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HomeMy WebLinkAboutTT 5797 PORTOLA AVENUE IRONWOOD COUNTRY CLUB 1976 City of Pale Desert TENTATIVE TRACT NO, 5797-PD Environmental Assessment k2o 0 34-.PD Planning Cc►mi.ssion Hearing Date: 7r1l74 Agenda Item: Related. gilds: C.I . 1a82 F.IAMING DEPARILMENT REPORT R Qi'4MATION: APPROVAL, subject to attached conditions Based on the following findings: 1) to-auld be consistent tdVn the General Plan., 2) The provisions of the California as Environmental Quality Act (CFt ) have, previously been complied with, 'with respect To the project, and there has, been no substantial change in either the project as originally areviermd Or' the of vumstances under dsieh the project is to be undertaken. An Environ- mental. Impact Report was filed in connection with nIklv+er Spur" project in June,o 1972.k CL-1382Fo PACTS: 1) Applicant: Silver Spur Associates 2) Engineer: Pacific RIM 3) Location: - Est side of Hariposa Drive and North of Irontree Drive 4) Parcel Size: 1503 Acres 5) Existing Roads: Mariposa Drive, Irontxee Drive-private streets 6) Existing Lad. Use Vacant. 7) Surrounding Land Use: Condominiums 8) existing Zoning: R-2-7000 & R-2-8000 9) Density: 5.5 per gross acres la) Ganeral Ilan Elements: Land Use. Medium Density- 5-10 D.U./Acre Open Space & Conservation: Urban areas C ix,cul.a tion: Portela Avenue -• 100' R/W 11) Plat Plan Description: Indicates 84 Lots, tennis courts, clubhouse and pools 1.2) Agency Recomendations: Road: Private roadways mod; Private roadways Mead- As per letter .•L• 3s .. .:y:•yt� No /cadommelnt �.� letter q }�y� ,,__W 4kar_r9 ' ' _: As per left i L�e; Fire flow ivequirentents as established on Conditional. Use Permit No. 13€ 2E will. apply t* tnIs tract', The private access easeirents shall be Increased to 24-foot width to allow f'or better access and turn-around for large fire appara- tus, Duking construction aceceu muse be provided to all units for fire apparatus. Fire h:pdra€tts and relater gains shall, be installed., operating, and delivering he. required fare flo-,ws prior to the arrival of cem- bustib" materials on the building site, p=auant to City of Pala Desert Grdinance No. 26 (1973 Wwifbimi Fire Cede) IFe t Suggests separation bet-wten. build- ings and .not more thw-3 s:L: per structure. "Not sufficient Information to make constructive criticism .Meer than on density. a. The al�ea devoted to apartments appears to be overly dense and tke units appear to be undersized. Mis is in the Ironwood Country Club area)" City of Palo Desert TemUtive.Tract No. 579.7-�FDD Planning �Depar�tmnt 96ii6 '' PUP Two 1) Consistency with General glare: J?roJeat Is consistent cdth Cove Coammities (;emral Flan o 2) Envimumental Impact: The provis ions of the California Dhvironmental Qual- Ity Act (CEQA) .have pr"iously been coWlied.witt, with respect to the project, and there has been no substa�ntiai mange in either the project as origlnaUy reviewed or the. elvaukstances under which the pro jest 3s to be unda_stakeu.% An Envirommtel impact Deport was filed In connection with "Silver Sp0r" project in June; 1972.,,CU-1382Ee ffla a 5: a,££ Report: 6/20/74 E ai 1.J'C,lM #7 (:111rY Ol? 11A.1_,T o D1:Sl:1�"r NO'T'WE 0'1 I:)1_;';!'li l?1lrlNll'i'f.C)N Case No. Tract 5797 A.ppli.cant; Silver Spur Associates� M^^_�-�� P. 0. Box 1727 Palm Desert, California 92260 Description* of Project: Time extension on tentative map for an 82.-unit subdivision in the Ironwood Country Club project. E. 1, R, City Council Action E. 1, l.. Required Yes No_ x (see attached form) Date: 11/21/15 If yes, Date: Draft E. I. R. Received Submitted for Corrections Submitted to Consultant Draft E, 1. R. Circulated I\Totice of Completion Sent to Secretary of Resources Agency Draft E.I. R. Considered by :City .Council City Council Action: Consideration of Draft E. 1, R. N.A. Date: Action: Final Action on Project: Date: January 22, 1976 Action: Approved by the City Council Date Filed with County Clerk ' January 26, 1976 cc: File Applicant CITY O1+ PAL,M DIES -1,11 T NEGATIVE" DECLAIIA'TION Case No. : Tract 5797 Applicant : Silver Spur Associates . P. O. Box 172 7 Palm Desert, California 92260 ; Description of Project: Request for a 12-month time extension on the tentative map for a 37-unit planned residential development subdivision on 11 acres in the Ironwood Country Club project and located south of Portola Avenue and east of Mariposa Drive. Finding: Project will not have a significant impact on the environment and will not produce.substantial adverse effects. Justification: Project is part of an on-going residential/recreational development comprising almost 900 acres. The major utility improvements have already been installed. Any interested citizen may appeal this determination to the Planning Commission within eight (8) days of the date of the posting of public notice by filing an appeal in accordance with Resolution No. 74-14 with the Department of Environmental Services located at 45-275 Prickly Pear Lane, Palm Desert, California. If no appeal is filed within said time, this determination shall be final. Date Filed with County Clerk (within five days) 11-21-75 Date Public Notice Is Posted: 11-21-75 cc:-,,Applicant Date Appeal Period Expires: '-County Clerk File- 11-29-75 " Don Shayler, 73-893 Hwy 111, P. D. F 45--275 PRICKLY PEAR;Lr^nN-E, RALM DESERT,,CALIFORNIA 922BU TELEPHONE "('7K.i 540v.-0611 REPORT OF PLANNING GOMISSION ACTION 'DATE . 1/14/76 APPLICANT Silver Spur Associates P. 0. Box 1727 Palm Desert, Ca. 92260 CASE NO. Tract 5797 - Time Extension The Planning Commission of the City of Pa.1m Desert has considered your request and taken the following action at its meeting of 1/13/76 CONTINUED TO DENIED X APPROVED BY PLANNING CO�LMISSION RESOLUTION No . ill PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR CONCURRENCE WITH THE PLANNING COMMISSION DECISION. X PLACED ON THE AGENDA OF THE CITY COUNCIL OF 1/2 2/7 6 FOR ftl3tAt/ HEARING. 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. PAUL A. WILLIAMS, Secretary Palm Desert Planning Conmission Applicant County Road Department CVCWD Don Shayler F 1 ,•INNING COMMISSION RESOLUTION NO.qr t1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, SETTING FORTH ITS FIND- INGS AND RECOMMENDING TO THE CITY COUNCIL, APPROVAL OF A 12-MONTH TIME EXTENSION OF A TENTATIVE MAP TO ALLOW FOR DEVELOPMENT OF AN 82-UNIT PLANNED RESIDEN- T.IAL CONDOMINIUM PROJECT ON 15.3 ACRES OF LAND, GENER- ALLY LOCATED NORTH OF IRONTREE DRIVE AND WEST OF MARI- POSA DRIVE. CASE NO. TRACT 5797. WHEREAS, the Planning Commission of the City of Palm Desert, did ' receive a verified application from Silver Spur Associates, requesting approval of a tentative map time extension on 15.3 acres of land, located in the R-2-7000 . zone and situated north of Irontree Drive and west of Mariposa Drive more parti- cularly described as: a portion of Section 32, T.5S. , R.6E. , SBB & M and Lot 2, Tract 5052, MB 78-66-67 WHEREAS, said application had complied with the requirements of the "City of Palm Desert Environmental Quality Procedure Resolution Number 74-14" , in that an Environmental Assessment`form was submitted and a Negative Declaration was made by the Director of Environmental Services on November 21, and the appeal period has expired, and; WHEREAS, The Planning Commission did take into consideration the Tentative Map as submitted, and the reports of the various reviewing agencies; WHEREAS, the Planning Commission did find that the subject Tenta- tive Map does substantially comply, with the State Map Act, as amended. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert as follows: 1) that the above recitations are true and correct and constitute the findings of the commission in this case; 2) that it does hereby recommend approval of a time extension to January 25, 1977 to the City Council of the City of Palm -Desert of the above described .Tentative Man. PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning Commission held on the 13th of January, 1976, by the following # vote to wit: 1 AYES: BERKEY, MULLINS, VAN de MARK, WILSON NOES: ABSENT: ABSTAIN: WILLIAM SEIDLER, Chairman ATTEST: •W PAUL A. WILLIAMS, Secretary " CONDITIONS OF APPROVAL -TRACT NO. 5797 1. All improvements shall conform with County Subdivision Standards Schedule A unless modified by these conditions. All private streets shall not be dedicated. 2. All street improvements shall be designed and constructed in conformance with Riverside County Road Improvement Standards. All street improvement widths shall be as follows: a. Ironwood Drive shall be improved with asphalt concrete paving and concrete curb and gutter located 38' from centerline on the north side and with a 12' travel lane on the south side of the centerline along the entire south boundary of the tract. 3. If the subdivider does any lot grading, he shall submit one reproducible brownline and four prints of a comprehensive grading plan to the Riverside County Surveyor' s Office. Prints of the grading plan will subsequently be transmitted from the Surveyor' s Office to the Flood Control District and Department of Building and Safety for review and approval and shall be in compliance with the Uniform Building Code, Chapter 70, as amended by Ordinance 457. 4. The subdivider shall submit for approval a soils report for stability and geological study to the Riverside County Surveyor's Office prior to recorda- tion of the final map. 5. Street names for the proposed subdivision shall be subject to approval by the County Road Commissioner. 6. A water and sewer system shall be installed in accordance with the provisions set forth in the Riverside County Health Department letter dated. June 17,. 1974. 7. Prior to recordation of the final subdivision map, the applicant shall sub- mit to the Commission the following documents which shall demonstrate to the satisfaction of the Commission that the total project will be developed and maintained in accordance with the intent and purposes of the approval : a. The document to convey title. b. Covenants and restrictions to be recorded. c. Management and maintenance agreement to be entered into with the owners of the units of the project. 8. The approved documents shall be recorded at the same time that the subdivi- sion map is recorded. 9. A management company with the unqualified right to assess the owners of the individual units for reasonable maintenance costs shall be established and continuously maintained. The management company shall have the right to lien the units of the owners who default in the payment of their assessments. Such lien shall not be subordinate to any encumbrance other than a first deed of trust provided such deed of trust is made in good faith and for value and is of record prior to the lien of the management company. 10. Provide easements for .roadway slopes, drainage facilities, utilities, etc. and dedicate on the final map if within tract boundary. 11. In regard to flood control protection, the following requirement as out- lined in the Coachella Valley County Water District letter, dated May 30, 1974, shall apply: a. The interior drainage shall conform to the provision of the "Compre- hensive Plan for Surface Water Drainage for Palm Desert" approved by the Board of Supervisors in 1968. 12. A valid conditional use case shall be in effect at the time of recordation of the final map. 13. An approved plot plan shall be in effect at the time of recordation of the final map. MINUTES PLANNING COMMISSIOI. IETING -2- January 13, 1976 A. Continued Case No. SUBDIVISION ORDINANCE: City of Palm Desert - Consideration of a new Subdivision Ordinance, Chapter 26 of the Palm Desert Municipal Code. Continued from December 16, 1975 meeting. Chairman Seidler opened the hearing for comments. There being no comments the public hearing was closed. Commissioner Wilson moved that the case be continued to February 17, 1976. . Commissioner Van de Mark seconded the motion which carried { unanimously. B. Continued Case No. GRADING ORDINANCE: City of Palm Desert - i Consideration of a new Grading Ordinance, Chapter 27 of the Palm Desert Municipal Code. Chairman Seidler opened the public hearing and asked for comments from the audience. There were no comments. Commissioner Van de Mark moved that the case be continued to February 17, 1976. Commissioner Mullins seconded the motion which carried unanimously. VII. OLD BUSINESS A. Continued Case No. Tract 5797 SILVER SPUR ASSOCIATES: Consi- deration of a request for a 12-month time extension for the . tentative map on an 82-unit condominium project on 15.3 acres in the Ironwood Country Club project and located north of Ironwood. Country Club project and located north of Irontree Drive and west of Mariposa Drive. Paul Williams presented the staff report and advised that this was a continued item from the December 2, 1975 Planning Commission meeting. ;- Map approval had previously been denied because of parking ,lot and design considerations. Staff recommended approval of -the Tentative Map, subject to Condition #13, on the basis of conformance to require- ' ments. i Chairman Seidler welcomed comments from the applicant and/or the audience. There were no comments. Commissioner Mullins moved, Commissioner Berkey seconded the motion to approve a 12-month time extension for the Tentative Map until i January 25, 1977, by Planning Commission Resolution No. 111. Motion carried unanimously. B. Confirmation of City Council action on Zoning Map. Paul Williams explained that when City Council makes changes to the Zoning Ordinance or Zoning Map, they are required to refer back to the Planning Commission for "study and report" . On January 8, 1976, City Council made the following minor changes to the Zoning Map for Planning Commission's .consideration prior to the City Council meeting of January 22, 1976: 1. Concerning a 40- acre parcel above 44th Avenue, east of Palm Valley, south of Parkview Drive, Planning Commission recom- mended to City Council that it be designated R-1 zoning. After review, the City Council felt a more appropriate designa- tion would be "study". 2. The Planning Commission proposed R-2-7 for the area on Royal Palm Drive, west of San Pablo, east of San Anselmo, and north of Highway 111. City Council recommended R-2(5) for the area which allows 3 units on 2 lots. 3. The corner of Deep Canyon and Highway 1.11 was, at the time of the General' Plan amendment, designated "study" and later PC(4) . City Council proposed that the area be designated "study" once again in order to discuss appropriate zoning and boundaries of zoning. 45-275 Prickly Pear Lane P.O. Box 1648 Palm Desert, Ca. 92260 Ph. 346-0611. REPORT OF PLANNING COMMISSION ACTION DATE 12/3/75 APPLICANT SILVER SPUR ASSOCIATES P.O. Box 1727 Palm Desert, CA 92260 CASE NO. TRACT 5797 - Time Extension The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of December 2, 1975 XX CONTINUED TO January 13, 1976 . DENIED APPROVED BY PLANNING COMMISSION RESOLUTION PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR CONCURRENCE WITH THE PLANNING COMMISSION DECISION PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR PUBLIC HEARING Any appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within thirty (30) days of the mailing of this notice. Paul A. Williams, Secretary Palm Desert Planning Commission Applicant County Road Department CVCWD D. Shayler EIR FORM #1 CITY OF PALM DESERT NEGATIVE ,DECLARATION Case No. i Tract 5797 Applicant .- Silver Spur Associates P. O. Box 1727 Palm Desert, California 92260 Description of Project: Request for a 12-month time extension on the tentative map. for a 37-unit planned residential development subdivision on 11 acres in the Ironwood Country Club project and located south of Portola Avenue and east of Mariposa Drive. Finding Pr`Qject wdll not have a significant impact on the environment and will not produce substantial adverse effects. Justification: Project is part of an on-going residential/recreational development comprising almost 900 acres. The major utility improvements have already been installed. Any interested citizen may appeal this determination to the Planning Commission within eight (8) days of the date of the posting of public notice by filing an appeal in accordance with Resolution No. 74-14 with the Department of Environmental Services located at 45-275 Prickly Pear Lane, Palm Desert, California. If no appeal is filed within said time, this determination shall be final. Date Filed with County Cle.r k (within five days) 11-21-75 Date Public Notice Is Posted: 11-21-75 ce:�Applicant Date Appeal Period Expires: '`County Clerk File 11-29-75 v Don Shayler, 73-893 Hwy 111, P. D. CITY OF PALM DESERT STAFF REPORT To : City Council Report On: Time Extension for a Tentative Map Applicant: Silver Spur Associates CaseNo . : Tract 5797 I. REQUEST: That the City Council approve a 12-month time ex- tension for the tentative map of an 82-unit planned resi- dential subdivision located in the Ironwood Country Club project . II. STAFF RECOMMENDATION: That the City Council approve the request for the time extension by Resolution No. 76- Justification: 1. That the project does meet the requirements of the State Map Act as amended. BACKGROUND: A. Location - The tract is located over the entire block bounded by Irontree Drive on the south, Mariposa Drive on the east, Querais Lane on the west , and Foxtail Lane on the north. B. Size - the total tract contains 15 . 3 acres C. No. of Units - 82 dwelling units D. Density - - Overall - 5 . 3 du/ac . Less recreation area - 9. 1 du/ac. E. Type of Units - The applicant if proposing to con- struct 82 two-bedroom condominium units with 1751 and 1920 sq. ft. of living space in 2 basic models . These units would be arranged in clusters of 4, 6, or 8 , and would be located adjacent to a tennis complex of 19 courts (8 existing) with an existing tennis clubhouse. Archi- tecturally, they would be contemporary in design, 2 stories in height, with the exterior predominantly of stucco with wood siding for doors and trim. F. EIR - A negative declaration has been awarded for this project due to previous compliance with the pro- visions of CEQA. The appeal period has expired. G. Existing Zoning - R-2-7000, R-2-8000 H. Adjacent Zoning - north - R-2-8000 south - R-2-7000, R-2-4000 east - R-2-3000 west - R-1-20, 000 I. Proposed Zoning - PR77 J. General Plan - The Palm Desert General Plan indicates the proposed site as potential medium density residential (5-7 du/ac. ) 2 _ K. Proposed Parking - The project is required to have 205 spaces . The applicant is proposing to install 82 covered spaces , 44 spaces off-street bay parking, and 79 on-street spaces . This does not conform to current zoning ordinance requirements . L. Utilities - Water and sewer - CVCWD Power - Southern California Edison Streets - private Telephone - General Telephone M. Previous Actions - Tentative map originally approved by the Council on July 25 , 1974. IV. DISCUSSION When first approved in 1974, the zoning ordinance for Palm Desert (Riverside County Ordinance No . 348) only specified that the project have 2 . 5 spaces per dwelling unit. This was achieved by providing one covered parking space, with the rest uncovered, either off-street or on the private streets surrounding the tract. The adoption of Ordinance No. 54 establishing revised off-street park- ing standards , especially the requirement of two covered spaces per dwelling unit, automatically affected Tract 5797, since the project had not yet received plot plan approval. Although .there may be other violations of the new zoning ordinance, primarily in the area of set- back requirements , the change in off-street parking facilities will have a significant effect on the project. Because of the complex interrelationship between the , design of the dwelling units and the location of the covered parking structure, it does not appear probable that the project could be redesigned to conform to the new requirements without destroying the unique development concept of the original , design. The staff, feels that the tentative map should be allowed to expire so that the applicant. may begin the redesign .of the project. However , the above described problems cannot be considered as part of the Tentative Map process .— T-Fe—refore, staff recommends that the City Council approve the extension to January 25 , 1977 . - PA CI FI C Rim RECEIVED ENVIRONMENTAL CONSULTANTS LTD. - {{FF' COMMUNITY PLANNERS•DEVELOPMENT ENGINEERS ^� /� /, 73-893 HIGHWAY 111 ^1" c V 197 PALM DESERT, CALIFORNIA 92260 (714) 346-6041b �s` "' �"�°' � � Y ?CAS October 17, 1975 Mr. Paul Williams, Director of Environmental Services CITY OF PALM DESERT 45-275 Prickly Pear Square Palm Desert, California 92260 Subject: Tentative Tracts 5795 an 5797 Our File Nos. 73-009 and - Dear Mr. Williams: It is our understanding that. initial City approval of the subject Tentative Maps will expire on December 27, 1975 and January 26, 1976 respectively. Application is hereby made on behalf. of. the applicant, Silver Spur Associates, for a twelve-month extension of time in .which to record final maps on each of these tracts, as provided by the City Subdivision Ordinance and State Map Act. It is our understanding that these Tentative Maps conform with the proposed City Ordinances now under consideration. Please advise the applicant and this office when this request for extensions of approval will be considered. _ Sincerely, ..___.._ PACIFIC RIM D.H. Shayler DHS/rs cc: Silver Spur Associates EIR FORM #7 � � CITY OF PALM DESERT NOTICE OF DETERMINATION Case No. TR. 5797 Applicant: Silver Spur Associates P. 0. Box 1727 Palm Desert , Calif. 92260 Description of Project: 84-unit condomimium development on the west side of Mariposa Drive and north of Irontree Drive. E. I.R. City Council Action E. I. R.. Required Yes 7 No X . (negative declaration) Date: If yes, Date: Draft E. I. R. Received Submitted for Corrections Submitted to Consultant Draft E. I. R. Circulated Notice of Completion Sent to Secretary of Resources Agency Draft E. I. R. Considered by .City Council City Council Action: Consideration of Draft E. I. R. N. A. Date: Action: Final Action on Project: Date: 7-25-74 Action: Approved by City Council Date Filed with County Clerk 7-26-74 cc: File Applicant 45-275 Prickly Pear Lane P.O. Box 1648 Palm Desert, Ca. 92260 Ph.346 0611 July 12 , 1974 . Silver Spur Associates P.O. Box 1727 Palm Desert , CA 92260 Gentlemen : This letter is to notify you that your project , Tract 5797-PD, has been scheduled for public hearing, before the City Council on July 25, 1974, at 7:00 P.M. at the Middle School, 74-100 Rutledge Way, Palm Desert , California. Yours truly, Samuel Freed Assistant Planner SF; jl cc: Pacific Rim (P. C. Forms) 6 Qv o d o 73-021 EL PASEO P.O.Box 1648 Palm Desert Ca.92260 Ph. 346-0611 July 2 , 1974 To: Silver Spur Associates P.O. Bos 1727 Palm Desert , CA 92260 Re: P. C. Approval of Case No.T.T. 5797 _pD Dear Sir: On j;611 1-,--1-74 the Planning Commission of the City of Palm Desert did consider and approve Case No. p rL subject to the attached conditions. This. approval is subject to a thirty day ( 30) .day appeal period. Very truly yours, Paul A. Williams Director of Environmental Services cc: File jl 4 CITY 01� PALM DESERT NOTICE OF DETERMINATION Case No. Tr '5797-PD Applicant: Description of Project: 84 unit condominium development in the Ironwood Country Club area. E. I. R. City Council Action E. L R. Required Yes NoX (SPP attached form) Date: May 30 , 1974 If yes, Date: Draft E. I. R. Received Submitted for Corrections Submitted to Consultant Draft E. I. R. Circulated Notice of Completion Sent to Secretary of Resources Agency Draft E. L R. Considered by :City Council City Council Action: Consideration of Draft E. L R. N.A. Date: Action: Approved by Planning Commission Final Action on Project: July 12, 1974 . Date: Action: Date Filed with County Clerk cc: . File Applicant f PACIFIC RIM ENVIRONMENTAL CONSULTANTS LTD. - COMMUNITY PLANNERS-DEVELOPMENT ENGINEERS 73-893 HIGHWAY 111 PALM DESERT, CALIFORNIA 92260 (714) 346-6041 June 19, 1974 Mr. Paul Williams, Planning Director City of Palm Desert 73-021 El Paseo Palm Desert, CA 9226o Subject: Ironwood Cou u Our File N . 73-o44 Dear Mr. Williams: Enclosed per our discussion this date are two copies of an ' "Inventory Map" at a 1" _ 200' scale indicating the various tracts previously recorded or presently under consideration by the City of Palm Desert in the Ironwood Country Club Project. One of the two copies has been colored to indicate the six tracts that currently-.,comprise the project. The tracts and .the status of each may be summarized as follows: Tract 4685 Recorded and Constructed 46 Units Tract 5052 Recorded and Constructed Recreation only Tract 5053 Recorded and under con- 102 Units struction Tract 5554 Recordation Pending 74 Units Tract 5795 Tentative Approval 37 Units Pending Tract 579.7 Tentative Approval 82 Units Pending The project manager, project architect, and I appreciate the opportunity to meet with you today to discuss the scope and characteristics of the proposed Tract 5797, which we antici- pate being considered by the Palm Desert Planning Commission at its next meeting. PACIFIC RIM — Administrative Offices: 17962 MIDVALE AVENUE NORTH, SEATTLE, WASHINGTON 98133 6/19/74 Mr. Paul Williams page 2 If you have further questions relating to the Ironwood Country Club Project please do not hesitate to call this office. , Sincerely, PACIFIC RIM D. H. Shayler DHS/bld Enclosure cc Mr. Alfred Fortier PACIFIC RIM ENVIRONMENTAL CONSULTANTS LTD. 73-893 HIGHWAY 111 PALM DESERT, CALIFORNIA 92260 City,of Palm Desert TENTATIVE TRACT N©. 5797-pD Environmental Assessment No. 34-PD Planning Comission Dearing Date: 7/1/74 Agenda Item: Related, Files: C.U. 1382 PLANNING DEPARTMENT REPORT RECOMMENDATION: APPROVAL, subject to attached conditions Based on the following findings: 1) Would be consistent with the General Plan, 2) The provisions of the California Environental Quality Act (CEQA) have previously been complied with, with respect to the project, and there has been no substantial change in either the project as originally reviewed or the circumstances under which the project is to be undertaken. An Environ- mental Impact Report was filed in connection with "Silver Spur" project in Jude, 1972, Cif-1382Lo FACTS: 1) Applicant: Silver Spur Associates - 2) Engineer: Pacific Rim 3) Location: West side of Mariposa Drive and North of Irontree Drive 4) Parcel Size: 15.3 Acres S) Existing Roads: Mariposa Drive, Irontree Drive-private streets 6) Existing Land Use: Vacant 7) Surrounding Land Use: Condominiums 8) Existing Zoning: R-2-7000 & R-2-8000 9) Density: S.S per gross acres 10) General Plan Elements: Land Use: Medium Density- 5-10 D.U./Acre Open Space & Conservation: Urban areas Circulation: Portola Avenue - 1001 R/W 11) Plot Plan Description: Indicates 84 lots, tennis courts, clubhouse and pools 12) Agency Recommendations: Road: Private roadways Jkud : Private roadways -Eland.: As per letter and Uge; No cocu, nt N�..aith4- inter: _& evoer: As per letter ELM: Fire floe,requirements as established on Conditional Use Permit No. 1382E will apply to this tract. The private access easements shall be increased to 24-foot width to allow for better access and turn-around for large fire appara- tus. During construction access must be provided to all units for fire apparatus. Fire hydrants and meter mains shall be installed, operating, and delivering the required fire flours prior to the arrival of com- bustible materials on the building site, pursuant to City of Paled Desert Ordinance No. 25 (1973 Uniform Fire Code) RML of Housing & MAD DeveloMnl: Suggests separation between build- ings and not more than six per structure, Palm Desert ProrJ1 Uwner Qe AsuggigtI : "Not sufficient information to make constructive criticism other than on density. ao The area devoted to apartments appears to be overly dense and the units appear to be undersized. (This is in the Ironwood Country Club area)" FI LE co PY a City of Palo Desert Tentative Tract No. 5797-FD Planning Department 96jait Juns. 200 1974 Page Two ANALVSXS: 1) Consistency with General Plan: Projects is consistent with Cove Coxmumities Genera. Plan. 2) Environmental Impact: The provisions of the California Environmental Qual- Ity Act (CEO) have previously bean eo vIled with, with respect to the project, and there has .been no substantial change in either the project as originally reviewed or the eirewa stances under which the project is to be undertaken. An Shviroamnntal Impact Report was filed in connection vrith "Silver Sporn project In June, 19772=Ct-1382Ea �a � o€.Staff Report: 6/20/74 CONDITIONS OF APPROVAL (Proposed) TRACT NO, 5797-PD to All improvements shall conform with County Subdivision Standards Schedule A unless modified by these conditions. ao All private streets shall not be dedicated. 2.a. All street improvements shall be designed and constructed in conformance with Riverside County Road Improvement Standards. All street improvemient widths shall be as follows: to Ironwood Drive shall be improved with asphalt concrete paving and concrete curb and gutter located 38" from centerline on the north side and with a 12" travel lane on the south side of the centerline along the entire south boundary of the tract. 3. If the subdivider does any lot grading, he shall submit one reproducible brownline and four prints of a comprehensive grading plan to the Riverside County Surveyor's Office. Prints of the grading plan will subsequently be transmitted from the Surveyor°s Office to the Flood Control District and Department of Building and Safety for review and approval and shall be in compliance with the Uniform Building Code, Chapter 70, as amended by Ordi- nance 457. 4. The subdivider shall submit for approval a soils report for stability and geological study to the Riverside County Surveyors Office prior to recorda- tion of the final map. 5. Street manes for 'the proposed subdivision shall be subject to approval by the County Road Commissioner. 6. A dater and sewer. systtem shall be installed in accordance with the provisions set forth in the Riverside. County Health Department letter dated June 17, 1974, a copy of which is enclosed. 7. Prior to recordation of the final subdivision map, the applic:�nt shall sub- mit to the Commission the following documents which shall demonstrate to the satisfaction of the Commission that the' tonal project will be developed and maintained in accordance with the intent and purposes of the approval: a. The document to convey title, b. Covenants and 'restrictions to be recorded. c, 'Oanagement and maintenance agreement to be entered into with the owners of the units of .the project. 8. The approved docsmnts shall be recorded at the same time that the subdivi- sion map is recorded. 9. A management comapany with the unqualified right to assess the owners of the individual units for reasonable maintenance costs shall be established and continuously maintained. The management company shall have the right to lien the units of the owners who default in the payment of their assessments. Such lien shall not be subordinate 'to any encumbrance other than a first deed of trust provided such deed of trust is made in good faith and for value and is of record prior to the lien of the management company. 10. Pr vide easement for roadway iop t i'i drain! .fun lr ties, utilities, etc, au vide on to final map i w y, C014 DITIONS OF APPROVAL TRACT M. S797-PD A. In regard to flood control protection, the following rreap.mirement as out- lined in the Coachella Valley County Water Distract letter, mated May 30s 1974, shall apply: as The interior drainage shall conform to the provision of the nCompre- hensive Plan for Surface Water Drainage for Palen Desert" approved by the Board of Supervisors In 1968. 12. A valid conditional use case shall be in effect at the time of recordation of the final map. 13. An application shall be processed through L.A,F.C. fora new County Service Area or for annexation to an existing service area If street lighting is required. KDHD•sh 6/19/74 fie RiverMIAO city Mmtans ftPanwat "-209 Omle,S%zaet, R 304 ladles,, Qftfazula '92201 ta a Garold WO free a SOVAOT P3v Ra-- TXM 90. 59910 A pogtim at See• .20 T559 ASSA GdWODO a¢ The Wpaximmt of r-01�9 nth has ravlemd Tentative map NO. 5797 Wd recommads A tev Symas Shal he last I to 91 Op"in- catlaw as splorawd by the water many =4 this Smith Da t Pammeat prInts off the p1ma of the titer systes 9%. LU be au tend An twiplicate o €1th a alaUm eeaU not Uwe thm one Mah n s 200 :matm a. S vylth the celsfa4 drmdesp to. the sty sumeym. The .prints ahan shav the-11ate p1pe d1 ter,. lacat 0? volvas Olt* hydrM s$ pipe MW jolat spealficatlaw M4 the alms of the M" at Via JIM-ation 09 Whe vau Gyatm to the IS System. The plans 't l c�l'y In all meets to.01 SIT. 5, Part IV ar, � �� the: ��46W� ��.th Ott ��P ��� � SP,�M96 WAV=0val ftdOT BHOQ 103 or the mile, UU11U00 COMISSIOn Of Zbe Space &f Cal1forale9 when applicable. The p1me dhall be aftmed by a ra t eyed engineer and eater company with the following setoff tl "X CoTtIft, tlmt tim dead of the water system In Treet me. SM is 1%, aaaar&fmae WIth thfa vatev Systes axpawfta Flaw,of elm cambsum TnIW panty gee Diamict and that the vataT sonima, s va o and. d1r,tributlow systwla are adequate to eawly w1th Uversihe Camtv Ordlam-ce Mo. 460e" Thle cGrtifteation shaU 1w, sly by a Vie- a e -10 Officia of the cater GG 78 The ilms .mot be ambnMed to tk4e county S arsS Offfte to ravlw at 1W.9t Mt gear ve6-T to the request for the TeCCO U of the ftrifix Marti Thic no-PS'nWat hSS a statemat frM the Coachella vaney sty vveve Bier-Viet Wasize to. sew damsels watt a to W@h € d QVO&7 lot In the SubdivIslon Olt demand provIA- S -itatisilarteLT fjawak. anmgawats =a coWle,,zed with the su' Ieide T. It Will be' weess=y for the givomeftl erffinsamata to be Mda prior to the Tsaft— to of the 21MI map. P =W ftpvztm=tq Flo . � � June iqu Tract NO. 5197 2US ftPaVftVMUt icy S St4teMMt ff 410 COMhQU& VaUS7 CAUMtr waiter Plea lna agnaluS to allow the subdIvIslan zemga eyaten to be convaeated to than sat °a of the atA ft. The swear pys s-h 1 be luuta Md ua=llug to p1ma aid opm, 1- flestia as WOPT*Vcd by the district i t ho Comey SUMYOT OAd the ftelth d at a Fe ,s o: Infra of the plaw o£-the a awoV eystm dbm be auUw1tt Wfi In W#Uasta m along with the arlelml dram o to takes ft t y mayor The VvInts l abou the lut=481 pipe 41mme s, lowelon of mrsdtzlez, co lett 6 pro- 911 o VIVe and joint a pa eAftcwtlow, =a t o else of tho Gevere at the , moles of the Mew system to the ardating agstemo A GIMS10 Plat IWICa efts. lomelan of Omer 1 and deter 11VAS ahall be a Fortum of the'sev-830, Plato MA Proftles. 740 plow shall be Sim her 0, Registered r and ew MMr 610triat with than .fall"Ing CertI estlan d. "I Carl-.0 07 t-hat the d amleft of the cower oyst w In Treat lie. 5797 Is In:aCcurdmea with the G ex eystain 02 a 82. Ple=- of tim Coachaun Valley eemtv Water Diatrict and 19hat the vwt a dIMPOSai Systm IQ edequate at thle t1.M to t goaat: the antlelpated iWa stes from the used tract." COT 9191aation Shawl be GIPOd by a reap lble OfflaW of gpha air dictVICIt m ZIM pl O tat be Stetted to the testy Su;t' veir$a Off€fe.0 to ravlaw at 1 ST: tam Weeks PKOV to than, Mqu-Satfor the reamdation of the 91=1 M . It will ba newseat7 .06T the finemial urraupmmto to ba waft prior tog the maordatiou 09 the flan .ago AUTO ae OREM, K.D4 0MaP-eN. Director or of "b1u HORM U � +a n"I nth act uner QMMY Control Ward, Caloraft Region Lloyd pis., a.$. �Oi9N=p� [STAiflWEn IN 1916 AS A I'MIC AGENCY 'Dix TSIGI COACHELLA VALLEY COUNTY WATER DISTRICT POST OFFICE eox 10SE1 • COACHELLA, CALIFORNIA 92236 • TELEPHONE(7141 39e-2651 DIR(C'TCMS OMMS L[ON%fNNrov,omiso MT t�CMd.I O.M�lf~RS.0lMptwl MMNMQM'tl"18F M '%M RArMONO R wMM NRs.. OLE MOWN N.LEAal *A A.NORALAkt..lLC.RSTARY WALTfR R. WRsGns,MiN11011 C.3 MOST at"We Ame 50"AKL,Aml1 "s 11M1L1MlR• CMRAF�R May 30, 1974 File: 0163.11 Riverside County East Area Planning Council 46-209 Oasis Street Indio, California 92201 Re: Conditions of Service, Section 32, T5S, R6E, Tract No. 5797-PO Gentlemen: The above tract lies on the Dead Indian Canyon and Deep Canyon debris cone. This area is protected from storawater flows by a system of channels and dikes built and Maintained by this District. This tract may be considered safe from stormwater flows except in rare instances. The Coachella Valley County Dater District will furnish domestic waster and sanitation service to said tract in accordance with the currently prevailing regulations of this District. The District requests that the attached Conditions of Approval be Included with the recommendations to be made to the Planning Commission. *Vverytr your , eeks Generaef Engineer DLC:Ia Enclosure c Pile No. 0163. 11 Coachella Valley County dater District Coachella, California PROPOSED CONDITIONS OF APPROVAL TRACT OR CONDITIONAL USE CASE Attachment to Letter to Riverside County Planning Commission dated wMay 29, 12Jk n.rirrwr�ur �. .rar Parcel Map No. Tract No.S -PD Sec. 32 Date . May 29, 19L Conditional Use Case T5S, ME Conditi2M I. Area shall be annexed to Improvement District(s) of the Coachella Valley County Water District for domestic water service. 2. Area shall be annexed to Improvement Districts) No.(s) of the Coachella Valley County Water District for sanitation service. 3. Area shall be annexed to the Coachella Valley Storm water unit of the Coachella Valley County Water District. 4. Plans for stormwateer protective works shall be submitted to the Coachella Valley County Water District for review. 5. The Interior drainage shall conform to the provisions of the "Comprehensive Plan for Surface water Drainage for Palm Desert" approved by the Board of Supervisors in 1968. 6. The District will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may Include wells, reservoirs and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the District for such purpose. ..�._. 7. CVCWD-021c (Rev. 11-73) I' F DEPARTMENT OF FIRE PROTECTION n, _ 6S IN COOPERATION WITH THE CALIFORNIA DIVISION OF FORESTRY �, . r "4� RIVE SID �'' - J. ELMER CHAMBERS -- COUNTY FIRE WARDEN P.o. eox zae C STREET.& SAN JACINTO AVE, PERRIS, CALIFORNIA 92370 TELEPHONE (7/4) 657-3163 June 10, 1974 Riverside County Planning Department 46 209 Oasis Street �I Room 304 : f Indio, .California 92501 JUN 1 1 1q - Reference: Tract No. 5797-P.D. Riwe :�)u� � :...• PLANNING`COMNAISSION Gentlemen: RESERT OFFICE `-Fire flow requirements as established on Conditional Use Permit 1382E will apply to this tract. ttr o �the n ��it wiV o rsw s G-Zo-7 e t. SNi9Zz 1A10?EAScD TO _2'j� The private access easements shatild edesi to allow for better .access and turn-around for large fire apparatus. vDuring construction access must be provided to all units for fire apparatus. Fire Hydrants and water mains shall be installed, operating and delivering the required fire flows prior to the arrival of combustible materials on the building site, rursuant to City of Palm Desert Ordinance No. 26 (1973 Uniform Fire Code) . J / LNER CHAMBERS 're Warden r 0 SCHULTE Fi P ection Planning and Engineering Officer GJS:jl s FROM Riverside County Pienning Department - Wm. R. Livingstone - Planning Director 46-209 Oasis Street, Room 304, Indio, California 92201 TO: Palm Desert_ Property Owners Assn. TRANSMITTAL DATE: v 1'� TENTATIVE TRACT NO.: 5 7 9 7-P.D , TENTATIVE PARCEL MAP NO.: Attached hereto is a tentative land division soap. Please examine and return, it to this office in time for the Land Division Committee Meeting on 1 17 1974 together with such recom-ndations as you deers appropriate. If additional time is needed please so state in your recommendations. BY: Gerald W. Dupree - Senior Planner .I. Comments regarding tentative map Not sufficient information to make constructive criticism other than on density. a. The area devoted to apartments appears to be overly dense and the units appear to beundersized. 'r (This is in the Ironwood County Club area) FL JUN i i°I t Ki r UL L .1'Y PLANNING COMMISSION DESERT OFFICE II. Additional time of will be needed Submitted by: >i '%' obert I . Pitchford Phone No. Title: Chairman , Architectural Committee Date: 6/7/74 KDD:es PD-74-2 r DEPARTMENT OF , PIUBLIC HEALTH COUNTY OF RIVERSIDE Health-Finance Building Harold M. Erickson, M.D., M.P.H.. 3575 1lth Street Mali Director. of Public Health P.O. Box 1370 and Mental Health. Riverside, California 92502 .Tune 17, 1974 �} !C. Riverside County Planning Department 'J U N 5. 197.1 46-209 Oasis Street, Room 304 Indio, California 92201 RIVEkSiut c.,,_ , r . PLANNING COMMISSION 7 DESERT OFFICE Attn: Gerald W. Dupree, Senior Planner Re: TRACT NO. 5797; A portion of Sec. 32, T5S, R6E, S.B.B.&M. , and Lot 2, Tract 5052, MB 78/66-67; 84 Lots. Gentlemen: The Department of Public Health has reviewed Tentative Map No. 5797 and recommends that: A water.' system shall be installed according to plans and specifi- cations as approved by the water company and the Health Department. Permanent prints of the plans of the water system shall be submitted in triplicate, with a minimum scale not less than one inch equals 200 feet, along with the original drawing, to the County Surveyor. The prints shall show the internal pipe diameter, location of valves and fire hydrants; pipe and joint specifications and the size of the main. at the junction of the new system to the existing system. The plans shall comply in all respects with Div. 5, Part 1, Chapter 7 of the California Health and Safety Code, Waterworks Standards (A.W.W.A.) and General Order No. 103 of the Public Utilities Commission of the State of California, when applicable. The plans shall be signed by a registered engineer and water company with the following certification: "I certify that the design of the water system in Tract No. 5797 is in accordance with the water system expansion plans of the Coachella Valley County Water District. and that the water source, storage, and' distributions systems are adequate to comply with Riverside County Ordinance No. 460." This certification shall be signed by a re- sponsible official of the water company. The plans must be submitted to the County Surveyor's Office to review at least two weeks prior to the request for the recordation of the final map. This Department has a statement from the Coachella Valley County Water District agreeing to serve domestic water to each and every lot in the subdivision on demand providing satisfactory financial arrangements are completed with the subdivider. It will be necessary for the financial arrangements to be made prior to the recor- dation of the final map. Planning Department, Indio -2- June 17,. 1974 Tract No. 5797 This Department has a statement from the Coachella Valley County Water District agreeing to allow the subdivision sewage system to be connected to the sewers of the district. The sewer system shall be .installed according to plans and speci- fications as approved by the district, the County Surveyor and the Health Department. Permanent prints of the plans of the sewer system shall be submitted in triplicate, along with the original drawing, to the County Surveyor. The prints shall show the internal pipe diameter, location of manholes, complete pro- files, pipe and joint specifications, and the size of the sewers at the junction of the new system to the existing system. A single plat indicating location of sewer lines and water lines shall be a portion of the sewage plans and profiles. The plans shall be signed by a registered engineer and the sewer district with the following certification: "I certify that the design of the sewer system in Tract No. 5797 is in accordance with the sewer system expansion plans of the Coachella Valley County Water District and that the waste disposal system is adequate at this time to treat the anticipated wastes from the proposed tract." This certification shall be signed by a responsible official of the sewer district. The plans must be submitted to the County. Surveyor's Office to review at least' two weeks prior to the request for the recordation of the final map. It will be necessary for the financial arrangements to be made prior to the recordation of the final map. Very truly yours, ALLYN G. BRIDGE, M.D. ,M.P.H. Director of Public Health ,� / y - J ty Paul Begley, R. . , Ass't. Director Environmental Health JPB:tms cc: Water Quality Control Board, Colorado Region Lloyd Rogers, R.S. t. I EA NO." RELATED FILE: 'ASSESSMENT EVALUATION REPORT Responsible Agency: Department: PLAW NG, EfJVIRONMENT L QUALITY SECTION COUNTY OF RIVERSIDE BY: .Todd F. Beeler Date: 2'_z.y 33, 3p74 Project Sponsor: Silver spur Associates I'a t ORf ice Boa 1727 , Pnin ^e_nert, California Project Title and Description: Tentative Tract 5797-Fr,Ironvood Country Club, Planned Recidentinl Development 15.3 ccres, Bordered by M.iriposa, Iroatree, and Quercus Lane, Palm Desert The following is the evaluation of the Planning Department of the above project: 1 . That the project is exempt from the provisions of CEQA because: El 2. That the .provisions of CEQA have previously been complied with, with respect-M the project, and there has been no substantial change in either the project as originally reviewed or the circumstances under which the project is to be under- taken. A Negative Declaration or Environmental Impact Report was filed in connection with: "Silver Spur" project in June, 1472 3. That a "lead agency" situation exists with respect to the project and additional time is needed to consult with the other agency or agencies involved in order to complete the evaluation. Other agencies involved include: 4. That the project will not have a significant effect on the environment and that a Negative Declaration has been filed. 5. That the project may have a significant effect on the environment and that an environmental impact report is required. Q6. That the following additional information is needed from the project sponsor in order to complete the evaluation. (See attached. ) CC: APP. EA CASE (1 � %s: il— �l IL �� U !,-I ��•I ' TFB/pmp CC: Desert Office � � . 12-20-73 - JUN 4 191,4 PD 73-71 RIVEkSWE Wu,,I-Y PLANNING Co:%A,,,us5ION DESERT OFFICE 1 j. AY n ig-4 v FROM: PIANNING Y3LP EM (DESERT OFFICE) RE: TEKATIVE P{-ANNIN@ G�dM/v�l� f The enclosed mar will be heard by the =�����w ������--� .. after The magi- is for your information and eaamreents KDD:inJ LPD--74-16D DATE: MAY FROM: PLANNIM DEPARTMMV (DESERT OFFICE) RE: TENTATIVE T/QLSU-93-- P-P PLANNING CoMIKISSIo� The enclosed map will he heard by the --a-�����-zr����������r- after The mays is for your information and comwnts. KDD:Mj FD-74-16D l./16/74 FROM: Riverside County Planning Department - Wm. R. Livingstone - Planning Director 46-209 Oasis Street, Room 30�+, Indio, California 92201 TO: City of Palm Desert Pn.,l �.,� �� , a��s TRANSMITTAL DATE: MAY 2 3 1974 TENTATIVE TRACT N0.: 5 7 9 7-PD ESERT TENTATIVE PARCEL MAP NO.: Attached hereto is a tentative land division nap. Please examine and return it to this office in time for the Land Division Committee Meeting on J UN 17 1974 together with such recommendations as you deem appropriate. If additional time is needed please so state in your recommendations. BY: Gerald W. Dupree - Senior Planner I. Comments regarding tentative map II. Additional time of will be needed Submitted by: Phone No.: Title: Date: KDD:es PD-T4-2 �W PACIFIC Rim iK ENVIRONMENTAL CONSULTANTS LTD. COMMUNITY PLANNERS-DEVELOPMENT ENGINEERS v' 1974 J4 73-893 HIGHWAY 111 MAY PALM DESERT, CALIFORNIA 92260 (714) 346-6041 PALM DESIERl CITY HALL May 13, 1974 Riverside County Planning, Commission 46-209 Oasis Street .7 Indio, California 92201 a Attention:. Mr.-.Gerald Dupree Subject: Tentative T _ ty of Palm Desert) Our File No. 73-011 Dear Mr. Dupree: Enclosed for filing are the subject map and related materials as follows: 1 . 32 copies Tentative Map (One colored) 2. Check for filing fee in the amount of $561 .00 3. Environmental Assessment Form and a check for $15.00 4: San 53 letter from Health Department 5. Application for Land Division This Tract is the sixth increment of the project approved as Con- ditional Use Case 1382; environmental questions are ref rred to the report covering the entire project filed with Tract 4685 Sincerely, PACIFIC RIM D.H. Shayler DHS/rs Enclosures cc: City of Palm Desert Silver Spur Associates PACIFIC RIM — Administrative Offices: 17962 MmVALE AvENUE NORTH, SEATTLE, WASHINGTON 98133 poultry Az ' ESTABLISHED IN 1918 AS A PUBLIC AGENCY, orS 7S11G1 COACHELLA VALLEY COUNTY WATER DISTRICT POST OFFICE BOX 1058 COACHELLA, CALIFORNIA 92236 • TELEPHONE (714) 398-265i DIRECTORS - - OFFICERS I.CON rMt.&DY,PRESIDENT LOWELL O. WEEKS,GENERAL MANAGER-CHIEf ENG'ti EER RAY./.CND P. RUt: ..O%DS,VtC'_-PRESIDENT OLE J. NTRDLA qD, 'ECREIARY GflrR3C H. LEACH - WALTER R WRIGHT, AUDITOR C. 1 f'ROST REDWINE AND SHERRILL, ATTORNEYS W ILL,MA 8 nARDPIFR December 21 , 1973 Riverside County Planning Commission File No. 0421 . 1 4080 Lemon Street 0721 . 1 Riverside, California 92501 Re: Domestic Water and Sanitation Service For area described as Tract 6_ Located in Sec. 32 , T 5 S. S.8.L3,&i1. The information contained in the paragraph(s) checked below is/are applicable to the above described area. 1 . The Coachella Valley County Water District, in accordance with the District's currently prevailing regulations will furnish these services to this area: IX Water Q Sanitation 2. The area must be annexed to these Improvement Districts to obtain services: aWater I .D. No. Fj Sanitation I .D. No. 3. Financial arrangements have been made with for the construction of these facilities: CWater Sanitation 4. In accordance with the standard specifications of the District, construction has been completed for the required facilities to furnish the following service(s) to phis area: Li Water Sanitation Service(s) will be supplied in accordance with the District's currently prevailing regulations governing such service(s) . �. Other Very ly y urs Lo 11 0. WYfEngineer D E HWE BH mt General Manager-Chi cc: D E C 2 8 1973 Department of Public Health, Riverside- , Department of Public Health, Indio City of Palm Desert RIVERSIDE COUNTY Pacific Rim Environmental Consultants Ltd PLANNING. COMMISSION FROM: Riverside County .-inning Devartment - Wm. R. Livi tone - Planning Director 46-209 Oasis Street, Room 304, Indio, California 92201 TO Southern California Gas Co. TRANSMITTAL DATE: 'j"Y TENTATIVE TRACT NO.: '5 7 9 7-PD v TENTATIVE PARCEL MAP NO.: Attached hereto is a tentative land division nap. Please examine and return it to this office in time for the Land Division Committee Meeting on -.�N4, A i 19 together with such recommendations as you deem appropriate. If additional time is needed please so state in your recommendations. BY: Gerald W. Dupree - Senior Planner I. Comments .regarding tentative map 7.1 00 I"N 51974 D ECHWE � l -iliNTY JUN 4 1974 PLA+' ' .!G COPhM15SION Dt�c�l UrFIGE RIVERSIDE COUNTY PLANNING COMMISSION II. Additional time of will be needed Submitted by: Phone No.: p�' 0 / dr Title: ��-/7 .5�/�> 0 /�1 �' Date 6 ' 7 ! KDD:es PD-74-2 M AL JJ RELATED FILE: r 1SSESSMENT EVALUATION REPORT Responsible Agency: Department: PLANNING, ENVIRONMENTAL QUALITY SECTION COUNTY OF RIVERSIDE BY: Todd F. Beeler Date: May 30, 1974. Project Sponsor: Silver Spur A.asociates I I`ost Of f ice Lox 1727 Palm Desert, California Project Title and Description: Tentative Tract 5797-PD, Ironwood Country Club, Planned residential Development 15.3 acres, Bordered by Mariposa, Irontree, and Quercus Lane, Palm Desert The following is the evaluation of the Planning Department of the above project: n1 . That the project is exempt from the provisions of CEQA because: I�1 ` 2. That the provisions of CEQA have previously been complied with, with respect to F the project, and there has been no substantial change in either the project as originally reviewed or the circumstances under which the project is to be under- taken. A Negative Declaration or Environmental Impact Report was filed it connection with: "Silver Spur" project in June, 1972 3. . That a "lead agency" situation exists with respect to the project and additional time is needed to consult with the other agency or agencies involved in order to complete the evaluation. Other agencies involved include: ❑ 4. That the project will not have a significant effect on the environment and. that a Negative Declaration has been filed. (� 5. That the project may have a significant effect on the environment and that an u environmental impact report is required. 6. That the following additional information is needed from the project sponsor in order to complete the evaluation. (See attached. ) CC: APP. EA CASE Office TFB/pmp i;WC�C: D'esert 12-20-73 J UN 4 19 i I PD 73-71 RIVERSIDE CCUv1v1'Y PLANNING COMMISSIOPJ DESERT OFFICE FROM: Riverside County 'ram-anning Deaxtment - Wm. R. Livi. tone - Planning Director 46-209 Oasis Street, Room 30t.. Indio, California 92201 TO: County Assessor 'SMITI'AL DATE: TI'cAIr TENTATIVE TRACT NO.: 5 7 9 7-PD r TENTATIVE PARCEL MAP NO.: Attached hereto is a tentative land division nap. Please examine and return it .to this office in time for the Land Division Committee Meeting on Jr; 974 together with such recommendations as you deem appropriate. If additional time is needed please so state in your recommendations. BY: , Gerald W. Dupree - Senior Planner I.. Comments regarding tentative map ti_, s `'_ - --` _ �f Co 31- 2 o c?c)7 - SIIVe U.-r'. 142 c:>ci'CL MAY 2 9 1974 j U"1 � 1�/"� � RIVERSIDE COUNTY PLANNING COMMISSION pL•ANNING CONAMISSIOM DESEIT OFFICE II. Additional time of will be needed Submitted by: Phone No.: Title: Date MAY 2 8 1974 KDD:es PD-74-2 FROM Riverside County Planning De artment - Wm. R. Livir456tone - Planning Director 46-209 Oasis Street, Room 30 , Indio, California 92201 TO: Building TRANSMITTAL DATE: Ll AY 22 TENTATIVE TRACT NO.: 5 7 9 7-PD a ME= TENTATIVE PARCEL MAP NO.: Attached hereto is a tentative land division map. Please examine and return it to this office in time for the Land Division.Committee Meeting on _MPI 17 1974 together with such .recomendations as you deem appropriate. If additional time is needed please so state in your recommendations. BY: Gerald W. Dupree - Senior Planner I. Comments regarding tentative map NO COMMENT IL MAY 2 9 1974 RIVEK:310r- l_v'v -'Y PLANNING COMMISSION DESERT OFFICE II. Additional time of will be needed Submitted by: Phone No.: 271 Title: Land Use Technician II Date: 5-29-74 KDD:es PD-74-2 FROM:. Riverside County Planning De artment - Wm. R. Livi,.,6stone = Planning Director 46-209 Oasis Street, Room 30�, Indio, California 92201 TO: surveyor `' `t-FcAN$MITI'AL DATE: ;, ,+, r.• �, TENTATIVE TRACT NO.; 5797-pp TENTATIVE PARCEL MAP NO.: Attached hereto is a tentative land division map. Please examine .and return it to this office in time for the Land Division Committee Meeting on JU," 17 1974 together with such recommendations as you deem appropriate. If additional time. .is needed please so state in your recommendations. BY: Gerald W. Dupree - Senior Planner I. Comments regarding tentative map ; 1. Recommend installation of curb and gutter on Mariposa and Irontree Drive. 2. . The proposed density of 52 units per acre seems excessive in this area. �L R-MNY 241974 RIVtRSIUk LU„ i Y pLgNtJING C0.NAjAlSSi0N pESEK,- OFFICE II. Additional time of will be needed 5111, Ext. 267. Submitted by: Phone No.: Ext. 267 Robert P. Brock, Title: Senior Civil Engineer of Highways. Date: May 24, 1974 KDD:es PD-74-2 FROM Riverside County Planning Department - Wm. R. Livingstone - Planni:ig Director .46-209 Oasis Street, Room 304, Indio, California 92201 TO: S h er i f f TRANSMITTAL DATE: 5/2 3/7 4 TENTATIVE TRACT NO.: 5 7 9 7-P D TENTATIVE PARCEL MAP NO.: Attached hereto is a tentative land division map. Please examine and return it to this office in time for the Land Division Committee Meeting on June 17, 1974 together with such recommendations as you deem appropriate. If additional time .is needed please so state in your recommendations. BY: Gerald W. Dupree - Senior Planner I. Comments regarding tentative map ✓ Sheriff's Dept. staff have reviewed the tentative land division map - Tract Number 5797 - P.D. We see nothing on the material submitted which would cause extraordinary police problems. We could offer more constructive suggestions if a set of building plans were submitted along with the tentative tract map or at a later date. II. Additional time of will be needed ' '�[rz#'3!ti. -�d'4"�"-'r.'Y�Y�3!�aTrE�'yat -.x;):+rr. �H—'x+..,,;�:-.'a•.;.... . BEN CLARK, Sheriff. -RIVERSIDE COUNTY ' Submitted by: 46-057 OASIS STREET, INDIO, CA. 92201 Title: 347-3571 COIS M. BYRD, Captain .346-1119 KDD:es Station Commander ZENITH 7-8000 PD-74-2 t - RD �..'Ylat�eCLiZ. �. ,.S.-f-_o.__'.._�_ _. `.--..-•.• .- ____. +1 ""..' a) Ol`f. Sol I TTLE CO: Z p-Sub' .At ted A en a Sent L.TR I l/ O'll'd 3 t t:i3 C C. -Aiding Dept ;t . 1)Iv. of Far?, -y Flood Control : Riv. Co. C.V. C..•..1). 1114 f as Co. . S.C. Otiher, Supervisdr:.aS. Telepl.io-le: Gen. Yac. Other � Y'b. of Lot_ 1 ErGa[4Ll C.uT ls�aionet ' y ;d1 ni-um Lot Size r1i'�7 o1 Trnns. f �'� 1 Soil C1333e 1-3o• r �v -- uY ► ��a��/. _�- -� ._ '_ Y SRo&' Book i=a ,lu..-ili:el District P5ev' _5 i'267S Zan._// `i 1. !^:7ii910ti£'r �._ �J/11 RE ....`E,D 7tkLZ.�d. �. '.. -.. .._..�-. �;hf:rlff rs Dept. � ��'t:r: in3� c -c.lu .�.UR A __•_emu.__.�...._� � _�_'_Y_..._.:1 • e Z• Pisan � (EV-77 xnz:ebr 8-16-73 PD-13-46 c • PA CIFIc Rim ENVIRONMENTAL CONSULTANTS LTD. r'•� - z COMMUNITY PLANNERS`DEVELOPMENT ENGINEERS - 73-893 HIGHWAY 111 PALm DESERT, CALIFORNIA 92260 (714) 346-6041 May 13, 1974 Riverside County Planning Commission 46-209 Oasis Street Indio, California 92201 Attention: Mr. Gerald Dupree Subject:" - Tentative Tract 5797 (City of Palm Destrt) Our File No. 73-011 Dear Mr. Dupree: Enclosed for filing-are the subject map and related materials as follows: 1 . 32 copies Tentative Map (One colored) 2. Check for filing fee in the amount of $561 .00 3. Environmental Assessment Form and a check for $15.00 4. San 53 letter from Health Department 5. Application for Land Division This Tract is the sixth increment of the project approved as Con- ditional Use Case 1382; environmental questions are referred to the report covering the entire project filed with Tract 4685. Sincerely, PACIFIC RIM D.H. Shayler DHS/rs Enclosures cc: City of Palm Desert Silver Spur Associates PACIFIC RIM — Administrative Offices: 17962 MMVALE AVENUE NORTH, SEATTLE, WASHINGTON 98133 1 i Ali APPLICATION FOR LAND DI' : ION WILL NOT BE ACCEPTED UNLEF_ THE PROPOSED DIVISION OF LAND CONFORMS TO THE ZON P- .LASSIFICATION ON THE LAND (`' iON 3.2, ORDINANCE NO. 460) APPLICATION FOR LAND DIVISION Riverside County Planning Department Hall of Records , Room 101 , 4080 Lemon Street Riverside, California 92501 NOTICE TO APPLICANTS 1 . An application for land division must .be denied by the Planning Commission and . the Board of Supervisors if the proposed division of land is found to be inconsistent with the General Plan for Riverside County and any applicable Specific Plans. (Section . 3.2, Ordinance No. 460; Business and Professions Code, Sections 11526(c) , 11549.5) . 2. An application for land division is not officially filed for processing within the statutory 50 day time limit until the maps and information required by the Subdivision Map Act and this Ordinance have been filed, the fees have been paid and all procedures under the Riverside County Rules to Implement the California Environmental Quality Act. of 1970, including the preparation of a final environmental impact report, if requires. have been completed. (Section 4.4, Ordinance No. 46o) TYPE OR PRINT IN .INK (Subdivision Tract) Number: Tract 5797 Name of .L-and Owner: Silver Spur "Associates Address: P.O. Box 1727 Palm Desert, California 92260 Telephone Number: (714) 346-55 79 Assessor's Parcel Number: 631-250-004, 631-260-001 , 631-270-009, 631-270-011 Owner`s Certificate: I am the record owner of the property proposed for division on this map, or have an interest therein, and consent to the proposed land division. I have read the foregoing Notice to Applicants and understand that the 50 day time limit for processing this map shall not begin until all procedures have been completed. Executed at Riverside, California on May- 13 / 19 74 SILVER SPUR ASSOCIATES a. General Partnership by HV Management Corporation, S gnature Managing Partner tI If applicant is not the record owner, complete the following: Name of Applicant: Address: Telephone Number: Applicant's Authority to File Map: Applicant 's Certificate: certify that the record owner has knowledge of and consents to the proposed division of this property and the filing of the land division map. I have read the fore- going Notice to Applicants and understand that the 50 day time limit for processing this map shall not begin until all .procedures have been completed. Executed at Riverside, California on 19 Signature Name and address of immediate prior owner if the property has been acquired by the present owner within one year: PACIFIC RIM YNVIRONMYNTAL CONBULTANTS LTD. 73-893 HIGHWAY III PALM ORSHRT, CALIFORNIA 92260 Staff Only i Case No . Receipt- No .. ---r Received by : ENVIRONMENTAL ASSESSMENT FORM CITY OF PALM DESERT TO ACCOMPANY APPLICATION FOR Tentative Tract 5797 (Type of Permit) LOCATION Ironwood Country Club, Palm Desert, California Address AP PL IC AN TSilver Spur Associates P.O. Box 1727 Palm Desert CA (714) 346 557 (Please print) Address Telephone I. Background Information 1. Briefly describe the nature of the project or activity. Planned Residential Development (Ironwood Country Club) , composed of 82 two story residential -dwelling units, landscaped recreational areas con- to the dwelling units, 19 tennis courts and clubhouse (tract 5052) . .2. -General location. In the southern end of the City of Palm Desert, fronting on the extension of Portola Avenue. 3`: I—Lgm1 description of project site , E-. A, portion of Section 32, TSS, R6E, SBB&M. 4. Describe the project area, including distinguishing natural and manmade characteristics . Immediately south of and adjacent to the first 4 increments of Ironwood Country Club development (Tract 4685,5053, .�.�.M5554 and 5795) • Area partially cleared and graded by construction activity in adjacent development. Eight(8) existing tennis courts and existing clubhouse. - 5 . Is the project a phase or a portion of a larger project? If so, identify larger project . Yes. Ironwood Country Club (Conditional Use Case 1382, County of. Riverside) . Previously recorded increments .include Tracts 4685, 5052 and 5053. (Tracts 5554,5795 pending) 6. Has an Environmental Assessment or Environmental Impact Report previously been prepared that includes the project? If so, give date submitted and title of. project . Yes. Environmental Impact Report for "Silver Spur" project prepared and submitted in June 1972 for the project as a whole and Tract 4685f subsequent Tracts 7. List every other public agency from whom a lease , . permit , license , certificate , or other entitlement for use is necessary before completion of the project . All agencies normally required to process and record a subdivision map. ` 1 II . Assessment of Environmental Impact Please answer the following questions by placing a check in the appropriate space. (The applicant should be able to explain or substantiate his response to every question . ) A. Characteristics of the Natural Environment YES NO 1. Land (Topography, Soils , Geology). a. Does the project site involve a unique Iandform or biological area , - .- such .as beaches, sand dunes , marshes , etc.? X b.- --W-ill the project involve construction on slopes of 25% or greater? X — - ----_----e --A.s _the project to be located in an area of soil instability (substance, - landslide or severe erosion) ? X d". - Is. the project site located on, or - adjacent to a known earthquake fault? X 2.- Water I"s-the_ _ project located within a - _c `flood plain? X -` b. -. ._ Does . the project involve a natural X _ drainage channel or streambed? 3..__-Flora - and fauna _a.- Are there any rare or endangered species of plant life in the project X area? b. Will any mature trees be removed or X relocated? C . Is the project site adjacent to , or does it include a habitat , food source , water source, nesting place or breeding place for a rare or X endangered wildlife species? d Could the project affect fish, X wildlife , reptiles , or plant life? e . Is the project located inside or within 200 ft . of a fish or wild- life refuge or reserve? _X 2 YES NO 4. Potential Alteration to Natural Features a. Will the project. result in the removal of a natural resource for commercial purposes (including rock, sand , gravel , oil, trees , or minerals? X b . Will the project involve grading in excess of 300 cubic yards? X B. Potential Direct Impact of Project 1. Impact on existing physical surroundings a. Pollution (Air, water , noise , land) (1) Will the project create dust , fumes , smoke or odors? X (2) Will the project involve the burning of any material , in- cluding brush, trees and con- struction materials : X' (3) Is the project expected to result in the generation of noise levels in excess of those currently existing in the area? X (4) Will the project involve the application use, or disposal of potentially hazardous materials , including pesticides , herbicides , other toxic substances or radio- X. active material? b . Applicable Pollution Controls and Standards (1) Will the project require a permit or other approval from any of the following agencies : X . State or Regional Water Resources Control Board X County Health Officer X Air Pollution Control Dist . X . City or County Planning Commission X U. S . Environmental Protection Agency X X County Airport Land Use . Com. 3 YES NO (2) Does the project require variance from established environ- mental standards (e . g . , air quality , noise , water quality) ? _ X 2 . Impact on existing facilities and services a. Circulation. (1)_ Is the project expected to cause noticeable increase in pedestrian traffic or a change in pedestrian patterns? X (2) Will the project result in t noticeable changes in vehicular - traffic patterns or volumes (including bicycles) ? X (3) Will the project involve the use of off-the-road vehicles of any kind _(such as trail bikes) ? X b. Water_Supply _ and Sewage Disposal . (1) Will . the_ project-entail the acquisition - _of water from wells or -. surface sources for commercial and/pr _domestic use? X (2) Will septic - tanks be utilized for sewage disposal? X C . Demand for Service from Special Districts and/or Municipalities or County (1) Will the project require the extension of existing public utility lines? X (2) Will the project require public services from an agency , district or public utility which is currently operating at or near capacity? X 3. Miscellaneous a. Will the project employ equipment which could interfere with existing communication and/or defense systems? X b. Is the project located within the flight path or noise impact area of an airport? X 4 YES NO r. C. Potential Indirect Impact of Project 1. Land Use a. Is the proposed. project expected to result in other changes in land use , either on or off the project site? X b. Could the project serve to encourage development of presently undeveloped areas , or increase in development intensity of already developed areas _(examples include the introduction of new or expanded public utilities, new industry , commercial facilities X or recreation activities) ? — C. Is the project adjacent to or within 500 f t . of an existing public facility or site for same? — - X d. Is the project inconsistent with any- adopted general plan, specific pl. p-or, present zoning? e. Toes-the project involve- lands currently protected under the --- Williamson Act or an Open- Space basement? - -. X 2. Visual Impact a. Is the site for the proposed project adjacent to a designated. Scenic Highway or within a Scenic Corridor? X b. Will the project obstruct any scenic view from existing residential areas , public lands , or public roads? X 3 . Social/Cultural Impact a. Will the project require the re- location of housing or business in order to clear the project site? X b. Does the project site include or affect a known historical. or archeological site? X 5 IZI. Statement as to Significant Environmental Effect If you have answered yes to one or more of the questions in Section II , but believe the project will have no significant adverse environmental effect , indicate your reasons below. Grading quantities in excess of 300 yards are normal for projects of this size and type. Dust and noise may normally be expected during the grading and const- ruction phase of construction projects of this size and type. Construction related nuisances to adjacent residents will generally be confined to those new residents within previously constructed units of the project. Permits for use and/or construction will be acquired from all public agencies normally required for processing of subdivisions. Project residents will likely make use of electric golf carts within the project, which includes golf course facilities. No dune buggies, trail bikes, and the like are anticipated within the project. The project will include normal installation -of public utility facilities to serve the project from existing facilities immediately adjacent. It is believed the project will result in no substantial adverse environmental effect in any manner. This has been the findings of the staff, Planning Comm- ission and Board of Supervisors of the County of Riverside and City of Palm Desert in the consideration of the previous 5 increments of this development. To the best of my knowledge, the above information is true and complete. Date May 13, 1974 Signed .,., f I , y Project—Sponsor) SILVER SPUR ASSOCIATES By a General Partnership by HV Management Corporation, Title Managing Partner Phone . 6 n� o 0 f � �^ Vie^ Sr x T_ ti 1 • s . 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I a u n d 6tO,r 5�0 777--77r IIIstor. v/in m 70/-*9 2 ii -0 unit A garage 241 -sqft itmaster; r o o iii v n 9 a r e 8 5 i sqft V'�O I 0 Ibath i-0 7! pt-t i 59 Pa ILC I t Cl. p ressing prc;ect no. lu t p t11 4L. ga-age 24i sqft C I d it living area 980 sqft I..........tLANS IIFIR FLOOR 3 5 ft scale : Illy 2 4 , u : .... a. ems. . a r T-,fie3 s,. �, M1 -• -- p _ _ - .wa.mwswan • 49F^RI€mge�k: .aItPY�,a•P'�F' ,., 'S.u,.88., .",`4 .-.. ; !! 6..:. r J. fit, O c • f .4 „. .g NOS 42 t r� Cd ..+ � 4 Pat 47'j, ,t, 4 fi; P lf, C t Poo dd '> iL • t i r 1 < • .aAMP ' ..r deck owl ' 5 • ,. -' y r - C, x, �^ 11 ti• � ,sera-wP" Njq . w. ", m, „r a:Ks,° _..,: — .;^ - —yam �e s. , ;:.:. , `x —•.a:a'' - '' �„'.aia - ®:n ;•a �y.;:. d I - �.,. ,�•,: ,�.y " - A. . - v , �Y� P� � af` � - �� "fie ' ��M..ivr•,�' ��,�. F'x , pp t • • x ,y e • n i l." _ — r dress deck �. .. •4b,. '.!g,: .. tea., ,,.<�. �,� _. -. - t :'rY � � � ',r A, e� j. �i a K , r • , _ w . � y i - , _ ; •. .,.. ,, , '. d'. {. .., yw;;_,w,ry �N�, �{,,� .,,<�, t'\as fwvaA:.11"..S x'xa , 'e'! , ::'. ,•, "�• ,. '.; .,.... `.,>rb:4r•, »,$ v,; td PPPiIIIIi ,°{'� - - "iN`^4 _e.,�y, -t r„ 9 yp w , 1 , ,. •, I _ <./w:^,.: ,. .-. �s.,,,Y•,, s: _ """ ,eeS �;a: _•,,,,.::',v, `,. _ �,,.•. q.rah y t< t , r. .. ,., •rye.. Yln •j(£'. .•�{ T P - T y' a j) •. w.. I , (cy'��e, •tom■ 'fit^/jSL, `w.r`.'' - - , up a c [c 1 04, V x n 1 ° ref. , 1 1 , , UP cia powdy . e q , { , • P 5 _ . -- v , - 1, • F d � < A' t - oft , t yyc e t / r~ 1° t I r r , W p open to living living raaan rAl � , un4ft terraces 295 S i't ��: 5 3 .� � terraces 53 ft living area �� 900 sgft � ,,.;\ � loft M4 S ft A „ 1 _ are � S{� t de 4L VLI 5 . van a f r. ��, p`�'i..: few i�P s�rL 1 •� - z. f� na +wt°r*, i,' r,..... - .G .- T,..2•r�S '.C�6 �.ril'` v � . Y'r- ,. ..,�'t, so- , 4d, • '. .gate_ • .. a - SIE �y. 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X/.4T/NG ZONE Q Z-]Q� 9�'t- ror// �f t J{� :,t[' z� , G. ++ 'rt .211 ���( 6QJ �•. y y! O _ A G Pe.rkVIJ `zz 55 � I �tbN all o� �6f /0�T � AeeEas EAaee� G� E 'c •: ', __ -L_ !�'fx49f_ rpJfP P Gur6 I•`"-ram , _,.'r __ ~- ' � — _. r -�� �• , ,y __ --- ___-__— _,_ sf 6 7a f- <-- — I AhN 8T601TA@s ��4r10V�47/AV /17 FCET a ` 3 e0 � �°. �� �"�-- -.'...,.._ ~� A// !/nrrpEs JrVAL[ 8E /AClJALLED -- --- ..^ C — ---- - T 8':`bn T E.�AEAWNrJ JH.9" AE PA✓EO Amp . A'ZI/NTs1 mAEp Df'TNF C h . / 407 coaFMvif-i ,dir dw&1&7 p f�w,� at4+mi AIR /1 rf�TvRsc oo � liOaWGn/ ; 6r f r o t rd— f ad tf6 pU 7� E40 PEp 3Z • : - s7 6 do 0 0 irAY 13 1974 „ CORP. APPROVAL BY: OR/6iNAVOl OFttCr Q6 I - T-i7A TIVE MAC TQAC 5797 FILE No. __130//_- - - - �'s t)RAWN ►y DATE J, �/75�.- n ___ �-- � /ice 1� I#,� •' CHECKED) !r.^-._,. - -_. _ v/ ��O/� oI Section 32 T. 5 .6 �r �n � 4d S, 8 PIM < N� OATT� ,. I F. p Q F s e ,� I REGtSTEREO CtV;i ENGINEER, NO. _ - _ a `` -,` "I H1`MwAr t►r SCALE ENVIRONMENTAL CONSULTANTS LTD. 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