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HomeMy WebLinkAboutDP 04-81 - 51 CONDO UNITS PARKVIEW DRIVE - 1984 w 4 City of Palm Desert Department of Environmental Services Staff Report TO: Planning Commission DATE: June 5, 1984 CASE NOS: DP 04-81, TT 15634 and 225 MF REQUEST: Approval of a one year time extension for a development plan, tentative tract map and architectural review case to allow 51 condominium units on 10.5 acres located on the south side of Parkview Drive, west of Fairhaven Drive. APPLICANTS: SAN CLEMENTE GROUP DEVELOPMENT CORP. 647 Camino de los Mares #200 San Clemente, CA 92672 ENGINEERING SERVICE CORP. Allan Levin 71-537 Highway III Rancho Mirage, CA 92270 I. DISCUSSION: The effective approval date of these cases is May 28, 1981. A one year time extension was granted in 1982 and 1983. The development plan and tentative tract map replaced approvals which were granted in 1979 and 1980, respectively. The tentative tract map has only a six month extension remaining under city requirements. Therefore, any extension can only be to November 28, 1984. However, the development plan and architectural review cases can be extended indefinitely. Because of the lack of activity on this project since 1979 and imposition of new fees which cannot be imposed on time extensions, staff feels this request should not be granted. II. STAFF RECOMMENDATION: Staff feels this request is not acceptable and therefore recommends denial of a time extension. III. ATTACHMENT: A. Letter requesting extension. Prepared by Reviewed and Approved by /lr \ � ENGINEERING SERVICE CORPORATION 0300 CONSULTANTS IN CIVIL ENGINEERING&LAND PLANNING March 28, 1984 City of Palm Desert 73-510 Fred Waring Drive k1A 1984 Palm Desert, CA 92260 ENVIRONMENTAL SERVICES Attn: Mr. Ray Diaz, CITY OF PALM DESERT Director of Environmental Services Re: DP 04-81 , TT 15634, 225 MF Our W.O. 2111-2 Gentlemen : We respectfully request a one-year time extension of the approval and conditions for Tentative Tract No. 15634 and Development Plan No. 04-81 . The Map and Development Plan are due to expire on May 28, 1984 and the requested action will extend the approvals to May 28, 1985. If you require any additional information in order to grant this request, please contact the undersigned. Sincerely, ENGINEERIN SERVICE CORPORATION Allan Levin, P.E. Manager AL/pml cc: Bob Sims, ESCO-Culver City Eric Ruby, ESCO-Culver City Robert Krause, San Clemente Group Dev. Corp, 71-537 HIGHWAY 111 • RANCHO MIRAGE, CALIFORNIA 92270 • TELEPHONE 619,568-5997 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 PLANNING COMMISSION MEETING NOTICE OF ACTION Date: May 17, 1984 San Clemente Group Development Corp. Engineering Service Corp. 647 Camino de los Mares #2.00 Allan Levin San Clemente, CA 92672 71-537 Highway 111 Rancho Mirage, CA 92270 DP 04-81, TT 15634 and 225 MF The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of May 15, 1984. DENIED TIME EXTENSION REQUEST Any appeal of the above action may be made in writing to the director of environmental services, City of Palm Desert, within fifteen (15) days of the date of the decision. RAMON A. DIAZ, SECRETARY PLANNING COMMISSION RAD/lcr cc: File MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - MAY 15, 1984 2:00 P.M. - CIVIC CENTER COUNCIL CHAMBER. 73-510 FRED WARING DRIVE A STUDY SESSION WAS HELD PRIOR TO THE MEETING IN THE CONFERENCE ROOM, AT 1:30 P.M. I. CALL TO ORDER - 2:05 P.M. II. PLEDGE OF ALLEGIANCE - Commissioner Downs III. ROLL CALL Members Present: Commissioner Crites Commissioner Downs Commissioner Erwood Chairman Wood Excused Absent: Commissioner Richards Others Present: Ramon A. Diaz Steve Smith Phil Joy Barry McClellan Linda Russell IV. APPROVAL OF MINUTES: May 1, 1984 Moved by Commissioner Downs, seconded by Commissioner Crites, to approve the minutes as submitted. Carried unanimously 4-0. V. SUMMARY OF COUNCIL ACTION Mr. Diaz reviewed the actions of the council for the meeting of May 10, 1984. VI. CONSENT CALENDAR All matters listed on the consent calendar are considered to be routine and will be enacted by one roll call vote. There will be no separate discussion of these items unless members of the planning commission or audience request specific items be removed from the consent calendar for separate discussion and action. A. Case Nos. DP 0404-81 T 15634 and 225 MF - SAN CLEMENTE GROUP DEVELOPMENT CORP. AND ENGINEERING SERVICE CORP., Applicants Request for approval of a one year time extension for a development plan, tentative tract map and architectural review case to allow 51 condominium units on 10.5 acres located on the south side of Parkview Drive, west of Fairhaven Drive. Rec: Approve as presented by staff. Moved by Commissioner Downs, seconded by Commissioner Erwood, to approve the consent calendar item as presented by staff, denying the one year time extension request. Carried unanimously 4-0. Commissioner Downs noted that this decision was consistent with other similar requests in the past. VII. PUBLIC HEARINGS A. Continued Case No. CUP 84-1 - DONALD McMILLAN for TOP OF THE DESERT LTD, Applicant Request for approval of a conditional use permit and Negative Declaration of Environmental Impact to allow construction and operation of a 12,000 sq.ft. restaurant in a general commercial zone located on the west side of Highway 111, 300 feet northwest of Painters Path. CITY OF PALM DESERT STAFF REPORT To: Planning Commission Report on: Residential Development Plan Applicants: SAN CLEMENTE DEV. CORP. ENGINEERING SERVICE CORP. 647 Camino de los Mares, Ste. 200 71-537 Highway Ill San Clemente, CA 92672 Rancho Mirage, CA 92270 Case Nos: DP 04-81 and TT 15634 Date: May 5, 1981 I. REQUEST: Approval of a Residential Development Plan and 9 lot Tentative Tract Map (original approvals expired) , to allow construction of 51 condominium units on approximately 10.5 acres within the PR-7 S.P. (Planned Residential , maximum 7 d.u./ac. , Scenic Preservation) zone, generally located on the south side of Parkview Drive, west of Fairhaven Drive. LOCATIONAL 14AP: � RANCHO MIRAGE CITY UMIT . '�'"- ,IA — FALLS - ' -- . � CITY Of PART.C+ry. P.R.-7, S.P. + G� 71 0�4 $i P OF S. , 3 .A.. rIa A. KN\\SP � T tt t- Ili P. ), ,�Y�-- c: CID L .P. =� 44Ih AVENU -' II . BACKGROUND: A. ADJACENT ZONING North: City of Rancho Mirage South: PR-7, S.P. East: PR-7, S.P. ; R-2. (7) , S.P. ; R-1 12,000 West: PR-7, S.P. B. GENERAL PLAN LAND USE DESIGNATION: Medium Density Residential , 5-7 d. u./ac. C. ENVIR014MENTAL ASSESSMENT: The proposed project has been previously assessed in connection with Case No. DP 13-79, and no further documentation is deemed necessary by the Director. 1 POST OFFICE BOX 1977, PALM DESERT, CALIFORNIA 92261 TELEPHONE (619) 346-0611 PLANNING COMMISSION MEETING NOTICE OF ACTION Date: September 21, 1983 San Clemente Group Dev. Corp. Engineering Service Corp. 647 Camino de los Mares #200 Alan Levin San Clemente, CA 92672 71-537 Highway III Rancho Mirage, CA 92270 Re: DP 04-8.4 TT 15634, 225 MF The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of September 20, 1983. EXTENSION APPROVED TO MAY 28, 1984 Any appeal of the above action may be made in writing to the director of environmental services, City of Palm Desert, within fifteen (15) days of the date of the decision. RAMON A. DIAZ, SECR4 ARY PLANNING COMMISSION RAD/lcr cc: Coachella Valley Water District File c City of Palm Desert Department of Environmental Services Staff Report TO: Planning Commission DATE: September 20, 1983 CASE NOS: DP 04-81, TT 15634 and 225 MF REQUEST: Approval of a one year time extension for a development plan tentative tract map and design review case to allow 51 condominium units on 10.5 acres located on the south side of Parkview Drive, west of Fairhaven Drive. APPLICANTS: San Clemente Group Development Corp. 647 Camino de los Mares #200 San Clemente, CA 92672 Engineering Service Corp. Alan Levin 71-537 Highway 111 Rancho Mirage, CA 92270 I. DISCUSSION: The effective approval date of these cases is May 28, 1981. An extension was granted in 1982. The development plan and tentative tract map replaced approvals which were granted in 1979 and 1980, respectively. The delay in processing this time extension request was due to a number of oversights. Therefore, if this request is approved, it should be from the May 28 date. II. STAFF RECOMMENDATION: Staff feels this request is acceptable and therefore recommends approval of an extension to May 28, 198% III. ATTACHMENT: A. Letter requesting extension. Prepared by AN Reviewed and Approved by Ar -1- ENGINEERING SERVICE CORPORATION MOD CONSULTANTS IN CIVIL ENGINEERING 6 LANO PLANNING August 4, 1983 City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, CA 92260 Attn: Mr. Stan Sawa Principal Planner Re: Tentative Tract No. 15634 and Development Plan No. 04-81 Our W.O. 2111-2 Dear Stan: Recently our office contacted the Planning Dept. regarding the status of our time extension request for Tent. Tr. No. 15634 and DP 04-81 and we were in- formed that both had expired. I am enclosing a copy of our file copy of a letter which was sent to the City approximately 30 days prior to the map ex- piration date. This letter requests a one-year time extension for both the Tentative Map and the Development Plan. As you are aware, I have just recently transferred here to take over the management of our local office from Paul Ash. This transition is the reason for the delay in following up on our time extension request. Since a letter had been sent prior to the expiration date, is it possible that the time ex- tension request could be placed on an upcoming Planning Commission agenda for approval? Your assistance in helping us avoid the re-filing of the Tentative Map and Development Plan is greatly appreciated. If you have any questions or need additional information, please do not hesitate to give me a call . Sincerely, ENGINEERING VICE CORPORATION Allan Levin, Manager AL:pml Encl . (1) ENGINEERING SERVICE CORPORATION = 0 CONSULTANTS IN CIVIL ENGINEERING 6 LANO PLANNING April 28, 1983 City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, CA 92260 Attn: Mr. Ray Diaz Director of Environmental Services Re: Tentative Tract No. 15634 Our W.O. 2111-2 Gentlemen: We respectfully request a one-year time extension of the approval and conditions for Tentative Tract No. 15634 and Development Plan No. 04-81. The Map and Develop- ment Plan are due to expire on May 28, 1983 and the requested action will extend the approvals to May 28, 1984. If you require any additional information in order to grant this request, please contact the undersigned. Sincerely, ENGINEERIN SERVICE CORPORATION a�,A Asti. Paul Ash, P.E. Manager cc: Bob Sims, ESCO - Culver City 71-537 HIGHWAY 111 RANCHO MIRAGE, CALIFORINA 92270 • TELEPHONE 714-'568-5997 ul r MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - SEPTEMBER 20, 1983 2:00 P.M. - CITY HALL COUNCIL CHAMBERS I. CALL TO ORDER Vice Chairman Richards called the meeting to order at 2:00 P.M. II. PLEDGE OF ALLEGIANCE - Commissioner Crites III. ROLL CALL Members Present: Commissioner Crites Commissioner Downs Commissioner Erwood Commissioner Richards Chairman Wood Others Present: Ramon Diaz Stan Sawa Steve Smith Phil Joy Barry McClellan Linda Russell IV. APPROVAL OF MINUTES: September 6, 1983 Moved by Commissioner Downs, seconded by Commissioner Crites, to approve the minutes as submitted; carried unanimously 5-0. V. SUMMARY OF COUNCIL ACTION Mr. Diaz reviewed the actions of the council for the meeting of September 8, 1983. VI. CONSENT CALENDAR All matters listed on the consent calendar are considered to be routine and will be enacted by one roll call vote. There will be no separate discussion of these items unless members of the planning commission or audience request specific items be removed from the consent calendar for separate discussion and action. A. Case No DP' 04-81,)TT 15634, 225 MF - SAN CLEMENTE GROUP DEVELOPMENT CORP. AND ENGINEERING SERVICE CORP. - Request for approval of a one year time extension for a development plan, tentative tract map, and design review case to allow 51 condominium units on 10.5 acres located on the south side of Parkview Drive, west of Fairhaven Drive. B. Case Nos. DP 10-79, 203 MF - LOMA LINDA ANESTHESIOLOGY MEDICAL GROUP, AQUARIUS, JOHNNY & CAROL JOHNSON - Request for approval of an one year extension for a development and architectural commission case for a 116 unit condominium project in the PR-5 zone on the south side of Country Club Drive, east of Monterey Avenue. Mr. Diaz explained that because of extenuating circumstances, this was the fourth request for a time extension on Item B. The applicants are new owners of this project. MR. MIKE GRANT, attorney for owners, 4200 Orange Street, Riverside, explained that the present owners have only been owners of this project for one month. They became owners as a result of a foreclosure, no long term decisions have been made but hoped to get approval for this time extension. Commissioner Richards felt that this would set a precedent, and therefore, was not in favor of approving another time extension. Commissioner Erwood felt that these owners were being penalized for other's lack of action. Chairman Wood asked staff if the owners were aware of the city's procedures in terms of extensions. MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 20, 1983 Mr. Grant explained that these owners made a loan expecting to get principal and interest back but instead got property back. Commissioner Richards responded that when they entered into a contract they should have been aware of the possibility of problems like this arising. Commissioner Crites concurred. Moved by Commissioner Richards, seconded by Commissioner Downs, to approve Item A of the consent calendar, for a one year time extension, and deny Item B, being a fourth request for time extension. Carried 4-1 (Commissioner Erwood voting Nay; he was in favor of approval for both requests). VII. PUBLIC HEARINGS A. Case No. CUP 12-82 (Amendment) - TOWER GARDEN RESTAURANT and RICHARD ROEMER, Applicants Request for an amendment to a conditional use permit (for a restaurant/bakery) to allow an expansion of 708 sq.ft. for dining purposes in the C-1, S.P. zone located at the northeast corner of Sage Lane and El Paseo (73-260 El Paseo). Mr. Diaz stated he had received a telepone call from the applicant stating he may request a continuance at the time of this hearing. Chairman Wood opened the public hearing and asked if the applicant was present. MR. JOHN BAKER, explained that their attorney could not be present at this time and requested a continuance. Moved by Commissioner Crites, seconded by Commissioner Richards, to continue this case to October 4, 1983, 7:00 p.m. per applicant's request. Carried unanimously 5-0. B. Case No. DP 06-81 and TT 17794 Amendment Nos. 1 - ALEX ADAMEK and ROBERT RICCIARDI, Applicants Request for approval of a 71 unit condominium development on approximately 14.25 acres within the PR-5 (Planned Residential, 5 d.u./acre) zone generally located on the south side of Hovley Lane, 330 feet west of Portola Avenue. Mr. Joy reviewed the staff report and recommended approval. Chairman Wood opened the public hearing and asked if the applicant cared to make a presentation. MR. ROBERT RICCIARDI, 73-725 El Paseo, concurred with staff's recommendation and was present to answer any questions. Chairman Wood asked if anyone present wished to speak in FAVOR or OPPOSITION to this case. There being none, the public hearing was closed. The commission was concerned with the architecture, specifically the colors and landscaping. Mr. Ricciardi provided another rendering which showed the design of the development more specifically and explained the concept of the design. Moved by Commissioner Downs, seconded by Commissioner Richards, to approve findings as recommended by staff; carried unanimously 5-0. Moved by Commissioner Downs, seconded by Commissioner Richards, to adopt -2- MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - APRIL 20, 1982 2:00 P.M. - CITY HALL COUNCIL CHAMBERS I. CALL TO ORDER Chairman Kryder called the meeting to order at 2:05 P.M. II. PLEDGE OF ALLEGIANCE - Commissioner Wood III. ROLL CALL Members Present: Commissioner Crites Commissioner Miller Commissioner Wood Chairman Kryder Excused Absent: Commissioner Richards Staff Present: Ray Diaz, Director of Environmental Services Stan Sawa, Principal Planner Steve Smith, Associate Planner Linda Russell, Planning Secretary Others Present: Barry McClellan, Director of Public Works IV. APPROVAL OF MINUTES: April 6, 1982 Moved by Commissioner Wood, seconded by Commissioner Miller, to approve the minutes as submitted. Carried unanimously 4-0. V. SUMMARY OF COUNCIL ACTION Mr. Diaz reviewed the actions of the Council from the meeting of April 15, 1982. VI. CONSENT CALENDAR All matters listed on the Consent Calendar are considered to be routine and will be enacted by one roll call vote. There will be no separate discussion of these items unless members of the Planning Commission or audience request specific items be removed from the Consent Calendar for separate discussion and action. A. TT 15000 - PACIFIC COAST BUILDERS - Request for approval of a one year time extension. Rec: Approve as presented. B. DP 04-81 and TT 15634 - SAN CLEMENTE GROUP - Request for approval of a one year time extension. Rec: Approve as presented. C. TT 13881-4 - DAME CONSTRUCTION - Request for approval of a one year time extension. Rec: Approve as presented. D. i�DP 02-81, DP 03-81, TT 15633, TT 15640, and PM 17474 SUNRISE COMPANY - Request for approval of a one year time extension. Rec: Approve as presented. Moved by Commissioner Wood, seconded by Commissioner Miller, to approve the consent calendar items as recommended by staff. Carried unanimously 4-0. -1- City of Palm Desert Staff Report TO: Planning Commission DATE: April 20, 1982 CASE NOS: TT 15634 and DP 04-81 REQUEST: Approval of a one year time extension. APPLICANT: SAN CLEMENTE GROUP, 647 Camino de los Mares, San Clemente, California 92672. DISCUSSION: Tentative Tract Map 15634 and Development Plan 04-81, provide for the creation of 51 residential condominium units on 10.5 acres located on the south side of Parkview Drive west of Fairhaven Drive. This will be the first time extension for the subject application. STAFF RECOMMENDATION: That Planning Commission grant a one year time extension to Case Nos. TT 15634 and DP 04-81 subject to all previously imposed conditions continuing to be in effect. Prepared by: Reviewed and Approved By: /pa PLANNING COMMISSION RESOLUTION NO. 707 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A RESIDENTIAL DEVELOPMENT PLAN, TO ALLOW CONSTRUCTION OF 51 CONDOMINIUM UNITS LOCATED WEST OF FAIRHAVEN DRIVE AND SOUTH OF PARKVIEW DRIVE. CASE NO. DP 04-81 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 5th day of May, 1981, hold a duly noticed Public Hearing to consider a request by SAN CLEMENTE GROUP DEVELOPMENT CORP. for approval of a Development Plan -- to allow construction of 51 condominium units on approximately ten (10) acres within the PR-7, S. P. (Planned Residential , maximum 7 d.u./acre, Scenic Preservation Overlay) zone located west of Fairhaven Drive and south of Parkview Drive, more particularly described as: APN 621-320-001, 621-320-002, 621-320-003 621-320-004, 621-320-005 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedures to Implement the California Environmental Quality Act, Resolution No. 80-89" , in that the Director of Environmental Services has determined that the project has previously been assessed in connection with Case No. DP 13-79 and no further documentation is deemed necessary. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments , if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify their actions, as described below: a. The proposed project generally conforms to the intent and purpose of the PR Zone District. b. The proposed project is adequately suited for the specific site and is compatible with existing and proposed development in the area. C. The proposed project will not be detrimental to the health, safety and general welfare of the community. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That the Planning Commission does hereby approve Conceptual Development Plan No. 04-81, subject to those conditions attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 5th day of May, 1981 , by the following vote, to wit: AYES: BERKEY, KRYDER, MCLACHLAN, RICHARDS, MILLER NOES: NONE ABSENT: NONE ABSTAIN: NONE CHARLES MILLER, Chairman ATTEST: RAMON A. DIAZ, Secretary /lr PLANNING COMMISSION RESOLUTION NO. 707 Page Two CONDITIONS OF APPROVAL CASE NO. DP 04-81 1. The development of the property shall conform substantially with Exhibits (Case No. DP 04-81) on file with the Department of Environmental Services, as 7odified by the following conditions. 2. Prior to the issuance of a building permit for construction of any uses contemplated by this approval , the applicant shall first complete all the procedural requirements of the City which include, but are not limited to, Design Review, Subdivision process, and building permit procedures. 3. Construction of the total development may be done in phases; however, each individual phase shall meet or exceed all Municipal Code requirements to the decree that the City could consider each phase as a single project. 4. Construction of a portion of said project shall commence within one year from the date of final approval otherwise said approval shall become null , void and of no effect whatsoever. 5. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in additions to all municipal ordinances and State and Federal statutes now in force, or which hereafter may be in force. 6. All existing electrical distribution lines, telephone, cable antenna television, and similar service wires or cables, which are adjacent to the property being developed shall be installed underground as a part of development from the nearest existing pole not on the property being developed. 7. All requirements of the City Fire Marshal shall be met as, part of the develop- ment of this project per attached letter dated April 24; 1981. 8. Construction plans shall be submitted for approval to the City Fire Marshal prior to issuance of building permits. All conditions shall be made a part of construction and no certificate of occupancy shall be issued until complete. 9. Traffic control provisions shall be provided as required by the Director of Public Works. 10. Curb, gutter, sidewalk or approved pathways, and tie-in paving shall be pro- vided in conformance with City Standards and/or as required by the Director of Public Works. 11. Prior to issuance of a building permit for construction of any use contem- plated by this approval , the applicant shall first obtain permits and/or clearance from the following agencies: Riverside County Department of Health Palm Desert Design Review Board Process City Fire Marshal Coachella Valley Water District Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building and Safety at the time of issuance of a building permit for the use contemplated herewith. 12. No development shall occur on the subject property prior to the recordation of a tract map. 13. Perimeter streets shall be developed with full improvements to achieve the fn11nwinq: a. Parkview Drive, 44 ft. half street width; b. Fairhaven Drive, 33 ft. half street width to Parkview Drive. 14. All conditions of TT 15634 shall be met. 15. Tennis court(s) to be recessed as determined by Design Review Board. ` 'PLANNING COMMISSION RE UTION NO. 707 Page Three DEPARTMENT OF FIRE PROTECTION IN COOPERATION WITH THE rt COUNTY t - CALIFORNIA DIVISION OF FORESTRY RIVERSIDE DAVID L. FLAKE COUNTY FIRE WARDEN P.O. Box Zaa 210 WEST SAN JACINTO STREET PERRIS, CALIFORNIA 92370 ----TELEPHONE (714) 657-3183 April 24, 1981 Ramon A. Diaz r, City of Palm Desert APR 2L► i°t�i 45-275 Prickly Pear Lane Palm Desert, Calif. 92260 [�av�� + • �r, . L aC Reference: Tentative Tract No. 15634 & DP 04-81 Gentlemen: Provide the following fire protection in accordance with the Uniform Fire Code: 1. Install a water system capable of delivering 2500 GPM fire flow from any fire hydrant for a two hour duration in addition to domestic supply. The computation shall be based upon a minimum of 20 psi residual operating pressure in the supply main from which the flow is measured at the time of measurement. 2. Install Riverside County super fire hydrants located at each street intersection (a) but not greater than 500 feet apart in any direction. A. Exterior surface of hydrant barrels and heads shall be painted chrome yellow, and the tops and nozzle caps shall be painted green. ;-_• B. Curbs shall be painted red 15 feet in either direction from each hydrant. 3. Prior to recordation of the final map, the developer shall furnish the original and I three (3) copies of the water system plan to the Fire Marshal for review. i - 4. The water system plan shall be signed by a registered civil engineer and approved by the water company, with the following certification: "I certify that the design of the water system in Tract No. 15634 & DP 04-81 is in accordance with the requirements prescribed by the Fire Marshal . " Upon approval , the original plan will be returned to the developer. I 5. Prior to delivery of combustible materials to the building site, the required water system shall be installed, operating and delivering the required flow. 6. Second access is required into project. 7. Gates shall be electronically controlled from emergency vehicles by an approved system. Very truly yours, 1 t I DAVID L. FLAKE Firp Chief ERIC L. VOGTe� Fire Marshal - ELV:att cc: Jim Zimmerman, C.V.W.D. r -{ 1 r. ,lN. f z Ir s 45-275 PRICKLY PEAR LANE, PALM DESERT,CALIFORNIA 92260 TELEPHONE (714) 346-0611 PLANNING COMMISSION MEETING NOTICE OF ACTION Date: April 23, 1982 SAN CLEMENTE GROUP 647 Camino de los Mares San Clemente, CA 92672 CASE NO: TT 15634 and DP 04-81 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of April 20, 1982. APPROVED BY MINUTE MOTION Any appeal of the above action may be made in writing to the Director of Environmental Services, City of Palm Desert, within fifteen (15) days of the date of the decision. RAMON A. DIAZ SECRETARY PLANNING COMMISSION RAD/lcr cc: CVWD File s 45-275 PRICKLY PEAR LANE, PALM DESERT,CALIFORNIA 92260 TELEPHONE (714) 346-0611 REQUEST FOR COMMENTS AND CONDITIONS OF APPROVAL CASE NO: TT 15634 and DP 04-81 PROJECT: TENTATIVE TRACT MAP AND DEVELOPMENT PLAN APPLICANT: SAN CLEMENTE GROUP Enclosed please find materials describing a project for which the-following is being requested: Approval of a Residential Development Plan and 9 lot Tentative Tract Map (original approvals expired) , to allow construction of 51 condominium units on approximately 10.5 acres within the PR-7 S.P. (Planned Residential , maxi- mum 7 d.u./ac. , Scenic Preservation) zone, generally located on the south side of Parkview Drive, west of Fairhaven Drive, more particularly described as: APN 621-320-001 thru 005 The attached data was prepared by the applicant and is being forwarded to you for comments and recommended Conditions of Approval . The City is interested in the probable impacts on the natural environment (e.g. water and air pollution) and on public resources (e.g. demand for schools, hospitals, parks, power gener- ation, sewage treatment, etc. ) . Your comments and recommended conditions of approval must be received by this office prior to 5:00 p.m. _44)_ri1 24 1981 , in order to be discussed by the Land Division Committee at their meeting of April U , 1981 The Land Division Committee (comprised of Director of Environmental Services , City Building Official , City Engineer, Fire Marshal and a representative of CVWD) will discuss the comments and recommended conditions of approval and will forward them to the Planning Commission through the staff report. Any informa- tion received by this office after the receipt deadline will not be discussed by the Land Division Committee nor will it be forwarded to the Planning Commission for consideration. Sinc y, Ramon A. Diaz Director of Environmer o Services PLEASE RETURN MAP WITH COMMENTS • - total - -ject - �IIII► _ 1•• , c _ ` 1 51 units total A �` lake A entry feo�wolls to eV � ii i -. 490AY owner's security control ...., security goie pool wood deck Pool i�. iR► , + i ••rpedestrian • • ti ice•unit type —ken goss I,�►� .'�>>, A!"�' � �� .ram '• one side onty %x*,en tennis courts 3d wide rood dedmhon --7 sunken rocket bal wit. 1 1 •prqmed Me t access 4oss block) �,_ March 11, 1982 City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, California 92260 Re: Tract 15634 - Palm Desert `)Gentlemen: , P cy Will you please extend the approvals of the Tentative Map and Development Plan for the above-referenced tract which are to expire May 28, 1982 for one year with a new expiration date of May 28, 1983. Thank you for your help in this matter. Ve t you s, o e Kraus P s den RJK:s j d- ga 3700 CENTRAL AVENUE • RIVERSIDE, CALIFORNIA R.W.RIDDELL Eastern Division Distribution Planning Supervisor Mailing Address P.O. BOX 2200, RIVERSIDE, CALIFORNIA 92516 April 27, 1981 Location of Nearest Gas Pain: Parkview Drive City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, CA 92260 Gentlemen : Re: TT 15634 and DP 04-81 This letter is not to be interpreted as a contractual commitment to serve the proposed project; but only as an information service. Its intent is to notify you that the Southern California Gas Company has facilities in the area where the above named project is proposed. Gas service to the project could be provided from an existing main without any significant impact on the environment. The service would be in accordance with the Company's policies and extension rules on file with the California Public Utilities Commission at the time contractual arrangements are made. The availability of natural gas service, as set forth in this letter, is based upon present conditions of gas supply and regulatory policies. As a public utility, the Southern California Gas Company is under the jurisdiction of the California Public Utilities Commission. We can also be affected by actions of federal regulatory agencies. Should these agencies take any action which affects gas supply or the condition under which service is available, gas service will be provided in accordance with revised conditions. We have developed several programs which are available, upon request, to provide assistance in selecting the most effective applications of energy conservation techniques for a particular project. If you desire further information on any of our energy conservation programs , please contact this office for assistance. A", R. W. Ridd l Distributi n Planning Supervisor Y , f� J• 45-275 PRICKLY PEAR LANE, PALM DESERT, CAUFORNIA 92260 TELEPHONE (714) 346-0611 REPORT OF PLANNING COMMISSION ACTION DATE May 11, 1981 APPLICANT(S) SAN CLEMENTE DEVELOPMENT CORP. ENGINEERING SERVICE CORP. 647 Camino De Los Mares, Ste 200 71-537 Highway 111 San Clemente, CA 92672 Rancho Mirage, CA 92270 CASE NO: DP 04-81 & TT 15634 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of May 5 1981 CONTINUED TO DENIED BY PLANNING COMMISSION RESOLUTION NO. x APPROVED BY PLANNING COMMISSION RESOLUTION NO. 706 & 707 x PLACED ON THE AGENDA OF THE CITY COUNCIL Ma� 28. 1981 , FOR PUBLIC HEARING. Any appeal of the above action may be made in writing to the Director of Environ- mental Services, City of Palm Desert, within fifteen (15) days of the date of the decision. • RAMON A. DIAZ NOTE: PLEASE SIGN AND RETURN � PALM DESERT PLANNING COMMISSION I accept and agree, prior to use of this permit or approval , to comply with all the conditions set forth and understand that the Department of Building and Safety will not issue a building permit or allow occupancy on the use permitted until this signed confirmation has been received by the Department of Environmental Services. Date Applicant's Signature cc: Coachella Valley Water District �,/ File CITY OF PALM DESERT STAFF REPORT To: Planning Commission Report on: Residential Development Plan Applicants: SAN CLEMENTE DEV. CORP. ENGINEERING SERVICE CORP. 647 Camino de los Mares, Ste. 200 71-537 Highway 111 San Clemente, CA 92672 Rancho Mirage, CA 92270 Case Nos: DP 04-81 and TT 15634 Date: May 5, 1981 I. REQUEST: Approval of a Residential Development Plan and 9 lot Tentative Tract Map (original approvals expired) , to allow construction of 51 condominium units on approximately 10.5 acres within the PR-7 S.P. (Planned Residential , maximum 7 d.u./ac. , Scenic Preservation) zone, generally located on the south side of Parkview Drive, west of Fairhaven Drive. LOCATIONAL MAP: RANCHO MIRAGE CITY UMIT IA — FALL5 — `J' ®I= Jl' CITY OF PAV 0 RT CAy U— P.R.-7, S.P. P c. G� r rw 4-. - -- f P.R.-7, DP 04-�i S.P 3 PA— V � fi I T ttt i ,�,�' i T I 2 -- --p +, - s P. .-7 S (4), _ yop PC. 111. COL S.P � (4),S.P T -1_- � S.IB-2 is PI 44th AVENUE ' II. BACKGROUND: A. ADJACENT ZONING North: City of Rancho Mirage South: PR-7, S.P. East: PR-7, S.P. ; -R-2 (7) , S.P. ; R-1 12,000 West: PR-7, S.P. B. GENERAL PLAN LAND USE DESIGNATION: Medium Density Residential , 5-7 d.u./ac. C. ENVIRONMENTAL ASSESSMENT: The proposed project has been previously assessed in connection with Case No. DP 13-79, and no further documentation is deemed necessary by the Director. STAFF REPORT CASE NOS. DP 04-81 and TT 15634 May 5, 1981 PAGE TWO D. PREVIOUS PERTINENT CASES: DP 13-79 - San Clemente Group Development Corporation; Development Plan for the subject site, approved by Planning Commission Resolution No. 544, on October 30, 1979 (approval expired) . TT 15634 - San Clemente Group Development Corporation; Tentative Tract Map for subject site, approved by City Council Resolution No. 80-12, on February 14, 1980 (approval expired) . E. AREA/DENSITY CALCULATIONS: - Gross Site Area, 10.5 acres - Total Dwelling Units, 51 - Density, 4.85 d.u./ac. F. NET SITE/OPEN SPACE REQUIREMENTS: - Net Site (excluding street dedication) = 9.93 acres - Required common open space (50" of net site) = 4,965 acres - Proposed common open space (54% of net site) = 5,410 acres G. RECREATION AMENITIES: - 2 swimming pool recreation areas - 2 tennis courts, and racquet ball courts H. DWELLING UNIT DESCRIPTION: 51 , 2 bedroom, 2 bath units ; ranging in size from 1 ,113 sq.ft. to 1 ,432 sq.ft. I . PARKING ANALYSIS - Required parking, 2 covered spaces per unit, plus 0.5 open guest spaces per unit (total 128 required) . - Proposed parking, 2 garage spaces per unit, 29 open guest bays , plus parking on one side of a 32 ft. wide private street, and 6 screened storage parking spaces. J. LOT DESCRIPTION: Lots 1 to 7 contain condominium units and buffer areas ; Lots A and B define the interior private streets. III. DISCUSSION: A. PROJECT DESIGN - features duplex to fourplex buildings served by a perimeter internal private loop street, with a water element run- ning through the interior of the project. Access is by means of Parkview Drive, and an emergency entrance is located on Fairhaven Drive. B. ARCHITECTURAL DESIGN - representative elevations have been submitted to depict the architectural approach. While the unit floor plan is based on a single story, the roof design incorporates a "clerestory" providing for a variation in roof elements and height to 18 ft. C. DESIGN REVIEW - the project exhibits were informally discussed with the Design Review Board, for purposes of providing input to Staff in 1979 during the first review of DP 13-79. Members of the Board indicated that they would prefer to see the lake area width reduced, with units jogged in and out more. STAFF REPORT CASE NOS. DP 04-81 and TT 15634 May 5, 1981 PAGE THREE III. DISCUSSION (CONTINUED) C. Staff would like to remind the applicant that prior to recordation of the final. Tract Map and issuance of building permits, formal approval of all architectural and landscaping plans by the Design Review Board is required. This approval has not yet been obtained. D. FAIRHAVEN DRIVE DESIGN - The approval of original Development Plan provided a knuckle at the northerly end of Fairhaven Drive. Staff have restudied this situation and recommend that the street continue northerly to Parkview Drive. The reasons for this are: 1 . The present Fairhaven Drive which runs northeasterly to Parkview Drive while offered for dedication, has not been accepted by the City. 2. The present intersection of Fairhaven Drive and Parkview Drive is too close for safety to a main entrance for a condominium project on the north side of Parkview Drive. 3. Traffic safety would dictate that it would be desirable to have Fairhaven Drive intersect Parkview Drive perpendicularly. The applicant has verbally agreed to this change. E. TENTATIVE TRACT MAP - Specific findings and justification must be made in order to recommend approval of a Tentative Tract Map to the City Council . Those findings are as follows: 1 . That the proposed map is consistent with applicable general and specific plans. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. 3. That the site is physically suitable for the type of development. 4. That the site is physically suitable for the proposed density of development. 5. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 6. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The justification in support of those findings are as follows: 1 . The adopted General Plan indicates 5-7 d.u./acre, and the proposed Tract Map provides 4.85 d.u./acre. 2. Adjacent private streets will be improved and drainage facilities will be provided in conformance with the adopted General Plan and Master Drainage Plans. The proposed residential development and surrounding Country Club, is consistent with the adopted General Plan. 3,4. The site is of sufficient size, shape and topography for the proposed type and density of development. STAFF REPORT CASE NOS. DP 04-81 and TT 15634 PAGE FOUR III. DISCUSSION (CONTINUED) 5,6. The design of the subdivision is not likely to cause substantial environmental damage or serious public health problems because it will be developed in concert with applicable local , state and federal regulations. 7. There have been no easements acquired by the public at large for access through or use of property within the proposed subdivision. Based on the justification, there appears to be sufficient grounds for approval . IV. STAFF RECOMMENDATION: Staff would recommend that the Planning Commission adopt Resolution Nos. and "A Resolution of the Planning Commission of the City of Palm Desert, California, recommending approval to the City Council of a Tentative Tract Map to allow construction of 51 condominium units on approximately 10.5 acres located on the south side of Parkview Drive west of Fairhaven Drive; and "A Resolution approving a residential development plan to allow construction of 51 condominium units located west of Fairhaven Drive and south of Parkview Drive. " iq total project sxnTay % 1 w` so. 51 units laid a2 %.Aguest parkrg ������• f����.. = • � : - owner's security cmW �rsecurity 9* N.. ..,, il�r burtain'Ad pod —xity gate . `.� wood br� wood dock as .. . S .. 1•I c one side G sj*en tennis courts 8 • • a. . h q o 4r ail) `r.;���j'� ,�� •.�� � • _ n ,�_ .�� •• �....�. �� `s j 31 �; lea '°`���� / u •is � � ::�a � .'l�,rirl�' c.� 'i=�" i 'r•;� •r'� •: � D •J1, 'r ~j' � W p �J� fU . �'� AID 4 e 4f � &..• it !o•�d�ial•i� .fie. ,��_ oex'.;�IO�s : } AP� �zf'=l8rvov � r ov - Y9 -at l9pannv� `c. — O 0 I � - ttc cE — cuter /�j� /c„rrrlA�4L v V v.o 5 1111 —1.�es•e,CMK�We wa pa 14 •.0405 wW cm0.5022 76651nnnem slreel.w.e]15•..n1a ngn�u.caulwnw 90.OS 11t01.SO-S074, ■■meon .. ■■..■. �iid.1.'��� 3■..� =C _ .o..... j L ■.■ 9 I�... � ..w.w..w INNESso oa u.r � • F t.Y.iN.I / ■ua. !.w.. ■ Hill ��i►: MEMO • _ M.Ly-4 r 4-J u 120 0 0 o ---u7�l -.IlO0 . .......... Q T 0 0 1 0 c?o 0 0 oa r 0 00 0 II a Isl II 0 c63 it II 19 17S daTeile gap p(Jrn desert, odk= r r E f! vito cetta, a.i.a. and associates • architecture and planning • a professional corporation 2665 thirtieth street, suite 215 • santa monica, california 90405 (213) 450-5022 randy washington associate October 1, 1979 City of Palm Desert Department of Environmental Services Planning Division 45-275 Prickly Pear Lane Palm Desert, CA 92260 Re: The Waterworks Palm Desert, CA Dear Sirs: The San Clemente Group Development Corporation is proposing a 51 unit townhouse community, The Waterworks. All units front on a manmade lake that meanders through the center of the site providing a focus for the project. The lake concept is intended to create a cool, tranquil environment that increases the sense of privacy. The density of the project is also less than the maximum allowable, adding to the feeling of openness. All townhouses are passive solar, one story buildings with heavy box outs, blue tile roofs, and attached covered parking. In addition to the lake, there are numerous recreational amenities such as tennis courts, raquet ball courts, 2 swimming pools and 2 jacuzzi. A security gate system and information booth for guests are located at the entrance on Parkview Drive. Convenient guest parking is provided throughout the project. The Preliminary Development Schedule for The Waterworks will be in two phases. Phase I will begin 1~4ay-t' $9-and will include 28 units. The remaining 23 units will be built in Phase II with a final completion date of kvgvst-1461. In additional to the proposed site plan, we are providing the following quantitative data: Project Summary Unit Type Quantity SF/Unit Parking Required and Provided A 2BR 21 1113 SF 21 B 2BR 16 1223 SF 16 C 2BR 14 1432 SF 14 Total 51 units 51 spaces 26+ guest spaces 77+ spaces 2 - Parcel Size 10.05 Acres Proposed Lot Coverage of Buildings 83,400 SF Net Residential Density 5 DU/Acres Open Space 223,644 SF Lake 60,000 SF Recreation Facilities 38,000 SF Patios 18,000 SF We will supply any additional information at your request. Si cerely, Vito Cetta r4 r7 -i INTEROFFICE MEMORANDUM J1 APR 2 IOU City of Palm Desert SE%ii;CGS CI fy OF PA.-L 9 DESERT TO: Director of Environmental Services FROM: Director of Public Works SUBJECT: TT 15634 DATE: April 28, 1981 The following should be considered as conditions of approval for the above case: (1 ) Drainage and signalization fund fees as required by City ordinance shall be paid prior to recordation of the final map. (2) Full public improvements, including traffic safety lighting as required by ordinance and the Public Works Director, shall be installed in accordance with City standards. (3) Improvement plans for water and sewer systems shall be approved by the respective service districts. (4) Complete improvement plans and specifications shall be submitted as required by ordinance to the City Engineer for checking and approval before construc- tion of any improvements is commenced. The subdivider shall submit "as-built" plans prior to acceptance of the subdivision improvements by the City. (5) All private streets shall be inspected by the engineering department and a standard inspection fee shall be paid. (6) Landscaping maintenance on Parkview Drive shall be provided by the homeowners association. (7) All utilities shall be undergrounded. (8) Areas shall be annexed at appropriate improvement districts having jurisdic- tion over the subject area. (9) On-site retention facilities shall be provided in accordance with Ordinance 218. (10) The subdivider shall dedicate and fully improve Parkview Drive to 44-foot half street standards and Fairhaven Drive 33-foot wide half street standards. (11 ) Interior private streets shall be constructed with standard curb and gutter. BARRY- cCLELLAN DIRECTOR OF PUBLIC WORKS BPS/ms / DEPARTMENT OF F|REPR[]TE,- . .[]N IN COOPERATION WITH THE OUNTY CAL FORMA DIVISION or ponssrRY 'RIVERSIDE MAY DAV|DL. FLAKE P.O. BOX 248 COUNTY FIRE WARDEN xm WEST sAw /Ac/wroSTREET PERR|s. CALIFORNIA 32370 r��r:�, T��`����r-;TELsp*ows n14) ssr'a`oa April 24, 1981 Rd0OD A. Diaz � ���� � � \^o� City of Palm Desert ' ^ '` 45-275 Prickly Pear Lane EiENT�L5ERyiCES Palm Desert, Calif. 92260 Cl-ly OF pALM DESEFT Reference: Tentative Tract No. 34 Gentlemen: - Provide the following fire protection in accordance with the Uniform Fire Code: l. Install a water System capable Of delivering 2500 GPM fire flow from any fire hydrant for d two hour duration in addition to domestic supply. The CDmpUtatioDShall be based upon O minimum of 20 psi residual operating pressure in the supply main from which the flow is measured at the time Of measurement. 2, Install Riverside County super fire hydrants located at each street intersection /a\ but not greater than 500 feet apart in any direction. A. Exterior surface of hydrant barrels and heads shall be painted chrome yellow, and the tops and nozzle caps shall be painted green. B. Curbs Shall be painted red 15 feet in either direction from each hydrant. 3. Prior to recordation Of the final map, the developer Shall furnish the original and three /3\ copies of the water system plan to the Fire Marshal for review. 4. The water system plan shall be signed by d registered civil engineer and approved by the water company, with the following certification: "I certify that the design Of the water system in Tract No. 15634 & DP 04-81 is in aCC0rddDC8 with the requirements prescribed by the Fire Marshal . " Upon approval , the original plan Will be returned to the developer. 5. Prior to delivery of combustible materials to the building site, the required water system Shall be installed, operating and delivering the required flow. 6. Second access is required into project. ' 7. Gates shall be electronically controlled from emergency vehicles by an approved system. Very truly yours, DAVID L. FLAKE :Fir Chief ERIC L. VOGTZ Fire Marshal `. ELV:dtt Cc: Jim Zimmerman, C,V.W.D. - � l �✓ 45-275 PRICKLY PEAR LANE, PALM DESERT CA. 92260 **DEVELOPMENT PLAN** DEPARTMENT OF ENVIRONMENTAL SERVICES RESIDENTIAL PLANNING DIVISION San Clemente Group Development Corporation Applicant (pieose print) 647 Camino De Los Mares ( 714)496-0065 Mailing Address 17-!e hone San Clemente , California 92672 City State Zip-Code REQUEST: (Describe specific nature of approval requested) Conceptual approval of 51 unit townhouse development — Waterworks , Palm Desert PROPERTY DESCRIPTION: 5 Adjacent parcels located at corner of Fairhaven Park and Parkview Dr . , Palm Desert , California ASSESSOR IS PARCEL N0. 621-320-001 , 621-320-002 , -003 , -004 , -005 EXISTING ZONING PR-7 SP Property Owner Authorization THE UNDERSIGNED STATES THAT THEY ARE THE OWN (S)OF THE PROPERTY DESCRIBED HEREIN AND HEREBY GIVE AUTHOR- IZATI N FORT E FILING OF THIS APPLICATION. April 3 , 1981 SIGNATURE DATE AGREEMENT ABSOLVING THE CITY OF PALM DESERT OF ALL LIABILITIES RELATIVE 10 ANY DEED RESTRICTIONS. I DO BY MY SIGNATURE ON THIS AGREEMENT, ABSOLVE THE.CITY OF PALM DESERT OF ALL LIABILITIES REGARDING ANY DEED RES- TRICTIONS T A]ZE APPLICABLE TO THE PROPERTY DESCRIBED HEREIN. U April 3 , 1981 SIGNATURE DATE Applicant,s Signature gz�4 X(L" April 3 , 1981 SIGNATURE DATE (FOR STAFF USE ONLY) ENVIRONMENTAL STATUS ACCEPTED BY ❑ MINISTERIAL ACT E.A. No. _ E, CATEGORICAL EXEMPTION CASE No. UP 0I,-g-1 ❑ NEGATIVE DECLARATION 0 OTHER REFERENCE CASE NO. 'T •✓ 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-06 S, REQUEST FOR COMMENTS AND CONDITIONS OF APPRO L S � r Case No. : DP 13-7 Project: Development Plan Residential Applicant: San Clemente Group Dev. Corp. Enclosed please find materials describing a project for which the following is being requested: approval of a 51 unit townhouse development located at the corner of Fairhaven Dr. and Parkview Drive. The attached data was prepared by the applicant and is being forwarded to you for comments and recommended Conditions of Approval . The City is interested in the probable impacts on the natural environment (e.g. water and air pollution) and on public resources (e.g. demand for schools, hospitals , parks, power generation, sewage treatment, etc. ) Your comments and recommended conditions of approval must be received by this office prior to 5:00 p.m. Oct. 19, , 1979, in order to be discussed by the Land Division Committee at their meeting of Oct. 24, 1979. The Land Division Committee (comprised of Director of Environmental Services , City Building Official , City Engineer, Fire Marshal and a representative of CVCWD) will discuss the comments and recommended conditions of approval and will forward them to the Planning Commission through the staff report. Any information received by this office after the receipt deadline will not be discussed by the Land Division Com- mittee nor will it be forwarded to the Planning Commission for consid- eration. Very truly yours, Paul A. Williams Director of Environmental Services PAW/ks PLEASE RETURN MAP WITH COMMENTS 21011 01. HIL ilkw■'! • i i I�I' ♦ _ � 1 f� �—ram - • � ■ •.,�,r<<�. ... . isi�=u411t+= •.rrrrr�. ........ • .•...... ...... Now anummal • i1. ORE.m ! E I--.. EMIUMNE MIEN I - n ...: n _ O �I�rY.'iYM�• n� •-----�. i • • 80 - ' i _ 1! '4A� 'Q1 • ��l � 7�.�1�� .�.. <,("`�r�;x '?! 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