas and wall design for the project frontage. A different mix of plants is proposed along the project frontage and the entry area; the proposed selection will include these trees; California Fan Palm, Mexican Palo Verde, Desert Ironwood and Honey Mesquite. Proposed shrubs include Baja Fairy Duster, Mexican Bird of Paradise, Blue Flame Agave, Aloe, Mexican Grass Tree, Blue Yucca, Tail Cactus and Lantana. REQUIRED FINDINGS: This project's conformance to the architectural guidelines of the Zoning Ordinance is analyzed below. Architectural Review: Specific aspects of design shall be examined to determine whether the proposed development will provide desirable environment for its occupants as well as being compatible with the character of adjacent and surrounding developments, and whether aesthetically it is of good composition, materials, textures and colors. Conformance is evaluated based on consideration of the following: 1. Site layout, orientation, location of structures and relationship to one another and to open spaces and topography. Definition of pedestrian and vehicular areas; i.e., sidewalks as distinct from parking areas; The site layout, orientation and location of proposed homes relates well to the site and its topography. The layout will allow the maximizing of view corridors and its surroundings. In particular, the project relates appropriately with the existing adjacent residential development. Dense landscaping designed to provide shade along a proposed meandering sidewalk is being proposed for the Palm Ridge development. 2. Harmonious relationship with existing and proposed adjoining developments and in the context of the immediate neighborhood community, avoiding both excessive variety and monotonous repetition, but allowing similarity of style, if warranted; The proposed development will be complementary to the existing adjacent residential development and will be respectful of approved development standards in the R-1 zoning designation in terms of heights, setbacks and architectural style. Upon completion the architectural design and style will enhance the immediate vicinity and neighborhood. As proposed, the mid-century modern style architecture will add to the existing successful housing design in the area. 3. Maximum height, area, setbacks and overall mass, as well as parts of any structure (buildings, walls, screens towers or signs) and effective concealment of all mechanical equipment; The proposed development conforms to all setbacks, height limits, minimum and 05 City Council Staff Report March 18,2015--Page 6 Palm Ridge Subdivision-3.3802-MAJ maximum coverage limits. The maximum height, overall mass, and setbacks are all in keeping with the development standards of the R-1 zoning designation. The project is not seeking for any relief from the original development standards of the designated zone. Additionally, proposed frontage walls will be screened with dense landscaping; air conditioning units will be placed on grade and therefore will not require additional screening. 4. Building design, materials and colors to be sympathetic with desert surroundings; AND 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneously, AND 6. Consistency of composition and treatment, The project is proposed with a mid-century modern architectural style consistent with the predominant architectural style in the area. There is consistency in the composition and treatment of the new buildings. The proposed materials and colors are warm hued colors considered to be complementary to the desert. Proposed exterior materials will include glass, stucco, masonry veneers and pressure treated wood. 7. Location and type of planting, with regard for desert climate conditions. Preservation of specimen and landmark trees upon a site, with proper irrigation to insure maintenance of all plant materials; The project proposes mostly drought-tolerant plant species deemed appropriate to the desert environment which is essentially consistent with the predominant landscaping in the surrounding area. The proposed landscape plan and plant materials are appropriate for the desert climate and in particular for the site. With proper irrigation system, the maintenance of the plant materials will be insured. Some of the plant selections include California Fan Palm, Mexican Palo Verde, Desert Ironwood and Honey Mesquite. Proposed shrubs include Baja Fairy Duster, Mexican Bird of Paradise, Blue Flame Agave, Aloe, Mexican Grass Tree, Blue Yucca, Tail Cactus and Lantana. ENVIRONMENTAL DETERMINATION: A previously adopted Mitigated Negative Declaration (MND), prepared according to the Guidelines of the California Environmental Quality Act (CEQA), was deemed adequate for the project at the time the subdivision was created in 2014. A peer review of the CEQA document concluded that "There is no substantial new information that would affect the analysis of the proposed project, or result in substantially greater impacts than previously studied. No mitigation measures are infeasible, and all mitigation measures applied to the 2007 project will apply to the proposed project. Therefore the proposed project does not require additional environmental review under the CEQA provision. Also, staff has concluded that the MND covered the issues the City would want to see addressed, including topics such as land use policies, safety, aesthetics, biological resources, noise effects and traffic impacts during construction of the project. In addition to the mitigation measures included in the MND, staff has included conditions of approval in support of the mitigated negative declaration. 06 City Council Staff Report March 18, 2015—Page 7 Palm Ridge Subdivision-3.3802-MAJ CONCLUSION: The subject site is undeveloped and was previously approved for a housing project that was never developed. The current proposal is an appropriate residential development in the location given that the project is consistent with the permitted use and development standards of the zoning designation. The proposed housing design bears a reflection of the current market demand in the City of Palm Springs. The style does appear to "fit" the existing residential use in the immediate surrounding. The major architectural application is consistent with the previously approved tentative tract map. The proposed houses will conform to the development standards of the R-1-C designation and the proposed materials are appropriate for the site. Therefore, along with the Architectural Advisory Committee's recommendation to the Planning Commission, staff is also recommending approval based on the overall context of the project. FISCAL IMPACT: None to the City; however, upon the completion of the housing units at the site, additional property taxes will be generated to the City's revenue. Flinn Fagg, AICP Marcus Fuller Director of Planning Services Assistant City Manager �l David H. Ready, CiijO&ager Attachments: 1. Vicinity Map 2. Draft PC Resolution 3. Draft Conditions of Approval 4. Planning Commission Minutes from the meeting of February 25, 2015 5. 11" x 17" Booklet containing Site Plans, Floor Plans, Elevations and Landscape Plans 07 N r c Department of Planning Services w E Vicinity Map S I _ 020 RGA8 R1A pR1A ~R1A 0 Q 0 N a 2 SrRtA"- p CB[) RI A' a 0 ..... Q RAMON: -- -R1A- RIC R3 M R1A PD 1 CAMINO-k I C:ELA I, R1At �R2 .._ ............� R3 C2 Legend ® Site 500ft Site Radius C2 Zoning 020 R3 --- Parcels 08 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING CASE NO. 3.3802-MAJ; MAJOR ARCHITECTURAL APPROVAL FOR THE DEVELOPMENT OF FORTY NEW SINGLE-FAMILY RESIDENCES AT THE PALM RIDGE SUBDIVISION LOCATED AT 665 WEST RAMON ROAD, ZONE R-1-C; SECTION 22. WHEREAS, Sierra Oaks Partners, LLC ("Applicant') has filed an application with the City of Palm Springs for an Architectural Approval for the development of forty (40) new single-family residences at the Palm Ridge Subdivision located at 665 West Ramon Road; and WHEREAS, on January 26, 2015, the Architectural Advisory Committee met and voted 5-0-2 to recommend approval of the project to the Planning Commission; and WHEREAS, on February 25, 2015, a meeting was held by the Planning Commission in accordance with applicable law; and WHEREAS, on March 18, 2015, a meeting was held by the City Council in accordance with applicable law; and WHEREAS, the proposed project is considered a "project' pursuant to the terms of the California Environmental Quality Act ("CEQA"), and it has been determined that the previously adopted Mitigated Negative Declaration (MND) is an adequate and controlling environmental document for the proposed project; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Section 1: A previously adopted Mitigated Negative Declaration (MND), prepared according to the Guidelines of the California Environmental Quality Act (CEQA), was deemed adequate for the project at the time the subdivision was created in 2014. A peer review of the CEQA document concluded that "There is no substantial new information that would affect the analysis of the proposed project, or result in substantially greater impacts than previously studied. No mitigation measures are infeasible, and all mitigation measures applied to the 2007 project will apply to the proposed project. Therefore the proposed project does not require additional environmental review under the CEQA provision. Also, staff has concluded that the MND covered the issues the City would want to see addressed, including topics such as land use policies, safety, aesthetics, biological resources, noise effects and traffic impacts during construction of the project. In addition to the mitigation measures included in the MND, staff has included conditions of approval in support of the mitigated negative declaration. 09 City Council Draft Resolution March 18,2015 Case No.3.3802—MAJ Sierra Oaks, LLC Page 2 of 3 Section 2: Pursuant to Section 94.04.00 of the Zoning Ordinance for the Architectural review of development projects, the City Council finds that: 1. Site layout, orientation, location of structures and relationship to one another and to open spaces and topography. Definition of pedestrian and vehicular areas; i.e., sidewalks as distinct from parking areas, The site layout, orientation and location of proposed homes relates well to the site and its topography. The layout will allow the maximizing of view corridors and its surroundings. In particular, the project relates appropriately with the existing adjacent residential development. Dense landscaping designed to provide shade along a proposed meandering sidewalk is being proposed for the Palm Ridge development. 2. Harmonious relationship with existing and proposed adjoining developments and in the context of the immediate neighborhood community, avoiding both excessive variety and monotonous repetition, but allowing similarity of style, if warranted; The proposed development will be complementary to the existing adjacent residential development and will be respectful of approved development standards in the R-1 zoning designation in terms of heights, setbacks and architectural style. Upon completion the architectural design and style will enhance the immediate vicinity and neighborhood. As proposed, the mid-century modem style architecture will add to the existing successful housing design in the area. 3. Maximum height, area, setbacks and overall mass, as well as parts of any structure (buildings, walls, screens towers or signs) and effective concealment of all mechanical equipment; The proposed development conforms to all setbacks, height limits, minimum and maximum coverage limits. The maximum height, overall mass, and setbacks are all in keeping with the development standards of the R-1-C zoning designation. The project is not seeking for any relief from the original development standards of the designated zone. Additionally, proposed frontage walls will be screened with dense landscaping; air conditioning units will be placed on the grade and therefore will not require additional screening. 4. Building design, materials and colors to be sympathetic with desert surroundings;AND 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneously, AND 6. Consistency of composition and treatment, The project is proposed with a mid-century modem architectural style consistent with the predominant architectural style in the area. There is consistency in the composition and treatment of the new buildings. The proposed materials and colors are warm hued colors considered to be complementary to the desert. 10 City Council Draft Resolution March 18.2015 Case No.3.3802—MAJ Sierra Oaks,LLC Page 3 of 3 7. Location and type of planting, with regard for desert climate conditions. Preservation of specimen and landmark trees upon a site, with proper irrigation to insure maintenance of all plant materials, The project proposes mostly drought-tolerant plant species deemed appropriate to the desert environment which is essentially consistent with the predominant landscaping in the surrounding area. The proposed landscape plan and plant materials are appropriate for the desert climate and in particular for the site. With proper irrigation system, the maintenance of the plant materials will be insured. Some of the plant selections include California Fan Palm, Mexican Palo Verde, Desert Ironwood and Honey Mesquite. Proposed shrubs include Baja Fairy Duster, Mexican Bird of Paradise, Blue Flame Agave, Aloe, Mexican Grass Tree, Blue Yucca, Tail Cactus and Lantana. SECTION 3: NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council of the City of Palm Springs hereby approves Case No. 3.3802-MAJ for the development of forty (40) single-family residences subject to the attached conditions of approval. ADOPTED this 18th day of March, 2015. David H. Ready, City Manager ATTEST: CITY OF PALM SPRINGS, CALIFORNIA James Thompson, City Clerk 11 RESOLUTION NO. EXHIBIT A Case 3.3802 Major Architectural Approval SIERRA OAKS PARTNERS I WOODBRIDGE PACIFIC GROUP March 18, 2015 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Director of Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. ADMINISTRATIVE CONDITIONS ADM 1. Project Description. This approval is for the project described per Case 3.3802 MAJ; 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, date stamped November 10, 2014, including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division except as modified by the approved Mitigation Measures and 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 Case 3.3802-MAJ. 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 12 Case 3.3802 MAJ—Sierra Oaks/woodbridge Pacific Page 2 of 20 Conditions of Approval March 18, 2015 and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Maintenance and Repair. The property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation all structures, sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. ADM 7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ) shall be valid for a period of two (2) years from the effective date of the approval. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 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. Permits will not be issued until the appeal period has concluded. ADM 9. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. ADM 10. Park Development Fees. The developer shall dedicate land or pay a fee in lieu of a dedication, at the option of the City. The in-lieu fee shall be computed pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to be dedicated by the fair market value of the land being 13 Case 3.3802 MAJ—Sierra OaksNVoodbddge Pacific Page 3 of 20 Conditions of Approval March 18,2015 developed plus the cost to acquire and improve the property plus the fair share contribution, less any credit given by the City, as may be reasonably determined by the City based upon the formula contained in Ordinance No. 1632. In accordance with the Ordinance, the following areas or features shall not be eligible for private park credit: golf courses, yards, court areas, setbacks, development edges, slopes in hillside areas (unless the area includes a public trail) landscaped development entries, meandering streams, land held as open space for wildlife habitat, flood retention facilities and circulation improvements such as bicycle, hiking and equestrian trails (unless such systems are directly linked to the City's community-wide system and shown on the City's master plan). ADM 11. Comply with City Noise Ordinance. This use shall comply with the provisions of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code. Violations may result in revocation of this Conditional Use Permit. ADM 12. CC&R's The applicant prior to issuance of building permits shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning for approval in a format to be approved by the City Attorney. These CC&R's may be enforceable by the City, shall not be amended without City approval, and shall require maintenance of all property in a good condition and in accordance with all ordinances ADM 13. CC&R's. Prior to recordation of a final Tentative Tract Map or issuance of building permits, the applicant shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning for approval in a format to be approved by the City Attorney. The draft CC&R package shall include: a. The document to convey title b. Deed restrictions, easements, of Covenant Conditions and Restrictions to be recorded. C. Provisions for joint access to the proposed parcels, and any open space restrictions. d. A provision, which provides that the CC&R's may not be terminated or substantially amended without the consent of the City and the developer's successor-in-interest. Approved CC&R's are to be recorded following approval of the final map. The CC&R's may be enforceable by the City, shall not be amended without City approval, and shall require maintenance of all property in a good condition and in accordance with all ordinances, ADM 14. CC&R's Deposits & Fees. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $3,500, for the review of the CC&R's by 14 Case 3.3802 MAJ—Sierra Oaks/Woodbridge Pacific Page 4 of 20 Conditions of Approval March 18, 2015 the City Attorney. A $675 filing fee shall also be paid to the City Planning Department for administrative review purposes ADM 15. CC&R's Noise Disclosure. The CC&R's shall have a disclosure statement regarding the location of the project relative to roadway noise, City special events, roadway closures for special events and other activities which may occur in the Central Business District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. ADM 16. CFD. The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Facilities District (CFD) under the authority of Government Code Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually per dwelling unit or dwelling unit equivalency unit, subject to an annual consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. ADM 17. Notice to Tenants. The applicant shall provide all tenants with a copy of the Conditions of Approval for this project. ENVIRONMENTAL ASSESSMENT CONDITIONS ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP) Local Development Mitigation Fee (LDMF) required. All projects within the City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians reservation are subject to payment of the CVMSHCP LDMF prior to the issuance of certificate of occupancy. ENV 2. California Fish & Game Fees Required. The project is required to file a Notice of Determination (NOD). Required filing fee shall be submitted by the City to the County Clerk with the Notice of Determination. Action on this application shall not be final until such a filing and fee is paid. ENV 3. Cultural Resource Survey Required. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. 15 Case 3.3802 MAJ—Sierra Oaks=oodbridge Pacific Page 5 of 20 Conditions of Approval March 18,2015 ENV 4. Cultural Resource Site Monitoring. There is a possibility of buried cultural or Native American tribal resources on the site. A Native American Monitor shall be present during all ground-disturbing activities. (check for duplication in engineering conditions) a. A Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning. After consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to further investigate the site. If necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. b. Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department and one copy to the City Planning Department prior to final inspection. PLANNING DEPARTMENT CONDITIONS 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 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. PLN 3. Sign Applications Required. No signs are approved by this action. Separate approval and permits shall be required for all signs in accordance with Zoning 16 Case 3.3802 MAJ—Sierra Oaks/Woodbndge Pacific Page 6 of 20 Conditions of Approval March 18,2015 Ordinance Section 93.20.00. The applicant shall submit a sign program to the Department of Planning Services prior to the issuance of building permits. PLN 4. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must conform to California Title 24 thermal standards for "Cool Roofs'. Such roofs must have a minimum initial thermal emittance of 0.75 or a minimum SRI of 64 and a three-year aged solar reflectance of 0.55 or greater. Only matte (non-specular) roofing is allowed in colors such as beige or tan. PLN 5. Screen Roof-mounted Equipment. All roof mounted mechanical equipment shall be screened per the requirements of Section 93.03.00 of the Zoning Ordinance. PLN 6. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be permitted on any facade on the proposed building(s) that are visible from adjacent streets or residential and commercial areas. PLN 7. Pool Enclosure Approval Required. Details of fencing or walls around pools (material and color) and pool equipment areas shall be submitted for approval by the Planning Department prior to issuance of Building Permits. PLN 8. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 9. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. PLN 10. Prior to recordation of the final subdivision map, the developer shall submit for review and approval the following documents to the Planning Department which shall demonstrate that the project will be developed and maintained in accordance with the intent and purpose of the approved tentative map: a. The document to convey title. b. Deed restrictions, easements, covenant conditions and restrictions that are to be recorded. c. The approved documents shall be recorded at the same time that the subdivision map is recorded. The documents shall contain provisions for joint access to the proposed parcels and open space restrictions. The approved documents shall contain a provision which provides that they may not be terminated or substantially amended without the consent of the City and the developer's successor-in-interest. PLN 11. Notice to future buyers on views. Applicant shall notify all prospective buyers of units within the proposed development that there are no written or implied rights to the preservation of scenic views from any of the units. 17 Case 3.3802 MAJ—Sierra OaksWoodbridge Pacific Page 7 of 20 Conditions of Approval March 18, 2015 PLN 12. "Smart Controllers" for landscape irrigation. Single Family Residential units are to be provided with "smart controllers' for managing efficient use of water for landscape irrigation. PLN 13. Pre-wiring for Installation of Photo-voltaic systems. If the project does not include photo-voltaic system(s) for electrical production, "pre-wiring" and appropriate configuration of electrical panels and conduit must be provided to accommodate the future installation of such equipment on rooftops of structures within the proposed development. POLICE DEPARTMENT CONDITIONS POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security Codes" of the Palm Springs Municipal Code. BUILDING DEPARTMENT CONDITIONS: BLD 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE DEPARTMENT: These Fire Department conditions may not provide all requirements. Detailed plans are still required for review. FID 1 These conditions are subject to final plan check and review. Initial fire department conditions have been determined on the site plan dated May 7, 2014. Additional requirements may be required. FID 2 Fire Department Conditions are based on the 2013 California Fire Code. Three complete sets of plans for private fire service mains, fire alarm, or fire sprinkler systems must be submitted at time of the building plan submittal. FID 3 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 4 Security Gates (CFC 503.6): A Knox key operated switch shall be installed at every automatic gate. Secured automated vehicle gates or entries shall utilize a combination of a Tomar Strobeswitch TM, or approved equal, and an approved Knox key electric switch when required by the fire code official. The installation of security gates across a fire apparatus access road shall be approved by the Fire Chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates intended for automatic operation I' s Case 3.3802 MAJ—Sierra Oaks/woodbridge Pacific Page 8 of 20 Conditions of Approval March 18, 2015 shall be designed, constructed and installed to comply with the requirements of ASTM F 2200 and an approved Knox key electric switch. Approved security gates shall be a minimum of 14 feet in unobstructed drive width on each side with gates in the open position. FID 5 Private streets shall have a minimum width of at least 20 feet, pursuant to California Fire Code 503.2.1 however, a greater width for private streets may be required by the City engineer to address traffic engineering, parking, and other issues. The Palm Springs Fire Department requirements for two-way private streets, is a minimum width of 24 feet, unless otherwise allowed by the City Engineer. No parking shall be allowed in either side of the roadway. The following text, developed in concert with Engineering, Planning, and Fire is proposed as alternative text for the Circulation Element, page 4-5: • Local. Primarily provides access to individual parcels of land. Minimum right- of-way is 50 feet. In Estate, Very Low and Low Density Residential neighborhoods, street widths may be reduced to 28 feet (curb face to curb face) provided that 1) additional off street parking is provided as determined by the City Engineer, the Fire Chief and Director of Planning, 2) rolled or wedge curb is provided such that vehicles may park partially out of the traveled way, and 3) pedestrian pathways or sidewalks, separated from the curb by a minimum five foot parkway, are provided. • Private Streets. Private streets provide access to individual parcels of land in planned development communities approved with privately maintained access. Access may be restricted. Private street widths shall be established based on a hierarchy of primary and secondary streets and parking conditions such that uninterrupted traffic flow, pedestrian safety, and emergency access is assured. • Private Primary Streets are typically the main access street in a private development or main 'ring road'. Private Primary Streets may provide access to individual parcels in a planned development as well as receive traffic from Secondary Private Streets or other parcels that do not front the street. Private Primary Streets shall be either a minimum of 32 feet wide (curb face to curb face) to accommodate on-street parking on one side and emergency access, or 36 feet wide (curb face to curb face) with on-street parking on two sides. • Private Secondary Streets provide access to individual parcels in a planned development and do not receive traffic from other streets or other parcels that do not front that street. Private Secondary Streets may range in width from 28 to 32 feet (curb face to curb face) provided that 1) additional off-street (guest) parking is provided in the area of the Secondary Street as determined by the Planning Commission, 2) rolled or wedge curb is provided such that vehicles may park partially out of the traveled way, and 3) pedestrian pathways or sidewalks, separated from the curb by a minimum five foot parkway, are lg Case 3.3802 MAJ—Sierra Oaks/Woodbridge Pacific Page 9 of 20 Conditions of Approval March 18,2015 provided. If all three of these conditions are NOT provided, private secondary streets shall be a standard minimum 32 feet with parking on one side only. • Designated fire lanes in private developments shall be not less than 24 feet wide (curb face to curb face) with no parking on either side. • Reduced Roadway Width: Areas with reduced roadway width (such as entry and exit gates, entry and exit approach roads, traffic calming areas) that are under 36 feet wide require red painted curb to maintain minimum 24 foot clear width. Red curb shall be stenciled "NO PARKING' and "FIRE LANE" with white paint. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. The City of Palm Springs has two approved turn around provisions. One is a cul-de- sac with an outside turning radius of 45 feet from centerline. The other is a hammerhead turnaround meeting the Palm Springs Public Works and Engineering Department standard dated 9-4-02. FID 6 Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW) and shall be surfaced so as to provide all-weather driving capabilities. FID 7 Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire hydrants shall be provided in accordance with CFC Appendix B, Fire Flow Requirements for Buildings, for the protection of buildings, or portions of buildings, hereafter constructed. The required fire hydrant flow for this project is 750 gallons per minute (with fire sprinklers) (CFC Appendix B) and one available fire hydrant must be within 250 feet from any point on lot street frontages. (CFC Appendix C) FID 8 Operational Fire Hydrant(s) (CFC 508.1, 508.5.1 & 1412.1): Operational fire hydrant(s) shall be installed within 250 feet of all combustible construction. They shall be installed and made serviceable prior to and during construction. No landscape planting, walls, or fencing is permitted within 3 feet of fire hydrants, except ground cover plantings. FID 9 NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system is required. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13D, 2010 Edition, as modified by local ordinance. FID 10 Fire Severity Zone (CBC 701A): Subject property is located in a 'very high fire" severity zone and subject to applicable building code requirements in Chapter 7A. 20 Case 3.3802 MAJ—Sierra OaksNVoodbridge Pacific Page 10 of 20 Conditions of Approval March 18,2015 ENGINEERING DEPARTMENT CONDITIONS: (Previously approved Conditions; some may have already been met) The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. STREETS 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 2. Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. 3. The applicant shall be required to construct asphalt concrete paving for streets in two separate lifts. The final lift of asphalt concrete pavement shall be postponed until such time that on-site construction activities are complete, as may be determined by the City Engineer. Paving of streets in one lift prior to completion of on-site construction will not be allowed, unless prior authorization has been obtained from the City Engineer. Completion of asphalt concrete paving for streets prior to completion of on-site construction activities, if authorized by the City Engineer, will require additional paving requirements prior to acceptance of the street improvements, including, but not limited to: removal and replacement of damaged asphalt concrete pavement, overlay, slurry seal, or other repairs, as required by the City Engineer. RAMON ROAD 4. Dedicate abutters rights of access to Ramon Road along the entire frontage adjacent to Lots 1, 10, 11, 20, 21, 30, 31 and 40; vehicular access to Ramon Road shall be prohibited. 5. Remove the existing asphalt concrete berm located approximately 18 feet south of centerline and construct 6 inch curb and gutter located 18 feet south of centerline along the entire frontage, in accordance with City of Palm Springs Standard Drawing No. 200. 6. Construct new street intersections with 25 feet radius curb returns, spandrels, and a 6 feet wide cross-gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 7. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 21 Case 3.3802 MAJ—Sierra Oaks/Woodbridge Pacific Page 11 of 20 Conditions of Approval March 18,2015 8. Construct a Type A curb ramp meeting current California State Accessibility standards at the comers of the street intersections with Ramon Road in accordance with City of Palm Springs Standard Drawing No. 212. 9. Construct pavement with a minimum pavement section of 2'/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement in accordance with City of Palm Springs Standard Drawing No. 110. Additional pavement removal and replacement, or grind/overlay from the Ramon Road centerline may be required upon review of existing pavement cross-sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane. 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. 10. Remove the existing neighborhood traffic calming "speed humps" and replace with new traffic calming "speed humps' in conjunction with the widening of Ramon Road. Final engineering and other details associated with the adjusted or replaced traffic calming improvements shall be subject to the review and approval by the City Engineer. 11. Construct off-site street improvements between Cahuilla Road and Belardo Road as necessary to release off-site stormwater runoff conveyed through the property and released onto Ramon Road. Remove the existing asphalt concrete berm located approximately 18 feet south of centerline and construct 6 inch curb and gutter located 18 feet south of centerline along the entire frontage, including a 25 feet radius curb return and spandrel and the west half of a 6 feet wide cross- gutter at the southwest corner of Ramon Road and Belardo Road, in accordance with City of Palm Springs Standard Drawing No. 200. Construct pavement with a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement in accordance with City of Palm Springs Standard Drawing No. 110. Additional pavement removal and replacement, or grind/overlay from the Ramon Road centerline may be required upon review of existing pavement cross- sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane. 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. 12. Costs associated with design and construction of the off-site street improvements from Cahuilla Road to Belardo Road may be reimbursed pursuant to a Reimbursement Agreement approved by the City Council, in accordance with City policies. Following completion and acceptance of the off-site street 22 Case 3.3802 MAJ—Sierra Oaks/Woodbridge Pacific Page 12 of 20 Conditions of Approval March 18, 2015 improvements by the City Engineer, if reimbursement is requested in writing by the applicant, the applicant shall submit a formal request for preparation of a Reimbursement Agreement and a $2,500 deposit for City staff time associated with the preparation of the Reimbursement Agreement, including City Attorney fees. The applicant shall be responsible for payment of all associated staff time and expenses necessary in the preparation and processing of the Reimbursement Agreement with the City Council, and shall submit additional deposits as necessary when requested by the City, which are included in the amount that may be reimbursed to the applicant through the Reimbursement Agreement. The Reimbursement Agreement is subject to the City Council's review and approval at a Public Hearing, and its approval is not guaranteed nor implied by this condition. PUBLIC STREETS 13. Construct 6 inch curb and gutter, 18 feet from centerline along both sides of the streets, with 25 feet radius curb returns and spandrels at all street intersections, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 14. Construct a 6 feet wide cross-gutter across the intersection of Lot J with Lot F — Lot I, with a flowline 18 feet south of and parallel with the centerline of Ramon Road; in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 15. Construct full cul-de-sacs in accordance with City of Palm Springs Standard Drawing No. 101, curb portion only. A minimum curb radius of 43 feet shall be constructed throughout the cul-de-sac bulb. 16. Construct driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201. 17. Construct a 5 feet wide sidewalk behind the curb along the frontage of all streets in accordance with City of Palm Springs Standard Drawing No. 210. 18. Construct a minimum pavement section of 2'/2 inches asphalt over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, within all on-site private streets in accordance with City of Palm Springs Standard Drawing No. 110 and 300. 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. SANITARY SEWER 19. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 23 Case 3.3802 MAJ—Sierra OaksNVoodbridge Pacific Page 13 of 20 Conditions of Approval March 18, 2015 20. Submit sewer improvement plans prepared by a California registered civil engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. 21. Construct an 8 inch V.C.P. sewer main across the street frontages located 5 feet from centerline or as required by the City Engineer, and connect to the existing public sewer system in Ramon Road. All sewer mains constructed by the applicant and to become part of the public sewer system shall be digitally video recorded prior to acceptance of the sewer system for maintenance by the City. A computer disc of the video recording shall be provided to the City Engineer for review. Any defects of the sewer main shall be removed, replaced, or repaired to the satisfaction of the City Engineer prior to acceptance. 22. Pay a sewer assessment fee in accordance with the terms of the Sewer Reimbursement Agreement between the City of Palm Springs and Great Western Savings & Loan Association, Sewer Agreement No. 1465. The fee shall be paid prior to issuance of a building permit. GRADING 23. Submit a Grading Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division 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 applicant and/or its grading contractor shall provide the Engineering Division 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 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 Division prior to approval of the Grading plan. The Grading Plan shall be approved by the City Engineer prior to issuance of a grading permit. a) 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 Tentative Tract Map; a copy of current 24 Case 3.3802 MAJ—Sierra OaksNVoodbridge Pacific Page 14 of 20 Conditions of Approval March 18, 2015 Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. 24. Prior to issuance of grading permit, the applicant shall provide verification to the City Engineer that the $2,731.00 per acre fee has been paid in accordance with the Tribal Habitat Conservation Plan (THCP). 25. Prior to approval of a Grading Plan, 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. The applicant shall contact the Tribal Historic Preservation Officer, Richard Begay (760-883-1368), or the Tribal Archaeologist, Patty Tuck (760-883-1368), 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. 26. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760- 346-7491) is required for the proposed development. A copy of the executed permit shall be provided to the City Engineer prior to issuance of a grading permit. 27. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand relating to this property and development. 28. 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 Division with the first submittal of a grading plan. 29. In cooperation with the Riverside County 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' (RIFA Form CA-1) prior to approval of the Grading Plan. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). 25 Case 3.3802 MAJ—Sierra Oaks/woodbridge Pacific Page 15 of 20 Conditions of Approval March 18,2015 WATER QUALITY MANAGEMENT PLAN 30. 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). 31. 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. 32. 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 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. 33. Prior to issuance of certificate of occupancy or final City approvals (OR of "final" approval by City), the applicant shall: (a) demonstrate that all structural BMP's have been constructed and installed in conformance with approved plans and specifications; (b) demonstrate that applicant is prepared to implement all non- 26 Case 3.3802 MAJ—Sierra Oaks/Woodbridge Pacific Page 16 of 20 Conditions of Approval March 18, 2015 structural BMP's included in the approved Final Project-Specific WQMP, conditions of approval, or grading/building permit conditions; and (c) demonstrate that an adequate number of copies of the approved Final Project-Specific WQMP are available for the future owners (where applicable). 34. Prior to issuance of certificate of occupancy or final City approvals (OR of "final" approval by City), the applicant shall: a. Demonstrate that all structural BMPs have been constructed and installed in conformance with approved plans and specifications; b. Demonstrate that applicant is prepared to implement all non-structural BMPs included in the approved Final Project-Specific Water Quality Management Plan (WQMP), conditions of approval, or grading/building permit conditions; and c. Demonstrate that an adequate number of copies of the approved Final Project-Specific WQMP are available for the future owners (where applicable). DRAINAGE 35. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on-site retention or other facilities approved by the City Engineer, shall be required to contain the increased stormwater runoff generated by the development of the property, as described in the Preliminary Hydrology and Hydraulic Report for Tentative Tract Map 34938 (Palm Ridge), prepared by Stantec Consulting, Inc. as revised in April, 2007. Final retention basin sizing, storm drain pipe sizing, drywell sizing, and other specifications for construction of required on-site storm drainage improvements shall be finalized in the final hydrology study and approved by the City Engineer. 36. Direct release of on-site nuisance water shall not be permitted to Ramon Road. Provisions for the interception of nuisance water from entering Ramon Road from Lot F — Lot I shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to the on-site retention basins or landscaped areas within Lot A, and in only a stormwater runoff condition, pass runoff directly to Ramon Road through parkway or under sidewalk drains. 37. Submit storm drain improvement plans for all on-site storm drainage facilities for review and approval by the City Engineer. 38. Off-site stormwater runoff shall be accepted and conveyed along the southerly property line, in an open channel. An on-site private storm drain system shall intercept and convey off-site stormwater runoff within the open channel, and 27 Case 3.3802 MAJ—Sierra Oaks/woodbridge Pacific Page 17 of 20 Conditions of Approval March 18,2015 through the site into the on-site retention basin (Lot A), as described in the Preliminary Hydrology and Hydraulic Report for Tentative Tract Map 34938 (Palm Ridge), prepared by Stantec Consulting, Inc. as revised in April, 2007. 39. Reserve an easement over Lot A which shall be used for drainage purposes. 40. The on-site private storm drain system shall be privately maintained by a Homeowners Association (HOA). Provisions for maintenance of the on-site storm drain system acceptable to the City Engineer shall be included in Covenants, Conditions and Restrictions (CC&R's) required for this project. 41. This project may be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre-treating stormwater runoff, may be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. If required, 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. 42. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $9,212.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 43. 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, 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 asphalt concrete overlay of the affected off-site streets, at the discretion of the City Engineer. The pavement 28 Case 3.3802 MAJ—Sierra OaksNVoodbridge Pacific Page 18 of 20 Conditions of Approval March 18, 2015 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. 44. On phases or elements of construction following initial site grading (e.g., sewer, storm drain, or other utility work requiring trenching) associated with this project, the applicant shall be responsible for coordinating the scheduled construction with the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist. Unless the project site has previously been waived from any requirements for Tribal monitoring, it is the applicant's responsibility to notify the Tribal Historic Preservation Officer, Richard Begay (760-883-1368), or the Tribal Archaeologist, Patty Tuck (760-883-1368) for any subsequent phases or elements of construction that might require Tribal monitoring. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during construction, and to arrange payment of any required fees associated with Tribal monitoring. Tribal monitoring requirements may extend to off-site construction performed by utility companies on behalf of the applicant (e.g. utility line extensions in off-site streets), which shall be the responsibility of the applicant to coordinate and arrange payment of any required fees for the utility companies. 45. All proposed utility lines shall be installed underground. 46. All existing utilities shall be shown on the improvement plans required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. 47, Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. 48. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as- built" information and returned to the Engineering Division prior to issuance of 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. 49. Nothing shall be constructed or planted in the comer 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. 29 Case 3.3802 MAJ—Sierra OaksNVoodbridge Pacific Page 19 of 20 Conditions of Approval March 18,2015 50. 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 51. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division 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 Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 52. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Attorney for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be approved by the City Attorney prior to approval of the Final Map. 53. Upon approval of a final map, the final map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file , DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing exchange file) ), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. TRAFFIC 54. Install a street name sign, 36 inch stop sign, stop bar, and "STOP" legend at all street intersections (as necessary) in accordance with City of Palm Springs Standard Drawing No. 620 through 625. 55. A minimum of 48 inches of clearance for handicap accessibility shall be provided on public sidewalks or pedestrian paths of travel within the development. 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 Ramon Road frontage of the subject property. 30 Case 3.3802 MAJ—Sierra Oaks/Woodbridge Pacific Page 20 of 20 Conditions of Approval March 18,2015 56. 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 the City Engineer prior to issuance of a Certificate of Occupancy. 57. 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 (MUTCD), dated January 13, 2012, or subsequent editions in force at the time of construction. 58. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. END OF CONDITIONS 31 City of Palm Springs Planning Commission Minutes February 25, 2015 ning. • Land Use Permit required for rooftop bar including noise mitigation m s. Validated valet parking system with site plan showing pr dded parking capacity on site in parking lot drive aisles. • Install the photo voltaic system as an public benefit, not simply pre- wire. Motion: Commission alerdine, seconded by C missioner Middleton and unanimously cars n a roll call vote AYE ommissioner Calerdine, Commissio Commissioner Middleton, 3. NEW BUSINESS: 3A. WOODRIDGE PACIFIC GROUP, UESTS A MAJOR ARCHITECTURAL AP L FOR STRUCTION 40 SINGLE- FAMILY RESIDENTIAL ON AP IMATELY 20-ACRE VACANT PARCEL LOCATED AT 6 AMO D; ZONE R-1-C (CASE NO. 3.3802-MAJ). (ER) Principal Planner s sente e o ject as outlined in the staff report. TODD CU HAM, acific up, president, provided details on the project. The C ission ques d a commen ed on: • The o connecti • The gla rage doo • The struct f the s roof. • Add a conditi s are prohibited. ACTION: Approve subjec o conditions, as amended: • Gates are prohibited for this project including the paseo. Motion Commissioner Roberts, seconded by Commissioner Lowe and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Lowe, Commissioner Middleton, Commissioner Roberts, Commissioner Weremiuk, Vice-Chair Klatchko, Chair Hudson 9 32 SITE PLAN CITY OF PALM SPRINGS =IE (w�sl IY�N 6 CA 1{• _ - � 3._. � , -. _ l\ � �C ._J,�r _. t _, .Y� , L�_, _ o� = . C3 MAW �� -- -E-- ------ -- LD--- -- - ----- —" -LOT"IC ° y 1 PLAN 2I8 ° PLAN 2dR In LIN 28R '¢ � k 1 I ' �.1- 1 PLAN 4.AR PLAN 2AR I 1 1' � P 9BR i 3D 1 -ram si II PLAN am 1 r 'j� �I f� 1 r 10 ■ 1 1 6�8 1 r:/ _ F wA6 ! 1 1 � I I 1 PLAN 4AR was was n I 1 39 PaW7A1 1� PLAN 4BR Ie PLAN 4BR r r 11 .E Pb 4AR '% .. r f� PLAN 1HR a f� PLAN IBR l yy f (� PLAN 1dR I Q ° l NlOAO2 32 v.e waa I' wss 2 PLAN 20 1 � 1 `PLAN 2HR 4' PLAN 9AR r` O rw 'r� _� _ I •_1 _ I- J a_ 1 8 L �J P 9AR it �. ,. � 1 1 la�OA 33 ( 23 .i i 1 1 1 t 1 N„{ 1 p° I I I r r PLAN 4dR ray �� MIAs ,•° Mll! PLAN IBR 1 1 "4 IM Y w/.0 1 A I PLAN 48R . i k, PLAN Ll _ram 1, PLAN L � 1 1 f1 PLAN 4BR I I F ' 1 MKO I ae' ' 1 � I ■ I - i - 14 ill PLAN 9dR \i 2G > PLAN MR i PLAN 6B > 1 r PLAN PIJN EA PLN B > �1 - � 35 _ U i. l `"� a.�T• - WI�PA�LuMo GROUP - LOT MIX l a u'\R1tl1(. 1 PLAN 1 9 - PLAN 2 7 PRPNlD e'/• W'sNu - PLAN 7 10 Cam, 1 911C1 IUG E`er ,, ="t?` PLAN 4 10 PLAN 5 4 n TOTAL 40 Ml-8 e� I1oTL ALL WALL F!i'P AK MOB ww� loaaa n s 7 nn �g�� Y€ �$a���e� � F $ � g. � � � � • � � ;n a Qa 3 „p, vn$R Qn$R rRQ ReR �3a a angpgg a p Z V -'•RbRa -'•Rp $Rb I "fin a z t p q :� 5 ppa m � �,���ja R� $Y, P �g4m �E � w4 0�„�� '�� N INI A' fig EligEli. i1ii } �g ! > p.a E O' R a E 1 -$yM M E $RAC � � „ �� Q Q $ gg R QQ` a3 m $Q� Z "sfi'>= � � � F�•'� �• � � � s > �� SY S�� �� a��� a� � � ���� 8 $' � Q a� p2 � - � �` � � a9A i A 3 ary �x _ 1UP �i 4 Mf g 0 s a 3$a 7� Q $: o q aria Q� 1 $a sy z a� � Q - ga 9 -a a � F cQx � � m g off $ a k Q a a R R R !Ali R aa g�iR �! i lip U 11100 Q ?g = G Y p'd N �� Q S m Ily 11 aAwgo.a g p �IM I as p $; Q 5 Y `. p i 96 � > a �8 �..1 A'as'� y6� 6� 83^ pE' � � � a $ �-Y a 4 4 k4 ^n ` � g Y a$ PPIa3yy m gg F ,pb iY �°ae a. �� a N 11Q : - $ "paQ7g � : p � � $E 3t All <xaa �aa {y{ $€ $1 Iya � N � ne AI ito all P SO 8 � �Q� pm a19 Q� s a a e Ha $>a �t a g a jfj 88z m Y/ ' d Q Y > -mac '.._ Y —� -. 21 Hill H I y f — 6 Tc 8� � �+ Y V•t a �+. � _ t �f F J� ; ,tk J� �' W Ls' y po �G)° Gz fill N 68g" S I I 'i l i l l l l l l l l a• n• �$ a���fi Y���l¢��Q � z s � e• e- > mf ppAApc \ 'Y oF<$"��2<lSi�� � w E � N f rrui crwmvm a n_ P L PA 86. MEW 2 2�11, 50 1 21 1 15 - — = -\� Lo �� -AP z o 005 SECTION E—E 1 ssr.2s' s i31z J.� ; � u °P�"w 4», r ( 020 •Ptx w z: <'••?�j ,, 513_250- - - -- - , P NUOT 20 IF or '"� � ,�,1i 'r3 � �.. r •. � .� y�C� ,�� rr_L--.. Mtn w.ur { w m it J - TYPICAL FNISHM BEM / +- Ft _ _ 1�gJ __ 'ram i IIIMIYD BYO aFimlr tOM60-�. n,�-„T�__ rmao _� '..'^'" �493.4) a Firs (f 9 3�250 r r "U .. t 19i- I F- AVM x1Dr. 4 - V ' 91 - 1. �.� %tl E °1 r zr aror L i i ` '1, ' E x I ; I 4 t I; PFRN9�20 neic .aeaodoE . � ' ' -�9a1 `�- }, �# P,=493.0 ^ ,I I �/ ,.t � I•- I 1 M.B. Ol8 j`1 TYPICAL FNISFED BBiM / '- �� � • t i_ { �Prt88.5 I I � � if-4885 '", it I ��� � �' � l � P�L94.0�•.,_�I �I � 5I3.250 3�" sir�da�s T 18 496 lA 4989) �Ro1 Iti k� 250�017 �..�.e \1 r r " vT'•--�. v i' ut vi - 'vr - `� I ._ r nr�Y-.$-_ 't�T rs.wr. , L. �J'i i r .• `� w. p '� r mimin N LOT _Cir 1 DRANAGE CHANNEL _ 3 s Fin v Y o i F L �... m • .; v ii t i �fiynprvc srMA =Q�B T �� J � I t% � r h _ 1 ' �:�� I r It i � � .i' ��g \ ° � .n 11 Am �} � �, r! _ _ RENFORM DRANAOE CHANN& 4-7 ................. 11 -- - '.' --- - ,. _ �.i_ rzaao r ,.. � � �zar�o -� ?� a 2 .I. f ',•`.. > / '-' i I OAS p ;g i . 1 %f i 1 _ � I 1� � -_�-1 e�_ e Am Its, F; .ZP4565A wi,� i 1 � �:.,. �i nmrr MATCH SHEET—SEE SHEET 8 .nmv - � sam PA,�:wr agree r aearr Iru J"°i° °8 � � crsmc scAF - CONSTRUCTION NOTES o- u w m aa m�,� aeu�v:a TYPICAL RETENTION BASH o-� SECTION F-F °c� 15-24 478.258 PAu CA CITY OF PALM SPRINGS,CALIFORNIA Tm 3B735 2 __ 'aCcem ear ro'v m[ e 9• .ewvyna 0141xr1 _.._ • •6•.• mw i+°. L soot K row Ave,ere¢z ROUGH GRADING PLAN WIFFW AT rUeiel CA eTeO ° tJS,°y ew-rx-evw e.P4=" FAX vc TENTATIVE TRACT MAP NO.36738 `� _ n /YW-Yr KYR-f!b MATCH SHEET-SEE SHEET 2 10 rti ✓ , Y � � * ��S I �I �� P�4aib� t P-48&0- P---49; 0 t 1 I I Imo' ,M.Nr ITJ. / i YY. + ) ... J W:; b WrA 3 - l i r ,L :I '� .:}' I �I II Wr,! --- �. Xs �la �_ ; 7�� p=54413 P46&0 " a P- b j' I: Qoa ii I SECTION B-B I I �. j n . ,I I c rFgq, r kaq W abrl r - d I t ' I _aruv+c s�raAa,,ure yrarl .f A I� �y�4 A M "?'� I _;'l— ham L u �.� ,',3r1 — —� _—�.,�� �xr!` ♦ � I �I. ' {44, ' y , k V� 'a ' r Tom— ; , lCso , ,IiOu •WX ...i sm.n _�-`' 0.f �,n' + :� y > t3 _ � ,__. � -..`; I '>;__ ____— it ♦ - ` x I — f--" II � c 1 S I 1 7 �.;r _ = � cp PII P�iO4b ' I 4 -17 JJ� 2f �,`J �`;... �•..,\ - AII-NAr)AWrrrirMir y arr ur swc: B. -i, b' �I��I P■5ri8 t MATCH SHEET-SEE SHEET 4 J ~ wry GRAPHIC SCALE 4r xu�w Az '# "�� rR ,d ,r Nr orn CONS7AUCTION NOTES Ji Ygr�aud lrMc� AYrt T,EvmK YC,w.r �CLMSHiIICf RE1r+orfED wvMN(S f1NAYl¢rot OEIM.QV SLfr 1. i 8 7 , SECTION D-D w+rn+n ml a 1 arS `$� LrYM1 3i 15-24 4]8355 w 4M f�, •rtn••. u«n wvrmuwxor. ... CITY OF PALM SPRINGS,CALIFORNIA Tu�38i36 wx,m eox,a•rc rae r�wr M AT ROUGH GRADING nAuav xa AAo arAraA A0. T19rrl CA YYrOD onrE o.+E n.... on,E n� b` wan.aAec fvPrz4-aa rAx 't.. TENTATIVE TRACT MAP NO.36738 _ nra-a.agar-<vy. MATCH SHEET-SEE SHEET 3 I -I I ' J� r P-4945 I P 7b t1 1 i�.603b p6O4.5 1 �K-eaiu�.t-.✓.-�s,_V�/�r-.—.r/o-�I�{:`f,:;.I�q��;`y=�N' w•�''u�re0�LTG1s��e —�!�—i�•�--, Ix - . T/ 1 R.'-�—�Tr_-Mr acay p r 24 _. i i�e ry'Ic qa h I , t wA t a. m 14 r sa. cQ tlaIOP'"S- �� ne J ti am bao F. QH O. r yr to 9� IP Ilk 31 , 32 y 333-5 MATCH SHEET-SEE SHEET 8 GRAPLRC SCALE CONSTRUCTION NOTES b1 s,wx So-cro s aucr aEN cwcm eaNNtlE cNuxp rw DU ON .'re.zsa ° cA Ava CITY OF PALM SPRINGS,CALIFORNIA Tu35-7a8 U44 oIHIm ea.ro•a nr VM•M AT PI•I•�YK. �..«�.o.ay.•rllw iul wo craw aooz oow ava,are m d o^� ROUGH GRADING PLAN . ta-m-w a aa°Z1:r°w°a�FAX rc'� °"'� TENTATIVE TRACT MAP NO.36738 a s.�as MATCH SHEET-SEE SHEET 4 v ',I � - I �� y. a8 i � a - �.E 2�� i ' , 7 26 x r Al - o - .n rmc�ai'iaaoj i. Imo„ i j I � 31 r � -- � ,�3 i 34 35 \ k f ;' '� P=so&o R�07A i ' r "tw I 4 '' 1 \ k 1g g- 1(�1' V I el _ L L- � / f-y 7 t � ' a — A aVT ar f e A I(? a� SECTION C-C - E 1 rpZw�Y 9Wl CY R1Y ��._.,-t.� r I r Iw7\ ` ,,{ . �•' 1 II er A 3fj \�` 2,1 > (rF sob 0) /� 5 ) , d t �o a 505.6) 1< �` �o r 513-270-0 Y AP ,�1 270 DO "T -C,0003 B 328 b �PN 511 371�3- 7D-0 FF=5�3s N 513-270--004 ( 0) P t x,� T � ( ) I (r>=519.7) y fF=sas.oN.,. GRurEUC SCALE CONSTRUCTION NOTES to-WIISIMMI Ppw"ORCID Q¢WtMi'tlMxvR PER QETAI OH SNEE12. �{FSSb.,. r �,.n .�i r. w frnir. a 15-24 n8,2W CA E71/[a1IL�7a11K'°gEP"'�O „u„c CITY OF PALM SPRINGS,CALIFORNIA 38738 a"' /YID 5 � "lerwu WI MAT =2 oa BMW � "°'°"o^� w� --- �� ROUGH GRADINGPLAN .�. arcs!-c'm�wa-fx°!i-w°0es FM rc `" TENTATIVE TRACT MAP NO.36738 a_6�n. M1W w'IY M lq-lf�w , m i.L m gin Ogg I Ali I`$ J7L dd-a gg • �� ... $ ¢ II a ' i � —21 U $ O 29 --il' V o a I �� goLU �� > IIII! , YA I I, y $ s s $ $ --- ==s if g -- gg F Gib a :t �.~ E � NE Ij a IN 4. . ► ' �� :� Ili : € IN, lira3FY i, iIN • OS401 � g6 � C. tc I , aa j I Fp�ppt€ a� a5a a $ g Bpt$ i_ 18 M-1w .'j-_» It / yy i till, 84C S b1b MIN Rub Ho j ,• 7 lu � R \ Q `° l;u 1 Z § 1 SIN: pp, 8 gg I - E i lit III, I a 8L aI� g� y i ,v iv .I 11 ' y - _. .i'' No lit 44 yp3 � '� igsp `Xbh ed� y �•a,, e, AdP / 00=ri — ti Y g � e S- ,'1 .0 3" 1 1 H 3 d V 3 H 0 n 0 N N V H ■■r■■■�■ir�r 311 dna89 013IIVd 390168000M �: f• �i:. Trees WATER BUDGET: Ivashingtonie Fan flllfers/California Palm 1MM-Ream Rpad a.oA.ahaaweax (10'-15'Br°wn Trunk Height) • Olney.toli Desert Ironwood pA .uwmu. nr on awo. om .rv.v NV-Flamm Road H.OA e eee .aez- ,(24'Box) Tow waw salon.a-Ya.ml peryw w. as...avv. . e h Io•o^. i1 em n.we ow \ zO-.1s. ..n.essev Mlw Tow FAWV.es,exGYewssi Yrar Parkinaonia eculeata/Mexican PllO verge Brahea armarl Mexican Blue Palm eHwWrrco r^w•`.a.a°•'^p'^•'^°•'alp'•a"a•i°°w••'^°•^'^°"'.""'a-'a•'a^---°-�a•'ra"'••r."' (15 Callon) wnew Mnm ewwnap.wwww.W Mroaip.iand�mrw r.armwrdrrwea4 (35'Box) Vine list mwaNaNu wn.. emhmxraar.eL .rw�e a.hrx n..• Prosopla gianduiosi/honey Mesquite I E I{ I C N fB 6'Box) sibillillinall, Pyroategia venu its/Flame Vine ACCICIATEC (t s eiallon) Landscape 5hrub list • BougalnVllba'Orange Kln[f/Ornage Flowering BougalnVlllea Bougainvellla.Raaberrg Ice' (5 gallon) (15 canon) 0 Planting Design scheme: 0allli ndra celifornice/Baja Fairy Duster (5 gallon) • GGCSap Na me%leans/MC%ICan Bird Of Paradise (5 gal one ®® Moted to owing Inhmela toertegion& The apeelo[C provldedverH[y ei plant material tnaus rr*sr awvemmttnnro rwurecrew.0 rcwrn unrxnarcwrnnm er p Ne—vem Wowing In the low desertreflom.The rlrenen eNnln Q rlece will test have Wes.Individual form or aroniteeturie character ale Ind,Hde warnings to hiWlrt as Itre'lent he.we mains),.d within the bad of mt-.1 cobbb 9 � y . amalleraeunt plants tmw have Interesting color.flower.she's will be raped In—swings In the Neighborhood Landscape dal E iOfolim nd Inspiration Photos e . round cover forms of Lemons III x meee.d In ter prkwan Yndr the palme and blend the welkwei P M were the mul-in rey hhbbr r.m.over dose not.hear. Yueea rlglda/B4C Y4CCa (15 gallon) 'Lee ses, . The larger Mrube like the cep ralry Duster m.w1<an alyd of ereGleeelongwlthegetlrpPasyt1 rtnrminar miles Y C'O AgerveiBlU l Panel I Blue Mexican brace Tree (15 galloN ® • ahugeinvme will ne,pie-rpsn[ea towsros tbbadreumner the fthe rumeest wen Wt0 voog will be d a [the walb[herd the canner hi the runs tetua it the Intseedlone so that 0 Aloe bar lue Flame/Blue Plane Agave Is gallon) place gwns Aloe berbadenels/Barbados Aloe (B gallon) msy c.r ever me call to proms neiglu wlhr. rIS = placed throughout em wIM MpanteEIn Ne Illutteenopytree.for umergbwdes[Ulmate WI p ® be pluedtlrou9'out tM lendWeto prhvlde uttered l6e[ellaEe for the undtt etRY Wantlrgn oa nrx wanve ehutvees - � m A C it I ]A ]e 4 .eeperacle parvflora/ Red Yucca (5 gallon) j•. O"r"r•Wvr'a'e�^�"`w•m Let urge,b lu larlige Deaver Tall a Cactus sage (s gall°n) _ °t • ©,,."^,..'"....Ta"..�n^r.v°.'M ^ Optunla basllarls/Beaver Tell Gactue (5 galloN Tc _ • u ..m..r..a....w m _ g a'a u 7Y b g �O � aryl 3 �. .:_ � Qwme✓�mawrmrro. 1p MM ago Lantana'5predding 5unsat'/Street Lantana(I gal a 34"OG.) dnn°x e°•wtn,or'I"brex �� w� rrom .�•�. �•��±�^a Lantana'White/White Lantana(1 gala 24"D.O.) O^'m d' RAMON RD. WALL ELEVATION OCR ° Y SCALE Y�'.I'_or .-ar.°ro.a w.raw.awe..nr. y m z _ N89°30'28"W 1320.50' _^ t^ ru.ixwwaaarxooa— rrKeu'�dupn- Awarursee..eeR wu xA • _ e ..._. - - - —- W -�'e GOKweR COW[% aaWpapCMll[ CCLLaGrfp IRLMMa vaslastle -i'- YCde.rnGlwGYho cal 6.III IIIII "' Trrtent awapw aermres to en enualm ren euvu gel IwuveeAT..mains , ■� RAMON ROAD F, r.oela rourereer+am ' i rR.Avaer hchw Acmmea li rw LANDSCAPE if xernroro xs ss _ ofel _p CONCEPT aWl - ag Y PLAN 13.E 50 - ., ` he 11 zTTiraf't`."holau�cwe�ew' lxeculTcelAc i tz,TnoneL Roe . . w 50'e o sr a rnrvreiure x vnwatokAuamnaraecur wwr.aw semis.laYxM w.nVedrurcoeeunr° nccnssnre �0 a"n^r'"'a' "^ V ICOMC'alTa r'r'e a6 a'avnfCM VMla A99X]nMda Wl•e YIT V/.eTIWaK6Ntt.Nl4lVAiIPr w1eRn°XG'•CfC F- a ^+MAwu..�w. NMfOSXCeE.Aut hl Nei f r rrtaYa Xa 6CvwiGM --� f w�iail'Ii'na r nr It nil I wl.rpleeMr, 'pw �X�— e «r or..,-;," PLAN VIEW RAMON RD. EASTERN HALF _—____ RD--__—_ ___—__ __ soo—eTewmlpea ___ _ - •',1 L{ L - rAtarwwrwa ITa.—rwnseesmus' hew - - rA.t.w.n�r�x class=- µ, _ ._._ _-- > -W to —IA cn_ a aaaoaYYutx couwrm nozrdrre �Q -.-R♦�- .crnmes +n uArve chaste —lA —. -_ n O O Ina . to tr arareseen°4YIs°.rT"aew _ ID lime F Iqw � LL YR Aclavtn W Bum" wA I she, < J LL ~ W e 9} N � tl1aW 100, fa.a' e'rr.t hatcua 50r J in Try ep'ep etaecnweTem Tau TAn recede xputrara nnxrmlcnsrcnr.exrewlaw a'rmecdxcwere r O W ^� Itve Knvesse Ar°°aatL °rr.2fdar eM.a[Ral°RaC)! -JG2eacwpf Mrl erKF07 l Ausonlemeuur a w druwoorliraarru Iveawnreoexe Ar j-il""i"la"""eadceaAt°w rn 15.0 j I'I PLAN 2R GOM6R01.' .xeYa A aRl� rto wm n 1v wromdse axena Aw °�e:;w.�'" e areaasrpoLon.eweepr 1 realmCCaaVA WE F P�EIV fiv 25.OL�iI � i Oil �33.0' I I I � J( III I I II� Tr., l PLAN 4R � F YRI hell. .� I PLAN VIEW RAMON RD. WESTERN HALF SCALE I--]a-o' I if 1 Yfm al■&D. eEM,a a.a a-Nal a aERN a■...aaal�. �! +RWERE I I H�''I 0 a�e■�H�H�i �1H0�B i1�H�)�+ �■•MEN a a�lO HG a a.a6�H aaaHa� 10B 10A - --- - ------- 10D ra�•-�H .+►rIII'II � ! �� i 7oD �' iIIFEAlI1NAl w _ 10G I N E S 16 N ' I 'I ASSICIAiE1 I e Landscape Architects lFanaLW 1 1 4-�" -Pa0.«WR) 1 \ ! tn3w Anwxgnn,v y■1$iI I [: \ 1 ZI � _• +I eN,ne airtmoftne-aEn rf•I - - __.______ s yy 1E[I�!� II \' 1, 1 11 Rp 'I rsosl ss erss. il Yope ! I [«o�iapl 'n.sos�sesaaos L I PLAN 1 R see, =' ' C b w w s; W . UVNG Ji .A PLAN 2R _I I ® W , w",��' . amaaau a MrrwbX w,.�, , tii�� I eco«o : Moo "'MAY, CA Ree L J 'i � _ auurc (aeoaoMou si 3 / ' aAMa« E I M110 /� //w}■I 2 ii S va4z ro,.eanA Q ( + B =i onKa ' 7 2 may. amWaaW q H R H a�■�i W CD w '$ .`b I I _ 1Kohwiii X(.: b e l at = C C Elm mCA ' ■ G)- .. . ... O OR � > .....................� n_ ® y.+ 3 � � SHET TIRE <. , , .,. ,. " - _---, - - LANDSCAPE GONGEPT 8 9 e 9 PLAN PLAN 1 5TANDARD FRONT YARD LANDSCAPE PACKAGE PLAN 2 5TANDARD FRONT YARD LANDSCAPE PACKAGE Oro mp pn W VoYb el P.W. 6 OPTIONAL UPGRADED POOL PACKAGE 6 OPTIONAL UPGRADED POOL PACKAGE -P SCALE 1'- t 0'-0' 9OALE 1'- 1 d-d „npov Shrub list o="awe mm,y�wnw w.YAlw�rinr ow Architectural For.Accent Shrubs Individual Planting CONCEPTUAL LEGEND: Tr BES nr el.r.l Pa•rhA war. Agave Blue Flame'/Blue Flame Agave (5 Gallon) Aloe borbadenala/Barbados Aloe (5 Gallon) Acacia stdr.,h,lia/5toestring Acacia rNi1/LL fRAY LQ1:P[1[WAXWAYS.(.RN[WAYS 6 53&xS F' a Agave vllmorinlana/Octopus Agave (5 Gallon) gyp . (3O'x25) 15 Gallon O ♦Na ara DaaytNOn Ongaema/Mexican Grass Tree (5 Gallon) r -- OS ?lWY<p H111FK&UY I.LNCR[R W1M LYIDMa KA[iG1 rNMY1 6 XlRN6 Hespersoleparvlflors/ Red Yucca (S GeIIoN0 Parklnaonia Museum'/Thornless Museum Palo Verde (30'x 25'124'Box ® �a■ FAEN ANGgAY NMX WRL LUrSpE TI£x5 PRONE SET[A'.x - LOWG 'Gold Mdu Massln0 •,�� • 4 ...... 5'tP`JI CELLRAiM1£MAYIRT NIXK WHL NSLE TIE i5'fiWlf Lantana bold Mound'/Gold Mound Lantana (1 Gallon 24'O.G.) Q Lentana'.hit./Ahite Lantana (1 Gallon 24'0.0.) Presopis chllensis/Thornless Chilean Mesquite O 5 [a I ROsmarinus O.Prestratus/Trailing Rosemary (I Gallon 24'OA.) (25'x 20 twar a'My FRONT LLIR1YARp BRAY�Z its IFCHRFl.T1RE) 15 Gallon , Tl'PE5 Middle 1 FOI'egrOund © 1f STY 'k 'E iRrYGGIrILl1 PR? !TrKI WALL ltplf 6A¢RAPID fRWILY«E5n • TLC[SXFR F[rR YMp Atwrs+ 1 •1 O-O- Leucophyllum c.Silver Cloud'/Sliver Cloud Sage (5 Gallon) Ghllope.Ilnearls/Desert Kilow © f.•r4R ar n« PREEN. out Muhlenbergia rigldo/Purple Mutely (5 Gallon) (15'x 15') 15 Galion INTWL WI.LFRS I A clrT W VR[St ta T p'ALOFRS rRLM cLN'LRL'TILN AO ES Allhuegelii/Blue Hibiscus (5 Gallon) ® LN WfFE 51fE i YLIVRWL lOf HIRER @ pgADERS OH EALH IOf AMY VMY. DRAWN AI staff Sarni,artemisloldes/Feathery Gassla (S Gallon) Vine list ® NAiWE 4"-0'tLSNE[O.tP w REWM NM 601f!m ILTION A,71%n Es. AIYIfIYXf Background Plantings• IME dh13t WfbwL Paz PKnIbE.NY.IJDes Re rAi.oww Calllandra callfdrni,a/Baja Fairy Duster (5 GeIIoN � Bougeinvillea'Rasbarry lee'/Red flowering Bougainvillea Vine (15 gallon) ® —ANx a a.x E aAiY �P s�M iiMM 5Q`f C .Iipinla mexlc.ne/McAcBn Blyd of Paradise (5 Gallon) O. fEAT®SPA A Bquga rvillea Torch Glow'/Thornless Bougainvlllea (5 GeIIoN R FLbz Rllf WIM nAz CFLK LOATab Portularearia afro/Elephants Food (5 Gallon) $MEU MURMUR A� I —NfINNN— uee•u Nae.1l l—I—I -\Iir.ae•..—l•�-.lil•i•1!■ir■■!� �■■ I a•!{■ia•!•Ii1�iH 11.-�-.11ret_.r�rll.11l!l11111-�•I i1.�ar�.�H LJ 1 iI B� l+ w.c e.. a I• w.l.q _ l w.l.y ---xlTCRN kin iI ii aA__ I IIII�1+•1ii iI,�!}}� er®°°' e,Totp s�'.a®s //�_.�__. \ t� F wI"eIE 4 FsEeS Iti I�1Ie1w6 11 AA•A� l 1 2 H. „Ha 1i " a R �uvaq � uu PLAN 4 ASSOCIATES Lantlsca°a ArchitectsPLAN 3R e 1 r on, ws NN L r aHHc s II e A 1 OG 1 N 100 a l 1arT. Bcoaaou 4), \ 1 OA 1 OG H o e 6 � .. .AC. eA,a \\\ 1 06 ;1 10A , SSiSS I 1 � ■ �ca ■ 4 ... C m 000 .i�■ 1oe IN mCz so a l 1u•u•u••�N• • •••NON•� • 1 ■ 1 Ca f lli .t L I CO r Cz JIB z { w iI• ® 00 * + �� +�O O s Milk -A NNEEI 1111E (DI/ q g q LAND5CAPE CONCEPT PLAN 5 STANDARD FRONT YARD LANDSCAPE PACKAGE PLAN 4 STANDARD FRONT YARD LANDSCAPE PACKAGE PLAN 4 OPTIONAL UPGRADED POOL PACKAGE 4 OPTIONAL UPGRADED POOL PACKAGE SCALE 1'. 10'-O' SCALE 1'. 10'-O' broN tlw M ropy ar ra o A clw W.f.eo'Pbr v c�`pna in`m/Ivm T M�meM1 pp iyyb e1N Im 1 Ilnl wl�ol V.aA,pmrp Shrub list CONCEPTUAL LEGEND: o.oA a".•p.avy I>In. o NI.cIN p4'bi mNpl. Architectural Form Accent 51hrubs Individual Plantin tl8 StLOA FL`N� c Aloe arlue Flame'/Blue Flame Agave (5 Callon) Q ® [1ATIRIL GRAY cLfY'RETE W/L(WAYz,DRMWATS L SpEWNR5 Aloe barbadensis/Barbedas Aloe (5 ballon) Trees Agave vilmoriniana/Octopus Agave (5 Gallon) O3 ® E1a4Yi:E0 1Y.TIfVL&UY laCR[R with PMNY ALp[ich FN'fl s XAlNl6 mil, . Dae tlirbn Ion Ime/Mexican areas Tree (5 Gallon) (co,.2 stenop Gallon Shoestring Acacia y gibe O9 �..� L hEh MKYARY aa'-K wNi g1i5LE itE 25 malt SETQ.cK Hespersole paYVIfIOYa/ Red Yucca 75 Gallon) 0, (50'x25715 Se. _ • `4o-cN+." Parkinsonla Museum'/Thornless Museum Pala Verde •••• 5'tIW11[FLtRATNE MMXIIRY tLLCx wwL KXE T1£15 malt SETMLR LOW 6rOundLoyer Messing Groundeover Messes (50'x 25')24"Bex © ® f men NASTRY y-LCK pLAyTBt LgNJ51I1pN ppyi pElygy FW0-M TIFE5 Lentana'Gold Mound'/Gold Mound Lantana (1 Gallon 24'O.C.1 Lantana white/White Lantana (1 Gallon 24"O.C.1 © c.ualrwnwl IVGNL cG1RiY/Rp ENTRY GATE Pat/Rc111FLiQtE iLMF i[ALL 1"-10'-0" Rosmarinus a Prostratus'/Trailing Rosemary (1 ballon 24"O.C. Prosopis chllensis/Thornless Chilean Mesquite (25'x 2a) 15 Gallon wax w vx TI.[E 6T fWft YNA ACCESS 6ATE w1Th WNV y ACah 5611 YAIi l -10-14 Middle a Foreground 0 MT S 14 LIl•r a LMU£2 f r Cg12ER5 mcui caGFR cTew. TMTES INAWM IY staff LeucophyllUm c.BIIVer Cloud/Sliver Cloud 5age (5 Gallon) ® al ENLY�SITE a IDNg11L LOr. NMER a salLERS al FA'At La AMY VIRYt Muhlenberga rigida/Purple Mul (5 Gallon) Chllopels Ilnearis/Desert Willow Alyogyne huegelii/Blue Hibiscus (5 GelloN (15 x 15) 15 Gallon WnC 4'W cOSMP cL IED FPaa sfnE c FIII.&TM A FWCS. PEYINIIYI Senns artemiskside,/Feathery Ca»la (5 Geller) ® 1161e p QFI- Y FL PKAC4L WJ 6 RE FGL6wRYf. uugro a w A PqR wall 9RFALE w€A Q i TO i X1`T Backer Lound Plantings E M 6 F MTM U.ERBIA P0.E 9�IE vine list I, 1GTED 59A Oaesndra L nllfornica/Baja Fairy Duster (5 Geller) p PqR CELR WITh nRl GFLR cOATN6 caesalpinia ToronU Mexican Bird of Paradise (5 Geller) 4� Bougainvillea'Rasberry Ice'/Red flowering Bougainvillea Vine (15 gallon) 11EE1 INNER Bortular ari Torch blow'/Thornless Bougainvillea (5 Gallon) 2 Portularcarla afro/Elephants Food (5 Gallon) If 5 Fill 105--- ------- - - - - -- - 10D r- 10A r .. .. .. .. .. .. .. .. ..�.•-----------I�..�..�s..�r..� I --- ------------ ------------ --------------------------r G. i ,oc ' = I 0 E E IC FIIFEiSI1NAl i ______________ _ __________________ �NGRETE DECIDING N ______ i 4 i; ]%Z](]645QFT)POOL ASSOCIATES I , CO K KOOL DEC a m I ROUND POOL it �l I APPROX 150050". r zolNa-um/n (fN)NSNaT �I I iI; mrnNe �II simsol -2 M r7 M Ci . 0 g , U C W i I W1e. aOI1P]I.1 y�51[� 1 R y Jm YHIa „-•.y- pFMO I[ildFN 1 SI v•- C 9 ry . C it � WLa rMla eNn•r Be s � � I PLAN 5 Y a 1 uao�A • '� ' I Z I 6i tp Bel it msaN 1, GElwaml a ; TYPICAL BUDGE E Mu T POOL OPTION PACKAG m li I . / I GI SCALE 1'- 10-0• ffi �I LA o ric[ 2 s's ll WC6 w n sa`u�u�ass�s I De51gn Notes; �C , NO go 1. Landscaping will be installed in the front yard areas within public view by the developer. G9 O 11 This landscaping comes standard with each home purchase. m ca mm @ O2 Landscaping and or pool packages in the private yards out of public view are a buyer O= 4a 5 ?tip n O - options They will be installed by the developer if the option package i5 purchased by the C•� In p /O "-0„pis' q home buyer. Optional upgraded pool option is shown for each plan. A budget pool option C a g B I �;��,y �Zy+7 . f� is shown on sheet 3 a can be used on any of the plan types. d ry f C.p 5��. � 3. The standard Front yard landscaping within the public view is intended to achieve the f .. f - - i'., following goals. \ �" r • Use low amounts of water by using law water use plants a an efficient point to point d C < �! -_-_ irrigation system to deliver water to just the individual plants. _ n :.. �- v' �' • Plant Trees to provide color,shade a taller green element to soften the •. 1 ��. --— illtl IIIIf streetsape. +•% • Beautifythe neighborhood with planting that produce seasonal change a soften hard LANDSCAPE lines of the buildings a walls. g q Be low maintenance so that as the landscape matures little pruning will be necessary CONCEPT to keep the landscaping looking well cared for which will benefit the community as a PLAN whole. .n�ana rme.n'wiu%la Ilr PLAN 5 5TANDARD FRONT YARD LAN056APE PACKAGE d ^ I cr*• ' ^�Y•wb rWM•L.Ina pwr OPTIONAL UPGRADED POOL PACKAGE .. SCALE 1'- 10'-O• uvenl�el VLA.M• V OAe,n.ppWNlp Shrub list CONCEPTUAL LEGEND: INaor"" Architectural Form Accent Shrubs Individual Planting SAM 2IO0. M� ^ � A gave'Blue Flame'/Blue Fla (5 me Agave Geller) a ^ AIOC barbadensis/Barbados Aloe (5 GelloN Trees 0 NATtNIL ERAY c6N0RZM W"WAYS.DNNEWAYS b S AIKS `'No.Aud P Agave wrilorinlans/Octopus Agave (5 Gallon) O BJWaI®NAIINIL 6fUy IQaGRER WrtP pYDfYa AGp Ulan Mien 6 X 1,, Daaytllrign longiselma/Mexican Grass Tree (5 GelloN Acacia stenophylla/5hoestrirg Acacia Hesperaole parviflora/ Red Yucca (5 Gallon) (30'a35') 15 Gellon Q al a•a� i Pet)welousY ti lYM WrLL Glrart The W rPG1R Serf •'a+qQ a, Law Groundcover Masslnq 001""lBG!r =arkineonla 14uxum/Thornless Museum Palo Verde Q .NR.... 5 YEN DEGGRATME MASdRY eILCK WILL INSIDE TlY Is mwNT SETSAGK. Lantana'Gald Mound/Gold Mound Lantana (1 Gellon 24'O.C.) - !30'z 25')24'Box © ® E Perl MWcNYY tLliK PLAaffR TFUNEWTON FDNr PETREE a i N'AL TY1£,- Lantana'Whlte/white Lantana (1 Gellon 24'0.0.) ecNl 1'•1O-Or Roamarinue o.Prootratus'/Trailing Rosemary (1 Gallon 24'O.O.) © was a•w Ffavr GARTYARp ENntY wum PER ARLh11FLARE R.NS Frazopie chilenab/Thornless Chilean Mesquite un a , -,c-,a (25'z 20) 15 Gellon sown m ILTI TIES 611 NEAR YARD ACCESS(MM W PR y AE91 6011. • Middle a Pllum a. and HARR 11 staff Leua nlearum r Silver Cloud'/ hlver Cloud Sage (5 6a11on) ® NATNE to am I N IVI a 9r HU GGor LQlf ON rfIGN u0r MAY VAIZ K*N'u MYhlenbergla rigid,/Purple Muhy (5 baon) LN ITlflftL SRL 8 fAYp1Vl IOf. NMtfR LF[Q118K ON L•GIt IOf 1MY YARY C 15'x 11 Iinearla/Desert Willow of u1nfR Alyogyne huegelii/Blue Hibiscus (5 Gallon) (15'z 15) 15 Gellon NATNE a'-0"CLppLE LLLLFITm napA 5ffi LONFIa.bTwN ALTmfES Senns artemisioides/Feathery Cassia (5 Gallon) 110.E OUTER GPrIpaAL PMA P/GYJf£IWJJLES TtE r0.1 LWN6 • ® uuvf w n.w A PIXL W1111$jYAGf AREA GP iN1 ip il0 5QT Background Plantings vine 115t a M.a 51O1 milt VRRean PAL 5124E Celliantra califgrnica/Baja Fairy Duster (5 ballan) � ��9A Oaesalpinia maxlcana/Mexican Bird of Paradise (5 Gallon) D PGSL tFI.K wiffl KRi[ELK GwTNa Bougsinvlllea Torch blow'/Thornless Bougainvillea (5 Gallon) dlli� Bougainvillea Rasberry Ice'/Red Flowering Bougainvillea Vine (15 gallon) SI[n 11a1O Peirtularcarla afra/Elephants Food (5 Geller) If 3 3111111 1111kr, �'IV Elevation "A" 3\F4 r_M • IL Jam.. 9f 1` y Q , •fi_ t. i is /! Elevation "B" PLAN 1 Elevations HANNOUCHE a 4 e m ARCHITECTS 949.261.2070 PALM SPRINGS, CA WoodBridge Pacific Group, LLC :•o..�..no�nw. "'�"""` o.....�•.�..i. 27285 LAS RAMBLAS, STE#230 MISSION VIEJO,CA 92691 949-348-8162 RIGHT •.,,yn .� � I r�tiTrl�n LED Mir LEFT REAR PLAN 1 A t t' Elevations mm -='I E, 0 4 8 16 HANNOUCHE ® vno.eo.ao�a�C 61 TECT 707S 0 w'F "1e"' r<.eb PALM SPRINGS, CA Wood Bridge Pacific Group, LLC 27285 LAS RAMBLAS,SrE*230 MISSION VIEJO,CA 92691 949-348-8162 F RIGHT y' LEFT e. 4A REAR PLAN 1 B Elevations C i B 16 HANNOUCHE ® naeo�mi, ARCHITECTS w�e.�vwu 949.261.2070 PALM SPRINGS, CA Wood Bridge Pacific Group, LLC 27285 SAS N MBLAS. A *230 2691 MISSION ME94 34 92691 949-348-8162 a , i. I ! 1 F yW ((�� 75�y f y r^ ,,r ••I.'r,I• rN r,.1 r.q:ral r,,r9 r,r.1 01 LJL :J LJ LJ I:.: LJ LJIJLJ_,LJ LJ LJ LJ LJ LJ +•JrV'1J LJ LJ LJ LJ LE. "^ L . J U LJ u u LJ Elevation "A" \ � t 1� r i x i� n LaIF - III r� Elevation "B" PLAN 2 Elevations HANNOUCHE a a e is ARCHITECTS PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27255 LAS RAMSLAS, STE *230 MISSION VIEJO,CA 92691 949-345-5162 RIGHT AL ® E3 LEFT REAR PLAN 2A Elevations 4..- �� 0 E 16 HANNOUCHE ao. ARCHRECTS .. 949.261.2070 PALM SPRINGS, CA Wood Bridge Pacific Group, LLC . w....v.v ...,.o� 27285 L S RAMBLAS.STE*230 MISSION VIEJO.CA 92691 949-348-8162 71 _ 95 RIGHT ® ® Ea - LEFT i r ` Lim— REAR PLAN 2B Elevations HANNOUCHE 0 4 6 16 MIT ® .aanv.aom A 9.2616CT5 w.e.�vw�a IMSH .20)O PALM SPRINGS, CA WoodBridge Pacific Group, LLC as `m 27285 LAS R MBLAS.SM •230 MISSION VIEJO. CA 92691 949-348-8162 •fi' + 4 X. -r Elevation "A'' rr iW ' 1 � t 1 1 ur F { i Emmommar YI r . ar-- Elevation "B" PLAN 3 Elevations HANNOUCHE o a a ie ARCHITECTS 949.2e61.2070 PALM SPRINGS, CA WoodBridga Pacific Group, LLC 27285 LAS RAMBLAS, STE #230 MISSION VIEJO.CA 92691 949-348-8162 RIGHT nil e LE FT Eg REAR PLAN 3A Elevations 0 C 16 HANNOUCHE 11a'aHITtaTS ya207 e.re.mew„ <o ]o PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27288 MISSION N MBLASVIEJO, A 2691 MISSION VIE94 34 -816 949-348-B162 1 I ( I RIGHT - LEFT E3 __] E3 REAR PLAN 3B Elevations 0 i e ,6 HANNOUCHE a n �aoi49.26TECT3 9 o.�e �v�v„ nY.2e6 w.2 )O PALM SPRINGS, CA WoodBridge Pacific Group, LLC aec� 2J285 L R MBLAS. STE #230 MISSION MEJO, CA 92691 949-348-8162 { I Elevation "A" r. "tit r Y - Elevation ''B" PLAN 4 Elevations HANNOUCHE o a e r�ono�m�a CHRECTS 94926 . 70 PALM SPRINGS, CA Wood Bridge Pacific Group, LLC 27285 LAS RAMBIAS, S1E M230 MISSION VIEJO,CA 92691 949-348-8162 Lm tj RIGHT _ s Id LE FT I� sitc i T-- 0 : REAR PLAN 4A Elevations 4 9 16 HANNOUCHE ® .wo•ev� n a ARCHITECTS 949.261.2070 PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27285 LAS RAMBLAS,STE *230 MISSION VIEJO, CA 92691 949-348-8162 FT RIGHT 11114117 LEFT REAR PLAN 4B Elevations 0 0 8 6 HANN(DUCHE ARCHITECTS 01�9492e61.2Ne00770 an va PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27285 LAS RAMBLAS. STE *230 MISSION MEJO,CA 92691 949-348-5162 _ I• u• i 1I i •T r' t ifs 'f P• f ! �_.j�,. .� 1 ♦ s- .t ` It 'A �y •.-/-" ` .: Iy (Q4lll,b �♦I�. --. y .. •] ' T { i�'la 1.: _ jt {,� �E(� F =� � ' IGr � 7r Fir r 3 � di• ;' 'r st, it7 r a: rµ! ' IL,,• .. ot r. Elevation "A" c ors. S, i . I _ I r ti ;ill ! ,. Elevation "BII PLAN S Elevations 0 G 9 10 HANNOUCHE ® ..o.ev.aurwu CHITECTS own ivrvi. 949.261.2070 PALM SPRINGS, CA WoodBridge Pacific Group, LLC r•. 27285 LAS f BLAS,STE #230 MISSION VIEJO,CA 92691 949-348-8162 1- P r __ To Ll RIGHT Mai LEFT O REAR PLAN 5A Elevations ME HANNOUCHE 0 4 e 16 949.261.2070 PALM SPRINGS, CA Wood Bridge Pacific Group, LLC 27285 LAS RAMBLAS.STE*230 MISSION VIEJO. CA 92691 949-348-8162 0 sue." •- — � RIGHT LEFT 0 REAR PLAN 5B Elevations 0 G 9 16 HANNOUCHE lkmaeR�aa . ARCHRECTS wre..vw�. 94:,;61' 70 PALM SPRINGS, CA Wood Bridge Pacific Group, LLC 27285 LAS RAMBLPS, STE#230 MISSION VIEJO,CA 92691 949-348-8162 / V � SHOWER BEDROOM 2 (OPT. POOL HOUSE.) --------------------- MASTER i `\ BEDROOM 1 BA. u II /1 I LIVING NOOK� -- W.I.C. °E it . . . . . , \ / I i X % - j \ KITCHEN -- W.I.C. e MSTR. swim BATH ` BEDROOM 3 Lla^�1I �\ VC/ — — — ---� ,i.l ——— i y — y ------- P NTR 77 I � LAU. I + fir.--- - DINING I ,'I sox,zo i y (OPT. MASTER Ll i BEDROOM 2) GARAGE i e i i a OFFICE (OPT. MASTER _ BEDROOM 2) LII - II _J--- ;;- , ralt FLOOR PLAN 3,322 S.F. PLAN 1 HANNOUCHE o a e la I N2CMvITECT$ WoodBridge Pacific Group, LLC .a.. T1. .30., „„ PALM SPRINGS, CA 27285 MISSION N MB�S"EJO. STH *230 2691 MISSION VIE94 34 -816 949-346-B162 ' r I II I I I i I i /,7 I i I � I I I I I I I I I I I I I I I I I I I II I Ill r__-____ _ _ \ ------------ - \ \ I ti_ I I I I 1 I I I I I I I II I I � I I II I - _________________-. I C I - PLAN 1 Upper Plan e 9 fi F. HANNOUCHE _ MCHIiEC15 sna za rzo WoodBrid e Pacific rou LLC l ��a G PALM SPRINGS, CA 27285wSRAMe ,STE *230 MISSION VIEJO,CA 92691 949-348-8162 ----------- - I I / POOL HOUSE I OPTION PLAN MASTER - BEDROOM � 2 I P7LAUNDRY SUPE FLEX ROOM i f i -_---- / MSTR. _ BATH 2 W .C. OPTION PLAN I62 SF OPTION PLAN 162 SF. 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PALM SPRINGS, CA 27285 ws RAMBL , STE 0230 MISSION MEJO,CA 92691 949-348-8162 % 7 \\xL\ \ I PLAN 1 A Roof Plan HANNOUCTS o a e is 949.26TECTS Wood Bridge Pacific Group, LLC �49'^'� '� PALM SPRINGS, CA D285l I RAMBI_O, STE 2691 MISSION VIE94 34 -816 949-348-8162 _ - ------- I _ _ TYPICAL STUCCO Rear a ] H0 11 - C- --- - �,_-- TYPICAL VERTICAL WODO M UF.'CONCRETE' GARAGE DOORS WITH STUCCO SIDING VENEER GLASS PANELS Front Elm ,I b ' DECORATIVE 16'W.%8'H.PRECISION CONCRETE BLOCK SCREEN WALL Front PLAN 1 B Elevations HANNOUCHE D a 6 16 ARCHITECTS WoodBridge Pacific Group, LLC PALM SPRINGS, CA 27285 LAS RAMBLAS, STE 0230 MISSION VIEJO.CA 92691 949-348-8162 STU C/O STUCCO M NUF.'CONCRETE' VENEER DECORATIVE 18"W. %8'H.PRECISION CONCRETE BLOCK " SCREEN WALL 7 el 6 _ III __. 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PLAN 2 OPTIONS n I HANNOUCHE 0 o e ie PdtCMITECTS 9;261 2 070 WoodBridge Pacific Group, LLC PALM SPRINGS, CA 27285l S RAMBL , STE W230 MISSION MEJO,CA 92691 949-348-8162 TYPICAL --- STUCCO L-Lj I - i III b I Rear MANUF.STONE NIANUF.STONE VENEER VENEER HORIZONTAL - - - - RELLIS WOOD SIDING R STAINLESS STEEL GARAGE DOORS Front DECORATIVE 16'SO.CONCRETE BLOCK SCREEN WALL l_ L r - u- I I u �,Ly� a �o _ - 0 o L y �u �o; oF-L,---Tr n o o Front PLAN 2A E Elevations HANNOUCHE D 4 B 16 ARCHITECTS „0949261.2070 PALM SPRINGS, CA WoodBridge Pacific Group, LLC 22285 LAS RAMBLAS,STE 4230 MISSION VIEJO, CA 92691 949-346-8162 n TRELLIS MANUF.STONE TYPICAL VENEER STUCCO -777 OECORATIVE 16 S0. CONCRETE SCR IL WALL Gu �U II I CW SUD1NG II I GIASS-y_,.. 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PLAN 3 - HANNOUCHE o 4 a 16 - ARCHITECTS 949.26N 2W0]O Wood Bridge Pacific Group, LLC 17 „e ., PALM SPRINGS, CA 27285 AS RAMB 4S,STE #230 MISSION VIEJO.C 92691 949-348-8162 i 00*% 001% ------- -------------------- I � I I I I I I I I I , I J I I I I I I I I I I I - I PLAN 3 Upper Plan HANNOUCHE 0 4 a 16 ARCHITECTS 949.261.20J0 Wood Bridge Pacific Group, LLC PALM SPRINGS, CA 27285 L RAMBIAS, STE 0230 MISSION VIEJO,CA 92691 �i, 949-348-8162 Y K I rSUPER —�� %f I i x l �� of c��J J l BEDROOM 4 E/ FLEX ROOM NDRY z.m-io- OPTION PLAN OPTION PLAN 235 SF. OPTION PLAN 23esF PLAN 3 OPTIONS - HANNOUCHE o n e 16 ARCHITECTS 94926„��� WoodBridge Pacific Group, LLC PALM SPRINGS, CA 27285 MISSION N 13�VIEJO, SAE 2691 MISSION VIE94 34 -816 949-348-8162 TYPICAL STUCCO o i I L e Rear 7 F. TYPICAL � 1 STUCCO MANUF.STONE VENEER TRELLIS I. L a, L i I PLAIN STAINLESS STEEL GARAGE DOORS Front DECORATIVE 16'W.X 8'H.PRECISION CONCRETE BLOCK SCREEN WP FIFFI —T C� _ r1 Front Emma PLAN 3A F. Elevations r HANNOUCHE o 4 a is ARCHITECTS I 949,261.2070 PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27285 LAS RAMBLAS, STE *230 MISSION VIEJO. CA 92691 949-348-8162 M UF.STONE TRELLIS VENEER TYPICA STUCCO n DECORATIVE IV W.X W H.PRECISION CONCRETE BLOCK SCREEN WALL Right TYPICA STUCCO MANUF.STONE VENEER Leff man_ _ PLAN 3A Elevations HANNOUCHE o 4 e m :� ., nrzcwrecrs , PALM SPRINGS, CA WoodBridge Pacific Group,6 . LLC 21285 MISSION N VIEJO, STE*230 2691 MISSION NE94 34 -816 949-348-6162 12 4 12 MASTER BEDR OM LIVING § KI HEN -I - BEDROOM 3 I ELEVATION "A" PLAN 3A Building Section a e l ?.) HANNOUCHE I ARCHITECTS 2070 PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27285 LAB R BL .STE #230 MISSION VIEJO, CA 92691 949-348-8162 To PLAN 3A Roof Plan HANNOUCHE ° " 8 16 P ARCHITECTS .o.. .,,o„as492.—T o„E;z,,,,. PALM SPRINGS, CA WoodBridge Pacific Group, LLC - 27286 I-AS RAMBIAS,STE 0230 MISSION VIEJO, CA 92691 949-348-8162 11 I 0 Rear TYPIcu '-� STUCCO Ir ii III If i I 1 ! I Front MANUF.'CONCRETE' GARAGE DOORS WITH VENEER GLASS PANELS TYPICA STUF J CCO I _ — -- - I I pEGORATIVE tb'W.X 6'H.PRECISION CONCRETE BLOCK SCREEN WALL Front PLAN 3B Elevations HANNOUCHE 0 4 e 16 A fRIR ITECTS �I m eo.an,m949211.2070 PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27285 LAS RAMBLAS,STE *230 MISSION VIEJO. CA 92691 949-348-8162 MANUE'CONCRETE' VENEER TYPICAL CSTUCCA EE Right — TYPICAL F M UF.'CONCREiE' VENEER L _ Leff PLAN 3B Elevations HANNOLJCHE 0 4 s II ARCHITECTS PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27285 L RAMBl ,STE *230 MISSION VIEJO,CA 92691 949-348-8162 12 / \ UL-- 12 14 I MASTER _ BEDROOM LIVING NO KITC EN J BEDROOM 3 i I ELEVATION "B" PLAN 3B Building Section HANNOUCHE o n 8 to h ARCHITECTS PALM SPRINGS, CA WoodBridge Pacific Group. LLC 27285 L f AMBI-AS. STE 4230 MISSION V EJO,CA 92691 949-348-8162 •C __ •_U \\ ❑ ,I • • i PLAN 3B Roof Plan HANNOUCHE 0 a e 16 ARCHITECTS - .. ..,0,.,0949�6'. o PALM SPRINGS, CA WoodBridga Pacific Group, LLC 27285 I-AS RAMBI-AS, STE *230 MISSION VIEJO,CA 92691 949-348-8162 W.I.C. I -� Cl --- � W.I.C. /' PANTRY BEDROOM 3 W.LC. BA. i y _ i I � MSTR. _ % LIVING NOOK BATH _ BEDROOM 2 LIN. ( \ KITCHEN � \ �> MASTER BEDROOM '� / "� �.? 0 PWD OFFICE U. DINING ri_, k i � 7 II I I - GAME ROOM ib-16v (OPT. BEDROOM 4) � �--- GARAGE I II I I I BA\4 t memo ED r--�--r—r--ir—r—r--n / � I 1 II II II II II II II ------ FLOOR PLAN - � _� � ------, PLAN 4 ?„ 3J0OS.F. "MMM%MNEMP� HANNOUCHE 0 n e 16 Af3CHITECT3 49.261 2.070 WoodBridge Pacific Group, LLC o..,o�,,, PALM SPRINGS, CA 27285 L S RAMBL ,STE #230 MISSION VIEJO. CA 92691 949-348-8162 i I I I I I I I � I I I I I I I I OOVS F--------------- - ---------- --------- ------------- ------------------ PLAN 4 Upper Plan HANNOUCHE o 4 8 ie ARCHITFCTS 949sv„.207 WoodBridge Pacific Group, LLC PALM SPRINGS, CA 27285LI RAMEJO. A 2691 MISSION VIE94 34 -816 949-348-8162 I I i I�i" BEDROOM 4 R 1_r I AU. PET SUITE/ FLEX ROOM SUPER LAUNDRY I BA\4 OPTION PLAN 1e4s.F. OPTION PLAN 1e4s.F. z OPTION PLAN soon _ PLAN 4 OPTIONS X � 0 4 6 16 HANNOUCHE _ w e� xmao��CHITECTS w e ovons 949261.2070 PALM SPRINGS, CA WoodBridge Pacific Group, LLC 272851 R BL S, STE *230 MISSION VIEJO.CA 92691 949-348-8162 TYPICAL STUCCO � _ I t 0 Rea r nPICAL N ANUF.STONE STUCCO VENEER . 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PALM SPRINGS, CA WoodBridge Pacific Group, LLC - 27285 L S RAMRIAS,STE #230 MISSION"EJO.C 92691 949-348-8162 a II� 12 JA I b I — I MASTER LI I G = NOQ< KITCHEN EDROOM BEDROOM I I b ELEVATION "All (ELEVATION IIBII SIM.) _ PLAN 4 Building Section HANNOUCHE _ 0 4 8 Ib ARCHITECTS w.e 131tl , 94926 E� " PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27285 SSI N"EJ , STE a2691 MISSION VIE94 34 92691 949-348-B162 i •< ------------ - --- i _- PLAN 4A Roof Plan �i ! HANNOUCHE o 4 8 15 pp�� AfiCHITECTS L .dE ..,o„ "926 '° PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27285 L R MBI AS, S1E *230 MISSION VIEJO.CA 92691 949-348-8162 TYPICAL STUCCO - I LL _L 7 I n I* Rear TYPICAL sTucco I I I I I I I i !II I a GARAGE DOOR WITH Front MANUF 'CONCRETE' GLASS PANELS VENEER T I - I l _ 4 r � Ili l o I -� - -- _.. _ — T __ li 11 _ a �I - I DECORATIVE 16-W.X W H.PRECISION CONCRETE BLOCK SCREEN WALL Front NUAW PLAN 4B Elevations HANNOUCHE o 4 e 16 t AacwTFCTs u p 94926 PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27285 LAS RAMBLAS.STE #230 MISSION MEJO,CA 92691 949-348-8162 NUf.'CONCRETE'VENEER VENEER TYPICAL STUCCO e I o 1 IIII I e II I I II SUDING PI. ll NG II II W II III GLASSG S�OR II II C GLASS ODOR II ICI L Right TYPICAL sruccG MANUF.'CONCRETE' VENEER a a I II { Leff PLAN 4B Elevations HANNOVCHE o a e m ARCHITECT$ 94926ry 2„O m]O WoodBridge Pacific Group, LLC M�+�=•.7o,=e.� w.,..,�„a,,. PALM SPRINGS, CA 27285 LASa MBL ' STE *23G MISSION VIEJO, CA 92691 949-348-8162 •C i, I•: __- 0 PLAN 4B Roof Plan HANNOUCHE 0 d B 16 ARCHITECTS Td9'ao PALM SPRINGS, CA WoodBridge Pacific Group, LLC 27285 L R MBL ' STE 0230 MISSION"EJO.CA 92691 949-348-8162 n 1 II CASITA I II I x BA.4 MASTER BEDROOM O 1 I I\ I 7 'WET SITTING � I (� r BAR _ i l MSTR. BATH WINE LN _ I MG DINING KITCHEN a F T eLAU. I I I icy 1 ENTRY -� MEDIA (OPT. BEDROOM 4)NTR j `= it R. WET II �_ � sir GARDEN 1 1 l BAR_ RA 3 I BEDROOM 2 ` W.LC, I GARAGE 1 1 ' 1 I � I I I , II -- "— - - II I. II I II II I 'I II II II Imi �� I _ _ I r FLOOR PLAN 3.627 S.F. PLAN 5 - " f`� HANNOUCHE 0 4 8 16 ARCHITECTS WoodBridge Pacific Group, LLC PALM SPRINGS, CA 27285 SAS N VIEJ , STE 0230 2691 MISSION ME94 CA —816 949348-8162 i r DR. � � r h , r BEDROOM 3 PET SUITE FLEX ROOM I W.I.C. —_� 3 \ i II II .I II II IINMI H H II II I II II 'I II II II II II II II II II II I II OPTION PLAN OPTION PLAN 231 S.F. OPTION PLAN 231 SF. PLAN 5 OPTIONS 1" HANNOUCHE 0 4 8 76 ARCHITECTS 94926120]O WoodBridge Pacific Group, LLC +�.« .•03a.� ��.�.o�.ov PALM SPRINGS, CA 27285[AS RAMBLAS.STE #230 MISSION VIEJO, CA 92691 949-348-8162 TYPICA STUCCO MANUF."CONCRETE' VENEER VENEEEE N STONE VENEER _1T I Rear TYPICAL STUCCO MANUF.STONE TRELLIS ��- VENEER \ 1 I r - _ PIAIN STAINLESS STEEL GARAGE DOORS Front C - -.- _ _- _ I _. 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