The URL can be used to link to this page

Home My WebLink AboutSOUTH OF FRED WARING DRIVE C/Z 89-11 1989 PHONE'CALL' FOR AT �TIMEe� OF P HONEO RETURNED PHONE YOUR CALL AREA CODE NUMBER EXTENSION pl CALL MESSAGE ♦ r WILL CALL dew AGAIN / Q . CAMETO / Q •5/ SEE YOU ` WANTS TO SEE YOU SIGNED TOPS FORM 4003 l t CITY OF PALM DESERT DEPAR MENr OF CtTMUNIIY DL'VELOPNIESIr TRANSMITTAL LI-7111M I. T0: HONORABLE MAYOR AND CITY OD UNCIL II. REQUEST: Approval of a change of zone from R-2 Single Family District (R-2 (7) ) to Office Professional on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue, including amendment to the Palma Village Specific Plan i III. APPLICANT: City of Palm Desert IV. CASE NO.: C/Z 89-11 and Palm Village Specific Plan Amendment No. 1 V. DATE: October 26, 1989 VI. OONTFNPS: A. Staff Reccumiendation B. Draft Ordinance Nos. and C. Planning Commission Resolution No. D. Planning Caamission Staff Reports dated October 3, 1989 and I September 5, 1989 E. . Planning Cbnr ission Minutes pertaining to this case F. Legal Notices G. Exhibits --------------------------------------------------------------------------- A. STAFF RECtMM�TION: I Approve the findings and adopt Resolution No. and Ordinance No. B. DISCUSSION: The above referenced case is recommended to City Council for approval as a result of the Planning Camiiission public hearing on October 3, 1989. Staff was further directed to investigate the'appropriateness of continui- ng the change of zone to extend another segment on Fred Waring Drive between San Anselmo and San Pablo Avenue. During Planning Ccm mission public hearing the properties adjacent support- ed the specific plan amendments. The ainenchmant was seen as a viable answer to nuisance concerns, fragmented development and a clear statement concerning Santa Rosas future residential character. j Prepared by: Reviewed and Approved by: I ORDINANCE NO. JE } IT "A" Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. NECI'IVE DECLARAT'ICN CASE ND.; C/Z 89-11 APPLICANT/PROJECT SPONSOR: City of Palm Desert PROTECT DESCRIPTICN/LCCATICN: Rezone from R-2 (7,000) to O.P. affecting 19 lots on the south side of Fred Waring Drive between Monterey and San Anselmo Avenues. The Director of the Department Of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the envirormient. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. RAMJN A. DIAZ DATE DIRECTOR OF COMMUNITY DEVELOPMENT CS/db . 3 oil ,. IM lam � �i ii �r..uil � 1_■ ��aa■"�:: �� — 111100111111111 IIIISE�Eif1�L7Wu 1111�1f� 1� .�,��►�� Nu■ uYY�YUY��ouu . WIII�If1 ONE ■i�i =f � IIWIIWI�� 11111 Elul iiY! lull • u■■1 � r� u � IIIW IuuuiiYYt�uull ■1■■1=�■ • 1111 IO IIIIIIIIIIIIIIIIII. N�■■��1 �� I W WIYIWIIu�I � iM� ■■ou■1 _. '�" ' alll]II 1111111111111 111111111111111111 r, ■� ' • '1 IIIIIISEIl,71111D� e� C� � NoIsms 9 Iaisle IE G ■Ill 111's11105a11 c11171 ::n �IIIIIIIIIYJI? ��..� �Illillli HU �Im ® �� RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA APPROVING PALMA VILLAGE SPECIFIC PLAN AMQNIDMENP NO. 1. WHEREAS, the City Council of the City of Palm Desert, California, did on the 26th day of October, 1989, hold a duly noticed public hearing to consider amendment of the Palma Village Specific Plan page 6 and 7 for Area 1; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts to justify their actions, as described below: 1. That the proposed amendment will develop a land use pattern that takes optimum advantage of existing and future human needs. 2. That the proposed amendment protects the public health, safety, and welfare. 3. That the proposed amendment will encourage development in the form of incremental extensions of the office zone, rather than in an uncoordinated 'leap frog' fashion. 4. The proposed amendment will 'firm up' the character of the area by establishing specifically where housing shall be preserved and where offices will locate. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, as follows: 1. That the above recitations are true and correct and constitute the findings of the council in this case. 2. That Exhibit "A" attached hereto delineating the policy and implementation plan for the area is hereby approved. 3. That Exhibit "B" attached hereto delineating the reciprocal access placement. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this 26th day of October, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: S. BOY WILSON, MAYOR SHEILA R. GILLIGAN, CITY CLERK 1IBIT "A" LAND USE ELEt�SfP the value of adjacent properties. Wherever residential properties back onto arterial streets or major thoroughfares, the city. shall initiate a parkway landscaping Perimeter decorative wall program. This is especially necessary on the south side of Fred Waring west of Monterey Avenue and east of Porto Drive. SPECIFIC AREA ISSUES, POLICIES AMID rgpLU4MABLE PROGRAMS AREA 1 Fred Waring Drive and Monterey Avenue. ISSUES With the development of the civic center, cultural center, town center, and street improvements and extension to Interstate 10, Fred Waring Drive and Monterey Avenue are becoming major regional. arterials. The existing pattern of -stlow and medium density single family development is incompatible with the projected traffic volumes and emerging character of these important streets. POLICIES 1. New development on Fred Waring Drive and Monterey Avenue should reflect as to scale and overall quality the public improvements represented by the civic center, college, and cultural center and should be compatible both with the high traffic volume arterial highway and the adjacent residential land uses. 2. Use zones fronting on these streets shall have sufficient (area) deprh to allow substantial projects while creating a (noise) lendseeped buffer for adjacent single family uses. 3. (Project design) ir&esttl" shall ha provided for lot consolidation to facilitate larger projects and minimize access points to Fred Waring Drive and Monterey Avenue. Whenever-feesib}o- the-redeye}epewltt- >cy - }} assist-nit-ids-effa�� 4. � (A reciprocal access easement shall be provided on all lots in the rear. ) IMPLE }NPATION 1. Where subdivision patterns permit a special-xene minimum 200 feet in depth t+en}�-be-creebe� al}eai either Office Professional or High Density zoning (would be created) depending upon compatibility. A. The Office Professional designation would be applied to the (south side of Fred Waring Drive between San Anselmo and San Pablo) south side of-F Waring wive bets+ee:t {�rrteeey Proerx�e-afld-San-Peb}e along the east side of Monterey Avenue between Fred Waring and Catalina. 6 LAM USE IIEarr B. R-3 2,500 would be applied on the south side of Fred Waring Drive between San Pablo Avenue and Portola Avenue and on the west side of Monterey north of Fred Waring Drive. The-Seep}c ien-ov"l-ay w}}}--be-�n�ved--abx�,iflg-trrc>--stxiPp-o��st;t�tieer--adit-ttr-Preel • Waring-r�}}gt�-24-foot-height-ii�n}t-: The zones will require a minimmn 20,000 square foot area and will require a 20 foot landscaped project setback adjacent to any single family residential district. This requirement will create a 20' -32' wide landscaped green belt adjacent to residential uses. There will be no access allowed from these projects to local streets. 2. Where subdivision pattern precludes attainment of the 200 foot lot depth, the existing Office Professional zoning will apply. This area would include the (south side of Fred Waring Drive between Monterey and San •' Anselmo), west side of Monterey Avenue between the Town Center and Fred Waring Drive and the north side of Fred Waring between Monterey Avenue and Fairhaven. (The overall goal in the creation of the streetscape is a variation of one and two story building elevations. These zones will require parking to the rear of buildings with lot consolidation whenever possible to avoid curb cuts more often than every four or five lob. ) 3. On the north side of Fred Waring between Pbrtola Avenue and San Pascual Drive, a modified multi-family zone overlay would be created which would allow High Density Residential use with a 22 foot height maxima and 30 foot rear building setback to compensate for the lack of green belt buffer. 4. Whenever feasible projects shall be required to execute mutual access agreements creating shared parking and rear circulation, minimizing the need for multiple curb cuts on Fred Waring Drive and Monterey Avenue. 5. Surplus city land remaining after road widening of Monterey Avenue and Fred Waring Drive shall be landscaped by the city. Additional landscaping shall be required wherever Office Professional use abut these areas. 7 Iy —_ —_3.9�°_-�::_____._ .I. .__i.i(J1V7.75'NV�NbS--• '�' E m m m 00 e U LU I _ a 00 Cu LJ IE do J J J ) 1 ' - w 1 I� :I li I CITY OF PALM DESERT Case IVo. ___ CITY COUNCIL F� RESOLUTION NO. �) 1I Uate aUDnMArCE NO. AN ORDINANCE OF T11E CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND CHANGE OF ZONE FROM R-2 (7) SINGLE FAMILY RESIDENTIAL TO O.P. (OFFICE PROFESSIONAL) FOR NINETEEN LOTS FRONTING FRED WARING DRIVE BETWEEN MONTEREY APED SAN ANSELMO AVENUES. CASE NO. C/Z 89-11 WHEREAS, the City Council of the City of Palm Desert, California did on the 26th day of October, 1989, hold a duly noticed public hearing to consider approval of a negative declaration of environmental impact and change of zone for the above mentioned project, more particularly described as: APN 627-021-004 through 021 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89, " in that the director of community developm- ent has determined that the project will not have an adverse impact on the environment and a negative declaration of environmental impact is hereby certified; and WHEREAS, at said public hearing, upon hearing and considering all testimo- ny and arguments, if any, of all interested persons desiring to be heard, said Planning cuimission did find the following facts to Justify a reco Tendation of approval: I. The proposed change of zone is consistent with Palm Desert General Plan and adopted Specific Plan for the area. 2. Office use is determined to be a compatible neighbor to single family residential given current development standards. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, as follows: I. That the above recitations are true and correct and constitute the findings of the co idssion in this case. 2. That a negative declaration of environmental impact, Exhibit "A", is hereby approved. 3. That Exhibit "B" attached hereto delineating the area and the proposed zoning for the area is hereby approved. 4. The City Clerk of the City of Palm Desert, California, is hereby directed to publish this ordinance in the Palm Desert Post, a . newspaper of general circulation, published and circulated in they City of Palm Desert, California, and shall be in full force and effective thirty (30) days after its adoption. ORDINANCE No. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this day of 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: S. ROY WILSON, MAYOR ATTEST: SHEILA R. GILLIGAN, City Clerk City of Palm Desert, California CS/db I 2 � s , RESOL[R'ICN NO. 89-128 A RESOLUTION OF THE CITY COLNCIL OF THE CITY OF PALM DESERT, CALIFORNIA APPROVING PALMA VILLAGE SPECIFIC PLAN Ah>EIZMVT NO. 1. WHEREAS, the City Council of the City of Palm Desert, California, did on the 26th day of October, 1989, hold a duly noticed public hearing to consider amendment of the Palma Village Specific Plan page 6 and 7 for Area 1; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts to justify their actions, as described below: 1. That the proposed amendment will develop a land use pattern that takes cptiaLn advantage of existing and future Yuman needs. 2. That the proposed amendment protects the public health, safety, and welfare. 3. That the proposed amsn3mart will erno4sage development in the form of incremental extensions of the office zone, rather than in an uncoordinated 'leap frog' fashion. 4. The proposed amendment will 'firm up' the character of the area by establishing shi g specifically where housing shall be preserved and where offices will locate. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, as follows: 1. That the above recitations are true and correct and constitute the findings of the council in this case. 2. That Exhibit "A" attached hereto delineating the policy and implementation plan for the area is hereby approved. 3. That Exhibit "B" attached hereto delineating the reciprocal access plaoamant. RESOU)TICN NO. 89-128 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this 14th day of Decanter, 1989, by the following vote, to wit: AYES: MDEON, HEL.LY, SNYDER, WILSON, CRITES NOES: NONE ABSENT: NOW ABSTAIN: NONE BUFO A. CRITES, MAYOR ATTEST: _. vZz' C � SHEILA R. G CITY 'BIT "All LAND USE EGIIKNP the value of adjacent properties. Wherever residential properties back onto arterial streets or major thoroughfares, the city shall initiate a pa6 way landscaping perimeter decorative wall pxogran. . .This is especially necessary on the south side of Fred Waring west of Monterey Avenue and east of Porbola Drive. SPECIFIC AREA ISSUES, POLICIES AND IbIPL MMABLE PPDMtaM AREA 1 Fred Waring Drive and Monterrey Avenue. ISSUES With the develcpnent of the civic carter, cultural center, town center, and street improvements and extension to Interstate 10, Fred Waring Drive and Monterrey Avenue are becoming major regional arterials- The odsi ing pattern of -.'low, and medium density single family develcpnernt is incompatible with the Projected traffic volumes and emerging character of these important stt+eets. POLICIES 1. New developrent on Fred Waring Drive and Monterey Avenue should reflect as to scale and overall quality the public iapaovemen s represented by the civic canter, college, and cultural center and should be canpatible both with the high traffic volume arterial highway and the adjacent residential land uses. 2. Use zones frornti q on these stL^eets shall have sufficient (area) depti to allow substantial projects while creating a (noire) beeped buffer for adjacent single family uses. 3. (Project design) fsansa" shall be provided for at consolidation to facilitate larger projects and minimize access paints to Fred Waring Drive and Monterey Avenue. o- e- 4. ► (A reciprocal access easement shall be provided on all loft in the rear. ) IN>PhII��N!'ATSQQ-=-- 1. Where subdivdaim patterns peumit a epee a minimum 200 feet in depth either Office Pzofessio nal or High Density zoniiV (would be crsaba1) depending upon compatibility- A. 72a Office Psffiassical designation would be applied to the (south side of Prod Waring Drive between San Anselmo and San Pablo) aenrth side-ef-Fred-Warirl-Brkm4mbkeen-1luibmay-Avenue- ad-Sern-Peble along the east side of Manbmay Avenue between Fred Waring and Catalina- 6 LAND USE ELEMENT H. R-3 2,500 would be applied on the south side of Fred Waring Drive between San Pablo Avenue and Portola Avenue and on the west side of Monnberey natk of Fred Waring Drive. Phe�ea+te�ree ices-9res2ey w}}}_�p-�Iwe��leKi�g-two-36e�1r-aaeL�4.�ehiQr�df eeeerb-do--Fred Warlrq-xi�+�34-fodb�etg�-}�ni�s The zones will require a miniman 20,000 square foot area and will require a 20 foot landscaped project setback adjacent to any single family residential district. This requirement will create a 20'-32' wide landscaped green belt adjacent to residential uses. There will be no access allowed from these projects to local streets. 2. Where subdivision pattern precludes attairnent of the 200 foot lot depth, the existing Office Professional zoning will apply..-. -This area would include the (earth side of Fred Waring Drive between Monterey and San It Anselmo), west side of Monterey Avenue between the Town Center and Fred Waring Drive and the north side of Fred Waring between Monterey Avenue and Fairhaven. (The overall goal in the creation of the streetscape is a variation of are and two story building elevations. These zones will rewire parking to the rear of buildings with lot consolidation whenever possible to avoid cab cuts more often than every four or five lots. ) 3. on the north side of Fred Waring between Poxtola Avenue and San Pascual Drive, a modified multi-family zone overlay would be created which would allow High Density Residential use with a 22 foot height meximm and 30 foot rear building setback to compensate for the lack of green belt buffer. 4. Whenever feasible projects shall be required to execute mutual aooesa agreements creating stared parking and rear circulation, minimizing the need far multiple curb cuts an Fred Waring Drive and Monterey Avenue. 5. Surplus city land reainining after road widening of Monterey Avenue and Fred Waring Draw stall be landscaped by the city. Additional landscaping shall be required wherever office Professional use abut these areas. 7 . 1 • �—•�i1V-�rr--- ••'+ ��-ii0/Y-735NV-'-NIYS-. .—_- + F � �'l7 C • it =0C9a Q . a R a ® 1 it 9 " n W E • it �! � 2 i •T o a a •O�qD t CAD 4 n (IA � I , � ®mot . • � it , - or sF"A:7,y3.lA0V- .. I ; i CITY OF PALM DESERT Case NO. CITY COUNCIL RESOLUTION NO. M o Date I h ;l Cit4IAYmm NO. 593 AN CRDINANCE OF THE CITY CCILN= OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE DECLARATICN OF ENVIRONMENrAL IMPACT AND CHANGE OF ZCNE FRU4 R-2 (7) SINGLE FAMILY RESIDENTIAL TO O.P. (OFFICE PROFESSIONAL) FOR NINETEEN LOTS FR"ING FRED WAKING DRIVE BETWEEN M4TEREY AND SAN ANSELMJ AVENUES. CASE NO. C/Z 89-11 MM AS, the City Cocanril of the City of Palm Desert, California did on the 26th day of October, 1989, hold a duly enticed public hearing to consider approval of a negative declaration of metal impact and change of zone for the above mentioned project, more particularly described as: APN 627-021-004 through 021 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89, " in that the director of community development has determined that the project will not have an adverse impact on the environment and a negative declaration of wwirmw*.al impact is hereby certified; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments; if any, of all interested persons miring to be heard, said planning commission did find the following facts to justify a recommendation of approval: 1. The proposed change of zone is omsisternt with Palm Desert General Plan and adopted Specific Plan for the area. 2. Office use is determined to be a compatible neighbor to single family residential given curxmt developnent standards. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, as follows: 1. That the above recitations ante true and correct and constitute the findings of the commission in this case. 2. That a negative declaration of environmental impact, Exhibit "A"; is hereby approved. 3. That Exhibit "B" attached hereto delineating the area and the prnpoeed zoning for the area is hereby approved. 4. The City Clerk of the City of Palm Desert, California, is hereby directed to publish this ordinance in the Palm Desert Post, a newspaper of general circulation, published and circulated in the City of Palm Desert, California, and shall be in full farce and effective thirty (30) days after its adoption. t CRDDWM NO. 5 93 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this llth day of January 199.0, by the following vote, to wit: AYES: BENSON, KELLY, SNYDER; WILSON, CRITES NOES: NONE ABSENT: NONE ABSTAIN: NONE v S. FqPWILSON, MAYOR ATTEST: G GAN, Ci erk City of Palm faxnia CS/db 2 r'• CFMDWAM NO. 593 ECHIPP "A" Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Cade. NBG►TIM DECLARATION CASE NO.; C/Z 89-11 APPLICANP/IR17fZT SPONSOR: City of Palm Desert PRDJflCT D 2xrIQQ/I0C TIQd: Rezone fmn R-2 (7,000) to O.P. affecting 19 lots on the south side of FYed Waring Drive between Mx terey and San Anselmo Avenues. The Director of the Deparhnent of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the erwirannent. A copy of the Initial Study has been attached to docunent the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. RAMON A. DIAZ DATE DIRECTOR OF C M44JNITY CS/db 3 iKYI No� fir= s 1>• ml m: i� .� ' ' 11113f[C]E7C1[IIIE 1111�� o ��■uiu�m 111111■1I■111�1 � iii,�l \o � 1111■llll■llllllll 111111■llllllll 11 ■ t ■ �1 �n IWUWIUUIWI 11111 � B imilm- MO !MUMN n1119EIFfIllull "� ■ mummummanum mmakahiminAl1 o■■u■■ �� 'l�l 1111 U�1a IIIIUIIIIIIIWI � U� a■■u■� IYIY■U■l�lil ouu■1 0 � �IIUIIIIII�UIIIIU IIIIIIIII�IIIIIW � Ulm ■� nala�s�l��atlla■ 1 pA • lug ��u�� •� `a � . w� �. ter• aa-, r.� .� �� :g] � !Ila .� ��IIII►,�II PIP Rol (�`i�i�uclt �nrnu-�nrsal� �3»n� :cam �11111111�11? E p EE1 PI$al!4) ti:� /IIIIIIIII� �lillll� ■IIIiI111 hang - of Z • n - • ' � • MINUTES REGULAR PALM DESERT CITY COUNCIL MEETING DECEMBER 14. 1989 0 . PRESENTATION OF PLAQUE TO JUAN CASADO FOR HIS YEARS OF SERVICE ON THE ACTIVITIES PROMOTION COMMITTEE . Mayor Crites thanked Mr . Casado for his service on the Activities Promotion Committee from October , 1987 , through November , 1989 , and presented him with a plaque of appreciation . E . PRESENTATION OF AWARD TO MS. ANGELA BENNETT, PALM DESERT CHAMBER OF COMMERCE . Mayor Crites presented a plaque to Ms . Bennett in recognition of her contributions to the Palm Desert Chamber of Commerce and to the City of Palm Desert . He wished her success and good fortune in her new endeavors . %VIIi . PUBLIC HEARINGS A . REQUEST FOR APPROVAL OF CHANGE OF ZONE FROM R-2 SINGLE FAMILY DISTRICT (R-2 ( 7 ) ) TO OFFICE PROFESSIONAL ON THE SOUTH SIDE OF FRED WARING DRIVE BETWEEN MONTEREY AVENUE AND SAN ANSELMO AVENUE , INCLUDING AMENDMENT TO THE PALMA VILLAGE SPECIFIC PLAN . ( Continued from the Meeting of October 26. 1989. ) Ms . Catherine Sass . Associate Planner, reviewed the staff report , noting that Council had continued this item from October 26th in order to review the results of the survey conducted by staff relative to residing adjacent to office professional . She offered to answer any questions . Mayor Crites declared the public hearing open and invited testimony in FAVOR of or OPPOSED to this request . MR. HARRY DEUTSCH, 73- 141 Fred Waring Drive, stated that he was in favor of this project and felt it was a good Idea to have office professional in this area. He said he wanted to get away from the high density, traffic , dust, etc. MR . BEN WATSON , 73- 280 Santa Rosa , said no one had surveyed him or his neighbors. He said he would like to see the back side of Santa Rosa made a parking area with a green belt. MS . HASIA LEV, addressed the Council and stated original plans were to put a 24,000 square foot office complex on the corner of Fred Waring and San Pablo but could not put it together financially and, therefore, had to sell the 19 MINUTES REGULAR PALM DESERT CITY COUNCIL MEETING DECEMBER 14, 1989 property and purchased two parcels on Fred Waring between Monterey and San Anselmo . She spoke in favor of the project . MR . CHRIS MILLS , 121 South Palm Canyon . Palm Springs , spoke as the architect for Dr . and Mrs . Lev . He spoke in favor of the project . He said in his opinion the ordinance in effect for office professional use did everything possible to protect the neighbors on the south side . With no further testimony offered, Mayor Crites declared the public hearing closed and asked staff why some people were surveyed and others not . Ms . Sass responded that the homes on the east side of San Anselmo were not surveyed because they were not actually part of the zone change before the Council at this time. She said the housing situation was different on the east side of San Anselmo compared to the west . She said she felt it should be studied separately. Councilman Kelly asked how staff was assured that owners and not renters were surveyed. Mr . Diaz responded that the survey did not ask whether the person was a renter or owner . He said staff was Interested in talking with the people who were there and thus were affected by the action that would be taken. He said although for the most part, most of the respondents Indicated they were owners, it was not specifically asked on the survey. Councilman Wilson moved to approve the findings and: 1 ) Waive further reading and adopt Resolution No. 89- 128, approving Palma Village Specific Plan Amendment No . 1 : and 2 ) Waive further reading and pass Ordinance No. 593 to second reading. approving a negative declaration of environmental impact and change of zone (C/Z 89- 11 ) . Motion was seconded by Benson and carried by unanimous vote of the Council . B. REQUEST FOR APPROVAL OF A MASSAGE PERMIT, DAVID FIRESTONE , APPLICANT. Mr . Allen reviewed the staff report and recommendation . Mayor Crites declared the public hearing open and invited testimony in FAVOR of or OPPOSED to this request . With no testimony offered, he declared the public hearing closed. 20 rM City of Palm Desert Depa. t of Omu unty Development TO: Honorable Mayor and City Council FROM: Catherine Sass, Associate Planner DATE: December 14, 1989 SUBJFX.T: C/Z 89-11 and Palma Village Specific Plan Amendment No. 1 Staff will present the details of the survey discussed at the October 26, 1989 city .council hearing. A copy of the survey and responses are attached. Minutes from that meeting are attached, as well as the planning commission minutes. The staff report to council for the October 26 hearing with all attachments is provided. This case was advertised six separate times, emphasizing the city's desire for input by affected properties. Catherine Sass Associate Planner CS/tm i i MINUTES REGULAR PALM DESERT CITY COUNCIL MEETING OCTOBER 26, 1989 B . REQUEST FOR APPROVAL OF CHANGE OF ZONE FROM R-2 SINGLE FAMILY DISTRICT ( R-2 ( 7 ) ) TO OFFICE PROFESSIONAL ON THE SOUTH SIDE OF FRED WARING DRIVE BETWEEN MONTEREY AVENUE AND SAN ANSELMO AVENUE , INCLUDING AMENDMENT TO THE PALMA VILLAGE SPECIFIC PLAN . Mayor Wilson declared the Public Hearing open and asked staff for its report . Mr . Diaz reviewed the report and recommendation for approval . Mayor Wilson invited testimony in FAVOR of the project , and the following spoke : MR . BEN WATSON , 73-280 Santa Rosa , Palm Desert , said he favored the old plan - not the one before the Council . MR . HARRY DEUTSCH said he favored the plan and hoped he could sell his property and get his home off Fred Waring Drive . MS . SARAH WATSON said she did not want two-story buildings in her backyard nor did she want parking behind her home . She said she thought this zoning should gc to Santd Rosa and Fred Waring . With no further testimony offered , Mayor Wilson closed the hearing . Council Comments : Snyder : Thought the program was a good one for Fred Waring Drive . Complimented staff on its analysis of the pro e_ t and its recommendation . Crites : Said Mr . Diaz had noted in his staff report that the preponderance of people had indicated in a survey that they did not want it to go to Santa Rosa . He asked where this could be found in the staff report . Mr . Diaz responded that the survey had been inadvertently left out of the report . Benson : Said she favored Office Professional zone for this area . Kelly : Said Fred Waring Drive was no place for any one to live anymore . He favored Office Professional but was concerned that it was not going all the way to Santa Rosa inasmuch as he felt Fred Waring Drive would some day be six lanes of traffic . 14 r _r "MINUTES REGULAR PALM DESERT CITY COUNCIL MEETING OCTOBER 26, 1989 Upon question by Crites , Mr . Diaz responded that staff had not discouraged construction of single-family homes on Santa Rosa as the zoning allowed it . He said it was this construction that made the old Palma Village Plan impractical Councilman Snyder moved to waive further reading and adopt Resolution No. 89- 128 . Councilmember Benson seconded the motion . Mayor Wilson reopened the hearing before the vote was taken to allow additional testimony from Mr. Watson . MR . WATSON stated that no one had contacted him or his neighbors to participate by answering questions in the survey. He said their input was important . Councilman Crites said he would prefer seeing the survey that had been left out of the staff report before he voted on this issue . Mr . Diaz recommended a month' s continuance to allow for this . Mrs . Gilligan noted that the second meeting in November would not be held because it was Thanksgiving so it would go to the meeting of December 14 , 1989 . Councilman Snyder withdrew his motion , and Councilmember Benson withdrew her second . Councilman Crites moved to continue the item to the meeting of December 14 , 1989 , and Councilmember Benson seconded the motion . It carried by unanimous vote . XIX. ORAL COMMUNICATIONS - D None is CITY OF PALM DESERT DEPARTMENT OF CU144JNITY DEVELOPMENT STAFF REPORT 70: Planning Cotmission DATE: October 3, 1989 CASE NO: C/Z 89-11 and Palma Village Specific Plan Amendment No. 1 REQUEST: Approval of a change of zone from R-2 Single Family Residential District (R-2 (7) ) to Office Professional on the south side of Fred Waring Drive, between Nbnterey Avenue and San Anselmo Avenue, including amendment to the Palma Village Specific Plan. APPLICANT: City of Palm Desert I. BACKGROLM: At the September 5, 1989 planning commission public hearing this case was heard and continued to allow time for staff to readvertise, noting the specific amendment to the Palma Village Plan. These notices were sent Friday, September 22. The Specific Plan verbiage amendments are attached. II. ATTACHMEMS. A. Legal notice. B. Draft resolutions. C. Palma Village Specific Plan Amendments pages 6 and 7 for Area 1: Fred Waring Drive and Nbnterey Avenue. D. Staff report dated September 5, 1989. Prepared by Reviewed and Approved by CS/tm CITY OF PALM DESERT DEPARTMENT OF CtNMUNITy DEVELOPN m STAFF REPORT TO: Planning Cannission DATE: September 5, 1989 CASE NO: C/Z 89-11 REQUEST: Approval of a change of zone from R-2 Single Family Residential District (R-2 (7) ) to Office Professional on the south side of Fred Waring Drive, between Monterey Avenue and San Anselmo Avenue. APPLICANT: City of Palm Desert I. BACKGROUND: The subject property consists of 7,000 square foot lots subdivided under county standards intended for 21 single family hones. In 1985 the Palma Village Specific Plan reassessed the land use designation determining that the subject lots were appropriate for office use (see Exhibit A: Palma Village Plan Map). While elaborate implementation plans were conceived, the intent was to preserve the Palma Village housing stock which was deteriorating. It was recognized that Fred Waring Drive had became, and would remain, too busy a traffic corridor to encourage single family home construction or improvement (SCAG Coachella Valley Area Transportation Study, December, 1987). It was further recognized that office development could alleviate the negative impact of that traffic on adjacent properties. Finally, the city recognized that land area zoned for office was limited. Since adoption of the Palma Village Specific Plan office development has occurred on Monterey Avenue and on Fred Waring Drive west of the subject site. A basic assumption of the specific plan was that the city's redevelopment agency would assist in implementation. However, while processing the application for the Newman Center staff discovered the power of eminent domain was unavailable in a redevelopment area. (See page 6 of Exhibit B Policy #3). A later dissatisfaction with the Fred Waring Building led to a reexamination of two story office buildings adjacent to one story single family homes. A subcc mLittee was formed that produced revised Office Professional zone development standards accomplishing lowered height and increased setback (Exhibit C/Ordinance 449). The office buildings on Monterey are the result of the new development standards. STAFF REPORT CASE NO. CZ 89-11 SEPTEMBER 5, 1989 Until recently, applications on the subject site have been limited. The southeast comer of Monterey and Fred Waring is developed as a two story office building. At the west end of the subject site, the southwest comer of San Anselmo and Fred Waring Drive a one story office building has been approved and provided a zone change to office professional. The McCallum Theater located at the northwest comer of Monterey and Fred Waring Drive. The housing area has had construction of new homes on vacant lots and street improvements were placed by the city. Of the nineteen single family lots on Santa Rosa, only three are currently vacant. Conversely, only five homes exist on the nineteen Fred Waring lots. II. DISCUSSION• The concern expressed by residents in the subject area are noise from traffic, the use of the vacant parcels for spillover parking for events at the McCallum Theater, and vagrants. Development of the parcels could alleviate these concerns. Since offices usually operate the hours of 8:00-5:00 p.m. Monday through Friday, they provide a quiet neighbor in the evening and weekend lours when most people are in their home. Development of Fred Waring, considering the proximity to the McCallum Theater, COD and the civic center seems appropriate at this time. The placement of office use in this location could eventually end the conflict of office use locating in the service industrial parks. Finally, staff feels the Palma Village area provides an affordable well established neighborhood in close proximity to shopping, the college and city office. The area is rapidly improving and the lots on the north side of Santa Rosa should be encouraged to improve as single family lots. Office infringement on the Santa Rosa lots may retard single family hone improvement. Under the present circumstanced these lots are worth preserving. This is a departure from previous implementation plans which would have placed parking lots on Santa Rosa lots. That plan conceptually had a landscape buffer, however, development in this pattern would at best be intermittent. Residents have voiced concern over landscape areas being attractive to vagrants, therefore not solving what they list as impetus for development in the first place. 2 STAFF REPORT C/Z 89-11 SEPPE MBER 5, 1989 III. REOCMEIDATION• Staff finds that the time is appropriate to actively assist in implementation of office development along the subject property by rezoning. Several property owners are prepared to develop parcels once the change is in place. The zone change should be conditioned to provide reciprocal access easements per exhibit D, thus limiting curb cuts on Fred Waring and mostly providing for parking behind the buildings. A. Adoption of the findings. B. Adoption of Planning Commission Resolution No. recamendi_ng approval of C/Z 89-11 to city council. IV. ATTACHMENTS: A. Draft resolution. B. Legal notice. C. Comments from city departments and other agencies. D. Plans and exhibits. 1. Exhibit A: Palma Village Plan Map. 2. Exhibit B: Palma Village Plan Text. 3. Exhibit C: ordinance No. 449. 4. Exhibit D: Zone change exhibit including access easement. Prepared by Reviewed and Approved by CS/tm 3 PLANNING CC11MISSICN RESOLUPICN NO. 1384 A RESOLUTION OF THE PLANNING OUvMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, REOU44E3 IDING TO THE CITY COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AMID CHANGE OF ZONE FROM R-2 (7) SINGLE FAMILY RESIDENTIAL TO O.P. (OFFICE PROFESSIONAL) FOR NINETEEN LOTS FRONTING FRED WARING DRIVE BFIWEEN MONTEREY AND SAN ANSELMO AVENUES. CASE NO. C/Z 89-11 WHEREAS, the Planning Camnission of the City of Palm Desert, California, did on the 5th day of September, 1989, hold a duly noticed public hearing to consider approval of a negative declaration of environmental impact and change of zone for the above mentioned project, more particularly described as: APN 627-021-004 trough 021 , WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89, " in that the director of community developnent has determined that the project will not have an adverse impact on the environment and a negative declaration of environmental impact has been prepared; and 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 camussion did find the following facts to justify a recommendation of approval: 1. The proposed change of zone is consistent with Palm Desert General Plan and adopted Specific Plan for the area. 2. Office use is determined to be a compatible neighbor to single family residential given current development standards. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, as follows: I. That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That a negative declaration of environmental impact, Exhibit "A", is hereby recommended for approval. 3. That Exhibit "B" attached hereto delineating the area and the proposed zoning for the area is hereby recommended for approval. PLANNING OOMYIISSICN RESOLUTION NO. 1384 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Carmissicn, held on this 3rd day of October, 1989, by the following vote, to wit: AYES: DOWNS, ERWOOD, JONATHAN, AND WHITLOCK NOES: RICHARDS ABSENT: NONE ABSTAIN: NONE CAROL WHITLOCK, Chairperson ATTEST: RAMDN A. DIAZ, Secret CS/trn i 2 PLANNING COMMIISSION RESOLUTION NO. 1384 4 . ) 1,..; MIMIT "A" Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Adndnistrative Code. NMM'11M DECLARATION CASE NO: C/Z 89-11 APPLICANT/PROJECP SPCNSOR: City of Palm Desert PFJDJECP DESCRIPTICN/LOCATION: Rezone from R-2 (7,000) to O.P. to allow 19 lots on the south side of Fred Waring Drive between R nterey and San Anse Avenues. The Director of the Department of Ocinit unity Development, City of Palm Desert, California, has found that the_described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. I .October 3, 1989 RNIUN A. DIAZ DATE DIRECTOR OF CU44UNITy PMENT CS/bn 3 i ••. �� E .. BENI IBM iNilMEN „ Imi1w ■■■■� emu: ■2a tu�■� rx:■�= � _ �o■•■■■ �m Wes— ',` ` t�b> iM123 11113EtEi]MGIWIIIIII�A� 1� WE �■ 111111 � � m. ■■■��,�� ' IIIlgggggglggglglg 1111111111____ 11111/11 ,mot •�. �IQ�t81r� �1: I :WIIWIIIIIIIIII 11111 G B ■■■�■llr� ♦ IBIIII'11!�17�1111111 IIIIht11El17 MI . t ■ ego■■gtor ♦I,�I� W111YY1.7A1%IIIW UIIIIIi7`YI�IIIIu �� ■1■tut/ ��•o IIIIIIIWIW 111111111111111111 ■!googol WINE ! ■agtutl o �� I �1111111111111111111 iilll IIIIIIIHIM - • 1 ISEI[711111n Wig. �. �� ._ �.• RAW IN III .. .._ -� mm me ma R� tl m;��ucr �IIIr11��:I�S111 t31»tl ;tom �Ililllll1: NEW ... .. . ...,. WHO �IIIIIIIiII� 1101111ISO �liu�il� r..� ■IIIIIIII ■ r� 1�� m ® �� ,, . ;. Change of Zone PLANNING OCNMISSION RESOLUTION NO. 1385 A RESOLUTION OF THE PLANNING CCM-LISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECMvH mING TO THE CITY COUNCIL APPROVAL OF PALMA VILLAGE SPECIFIC PLAN AMENDMENT NO. 1. WHEREAS; the Planning Commission of the City of Palm Desert, California, did on the 3rd day of October, 1989, hold a duly noticed public hearing to consider amendment of the Palma Village Specific Plan page 6 and 7 for Area 1; and 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: 1. That the proposed amendment will develop a land use pattern that takes optimum advantage of existing and future human needs. 2. That the proposed amendment protects the public health, safety, and welfare. 3. That the proposed amendment will encourage development in the form of incremental extensions of the office zone, rather than in an uncoordinated 'leap frog' fashion. 4. The proposed amendment will 'firm up' the character of the area by i establishing specifically where housing shall be preserved and where offices will locate. 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 Exhibit "A" attached hereto delineating the policy and implementation plan for the area is hereby recooTended for approval. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 3rd day of Octobe vote, to wit: r, 1989, by the following AYES: DOWNS, ERWOOD, JONATHAN, AND WHITLOCK NOES: RICHARDS ABSENT: NONE ABSTAIN: NONE t A CAROL WHITLOCK, Chairman � RAMON A. DLAZ, Sec t� CS/tm MINUTES PALM DESERT PLANNING COFMSSICK oCI BER 3, 1989 Rosa; the intent was to preserve Santa Rosa as single family residential. MS. DIANE FITZAURUS, representing her mother Ms. Vera Ives of 73-163 Santa Rosa on the south side. She stated that she was in favor of a change of zone for property facing Fred Waring Drive. Chairperson Whitlock closed the public testimony and asked for comments from the camdssion. Commissioner Richards noted that the original intent of the plan was to protect adjacent residents with a green belt and parking lot. He informed commission that his concern was two story next to one story. He felt that the character of Monterey Avenue (which had been changed to office professional zoning) was different from Fred Waring and needed study, though he noted that previous testimony had been that some people want office development to block noise from Fred Waring, the Cultural Center and the college. Commissioner Downs concurred with Commissioner Richards. Commissioner Jonathan stated that he understood Commissioner Richards' concerns, but felt that most of the effected residents' comments were in favor of developing the vacant lots. He felt that mitigation measures would address the concerns voiced. Commissioner Erwood concurred with Commissioner Jonathan. He indicated that his original opinion was similar to Commissioner Richards with respect to two story, but after hearing testimony and the results of the staff survey, he had changed his mind. He felt that not allowing windows next to residential hones, setbacks, and other measures could be utilized effectively in this location. Chairperson Whitlock concurred with Commissioners Jonathan and Erwood. Commmssioner Jonathan stated that he would like to extend the study to include San Anselmo to San Pablo. Staff indicated that the commission should direct staff to proceed with the study by minute motion. Action: Moved by Commissioner Downs, seconded by Commissioner Erwood, approving the findings as presented by staff. Carried 4-1 (Commissioner Richards voted no). Moved by Commissioner Downs, seconded by Commissioner Erwood, adopting Planning CCmmissiOn Resolution No. 1384, recommending to 3 MINUUTS PALM DESERT PLANNING CONNIISSION OCPOBER 3, 1989 Action: Moved by Commissioner Erwood, seconded by Commissioner Dawns, approving the consent calendar by minute motion. Carried 5-0. VII. PUBLIC FEAFJ24GS A. Continued Case No. C/Z 89-11 - CITY OF PALM DESERT, Applicant Request for approval of a change of zone from R-2 Single Family Residential District (R-2 (7) ) to Office Professional on the south side of Fred Waring Drive, between Monterey Avenue and San Anselmo Avenue, including amendment to the Palma Village Specific Plan. Ms. Sass explained that the matter had been continued to allow readvertisement with notice of Palma Village Specific Plan amendment and summarized salient points of the staff report. Chairperson Whitlock opened the public testimony and asked if anyone present wished to speak in FAVCR or OPPOSITION to the proposal. MS. NANCY HORNBAKER, representing Mike Fedderly, stated that l they had property across from the Cultural Center and were in favor of the change of zone and felt it would be in keeping with what the community desires. CHRIS MILLS, 121 S. Palm Canyon in Palm Springs, informed commission that he was the architect for the Lehv's who own lots 15 and 16. He indicated that they would be applying for an office building for their site, but were holding back for the results of the change of zone. They were in favor of a change of zone and felt that it would benefit all property owners. Property owner of lot 54, 73-280 Santa Rosa, addressed the commission and felt that it would be better for the whole city and Santa Rosa to have the zoning all dawn the street and didn't want anyone looking into her backyard. HURB KLINE, 73-280 Santa Rosa, reminded commission that an office building had been recently approved behind his property and asked if the change of zone was going as far as Santa Rosa. He felt the office use should be for the three lots deep and include the whole street. Ms. Sass replied that the change of zone would be for only one lot deep off Fred Waring, not Santa } 2 7 MINVPFS PALM DESERT PLANNING CKIVMISSICN OCIIBER 3, 1989 city council approval of C/Z 89-11. Carried 4-1 (Commissioner Richards voted no). Moved by Commissioner Downs, seconded by Commissioner Erwood, adopting Planning Commission Resolution No. 1385, reanmending to city council approval of Amendment No. 1 to the Palma Village Specific Plan. Carried 4-1 (Cciunissioner Richards voted no). Moved by Commissioner Downs, seconded by Commissioner Erwood, instructing staff to proceed with further study of zoning from San Anselmo to San Pablo. Carried 5-0. B. Case No. TT 25102 - QlAZm DES7a"MESIN P CQMpANy, Applicant Request for approval of a tentative tract map subdividing 20 acres into 68 single family dwelling lots on the east side of Deep Canyon Road, 1325 feet north of Fred Waring Drive. Mr. Smith outlined the salient points of the staff report. He informed commission that they had just been informed that the city's bikeway system might be located on an area of the map, and indicated I that ccnmzdty development condition no. 9 should be amended to read _ that, "A six foot high perimeter wall be installed around the perimeter of the site in a material and location to be determined by the architectural review commission, except in the area between lot E and the Whitewater Storm Channel where it would not be required. Said wall to match with wall to be required on TT 24287. " He stated that the Coachella Valley Water District had confirmed that information. He also indicated that condition no. 12 would be added as follows, "Perimeter wall shall maintain a five foot setback from the Whitewater Bikepath. If bikeway reconstruction is necessary, the area between the subdivision and edge of the Whitewater Channel shall not be less than 30 feet. Easements and/or outright dedication shall be provided to create the bikepath right-of-way." He stated that they did not know for a fact that the bikepath was on the property, and if it is not, the conditions would be mute. Staff recommended approval of the map with the conditions as amended. Upon questioning by commission, staff indicated that the applicant had not been previously made aware of the new conditions, and that there would be a perimeter wall across the northerly sections of lots 62-68 and would maintair a five foot setback from the bikepath. Commissioner Jonathan asked for and received clarification on the definition of half-street. {� 4 JJ MIN[7I'ES PALM DESERT ,PLANNIM OM41SSICN SEP EME R 5, 1989 opportunity to work with the engineers to allow a better configuration. Chairman Eraood asked if anyone wished to speak in FAVOR of the project or in OPPOSITION; there was no one else and the public testimony was closed. Conndssioner Richards stated that he had no problems with the project and felt that staff could work out the problem with the developer; if it could not be worked out, it would cane back to the ccuudssion. Commissioner Richards moved for approval of the findings and Ocnndssioner Doan seconded. CcmTdssicner Jonathan expressed concern that if Toys R Us were to pull out an undesirable tenant might be obtained. Mr. Dunham stated that Toys R Us would be buying the property from then. Mr. Diaz stated that any retail tenant that could fit in the regional ccamercial zone would be allowed. Ccmnissicner Jonathan noted that sane parking lots had wide parking spaces and some did not. Ms. Sass stated that these were standard sized parking lots with spaces 9 x 20. Commissioner Jonathan stated that he would not object to the project, but felt that parking spaces in large parking lots seemed to 4 be too skinny. I. I Action: Moved by Commissioner Richards, seconded by Ornmissioner Doan, approving the findings as presented by staff. Carried 5-0. Moved by Commnissioner Richards, seconded by Commissioner Downs, adopting Planning Commission Resolution No. 1379, recommending approval of GPA 89-5, C/Z 89-12, PP 89-12, and Ply 24794 to city council. Carried 5-0. C. Case No. C/Z 89-11 - CITY OF PALM DESERT, Applicant Request for approval of a change of zone from R-2 single family residential district (R-2 (7)) to office professional on the south side of Fred Waring Drive, between Monterey Avenue and San AnseLno Avenue. Ms. Sass outlined the salient points of the staff report. She noted that neighborhood concerns were traffic noise, parking spillover from the McCallum theatre onto vacant parcels, and vagrants. She stated that development of the parcels could alleviate these concerns since 9 MIN[Ti'ES PALM DESERT PIJMJM CU+uSSICN SEPIM4M- t 5, 1989 offices normally operate between the hours of 8:00 a.m. to 5:00 p.m. and provide quiet time in the evenings and on weekends. Staff recommended approval. Chairman Erwood opened the public testimony and asked if anyone Present wished to speak in FAVOR or 0PPOSITICN to the proposal. MR. CHRIS MILLS, 121 S. Palm Canyon in Palm Springs, architect for lots 15 and 16, stated that they were in the early stages of developing this ,property into medical office buildings and felt it was an excellent place. He noted that the development along there was a more appropriate use than single family. He also felt that staff requirements regarding screening from the residential area to the south would give adequate protection to those homes. MR. RICHARD FISCHER, architect for a previously approved project in the area for Mr. Fedderly, stated that he was in favor of the whole block changing and felt that a green buffer zone was unpopular with the neighbors and unlikely to happen. He felt the unification of the whole block was probably in the interest of the community. MR. HARRY DOICH, 73-141 Fred Waring Drive, expressed approval for the change of zone and indicated that was the original zone before the city took over. Chairman Erwood stated that one item discussed in study session was the fact that originally when the whole plan was before the commission the residents were promised that if office professional was put on Fred Waring they would be facing a nice green zone on Santa Rosa providing transition to the houses on the south. He felt this represented a change and it was suggested that those residents be heard with respect to this type of change. Mr. Diaz stated that notices of this hearing went to those residents. Chairman Erwood noted that at the study session commission talked about a review of the Palma Village Plan and this would be part of that plan. Mr. Diaz stated that the people impacted by this change had been notified on the south side of Santa Rosa and sane responses had been that the greenbelt would be more of a problem rather than problem solving. Commissioner Richards stated that anytime notification is given on something done he would like to see it (i.e. if someone calls and says they live on sane address, he would like a record of that). He noted that the audience was filled the last time the Palma Village Plan was discussed and there was no one present tonight. He would 10 id I MINL)T 'S PALM DESERT PLANNEV. COLMSSION SEPTEMBER 5, 1989 I rather postpone this for a short period of time and go back to the people and notify residents on the whole block from Santa Rosa to Deep Canyon. Mr. Drell stated that the proposed greenbelt system was only proposed to extend to San Pablo, no such discussion was discussed to the east and should only be notified to San Pablo. Commissioner Richards concurred and asked if another public hearing could be held. Ms. Sass noted that these people had been notified twice of the public hearing and felt the majority of the people at the last Palma Village .Plan hearing thought these lots were already rezoned to office. Mr. Diaz stated that a notice could be sent out with a letter telling people exactly what that notice meant and if they could not attend, please call staff and let us know. He suggested a continuance to October 3, 1989 for this section. Commissioner Jonathan asked when the notice was sent out if it would inform the residents that a change was being considered impacting the original Palma Village Plan--staff stated the letter would have that wording. Action: Moved by Conmissioner Jonathan, seconded by Comissioner Richards, continuing C/Z 89-11 to October 3, 1989. Carried 5-0. A FIVE MINUTE RECESS WAS CALLED AT 8:20 P.M. D. Case Nos. CPA 89-1, C/Z 89-1 - AUkg4Z ONOCMM1EFJCIAh DEVEUOPHWr, Applicant Request for approval of 1) An Envirornnental Impact Report; 2) General Plan Amendments and Change of Zones associated with the nine site areas within the Highway 111 Camiercial Core; 3) Amendment No. 5 to the Redevelopment Plan for Project Area No. 1 and the Commercial Core Specific Plan, making the land use consistent with the General Plan and zoning; 4) Amendment to Section 25.37 of the Zoning Ordinance allowing the city to enter into a development agreement; and 5) A development agreement between the city and Ahmanson Co iercial Development Caipany. Mr. Drell outlined the salient points of the staff report and noted that 11 letters objecting to the bridge, traffic on Painters Path and to the park had been received from Sandpiper residents. He explained that a second alternative was proposed eliminating access to Painters Path, the hillside residential development area would be dedicated as open space, areas 2, 3, 4, and 5 discussed in the EIR would be 11 1 , I, r � 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE (619) 346-0611 November 30, 1989 CITY OF PALM DESERT LEGAL NOTICE CASE NO. C/Z 89-11 AND PALMA VILLAGE SPECIFIC PLAN AMENDMENT NO. 1 NOTICE IS HEREBY GIVEN that a continued public hearing will be held before the Palm Desert City Council to consider a request by the CITY OF PALM DESERT for a zone change from R-2 (7) to U.P. is Ingle family residential to office professional ) on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue. APN 627-021-004 through 021 Notice If further given to consider a request by the CITY OF PALM DESERT to amend the Palma VT I lage Specif lc Plan Area I: Fred Waring Drive and Monterey Avenue, also described as APN 627-021-004 through 021 and 627-021-024 through 042. The Palma VI1 ]age Plan proposed off Ice development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. The proposed amendment will modify the office zone to one lot depth with parking to the rear of buildings. The lots on Santa Rosa shall remain zoned as they presently are (R-2 7,000) to preserve the established neighborhood. The October 26, 1989 public hearing was continued for lack of public input. If you support or oppose this amendment you can appear In person at the hearing to voice your opinion or you can write to the above address and your letter will go on record. Those individuals who spoke at the planning commission hearings are highly encoura ed to restate their opinion at the city council hearing. -22 J- 'OLLE EEV ESE T r I.D. � CIVIC CENTER ER-d P F- ioGH] Y I HE Owl ] � Ar — {( P.C. (3) sR-1 rN S 0. P1�Ib .a r PALM DESERT I,a�I �� }L�, �I►�r� TOWN CENTERL1= 111L� 111?LLV1 LLL�a�i "^=31'N 1 ' SAID public hearing will be he]d 'on Thursday, December I4, 1989, at 7:00 p.m. In the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at whirh time and place all interested persons are invited to attend and be heard. If you challenge the proposed actions in court, you may be limited to raising only those Issues you or someone else raised at the public hearing described in this notice, or in written Correspondence del Ivered to the planning rommisslon (or City councl I I at, or prior to, the public hearing. PUBLISH: Desert Post SHEILA R. GILLIGAN, City Clerk October II, 1989 City of Palm Desert. California 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE (619) 346-0011 4 s. .. October 5, 1989 CITY OF PALM DESERT LEGAL NOTICE CASE NO. C/Z 89-II AND PALMA VILLAGE SPECIFIC PLAN AMENDMENT No. 1 ! NOTICE IS HEREBY GIVEN that a Public Palm Desert City Council to consider arequest by the CITY OF PALM d DESERTeforh a zone change from R-2 (7) to O.P. (single family residential to office Professional) on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue. APN 627-021-004 through 021 Notice IS further given to consider a request by the CITY OF PALM DESERT to amend the Palma Vl Ilage Specific Plan Area I: Fred Waring Drive and Monterey �i Avenue, also described as APN 627-021-004 through 021 and 627-021-024 through 042. The Palma VI lage Plan proposed office development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. The proposed amendment will modify the office zone to one lot depth with parking to the rear of buildings. The lots on Santa Rose shall neighborhood. (R-2 7,000) remain zoned as they presently are to preserve the established 1 -22 J_.L1�"' OLLE E �le ESE T i I.D. a $ a CIVIC CENTER R ! Vl �' ll I frl,il.'!j le � MCCgLLO4 p Ur Imo' II IPTI IO); I P.R--B :0. n� o .� SLlO R 2 '. `1LLI�� n li 2 .' 0 0. P.C. (3) eR-1 ,N S 0. R r ti � m .. ~ -_B PALM DESERT TOWN C NTER �! ® R 2 -_ P T s 31( .j Try\ `—� - •�� 3T A T Eo HIGH t' l �f� I TTITITTTT t. SAID public hearing will be held on Thursday. October 26, 1,989, at 7:00 p.m. In f the Council Chamber at the Palm Desert Civic Center, 73-5I0 Fred Waring Drive, I Palm Desert, California, at which time and place all Interested i Invited to attend and be heard. If You challenge the Proposed actions In persons are t .i court, You may be Ilmited to raising only those issues you or someone else raised at the public hearing described In this notice, or In wri council) at, or tten correspondence delivered to the planning commission (or city co i prior to, the public hearing. .� ' PUBLISH: Desert Post SHEILA R. GILL IGAN, City Clerk October II. 1989 City Of Palm Desert. California r11' 73-610 FRED WANING DRIVE,PALM DESERT.CALIFORNIA 06 n� ITELEPHONE (BIB) 349-0611 1 September 19, 1989 CITY OF PALH DESERT LEGAL NOTICE NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm amend then Palma ng Avenue, CVII Rage oSpe�IflcsPdlan Area leg Fred tWar Waring OF PALM DESERT to Avenue, also described as APN 627-021-004 through 021 and 627'021-024 ve and Mthrough 042. � The Palma Village Plan Fred Nerin proposed office development two lots deep extending from 9 to Senta Rosa with landscaping and perking on the Santa Rosa lots. The proposed amendment will modifythe office zone to one lop parking to the rear of buildings. depth with The lots on Santa Rosa shall remain zoned as they Presently are (R-Z 7,OUO) to preserve the established bl lshed neighborhood.. I, r -- � -22 OLLE �e ESE T I.D. Am ISCIVIC CENTER 1r f. � 1P � MC CALWM fuuor ' a } } e P.C. (3) N-1 N SO to '- .a'`a .",61 � I A 1 TOWN DESERT T aa_ '��7��(J�"�m�'�J;.� •� n-a & _ A;+ �A c NTERija�� A=� , • P.G(3)v. 3iATE HIGH n rnu aP. —p' C 1 G 1 GI SP. R r ^ P 16- l R-E ul SAID - 14 public he wlli•be held o/n Tuesday, Uco er the Council Chamber at the palm Uesert Clvlc Palm Desert, Cal lforn la; at which dine end PlocoCc rel l3 lniterested 0 Fred Waring Urlve, Invited to attend and be heard. If you challenge persons are - court, you may be limited to raising only thope IeOUaa proposed actions In roleld It the PUblla Ilaarlllp described In l+hle nn41e•U, Ddre�,naoM�IC6en oarrespontlence delivered to the planning conRliselon (or city council) et, en prior to, the Public hearing, Ior i PUBLISH: Desert Post September 22, 1989 RAHUN A. UTAZ. Secretary ___ Palm Desert Planning C011EnlgC inn c� 1 .. . . �Y�' 0 IF:'alILrtsru JjDcN:: I 73.510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 .I I TELEPHONE (619) 346-0611 August 3, 1989 (IIII � fl CITY OF PALM DESERT I LEGAL NOTICE , I CASE NO. C/Z 89-11 ,II NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by the CITY OF PALM DESERT for a zone change from R-2 (7) to O.P. (single family residential to office professional) on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue. APN 627-021-004 through 021 17-71 0 a OLLE E L ESE T P 4v : CIVIC CENTER i (l Me CALLUM THEATRE 4J " iI FREO WARINU DRIVE - i T : 1 o. . r C L .,,. .. ..,. 0 R-2 d. u,.u, �R-1 ,N S °o. o R Z . r SAID public hearing will be held on Tuesday, September 5, 1989, at 7:00 p.m. In the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all Interested persons are Invited to attend and be heard. If you challenge the proposed actions In court, you may be limited to raising only those Issues you or someone else raised at the public hearing described In this notice, or In written correspondence delivered to the planning commission (or city council) at, or -" prior to, the public hearing. PUBLISH: Desert Post RAMON A. DIAZ, Secretary August 25, 1989 Palm Desert Planning Commission i. 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE(619)346-0611 July 20, 198 Address: Dear Current .Resident: The City of Palm Desert is conducting a survey to receive commit on the relationship between office use and single family residential. You are being surveyed because you live adjacent to an office building constructed in the last few years. Your ccmnent is important. Questions are based on statements made by residents living near vacant lots converted to offices. In your perception: I. Is there less or more noise from street traffic with the lot(s) developed to office buildings? 2. Are there less or more people "hanging around" in the evening since the vacant lot(s) were developed to office buildings? 3. Is there less or more crime since the vacant lot(s) were developed to office buildings? 4. Do you generally prefer the vacant lot(s) developed? 5. Do you feel you've lost or gained privacy on your lot since the office building was constructed? 6. Do you find that single family home improvements and/or new construction on your street have increased or decreased since the office building was constructed? Please write any further comment related to the survey. Thank you! 73163 Santa Rosa Way Palm Desert, CA 92260 October 3, 1989 PALM DESERT PLANNING COMMISSION 73-510 Fred Waring Drive Palm Desert, CA 92260 Subject: PALMA VILLAGE PLAN To the Members of the Planning Commission: To address the agenda of this evening's meeting, Tuesday, October 3, we wish to say that we are IN FAVOR of the proposed amendment that will modify the office zone to one lot depth with parking to the rear of buildings. The lots on Santa Rosa should remain zoned as they presently are (R-2 7,000) to preserve the established neighborhood. We are OPPOSED to the Palm Village Specific Plan which proposed office development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. This would serve as a serious encroachment upon the established neighborhood and would leave the residents on the south side of Santa Rosa facing a block of parking lots no matter how well they would be promised to be concealed, i.e walls and landscaping. Please consider this a written response in favor of the proposed amendment. We wish to thank you for the careful attention you have given this matter in the past. Your careful consideration in protecting established neighbor- hoods has been deeply appreciated. Respectfully, Vera E. Ives LAID USE EAMWr ryKIBIT "A" the value of adjacent properties. Wherever residential nro❑ert arterial streets or major tho ty es back onto rough ares, the ci shall initiate a parkway landscaping perimeter cleCorati,ve wall program. This is especially necessary on Drive.the south side of Fred Waring west of Monterey Avenue and east of Portola SPECIFIC AREA ISSUES POLICIES AND I TLEMWrAHLE PROGRAMS AREA 1 Fred Waring Drive and Vcnterey Avenue. ISSUES With the development of the civic center, cultural meter, town center, and Street improvements and extension to Interstate 10, Fred Waring Drive and `'•Mow and medium onterey Avenue re becoming major regional arterials. The existing pattern of Projected traffic nsitessingle family development is inommpatible with the and emerging character of these important streets. POLICIES 1. New development on Fred Waring Drive and Monterey Avenue should reflect as to scale and overall quality the public imEtto y Avon Civic center, by the college, and cultural center and druid be representedents le both with the high traffic volume arterial highway and the land uses. adjacent residential 2. Use zones fronting on these streets shall have sufficient (area) llow substantial projects while creating a (noise) � to adjacent single family uses. buffer for 3. (Project design) it> itE}ye shall be provided for lot cogLsolidation to facilitate larger projects and ndnxijuize access pointsand to Fred War Drive' Monterey Avenue. 4d Crer-feeLyiln3o- -tede"legment-.agent-p-shal} assi:s t-iri-this-effort: 4. � (A reciprocal ass easement shall be provided on all lots in the rear. IMPLMVrATICN 1. Where subdivision patterns permit a speeial-nerve minimum 200 feet in depth rren}d--be-created- eiletirirsej either office Professional or Righ Density zoning (would be created) depending upon omgatibility. A. 11-A3 office Professional designation would be applied to the (south side of Fred Waring Drive between San Anselmp and San Pablo) south side-ef-Fred-Waring-Drive-be been-MenIeFey-Avenue-and s-Pablo along the east side of Monterey Avenue between Fred Waring and Catalina. 6 LAND USE ELBIEI" B. R-3 2,500 would be applied on Uie scvU1 side of Fred War between San Pablo Avenue and Portola Avenue and on } t Drive Monterey north of Fred Waring Drive. - }�-ptlet side of r of wf13--be-•r��-allc•�wi�g-#.�n--st�Y- tret�frr•-ad � • Waring-wft�-e-24-foot-height-lbnf� b-to--P� The zcUes will require a minimum 20,000 square foot area and will require a 20 foot landscaped project setback adjacent to any single family residential district. This requirement will create a 20' -329 wide landscaped green belt adjacent to residential use There will be no .access allowed fran these projects to local streets. 2. Where subdivision pattern precludes attainment of the 200 foot lot de the existing Office Professional zoning will apply. This area wopuld include the (south side of Fred Waring Drive between Monterey and San Anselmo), west side of Monterey Avenue between the Town W Waring Drive and the north side of Fred Confer and Fred Fairhaven. wring between Monterey Avenue and (The overall goal in the creation of the streetscape is a variation of one and two story building elevations. These zones will require parking to the rear of buildings with lot oansolidation whenever possible to avoid curb cuts more often than every four or five lots. ) 3. On the north side of Fred Waring between Portola Avenue and San Pascual Drive, a modified multi-family zone overlay Would be created which would allow High Density Residential use with a 22 foot height maxinun and 30 �fterrear � cn ldhV setback to opensate for the lack of green belt 4. Whenever feasible projects shall be required to execute mutual access agreements creating shared parking and rear circulation, minimizing the need for multiple curb cuts on Fred Waring Drive and Monterey Avenue. 5. Surplus city land remaining after road widening of Mon Fred Waring Drive shall be landscaped by the city. Additional f Avenue and scaping shall be required wherever Office Professional use abut these areas. 7 i n=Udiw an lum tea �■� nrr= _ �t■.■■• IIIIZfgEf1IMIU111 ..� �� \g �•�■■u�uuu�u■ u■��■■■•■�■tuu_ 111111�� i iiii� �n 111g1111111111111 111111-1_11111111t11 „ t ,IWUWIUUWU ■■■�■Y�I � 111111�11!17!:1111U1 11111'g�IRlNIIUII � � � ■Ingo■ EP ■� �I��I� �WIIIYI■1011111W UIIIIIi71Yi11OU � Wuu■■ �� •o IIIIIIIWIW IIIII/IIIIIIIWII ■■g■■■■1 0 �� W1111111U1111111 IIIIIIIIIIIIIIIW � MIA � IN . ii��-riili►�I�i�►�%iit►�= Him � �mr�lullcssll t��at :cam �111111113� �11811p1� �II�IgI� IIIIIII11 ,11, l� �111��111 _ ■IIIIIIII IRP ,. Change of Zone �EYGw n' JIt n1w,1 IIr I. ............... n r^ LLJ �E ^^ •ri. 1 ��.11 Y Y�.I � 111:11 •L 1,Y,:'Y u L 1 j .• 1�. �• •• - �eui.n.4Yu.cu Yu AVE"IE 'IIE IIII W , v.11u I II 1 a ° i1 r � �I �� II ��1�-�LI J�• t ' �� y � '-:�l1 � H II ' � (71 •nl K 3 1 �' y /L-�1P � II �I��(((( II 1J�. �-.`.T/J" -�/ ` , lo,°','�" 11 _ ...�, v m •• �-y-1 it---�� G 1 • pp p - - J': LAND USE ELEMENT INTRODUCTION The area defined by the La Palma Village Specific Plan was the first major residential subdivision in the Palm Desert area. When the tract was laid out in 1935 it was designed as a small, low density single family residential village surrounded by desert and date palms. Over the past 50 years the desert and date palms have given way to the College of the Desert, the Palm Desert Town Center, the Civic Center, and the Cultural Center. Monterey Avenue and Fred Waring Drive (formerly Greenleaf Road) have grown from quiet county roads to major regional arterials. While the overall growth and development of Palm Desert has significantly impacted La Palma Village, existing land use patterns and policies have remained essentially unchanged. The task of the Citizen Advisory Committee was to reexamine these existing land use patterns and policies identifying areas where present policies have succeeded in promoting desirable development, areas where minor adjustments or incentives are required, and areas where external impacts require significant policy revisions. Prior to formulating their recommendations, the committee set up generalized policy criteria for evaluating the appropriatness of existing and proposed land uses in the La Palma Village area. POLICY CRITERIA Land use regulations shall encourage developments which: I. Are compatible with existing and future adjacent uses. II. Address the needs of the Palm Desert community. i III. Are economically feasible in the foreseeable future. I I LAND USE ELEMENT I. COMPATIBILITY The most critical area of land use policy involves the boundaries between potentially conflicting uses. Some uses are inherently incompatible and therefore can never coexist, while others can be made compatible by design regulations. It is important that any resolution to land use conflicts account for the basic requirements of both uses so that both sides of the use boundary can develop satisfactorily. ' If the solution favors one use to the detriment of another, the results are often vacant abandoned properties. II. NEEDS Land use policies should not only control use conflicts, but should also encourage specific, desired uses. Senior housing, affordable housing, creation of attractive streetscapes, are examples of specific positive development features which should be encouraged through land use controls. III. ECONOMIC FEASIBILITY Regardless of how compatible or desirable a use may be it will never be built if it does not generate a profit. Existing uses which are unprofitable will not be maintained properly. When land use controls attempt to maintain unrealistic uses; vacant, deteriorated, and abandoned properties result which will lower overall neighborhood quality. GENERAL POLICY I CITY'S ROLE The city shall take a proactive role in promoting compatible high quality infill private development and public works consistent with the area policy criteria. it -2- LAND USE ELEMENT In examining La Palma Village, the committee paid special attention to areas with a high percentage of vacant or-deteriorated properties. While vacant land is expected in a new subdivision, it is often symtomatic of a land use problem in a 50 year old subdivision. This is especially true when properties remain vacant while surrounding areas experience tremendous growth and economic development. The predominance of vacant lots and poorly maintained properties discourage new investment, rehabilitation, and new construction which leads to further decline. Wherever possible, the adjustment of land use controls and other incentives should be utilized to break this cycle. GENERAL POLICY II COMMERCIAL ZONE DEPTH Multifamily and Commercial zones should be of sufficient depth to allow efficient site planning and the creation of adequate buffer areas adjacent to single.family zones. DISCUSSION Narrow strips of commercial and multifamily zones adjacent to single family zones are poorly suited for quality development and negatively impact adjacent properties. It is important to designate zones which are appropriate to the scale and quality of development we wish to promote. GENERAL POLICY III TRAFFIC Whenever possible, general through traffic should be directed away from local residential streets. -3- LAND USE ELEMENT DISCUSSION Often the inadvertent result of traffic and road improvements is the encouragement of non-local traffic through residential areas. Where this has occurred, circulation redesign should attempt to discourage this non-local traffic. GENERAL POLICY IV ARCHITECTURAL STANDARDS For new development to effectively serve as a stimulus for overall neighborhood improvement, it must be of sufficient high quality to change both neighborhood and city wide attitudes about the area's future. New projects must therefore meet the same high architectural and site planning standards being applied to new projects elsewhere in the city. GENERAL POLICY V LEGAL NON-CONFORMING USES To prevent legal non-conforming residential properties from becoming blighted, a process shall be created to allow presently non-conforming residential properties to obtain conforming status through architectural and site rehabilitation. DISCUSSION The adoption of the ciWs zoning map of 1975 resulted in extensive down zoning of multi- family property developed under the county. This change created a number of legal non- conforming duplexes and apartments. Under the city's non-conforming ordinance, these units may remain as they presently exist, but they cannot be replaced if they are destroyed or substantially damaged. This non-replacement feature discourages lenders from financing the sale or rehabilitation of these units. This often results in low levels of building maintenance leading to generalized deterioration. -4- LAND USE ELEMENT GENERAL POLICY VI BUILDING HEIGHT Building heights shall be regulated to preserve the area's overall low profile character. Appropriately sited limited height two story development shall be permitted within the R- 2 and R-3 zones to maximize open space, off street parking, and site planning efficiency. Two story development standards shall be reduced from the present 30 foot limit to 22 feet for flat roofed buildings, 24 feet for pitched roofs, and 25 feet for office professional buildings. Height shall be measured from finished grade. DISCUSSION The plan area presently contains R-2 and R-3 zones which allow two story structures to a maximum height of 30 feet. While two story developments contribute to both the livability and economic feasibility of multi-family projects, improperly sited two story buildings can block views and destroy privacy of adjacent properties. The existing 30 foot allowable height far exceeds that which is necessary for good architecture. Height regulations should be designed to protect views and privacy while allowing the planning flexibility afforded by two story construction. GENERAL POLICY V1I SURPLUS CITY LAND The city shall either landscape, suitably develop, or sell vacant surplus city land within the Palma Village area. DISCUSSION The city presently owns vacant residential lots and portions of lots originally acquired for road widening. These areas are often used for illegal dumping and generally detract from -5- LAND USE ELEMENT the value of adjacent properties. Wherever residential properties back onto arterial streets or major thoroughfares, the city shall initiate a parkway landscaping perimeter decorative wall program. This is especially necessary on the south side of Fred Waring west of Monterey Avenue and East of Portola Drive. SPECIFIC AREA ISSUES, POLICIES, AND IMPLEMENTABLE PROGRAMS AREA 1 Fred Waring Drive and Monterey Avenue. ISSUES With the development of the civic center, cultural center, town center, and street improvements and extension to Interstate 10, Fred Waring Drive and Monterey Avenue are becoming major regional arterials. The existing pattern of low and medium density single family development is incompatible with the projected traffic volumes and emerging character of these important streets. POLICIES 1. New Development on Fred Waring Drive and Monterey Avenue should reflect as to scale and overall quality the public improvements represented by the civic center, college, and cultural center and should be compatible both with the high traffic volume arterial highway and the adjacent residential land uses. 2. Use zones fronting on these streets shall have sufficient depth to allow substantial projects while creating a landscaped buffer for adjacent single family uses. 3. Incentives shall be provided for lot consolidation to facilitate larger projects and minimize access points to Fred Waring Drive and Monterey Avenue. Whenever feasible the redevelopment agency shall assist in this effort. -6- LAND USE ELEMENT IMPLEMENTATION 1. Where subdivision patterns permit, a special zone, minimum 200 feet in depth, would be created allowing either Office Professional or High Density zoning depending upon compatibility. The Office Professional designation would be applied to the south side of Fred Waring Drive between Monterey Avenue and San Pablo and along the east side of Monterey Avenue between Fred Waring and Catalina, R-3 2,500 would be applied on the south side of Fred Waring Drive between San Pablo Avenue and Portola Avenue and on the west side of Monterey north of Fred Waring Drive. The Scenic Preservation Overlay will be removed allowing two story construction adjacent to Fred Waring with a 24 foot height limit. The zones will require a minimum 20,000 square foot area and will require a 20 foot landscaped project setback adjacent to any single family residential district. This requirement will create a 20'-32' wide landscaped green belt adjacent to residential uses. There will.be no access allowed from these projects to local streets. 2. Where subdivision pattern precludes attainment of the 200 foot lot depth, the existing Office Professional zoning will apply. This area would include the west side of Monterey Avenue between the Town Center and Fred Waring Drive and the north side of Fred Waring between Monterey Avenue and Fairhaven. 3. On the north side of Fred Waring between Portola Avenue and San Pascual Drive, a modified multi-family zone overlay would be created which would allow High Density Residential use with a 22 foot height maximum and 30 foot rear building setback to compensate for the lack of green belt buffer. 4. Whenever feasible projects shall be required to execute mutual access agreements creating shared parking and rear circulation, minimizing the need for multiple curb cuts on Fred Waring Drive and Monterey Avenue. 5. Surplus city land remaining after road widening of Monterey Avenue and Fred Waring Drive shall be landscaped by the city. Additional landscaping shall be required wherever Office Professional use abut these areas. -7- LAND USE ELEMENT AREA 2 Monterey Avenue, south from the McAllister property to Highway 111 east to Las Palmas Avenue. ISSUES The .Monterey/Highway 111 intersection has become the primary commercial focus of the city. High quality commercial development has occurred along each leg except this northeast block. A major effort should be made to encourage development in this area comparable in quality to Palm to Pines and the Town Center. The interior residential area, if adequately buffered from the commercial activity, can continue to offer a safe and very convenient residential environment. Presently the signal at San Gorgonio Way and Monterey Avenue has encouraged through traffic on San Gorgonio threatening the areas residential character. POLICIES 1. Commercial zoning in this area shall be expanded to allow for substantial commercial projects with adequate off-street parking. 2. The interior residential area shall be preserved and protected from the adverse impacts from commercial development by the creation of green belts and traffic circulation improvements discouraging non-resident through traffic. IMPLEMENTATION 1. Expand C-1 zoning to a depth of two lots with assistance from the Redevelopment Agency. 2. Convert the second row of lots to a common use (President's Plaza type), parking area which will be separated from the residential area by a wall and 30 foot wide landscaped green belt. -8- LAND USE ELEMENT 3. Create a parking improvement assessment district which will finance acquisition construction and maintenance of the parking lot. 4. Study methods to slow traffic and reduce volumes on San Gorgonio Way. 5. With the exception of the lots involved in the commercial expansion green belt project, zoning shall remain consistent with existing land uses. The three circles shall remain R-1; Royal Palms R-2 (5); Las Palmas and Las Flores, R-3. AREA 3 Santa Rosa Way to Guadalupe Avenue between Monterey Avenue and San Pablo Avenue. ISSUES This area contains a mixture of single family homes, duplexes, and small apartments. All the multifamily units were built.prior to incorporation. The existing R-2 (7) zone allows only one unit per 7,000 square foot lot. Since few lots exceed 7,200 square feet, the area has developed as a single family neighborhood since 1973. With the creation of a substantial Santa Rosa green belt (see Area 1 policies) this area will be protected from the high intensity uses to the north and should continue to provide a safe, moderate income housing. POLICIES This area should be encouraged to continue developing as a moderate priced single family neighborhood. IMPLEMENTATION The R-2 (7) zone shall remain. -9- LAND USE ELEMENT AREA 4 Monterey Avenue west to Fairhaven Drive. ISSUES If adequately buffered from traffic impacts, this area can continue to provide safe moderately priced single family housing. POLICY Preserve and enhance the areas single family character. IMPLEMENTATION None required. AREA 5 Alessandro Drive. ISSUES Alessandro Drive marks the transition between Highway III commercial and adjacent residential uses. The street is presently dominated by vacant lots on the north and commercial rear yards on the south. The north side is zoned R-3 (4) to a depth of 80 feet to 140 feet and is limited to one story , due to the adjacent R-1. The generally unattractive streetscape created by the commercial rear yards and the height restriction has discouraged multifamily development in the R-3 (4). POLICIES 1. Land use controls and incentives shall be used to encourage high quality office professional and multi-family residential development on the north side of Alessandro. -10- LAND USE ELEMENT 2. Frontage Road Commercial uses should be encouraged to remodel their rear yards creating a more attractive streetsdape. IMPLEMENTATION 1. The north side shall be rezoned to R-3 2,500 to an average depth of 200 feet depending upon subdivision patterns. Two story construction shall be excluded within 100 feet of the R-1 zone. 2. In conjunction with the formation of a parking assessment district, Highway 111 owners would be encouraged to remodel their rear elevations. Expansion into rear yards would be permitted as part of an in-lieu fee program financing the purchase and construction of parking lots on the north side of Alessandro. AREA 6 San Pascual and Catalina. ISSUES This area contains a diverse mix of residential types ranging from half acre lots to IS per acre apartments. The city has constructed a senior center on 1.65 acres at the northwest corner of San Pascual and Catalina. The area east of San Pascual is substantially developed. The western area is 50 percent vacant. Overall quality of maintenance is inconsistent throughout. POLICIES 1. Preserve the single family zone east of San Pascual. 2. Encourage construction of senior housing surrounding the senior center. 3. West of San Pascual, make zoning consistent with the multi-family character of existing development. -11- LAND USE ELEMENT IMPLEMENTATION 1. Rezone blocks fronting on San Pablo to north to Fred Waring Drive and east to San Raphael R-3. Rezone block north of Catalina east of San Raphael R-2. 2. Create a Senior Housing Overlay allowing higher density, reduced dwelling sizes and parking requirements for senior housing projects. The overlay shall be applied within walking distance of the senior center. Northeast corner of Catalina Way and San Pascual Avenue shall be restricted to one story by the Scenic Preservation Overlay. AREA 7 Portola Avenue to Deep Canyon Road. This area contains a broad range of housing types and quality from the up scale Portola del Sol to some severely deteriorated single family units. There are no inherent land use conflicts which prevent the development and enhancement of this area as a quality affordable single family neighborhood. POLICY Encourage the preservation and rehabilitation of this area as a moderate priced single family neighborhood. IMPLEMENTATION Maintain present R-1 status. AREAS 8 and 9 McAllister and Jeffrey Properties. ISSUES These two parcels represent the last large pieces of unsubdivided acreage in the study area. Due to the convenient close-in location of the sites both property owners are -12- LAND USE ELEMENT interested in the development of senior housing. Since senior housing represents a lower intensity of development in terms of household size, noise and traffic impacts higher densities might be accommodated on these large sites if properly designed. POLICY Allow submission of proposals for compatible planned senior housing on these parcels. IMPLEMENTATION Apply senior housing overlay to the existing R-1 and PR-5 zoning for these parcels. -13- LAND USE ELEMENT -14- CIRCULATION ELEMENT The plan area is adequately served by public roads. The principal circulation issue has been the intrusion of non-local traffic through residential neighborhoods. As more high intensity development occurs in the surrounding area the impact of non-local traffic will increase. Discussions have centered around the possible closure of two streets: San Gorgonio Way at Monterey Avenue and Fairhaven Drive at Parkview Avenue. San Gorgonio receives a great deal of non-local through traffic associated with the Town Center and from the neighborhoods to the north. At this time San Gorgonio residents are strongly divided as to whether the elimination of through traffic is worth the resulting inconvenience. Fairhaven Drive, presently linking Park View Drive and Fred Waring Drive could become a short cut to the Town Center for residents of One Quail Place and proposed developments in Rancho Mirage. In this case, the neighborhood seems fairly unanimous in its desire to see Fairhaven Drive closed at Park View Drive. It is also inportant that when closures occur, adequate right-of-way is acquired to construct complete cul-de-sac improvements. Where this has not been done, dead end lot property owners end up with their driveway being used as public turnarounds. POLICY: 1. Whenever it is consistent with public safety, sound circulation planning and the wishes of the effected neighborhood; local residential streets should be closed or otherwise modified to discourage non-local through traffic. IMPLEMENTATION: 1. Fairhaven Drive will be cul-de-laced before Parkview Drive. San Gorgonio shall stay open pending a study to determine neighborhood preferences and alternatives to reduce traffic speeds and volumes. -15- CIRCULATION ELEMENT 2. All dead end streets in the study area shall be adequately signed and the cul-de- saced with full improvements. -16- PUBLIC FACILITIES The quality and variety of a neighborhood's public facilities can have a significant impact on the safety, convenience and quality of life of'its habitants. The public facilities to be discussed in this element include roads, street lights and sewers. I. ROAD ISSUES: The dominating public facility within the study area is the road system. With a few exceptions, it is without curb or gutters and is six to eight feet narrower than ultimate design width. Isolated areas suffer flood damage during summer thunderstorms due to improper street drainage. These storms also cause damage to the pavement edges. In addition to creating a more attractive streetscape, a well designed curb and gutter system will significantly reduce drainage problems and solve the problems of crumbling asphalt edges. The area is also without street lights. POLICY: 1. The city shall actively encourage and facilitate the creation of curb and gutter districts. 2. Safety low intensity street lighting shall be provided at intersections of collector streets, major thoroughfares and arterials. IMPLEMENTATION: 1. The city shall circulate assessment district petitions to all property owners and will assist interested residents in the collection of required signatures. 2. Property owners whose household income falls below the HUD "lower" 80% of median level may elect to defer their curb and gutter assessments until sale of their property. _17- 1 lR PUBLIC FACILITIES 3. Lighting and landscaping district shall be formed to finance the construction and maintenance of intersection street lighting in the study area. if. SEWER ISSUES: I With a few exceptions, the plan area is without sewers. As the individual systems age and increased development occurs, maintenance may become a problem in some areas. POLICY: A long range goal shall be the extension of sewer lines throughout the study area. IMPLEMENTATION: Conduct a feasibility study to determine the costs and timing of an area wide sewer project. -18- PARKS AND OPEN SPACES PARK ISSUES: In the Recreation Element of the Palm Desert General Pjan, neighborhood parks are to be provided with service areas of between 14 and Y, mile. The plan area presently does not contain any neighborhood parks. Most of the plan area is beyond the desired Y: mile radius of the Community Park and the planned San Pablo Park. In addition, access to these parks may involve the crossing of two four lane highways. Small neighborhood parks can provide a wide range of recreational experiences for all ages and serve as a meeting place and focus for neighborhood identity. POLICY: Provide each of the three major blocks in the plan area with a small neighborhood park which shall include a tot lot, basketball or volleyball court, and general landscaped area. IMPLEMENTATION: Potential sites shall be studied for possible acquisition. An advisory committee shall be formed in each block to work with the Parks and Recreation Commission to determine park design. OPEN SPACE ISSUES: The city presently owns potential lots fronting on Fred Waring Drive west of Monterey and the east side on Monterey Avenue south of Fred Waring. If properly landscaped, these areas can provide a visual buffer for the adjacent residential areas. In addition, the Land Use Element proposes creation of green belts on the north side of Santa Rosa Way and north of the Highway 111 commercial area between Monterey and Las Palmas. -19- PARKS AND OPEN SPACES POLICY: Whenever adjacent property owners cannot be induced to maintain and landscape these parkway areas, the city shall provide landscaping. IMPLEMENTATION: Plans shall be prepared and monies budgeted for the installation of landscaping in these areas. -20- ECONOMIC AND HOUSING ELEMENTS The plan area comprises the city's largest stock of lower and moderate priced ownership housing. Median ownership costs were 25% lowec in the 1980 census than in the city as a whole. Rental costs are only slightly lower than the city median. Of the areas approximately 1,500 dwelling units, 388 (25%) are actual multi-family apartments with the balance being single family homes. Fifty percent (50%) of the total dwelling units are renter occupied indicating a large percentage of single family detached rentals. In 1980, the area median income was $17,015 compared to $19,647 for the whole city and $22,100 for the San Bernardino/Riverside County area. This places over one half of the plan area households below the HUD lower income threshold and 70% below the moderate level. Being the oldest subdivision in Palm Desert, the area contains the oldest public infrastructure and private housing stock. In a recent survey conducted by the city'. code enforcement division, the area's overall condition and level of maintenance was significantly below the city-wide average. The specific plan land use element discusses proposed land use changes providing for multi-family development on Fred Waring Drive, San Pablo Avenue, and Alessandro Drive. Senior housing will be encouraged in the vicinity of the senior center at Catalina Way and San Pascual Avenue and on two large sites off of Monterey Avenue and Deep Canyon Road. Developments in these areas will be required to address lower and moderate income housing needs. It is hoped that these land use changes will stimulate high quality new construction which will in turn encourage increased investments and maintenance of existing housing. To augment this effort, the General Plan Housing Element has proposed the use of Redevelopment Agency housing funds in this area to provide below market rate financing for rehabilitation and purchase of housing by lower and moderate income households. -21- ECONOMIC AND HOUSING ELEMENTS POLICY: I. The city shall encourage new inf ill multi-family and senior housing in appropriate areas through use of the Affordable High Density and Senior Housing Overlays. 2. Existing single family and multi-family neighborhoods shall be enhanced by use of Redevelopment Agency housing funds to encourage rehabilitation and owner residency, increasing housing quality and opportunities for lower and moderate income households. IMPLEMENTATION: 1. Apply R-3 2,500 and Senior Housing Overlays to areas indicated in the Palm Village Land Use Element. 2. Solicitate from financial institutions proposals for the operation of a compensating balance low interest loan program to aide in the rehabilitation and purchase of housing in the plan area by lower and moderate income households. -22- • � L.N !1 4�1 - Li � ORDINANCE NO. 449 A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIF-ORNIA APPROVING A ZONING ORDINANCE' AMENDMENT RELATING TO BUILDING HEIGHTS AND SETBACKS IN THE OFFICE PROFESSIONAL ZONE. CASE NO. ZOA 85-8 WHEREAS, the City Council of the City of Palm Desert. California did on the 19th day of December, 1985. hold a duly noticed public hearing to consider amendment to the zoning ordinance chapter 25.25 increasing building setbacks and reducing buildings heights In the Office Professional zone. WHEREAS, said amendment has compiled 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 community development has determined the amendment to be a class 5 categorical exemption. WHEREAS, at said public hearing, upon hearing and considering all testi- mony and arguments. If any, of all persons desiring to be heard, said city council did find the following facts and reasons to exist to approve a zoning ordinance text amendment: -- 1 . The proposed amendment would provide for more compatible developments adjacent to residential zones consistent with the Palma Village Specific Plan. NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Palm Desert. as follows: 1 . That the above recitations are true and correct and constitute the considerations of the commission• In this case. 2. That it does hereby approve ZOA 85-8 as provided in the attached exhibit, labeled Exhibit"A". PASSED. APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council , held on this day of 1985 by the following vote, to wit: AYES: NOES: \ ABSENT: ABSTAIN: RICHARD KELLY, Mayor ATTEST: SHEILA R. GiLLIGAN, City .Clerk ORDINANCE NO. 449 EXHIBIT "A" Delete existing Section 25.25.016 and 25.25.017 and replace with: 25.25.016 Building Heights and Setbacks A. Interior rear and side yards adjacent to single story residential zones. 1 . Minimum average 20 foot setback for buildings up to 16 feet In height. 2. For each additional foot of building height above 18 feet, average setbacks shall be Increased by 6.43 feet to 65 feet for a maximum 25 feet of building height. 3. To avoid architectural monotony. the planning commission may require setbacks to vary +/- 5 feet around the required average. 4. Maximum building coverage not to exceed 50%. B. Interior setbacks adjacent to two story multifamily and commercial zones. 1 . Zero or setback standard of the adjacent zone whatever is greater. C. Street front and side yards shall be a minimum of 12 feet with an average of 15 feet. D. Height shall be measured from the lower of the following two points: ( 1 ) average adjacent curb elevation. (2) average of pad elevations of directly adjacent properties and curb elevation point ( 1 ) . Elevation of vacant lots shall be measured at the center of the lot. Average shall be the sum of each elevation divided by the number of elevations. 25.25.017 Second Story Windows: There shall be no second story windows with open views to adjacent single story residential zones. { i I CITY OF PALM DESERT TRANSMITTAL LETTER 1 . TO: Honorable Mayor and City Council It . REQUEST: Amendment to Office Professional standards relative to bulldinq height, coverage and setbacks. III . APPLICANT: CITY OF PALM DESERT iV. CASE NO: ZOA 85-8 V. DATE: December 19, 1985 V1 . CONTENTS: A. Staff Recommendation B. Discussion C. Draft Ordinance No. D. Planning Commission Minutes Involving Case No. ZOA 85-5. E. Planning Commission Resolution No. 1096 F. Planning Commission Staff Report dated November 5, 1985. G. Related maps and/or exhibits. ------------------------------------------------------------------------------ A. STAFF RECOMMENDATION: Waive further reading and pass to second reading. B. DISCUSSION: After reviewing proposed and existing projects developed under the present OP standards the joint planning commission/city council office professional subcommittee concluded that more stringent height, setback and ground coverage requirements were necessary especially adjacent to single story residential use. For projects adjacent to single story residential uses, a sliding scale has been devised linking height to setbacks beginning with a 20 foot setback for an 18 foot structure to a 65 foot setback for a 25 foot high building. Average setbacks must Increase 6.43 feet for each foot of height over 18. The plan6ing commission will have the ability to require variable building setbacks to break up the monotony of long elevations. Building height shall be measured from average curb elevation directly adjacent to the project. No second story windows shall have an open view of adjacent residences. Front and street side setbacks shall be a minimum of 12 feet with an average of 15 feet. This will encourage setback variation creating a more interesting streetscape. Maximum building coverage for projects adjacent to R-1 zone shall be 50%. The committee also recommended that the Palma Village Specific Plan be amended to require a minimum 45 foot parking lot mutual access easement at the rear of all lots on the west side of Monterey Avenue, south of Fred Waring Drive. This amendment would both guarantee a minimum 45 foot setback and Insure the most efficient parking and circulation design. Planning Commission unanimously recommended approval 5-0. Prepared by �+ Reviewed and Approved by / � d /dig ♦ i� .■� err � ; r IV � ��CI�QII e®��eola■i ��al�a ■■Cm■■ ■ END I�� • IIII 11 ■ �� EQ i In i■ . �11 111 ��' ■ C� im ■� ��■■ �S �' cam ■� : � 111 11�`w. �� . ■ ��QIII 111!lllu ��,�i cwwo � � � 91 mmC� �C C �91f9 MEMO Q : IBC , �1■1 �- _ {`- Fm rr - . ■ . ...... . Fri . �: rre 0 ��■'■ �� ■� Ff �r - ■� i� �� l�+ ' Mika■■ �� : �� j�,11: 1111�� ■ ■ 'A'A -� -1 bV6 J _ a. Him Pxwn n 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 July 20, 198� Address: Dear Current Resident: The City of Palm Desert is conducting a survey to receive comment on the relationship between office use and single family residential. You are being surveyed because you live adjacent to an office building constructed in the last few years. Your continent is unportant. Questions are based on statements made by residents living near vacant lots converted to offices. In your perception: 1. Is there less or more noise .frdn street traffic with the lot(s) developed to office buildings? 2. Are there less or more people "hanging around" in the evening since the vacant lot(s) were developed to office buildings? 3. Is there less or more crime since the vacant lot(s) were developed to office buildings? 4. Do you generally prefer the vacant lot(s) developed? 5. Do you feel you've lost or gained privacy on your lot since the office building was constructed? 6. Do you find that single family hone improvements and/or new construction on your street have increased or decreased since the office building was constructed? Please write any further camnent related to the survey. Thank you! 73163 Santa Rosa Way Palm Desert, CA 92260 October 3, 1989 PALM DESERT PLANNING COMMISSION 73-510 Fred Waring Drive Palm Desert, CA 92260 Subject: PALMA VILLAGE PLAN To the Members of the Planning Commission: To address the agenda of this evening's meeting, Tuesday, October 3, we wish to say that we are IN FAVOR of the proposed amendment that will modify the office zone to one lot depth with parking to the rear of buildings. The lots on Santa Rosa should remain zoned as they presently are (R-2 7,000) to preserve the established neighborhood. We are OPPOSED to the Palm Village Specific Plan which proposed office development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. This would serve as a serious encroachment upon the established neighborhood and would leave the residents on the south side of Santa Rosa facing a block of parking lots no matter how well they would be promised to be concealed, i.e walls and landscaping. Please consider this a written response in favor of the proposed amendment. We wish to thank you for the careful attention you have given this matter in the past. Your careful consideration in protecting established neighbor- hoods has been deeply appreciated. Respectfully, Vera E. Ives I, SANTA ROSA SURVEY RESULTS DECIr41IIt 7, 1989 NAME STREET ADDRESS OCK ENTS NORTH SIDE• Grace Riley 73-216 Maintain Residential Mrs. Lee 73-180 Maintain Residential Kathy Harold 73-170 Maintain Residential Dolores Mondragan 73-130 Maintain Residential Sara Armanda 73-120 Complete change to O.P. if city initiates ccmplete program. Does not want fragmented rear parking area. If residential is maintained she wants 8' wall in rear adjacent to O.P. lain Armanda 73-070 Maintain Residential Mrs. Cavuos 73-050 Prefers Offices SOUTH SIDE: Mr. Alvarado 73-225 Maintain Residential Mrs. Bonnie Poe 73-181 Prefer Offices Ellie Catalano 73-175 Remain Residential Mr. Trauging 73-149 Remain Residential SUMMARY: 11 Interviews -- 8 Prefer Maintenance of Existing House o�n/ 3 Prefer Offices hPAjW e. On December 12, 1989, Herb Cline called the Planning Department in response to a notice of hearing December 14, 1989. Mr. Cline resides at 73-100 Santa Rosa in Palm Desert and expressed his support for the Fred Waring Zone Change and Palma Village Specific Plan Amendment. Mr. Cline wants the Santa Rosa lots to remain residential. CITY OF PALM DESERT DEPARTMENT OF W41MTY DEvEmPMEmr TRANSMITTAL LETTER I. TO: HONORABLE MAYOR AND CITY COUNCIL Ii. REQUEST: Approval of a change of zone from R-2 Single Family District (R-2 (7)) to Office Professional on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue, including amendment to the Palma Village Specific Plan III. APPLICANT: City of Palm Desert IV. CASE NO.: C/Z 89-11 and Palm Village Specific Plan Amendment No. 1 V. DATE: October 26, 1989 VI. CONTENTS: A. Staff Recrnunendation B. Draft Ordinance Nos. and C. Planning Commission Resolution No. D. Planning 0cmuission Staff Reports dated October 3, 1989 and September 5, 1989 E. Planning Commission Minutes pertaining to this case F. Legal Notices G. Exhibits --------------------------------------------------------------------------- A. STAFF RECCKvMIDATICN: Approve the findings and adopt Resolution No. and Ordinance No. B. DISCUSSION: The above referenced case is recommended to City Council for approval as a result of the Planning Commission public hearing on October 3, 1989. Staff was further directed to investigate the appropriateness of continui- ng the change of zone to extend another segment on Fred Waring Drive between San Anselmo and San Pablo Avenue. During Planning Commission public hearing the properties adjacent support- ed the specific plan amendments. The amentrient was seen as a viable answer to nuisance concerns, fragmented development and a clear statement concerning Santa Rosas future residential character. Prepared by: Reviewed and Approved by: ORDINANCE ND. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE DECLARATION OF ENVIROMEMAL IMPACT AND CAE OF ZONE FROM R-2 (7) SINGLE FAMILY RESIDENTIAL TO O.P. (OFFICE PROFESSIONAL) FOR NINETEEN LOTS FRONTING FRED WARING DRIVE BETWEEN MONTEREY AND SAN ANSEUV10 AVENUES. CASE NO. C/Z 89-11 WHEREAS, the City Council of the City of Palm Desert, California did on the 26th day of October, 1989, hold a duly noticed public hearing to consider approval of a negative declaration of environmental impact and change of zone for the above mentioned project, more particularly described as: APN 627-021-004 through 021 WHEREAS, said application has crnrplied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89, " in that the director of commuiity developm- ent has determined that the project will not have an adverse impact on the environment and a negative declaration of environmental impact is hereby certified; and WHEREAS, at said public hearing, upon hearing and considering all testimo- ny and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts to justify a recommendation of approval: 1. The proposed change of zone is consistent with Palm Desert General Plan and adopted Specific Plan for the area. 2. Office use is determined to be a compatible neighbor to single family residential given current development standards. NOW, THEREFORE, BE IT RESOLVED by the City Council 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 a negative declaration of environmental impact, Exhibit "A", is hereby approved. 3. That Exhibit "B" attached hereto delineating the area and the proposed zoning for the area is hereby approved. 4. The City Clerk of the City of Palm Desert, California, is hereby directed to publish this ordinance in the Palm Desert Post, a newspaper of general circulation, published and circulated in the City of Palm Desert, California, and shall be in full force and effective thirty (30) days after its adoption. OF01NANCE NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this day of 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: S. ROY WILSON, MAYOR ATTEST: SHEILA R. GILLIGAN, City Clerk City of Palm Desert, California CS/db 2 ORDINANCE NO. EXHIBIT "A, Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. NEGATIVE DEXIARATICN CASE NO.; C/Z 89-11 APPLICANT/PROJECT SPONSOR: City of Palm Desert PROJECT DESCRIPTION/LOCATION: Rezone from R-2 (7,000) to O.P. affecting 19 lots on the south side of Fred Waring Drive between Monterey and San Anselmo Avenues. The Director of the Department of Camiunity Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. RAMON A. DIAZ DATE DIRECTOR OF CCMVNITY DEVELOPMENT CS/db 3 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA APPROVING PALMA VILLAGE SPECIFIC PLAN ANM4ENT NO. 1. WHEREAS, the City Council of the City of Palm Desert, California, did on the 26th day of October, 1989, hold a duly noticed public hearing to consider amendment of the Palma Village Specific Plan page 6 and 7 for Area 1; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts to justify their actions, as described below: 1. That the proposed amendment will develop a land use pattern that takes optimum advantage of existing and future human needs. 2. That the proposed amendment protects the public health, safety, and welfare. 3. That the proposed amendment will encourage development in the form of incremental extensions of the office zone, rather than in an uncoordinated 'leap frog' fashion. 4. The proposed amendment will 'firm up' the character of the area by establishing specifically where housing shall be preserved and where offices will locate. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, as follows: 1. That the above recitations are true and correct and constitute the findings of the council in this case. 2. That Exhibit "A" attached hereto delineating the policy and implementation plan for the area is hereby approved. 3. That Exhibit "B" attached hereto delineating the reciprocal access placement. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this 26th day of October, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: S. ROY WILSON, MAYOR ATTEST: SHEILA R. GILLIGAN, CITY CLERK . � A.�i1V.,. � •+ =ii011"-73SNV--Nf/S—. �I. -- �� - . i —.r— m N (R) G) I � a 0 Cif o b Q n e=O, G u N O 0 � I .. E(D 'I© u a ll 0 Y d � \II ) ll�� 3 C e N V C) b e LJ 50, (D T b=@ Q m G © a ti l dQ I h r CITY OF PALM DESERT Case No. CITY COUNCIL RESOLUTION NO. �.1 B Date 73163 Santa Rosa Way Palm Desert, CA 92260 October 3, 1989 PALM DESERT PLANNING COMMISSION 73-510 Fred Waring Drive Palm Desert, CA 92260 Subject: PALMA VILLAGE PLAN To the Members of the Planning Commission: . To address the agenda of this evening's meeting, Tuesday, October 3, we wish to say that we are IN FAVOR of the proposed amendment that will modify the office zone to one lot depth with parking to the rear of buildings. The lots on Santa Rosa should remain zoned as they presently are (R-2 7,000) to preserve the established neighborhood. We are OPPOSED to the Palm Village Specific Plan which proposed office development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. This would serve as a serious encroachment upon the established neighborhood and would leave the residents on the south side of Santa Rosa facing a block of parking lots no matter how well they would be promised to be concealed, i.e walls and landscaping. Please consider this a written response in favor of the proposed amendment. We wish to thank you for the careful attention you have given this matter in the past. Your careful consideration in protecting established neighbor= hoods has been deeply appreciated.. Respectfully, Vera E. Ives CITY OF PALM DESERT DEPARTMENT OF OCK41NITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: October 3, 1989 CASE NO: C/Z 89-11 and Palma Village Specific Plan Amendment No. 1 REQUEST: Approval of a change of zone from R-2 Single Family Residential District (R-2 (7)) to Office Professional on the south side of Fred Waring Drive, between Monterey Avenue and San Anselmo Avenue, including amendment to the Palma Village Specific Plan. APPLICANT: City of Palm Desert I. BACEGGFKX ID: At the September 5, 1989 planning comidssion public hearing this case was heard and continued to allow time for staff to readvertise, noting the specific amendment to the Palma Village Plan. These notices were sent Friday, September 22. The Specific Plan verbiage amendments are attached. II. ATTACHMENTS: A. Legal notice. B. Draft resolutions. C. Palma Village Specific Plan Amendments pages 6 and 7 for Area 1: Fred Waring Drive and Monterey Avenue. D. Staff report dated September 5, 1989. Prepared by Reviewed and Approved by CS/tm PLMOUNG COMMIISSION RESOLUTION ND. A RESOLUTION OF THE PLANNING CMAISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOH EPIDING TO THE CITY COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND CHANGE OF ZONE FROM R-2 (7) SIDLE FAMILY RESIDENTIAL TO O.P. (OFFICE PROFESSIONAL) FOR NINETEEN LOTS FRONTING FRED WARING DRIVE BETWEEN MONTEREY AND SAN ANSELM AVENUES. CASE NO. C/Z 89-11 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 5th day of September, 1989, hold a duly noticed public hearing to consider approval of a negative declaration of environmental impact and change of zone for the above mentioned project, more particularly described as: APN 627-021-004 through 021 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89, " in that the director of community development has determined that the project will not have an adverse impact on the environment and a negative declaration of environmental impact has been prepared; and 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 dial find the following facts to justify a recommendation of approval: 1. The proposed change of zone is consistent with Palm Desert General Plan and adopted Specific Plan for the area. 2. Office use is determined to be a compatible neighbor to single family residential given current development standards. NOW, THEREFORE, BE IT RESOLVED by the Planning Comnission 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 a negative declaration of environmental impact, Exhibit "A", is hereby recommended for approval. 3. That Exhibit "B" attached hereto delineating the area and the proposed zoning for the area is hereby recommended for approval. PLANNING OCWIISSION RE.'SOLVTION NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 3rd day of October, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICHARD ERWOOD, Chairman ATTEST: RAIN A. DIAZ, Secretary /tm 2 PLANNING CC MISSICN RESOLVPION NO. ] X IT "A" Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. Y +DIVE DBCLARATIC CASE ND C/Z 89-11 APPLICANT/PRa7D(T SPONSOR• City of Palm Desert PROJECP msauFPIm/LOCATION: Rezone from R-2 (7,000) to O.P. to allow 19 lots on the south side of Fred Waring Drive between Monterey and San Anselmo Avenues. The Director of the Department of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. RANYJN A. DTA7 DATE DIRECTOR OF CC MUNITY DEVELOPMENT CS/tm 3 I • A 1 1 ■ ■■i / � ��•��111� !dB PER Qa ■�■■ nr.r=� � - q��i:: 111111111 Ol�ao■�clnl■ illl■��■ . �.� �� g muunwu�w u��■�■■■■��■ew WIII��ID In .�n�■e■ri ��1. I 'wl�w■uu■uu ��■�■u■ww�w _:■■�.■■ri 1� In��■:�� u� n��■.■�■�erl�nu wilts � ■•■■■■■■ �i�l� ,■Iuu1n.��111w Inlwi�w`�mi� r-79-mw uwo.. �� ' � IIIIIIIuulll IIIIIIIIIIIIIIIW. u�■■■■� ® wu■■■n■w EP w■■V■NC: �IWIIIIIIIIIIIIIIII IIIII1111111115 ■�+� • '1 1111113E1[31111W e� � I ��11 II��1 II�1 I��C ■■ � � � � mp • � �QIII►��II 1►,l/IIII►�� R� (�u�c»,uc� ■nlr�llaIIIC5111 t31�3tt :� \IIIIIilll�l �ti:J �III0111111 Ilillll� � iiiin � . FChange of Zone ' PLANNIM CCMTQISSION R10OLU M NO. A RESOLUTION OF THE PLANNING CJNMSSION OF THE CITY OF PALM DESERT, CALIFORNIA, REOM ETMING TO THE CITY COUNCIL APPROVAL OF PALMA VILLAGE SPECIFIC PLAN AMErIDNIENT NO. 1. WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 3rd day of October, 1989, hold a duly noticed public hearing to consider amendment of the Palma Village Specific Plan page 6 and 7 for Area 1; and 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: 1. That the proposed amendment will develop a land use pattern that takes optimum advantage of existing and future human needs. 2. That the proposed amendment protects the public health, safety, and welfare. 3. That the proposed amendment will encourage development in the form of incremental extensions of the office zone, rather than in an uncoordinated 'leap frog' fashion. 4. The proposed amendnent will 'firm up' the character of the area by establishing specifically where housing shall be preserved and where offices will locate. NOW, THEREFORE, BE IT RESOLVED by the Planning Comnission 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 Exhibit "A" attached hereto delineating the policy and implementation plan for the area is hereby recommended for approval. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 3rd day of October, 1989, by the following vote, to wit: AYES: NOES: ' ABSENT: ABSTAIN: CAROL WHITLOCK, Chairman ATTEST: IWXCN A. DIAZ, Secretary CS/tm LAND USE ELEMERr the value of adjacent properties. Wherever residential properties back onto arterial streets or major thoroughfares, the city shall initiate a parkway landscaping perimeter decorative wall program. This is especially necessary on the south side of Fred Waring west of Monterey Avenue and east of Portola Drive. SPECIFIC AREA ISSUES, POLICIES AND IMPLE ENrABLE PROGRAMS AREA 1 Fred Waring Drive and Monterey Avenue. ISSUES With the development of the civic center, cultural center, town center, and street improvements and extension to Interstate 10, Fred Waring Drive and Monterey Avenue are becoming major regional arterials. The existing pattern of low and medium density single family development is incompatible with the projected traffic volumes and emerging character of these important streets. POLICIES I. New development on Fred Waring Drive and Monterey Avenue should reflect as to scale and overall quality the public improvements represented by the civic center, college, and cultural center and should be compatible both with the high traffic volume arterial highway and the adjacent residential land uses. 2. Use zones fronting on these streets shall have sufficient (area) depth to allow substantial projects while creating a (noise) 1-andseaped buffer for adjacent single family uses. 3. (Project design) ineenti-ve shall be provided for lot consolidation to facilitate larger projects and minimize access points to Fred Waring Drive and Monterey Avenue. 4dt a ep- easi#rle e-redevelepnext- gf--sha}1 assist-ift-this-e€€ort- 4. (A reciprocal access easement shall be provided on all lots in the rear. ) IMPLEMENTATION 1. Where subdivision patterns permit a speelal--zene minimum 200 feet in depth wex34--be-c-reated--al-lewisg either Office Professional or High Density zoning (would be created) depending upon compatibility. A. The Office Professional designation would be applied to the (south side of Fred Waring Drive between San Anselmo and San Pablo) sautk side-af- Fred-Waning-Hpive-between-Mgnter+ey Avenue-&-A S-an Pable along the east side of Monterey Avenue between Fred Waring and Catalina. 6 LAND USE ELEMENT B. R-3 2,500 would be applied on the south side of Fred Waring Drive between San Pablo Avenue and Portola Avenue and on the west side of Monterey north of Fred Waring Drive. The-Scei:tie-Preser%Fatien-Overiay Waring-akth a-24 feet-height-lrkatt The zones will require a minimum 20,000 square foot area and will require a 20 foot landscaped project setback adjacent to any single family residential district. This requirement will create a 20'-32' wide landscaped green belt adjacent to residential uses. There. will be no access allowed from these projects to local streets. 2. Where subdivision pattern precludes attainment of the 200 foot lot depth, the existing Office Professional zoning will apply. This area would include the (south side of Fred Waring Drive between Monterey and San Anselmo), west side of Monterey Avenue between the Town Center and Fred Waring Drive and the north side of Fred Waring between Monterey Avenue and Fairhaven. (The overall goal in the creation of the streetscape is a variation of one and two story building elevations. These zones will require parking to the rear of buildings with lot consolidation whenever possible to avoid curb cuts more often than every four or five lots. ) 3. On the north side of Fred Waring between Portola Avenue and San Pascual Drive, a modified multi-family zone overlay would be created which would allow High Density Residential use with a 22 foot height maximum and 30 foot rear building setback to compensate for the lack of green belt buffer. 4. Whenever feasible projects shall be required to execute mutual access agreements creating shared parking and rear circulation, minimizing mi zing the need for multiple curb cuts on Fred Waring Drive and Monterey Avenue. 5. Surplus city land remaining after road widening of Monterey Avenue and Fred Waring Drive shall be landscaped by the city. Additional landscaping shall be required wherever Office Professional use abut these areas. 7 CITY OF PALM DESERT DEPARTMENT OF OOMMUNITY DEVELOPMENT STAFF RAT TO: Planning Commission DATE: September 5, 1989 CASE NO: C/Z 89-11 REQUEST: Approval of a change of zone from R-2 Single Family Residential District (R-2 (7)) to Office Professional on the south side of Fred Waring Drive, between Monterey Avenue and San Anselmo Avenue. APPLICANT: City of Palm Desert I. BACKGROUND: The subject property consists of 7,000 square foot lots subdivided under county standards intended for 21 single family homes. In 1985 the Palma Village Specific Plan reassessed the land use designation determining that the subject lots were appropriate for office use (see Exhibit A: Palma Village Plan Map). While elaborate implementation plans were conceived, the intent was to preserve the Palma Village housing stock which was deteriorating. It was recognized that Fred Waring Drive had become, and would remain, too busy a traffic corridor to encourage single family hone construction or improvement (SCAG Coachella Valley Area Transportation Ste, December, 1987). It was further recognized that office development could alleviate the negative impact of that traffic on adjacent properties. Finally, the city recognized that land area zoned for office was limited. Since adoption of the Palma Village Specific Plan office development has occurred on Monterey Avenue and on Fred Waring Drive west of the subject site. A basic assumption of the specific plan was that the city's redevelopment agency would assist in implementation. However, while processing the application for the Newman Center staff discovered the power of eminent domain was unavailable in a redevelopment area. (See page 6 of Exhibit B Policy #3). A later dissatisfaction with the Fred Waring Building led to a reexamination of two story office buildings adjacent to one story single family hones. A subcommittee was formed that produced revised Office Professional zone development standards accomplishing lowered height and increased setback (Exhibit C/Ordinance 449). The office buildings on Monterey are the result of the new development standards. Until recently, applications on the subject site have been limited. The southeast corner of Monterey and Fred Waring is developed as a two story office building. At the west end of the subject site, the southwest corner of San Anselmo and Fred Waring Drive a one story office building has been approved and provided a zone change to office professional. The STAFF REPORT C/Z 89-11 SEPTEDMR 5, 1989 McCallum Theater located at the northwest corner of Monterey and Fred Waring Drive. The housing area has had construction of new homes on vacant lots and street improvements were placed by the city. Of the nineteen single family lots on Santa Rosa, only three are currently vacant. Conversely, only five hones exist on the nineteen Fred Waring lots. II. DISCUSSION• The concern expressed by residents in the subject area are noise from traffic, the use of the vacant parcels for spillover parking for events at the McCallum Theater, and vagrants. Development of the parcels could alleviate these concerns. Since offices usually operate the hours of 8:00-5:00 p.m. Monday through Friday, they provide a quiet neighbor in the evening and weekend hours when most people are in their hone. Development of Fred Waring, considering the proximity to the McCallum Theater, ODD and the civic center seems appropriate at this time. The placement of office use in this location could eventually end the conflict of office use locating in the service industrial parks. Finally, staff feels the Palma Village area provides an affordable well established neighborhood in close proximity to shopping, the college and city office. The area is rapidly improving and the lots on the north side of Santa Rosa should be encouraged to improve as single family lots. Office infringement on the Santa Rosa lots may retard single family hone improvement. Under the present circumstanced these lots are worth preserving. This is a departure from previous implementation plans which would have placed parking lots on Santa Rosa lots. . That plan conceptually had a landscape buffer, however, development in this pattern would at best be intermittent. Residents have voiced concern over landscape areas being attractive to vagrants, therefore not solving what they list as impetus for development in the first place. III. IUM44lIDATION: Staff finds that the time is appropriate to actively assist in implementation of office development along the subject property by rezoning.. Several property owners are prepared to develop parcels once the change is in place. The zone change should be conditioned to provide reciprocal access easements per exhibit D, thus limiting curb cuts on Fred Waring and mostly providing for parking behind the buildings. 2 STAFF REPORT C/Z 89-11 SEP EMBER 5, 1989 A. Adoption of the findings. B. Adoption of Planning Commission Resolution No. recamiending approval of C/Z 89-11 to city council. IV. ATTACHMENTS: A. Draft resolution. B. Legal notice. C. Comments from city departments and other agencies. D. Plans and exhibits. 1. Exhibit A: Palma Village Plan Map. 2. Exhibit B: Palma Village Plan Text. 3. Exhibit C: ordinance No. 449. 4. Exhibit D: Zone change exhibit including access easement. Prepared by Reviewed and Approved by CS/tn 3 PLANNING C044 SSI(N RESOLUTION ND. A RESOLUTION OF THE PLANNING CO44IISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECU44MING TO THE CITY COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND CHANGE OF ZONE FROM R-2 (7) SINGLE FAMILY RESIDENTIAL TO O.P. (OFFICE PROFESSIONAL) FOR NINETEEN LOTS FRONTING FRED WARING DRIVE BETWEEN MONTEREE'Y AND SAN ANSE M AVENUES. CASE NO. C/Z 89-11 WHEREAS, the Planning Commission mission of the City of Palm Desert, California, did on the 5th day of September, 1989, hold a duly noticed public hearing to consider approval of a negative declaration of environmental impact and change of zone for the above mentioned project, more particularly described as: APN 627-021-004 through 021 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89, " in that the director of community development has determined that the project will not have an adverse impact on the environment and a negative declaration of environmental impact has been prepared; and 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 a recxnmiendation of approval: 1. The proposed change of zone. is consistent with Palm Desert General Plan and adopted Specific Plan for the area. 2. Office use is determined to be a compatible neighbor to single family residential given current development standards. 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 a negative declaration of environmental impact, Exhibit "A", is hereby recommended for approval. 3. That Exhibit "B" attached hereto delineating the area and the proposed zoning for the area is hereby recommended for approval. PLANNING OC M ISSICN RESOLVP ON NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 5th day of September, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICHARD ERWOOD, Chairman ATTEST: RAMON A. DIAZ, Secretary /tm 2 PLANNING OOM IISSION RESOLUTION NO. EXHIBIT "A" Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. NEUATIW DErsaunmICN CASE NO: C/Z 89-11 APPLICANT/PIXXW LT SPONSOR: City of Palm Desert PR0JBCP DESQtiPTION/LOCATION: Rezone from R-2 (7,000) to O.P. to allow 19 lots on the south side of Fred Waring Drive between Monterey and San Anse]mo Avenues. The Director of the Department of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. RAMON A. DIAZ DATE DIRECTOR OF CONYNUNITY DEVELOPMENT CS/tm 3 i Q� ■gym■■ nrr=l � _ ME A■�::: �: �: E • - . Illisf��ai�clm�lllll■��■ nu■u■■w■■nu n■■■■u■■■■■Eu�t . Illlll�li��i �. ■■■■�� = wllwluu�uu��■■■�n■■;■�im INN nlln■�■ fit Fiji lug■��i ��1. 1 � � _:■■�■■�i ♦ 10111E11:It1..1111111 nlll_■��erllnll - ♦�I - NMIIYYI■'lill�lllw lulli�i�w`�Inu �o �- 11 IIIIIIIIIWW 111111111111111111. B■�■■■� -• ro ® IUWu■■■■u■■a ELF u■■■■■1 a �� IWIIIIIIIIIIIIIII 111111111/11111111 i�� cc '1 1111113EIG71111fa� C� � ,1 1 ��•®III['] �1� �� : . - MUM , �i OD ISD Rai ��i i�,u�i I��/II'll►� �ti:� �IIIIIIIIIII Ilillll� �� i q , F Change of Zone - �s�;atAf� ' 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE (619) 346-0611 •' August 3, 1989 CITY OF PALM DESERT ';•; LEGAL NOTICE ` , �• .•.I CASE NO. .C/Z 89-II •1•, •. NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by the CITY OF PALM DESERT for a zone change from R-2 (7) to O.P. (single family residential to office professional) on the south side of Fred Waring Drive between Monterey Avenue '` ,A and San Anselmo Avenue. ((``� " APN 62.7-021-004 through 021 d,! • OLLE E ES T CIVIC CENTER p 4Q� 1 M7LUU f I THEATRE FRED WARINO DRIVE r.?: o• r ,, • I L,.I,.. 1 , OR-1 ,N S -� °o. e ,a , a' ,Y. '? SAID public hearing will be held on Tuesday, September 5, 1989, at 7:00 P.M. In the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all Interested persons are Invited to attend and be heard. If you challenge the proposed actions In ;. ( court, you may be limited to raising only those Issues you or someone else 1 raised at the public hearing described In this notice, or In written correspondence delivered to the planning commission (or city council) at, or - prior to, the public hearing. PUBLISH: Desert Post RAMON A. DIAZ, Secretary August 25, 1989 Palm Desert Planning Commission �ra rarrmq,;{.pI1�fiRhrmrml�pr.a .r.raErawrun�oar6armr+nr.urmrm nmrl /y•�. _. _ •p ' •z x r ti�•n alvE � n •r �L__— I lI� J V1 •Y I IEN '.,:. :r�:'. .. .. .. . . ... �:.'"� EarmrmuEun�rmlrw✓;aa+'as,rllurcar�wr IIIr�I roo.vl �rrr///" n I I r r CANE S a lF+a 1iz m tt Eg. ,I a o a 1 0 Q n L_ it CW yW III ' arwl Pre 1f I t9 � I i <r I� 1 H of o ITCl I11r]� V arOry'ZIE II rw rmll^E, = 1 • / M I i I fanal l I v. figcr Ll ` O avf _i �� POP OLA VE UE If,ll > ri "S 1— — - :r'�• �.. 4�c W — - _ ve II -- _ _ Inn muynou nn I�Ir li cJ .,ne V"Pa' L•i ` $ ' - �� Ifl l ' � _ P�� Iljr n I rE:rxnruErEVEnrmr,�.o .,,: ' '� Lf111= ��' I II I:f, "C LN.n'x n0a0 I �(:�• ��I r 1�2ec41 _ ' PALMA VILLAGE SPECIFIC PLAN Adopted June 13, 1985 Prepared by: Department of Environmental Services Ramon A. Diaz Philip Drell Tonya Monroe Palma Village Specific Plan Advisory Committee City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 ij LAND USE ELEMENT INTRODUCTION 'i %i The area defined by the La Palma Village Specific Plan was the first major residential subdivision in the Palm Desert area. When the tract was laid out in 1935 it was designed as a small, low density single family residential village surrounded by desert and date Palms. : i Over the past 50 years the desert and date palms have given way to the College of the .I Desert, the Palm Desert Town Center, the Civic Center, and the Cultural Center. 1 f Monterey Avenue and Fred Waring Drive (formerly Greenleaf Road) have grown from �i quiet county roads to major regional arterials. :J While the overall growth and development of Palm Desert has significantly impacted La Palma Village, existing land use patterns and policies have remained essentially ' unchanged. The task of the Citizen Advisory Committee was to reexamine these existing land use patterns and policies identifying areas where present policies have succeeded in promoting desirable development, areas where minor adjustments or incentives are required, and areas where external impacts require significant policy revisions. Prior to formulating their recommendations, the committee set up generalized policy \ criteria for evaluating the appropriatness of existing and proposed land uses in the La Palma Village area. POLICY CRITERIA Land use regulations shall encourage developments which: I. Are compatible with existing and future adjacent uses. II. Address the needs of the Palm Desert community. III. Are economically feasible in the foreseeable future. 4 ' ' 1 . ".r i LAND USE ELEMENT I. COMPATIBILITY The most critical area of land use policy involves the boundaries between potentially conflicting uses. Some uses are inherently incompatible and therefore can never coexist, while others can be made compatible by design regulations. It is important that any resolution to land use conflicts account for the basic requirements of both uses so that both sides of the use boundary can develop satisfactorily. ' If the solution favors one use to the detriment of another, the results are often vacant abandoned properties. II. NEEDS ? . Land use policies should not only control use conflicts, but should also encourage . specific, desired uses. Senior housing, affordable housing, creation of attractive streetscapes, are examples of specific positive development features which should be encouraged through land use controls. III. ECONOMIC FEASIBILITY 'i Regardless of how compatible or desirable a use may be it will never be built if it does not generate a profit. Existing uses which are unprofitable will not be maintained properly. When land use controls attempt to maintain unrealistic uses; d vacant, deteriorated, and abandoned properties result which will lower overall neighborhood quality. GENERAL POLICY I CITY'S ROLE -'1 '.i The city shall take a proactive role in promoting compatible high quality infill private development and public works consistent with the area policy criteria. -2- LAND USE ELEMENT In examining La Palma Village, the committee paid special attention to areas with a high percentage of vacant or deteriorated properties. While vacant land is expected in a new subdivision, it is often symtomatic of a land use problem in a 50 year old subdivision. This S is especially true when properties remain vacant while surrounding areas experience tremendous growth and economic development. The predominance of vacant lots and poorly maintained properties discourage new investment, rehabilitation, and new construction which leads to further decline. Wherever possible, the adjustment of land use controls and other incentives should be utilized to break this cycle. GENERAL POLICY 11 COMMERCIAL ZONE DEPTH Multifamily and Commercial zones should be of sufficient depth to allow efficient site planning and the creation of adequate buffer areas adjacent to single family zones. DISCUSSION Narrow strips of commercial and multifamily zones adjacent to single family zones are poorly suited for quality development and negatively impact adjacent properties. It is important to designate zones which are appropriate to the scale and quality of development we wish to promote. GENERAL POLICY III TRAFFIC Whenever possible, general through traffic should be directed away from local residential streets.. -3- LAND USE ELEMENT DISCUSSION Often the inadvertent result of traffic and road improvements is the encouragement of non-local traffic through residential areas. Where this has occurred, circulation redesign should attempt to discourage this non-local traffic. GENERAL POLICY IV ARCHITECTURAL STANDARDS For new development to effectively serve as a stimulus for overall neighborhood improvement, it must be of sufficient high quality to change both neighborhood and city wide attitudes about the area's future. New projects must therefore meet the same high architectural and site planning standards being applied to new projects elsewhere in the city. GENERAL POLICY V LEGAL NON-CONFORMING USES To prevent legal non-conforming residential properties from becoming blighted, a process shall be created to allow presently non-conforming residential properties to obtain conforming status through architectural and site rehabilitation. DISCUSSION The adoption of the city's zoning map of 1975 resulted in extensive down zoning of multi- family property developed under the county. This change created a number of legal non- conforming duplexes and apartments. Under the city's non-conforming ordinance, these units may remain as they presently exist, but they cannot be replaced if they are destroyed or substantially damaged. This non-replacement .feature discourages lenders from financing the sale or rehabilitation of these units. This often results in low levels of building maintenance leading to generalized deterioration. -4- ^ 1 LAND USE ELEMENT GENERAL POLICY VI BUILDING HEIGHT , Building heights shall be regulated to preserve the area's overall low profile character. Appropriately sited limited height two story development shall be permitted within the R- 2 and R-3 zones to maximize open space, off street parking, and site planning efficiency. Two story development standards shall be reduced from the present 30 foot limit to 22 feet for flat roofed buildings, 24 feet for pitched roofs, and 25 feet for office professional buildings. Height shall be measured from finished grade. DISCUSSION The plan area presently contains R-2 and R-3.zones which allow two story structures to a maximum height of 30 feet. While two story developments contribute to both the livability and economic feasibility of multi-family projects, improperly sited two story buildings can block views and destroy privacy of adjacent properties. The existing 30 foot allowable height far exceeds that which is necessary for good architecture. Height regulations should be designed to protect views and privacy while allowing the planning flexibility afforded by two story construction. GENERAL POLICY VII SURPLUS CITY LAND The city. shall either landscape, suitably develop, or sell vacant surplus city land within the Palma Village area. DISCUSSION The city presently owns vacant residential lots and portions of lots originally acquired for road widening. These areas are often used for illegal dumping and generally detract from -5- LAND USE ELEMENT the value of adjacent properties. Wherever residential properties back onto arterial streets or major thoroughfares, the city shall initiate a parkway landscaping perimeter decorative wall program. This is especially necessary on the south side of Fred Waring west of Monterey Avenue and East of Portola Drive. SPECIFIC AREA ISSUES, POLICIES, AND IMPLEMENTABLE PROGRAMS AREA 1 Fred Waring Drive and Monterey Avenue. ISSUES With the development of the civic center, cultural center, town center, and street improvements and extension to Interstate 10, Fred Waring Drive and Monterey Avenue are becoming major regional arterials. The existing pattern of low and medium density single family development is incompatible with the projected traffic volumes and emerging character of these important streets. POLICIES 1. New Development on Fred Waring Drive and Monterey Avenue should reflect as to scale and overall quality the public improvements represented by the civic center, college, and cultural center and should be compatible both with the high traffic volume arterial highway and the adjacent residential land uses. 2. Use zones fronting on these streets shall have sufficient depth to allow substantial projects while creating a landscaped buffer for adjacent single family uses. 3. Incentives shall be provided for lot consolidation to facilitate larger projects and minimize access points to Fred Waring Drive and Monterey Avenue. Whenever feasible the redevelopment agency shall assist in this effort. _6_ i LAND USE ELEMENT IMPLEMENTATION 1. Where subdivision patterns permit, a special zone, minimum 200 feet in depth, would be created allowing either Office Professional or High Density zoning depending upon compatibility. The Office Professional designation would be applied to the south side of Fred Waring Drive between Monterey Avenue and San Pablo and along the east side of Monterey Avenue between Fred Waring and Catalina, R-3 2,500 would be applied on the south side of Fred Waring Drive between San Pablo Avenue and Portola Avenue and on the west side of Monterey north of Fred Waring Drive. The Scenic Preservation Overlay will be removed allowing two story construction adjacent to Fred Waring with a 24 foot height limit. The zones will require a minimum 20,000 square foot area and will require a 20 foot landscaped project setback adjacent to any single family residential district. This requirement will create a 20'-32' wide landscaped green belt adjacent to residential uses. There will be no access allowed from these projects to local streets. 2. Where subdivision pattern precludes attainment of the 200 foot lot depth, the existing Office Professional zoning will apply. This area would include the west side of Monterey Avenue between the Town Center and Fred Waring Drive and the north side of Fred Waring between Monterey Avenue and Fairhaven. 3. On the north side of Fred Waring between Portola Avenue and San Pascual Drive, a modified multi-family zone overlay would be created which would allow High Density Residential use with a 22 foot height maximum and 30 foot rear building setback to compensate for the lack of green belt buffer. 4. Whenever feasible projects shall be required to execute mutual access agreements creating shared parking and rear circulation, minimizing the need for multiple curb cuts on Fred Waring Drive and Monterey Avenue. 5. Surplus city land remaining after road widening of Monterey Avenue and Fred Waring Drive shall be landscaped by the city. Additional landscaping shall be required wherever Office Professional use abut these areas. -7- LAND USE ELEMENT AREA 2 Monterey Avenue, south from the McAllister property to Highway I I I east to Las Palmas Avenue. ISSUES , The Monterey/Highway 111 intersection has become the primary commercial focus of the city. High quality commercial development has occurred along each leg except this northeast block. A major effort should be made to encourage development in this area comparable in quality to Palm to Pines and the Town Center. The interior residential area, if adequately buffered from the commercial activity, can continue to offer a safe and very convenient residential environment. Presently the signal at San Gorgonio Way and Monterey Avenue has encouraged through traffic on San Gorgonio threatening the areas residential character. POLICIES 1. Commercial zoning in this area shall be expanded to allow for substantial commercial projects with adequate off-street parking. 2. The interior residential area shall be preserved and protected from the adverse impacts from commercial development by the creation of green belts and traffic circulation improvements discouraging non-resident through traffic. IMPLEMENTATION 1. Expand C-1 zoning to a depth of two lots with assistance from the Redevelopment Agency. 2. Convert the second row of lots to a common use (President's Plaza type), parking area which will be separated from the residential area by a wall and 30 foot wide landscaped green belt. -8- LAND USE ELEMENT 3. Create a parking improvement assessment district which will finance acquisition construction and maintenance of the parking lot. 4. Study methods to slow traffic and reduce volumes on San Gorgonio Way. 5. With the exception of the lots involved in the commercial expansion green belt project, zoning shall remain consistent with existing land uses. The three circles shall remain R-l; Royal Palms R-2 (5); Las Palmas and Las Flores, R-3. AREA 3 Santa Rosa Way to Guadalupe Avenue between Monterey Avenue and San Pablo Avenue. ISSUES This area contains a'mixture of single family homes, duplexes, and small apartments. All the multifamily units were built prior to incorporation. The existing R-2 (7) zone allows only one unit per 7,000 square foot lot. Since few lots exceed 7,200 square feet, the area has developed as a single family neighborhood since 1973. With the creation of a substantial Santa Rosa green belt (see Area 1 policies) this area will be protected from the high intensity uses to the north and should continue to provide a safe, moderate income housing. POLICIES This area should be encouraged to continue developing as a moderate priced single family neighborhood. IMPLEMENTATION The R-2 (7) zone shall remain. -9- r LAND USE ELEMENT AREA 4 Monterey Avenue west to Fairhaven Drive. ISSUES If adequately buffered from traffic impacts, this area can continue to provide safe moderately priced single family housing. POLICY Preserve and enhance the areas single family character. IMPLEMENTATION None required. AREA 5 Alessandro Drive. ISSUES Alessandro Drive marks the transition between Highway III commercial and adjacent residential uses. The street is presently dominated by vacant lots on the north. and commercial rear yards on the south. The north side is zoned R-3 (4) to a depth of 80 feet to 140 feet and is limited to one story due to the adjacent R-1. The generally unattractive streetscape created by the commercial rear yards and the height restriction has discouraged multifamily development in the R-3 (4). POLICIES 1. Land use controls and incentives shall be used to encourage high quality office professional and multi-family residential development on the north side of Alessandro. -10- i LAND USE ELEMENT 2. Frontage Road Commercial uses should be encouraged to remodel their rear yards creating a more attractive streetscape. IMPLEMENTATION 1. The north side shall be rezoned to R-3 2,500 to an , average depth of 200, feet depending upon subdivision patterns. Two story construction shall be excluded within 100 feet of the R-1 zone. 2. In conjunction with the formation of a parking assessment district, Highway Ill owners would be encouraged to remodel their rear elevations. Expansion into rear yards would be permitted as part of an in-lieu fee program financing the purchase and construction of parking lots on the north side of Alessandro. AREA 6 San Pascual and Catalina. ISSUES This area contains a diverse mix of residential types ranging from half acre lots to 18 per acre apartments. The city has constructed a senior center on 1.65 acres at the northwest corner of San Pascual and Catalina. The area east of San Pascual is substantially developed. The western area is 50 percent vacant. Overall quality of maintenance is inconsistent throughout. POLICIES 1. Preserve the single family zone east of San Pascual. 2. Encourage construction of senior housing surrounding the senior center. 3. West of San Pascual, make zoning consistent with the multi-family character of existing development. -11- LAND USE ELEMENT IMPLEMENTATION 1. Rezone blocks fronting on San Pablo to north to Fred Waring Drive and east to San Raphael R-3. Rezone block north of Catalina east of San Raphael R-2. 2. Create a Senior Housing Overlay allowing higher density, reduced,dwelling sizes and parking requirements for senior housing projects. The overlay shall be applied within walking distance of the senior center. Northeast corner of Catalina Way and San Pascual Avenue shall be restricted to one story by the Scenic Preservation Overlay. AREA 7 Portola Avenue to Deep Canyon Road. This area contains a broad range of housing types and quality from the up scale Portola del Sol to some severely deteriorated single family units. There are no inherent land use conflicts which prevent the development and enhancement of this area as a quality affordable single family neighborhood. POLICY Encourage the preservation and rehabilitation of this area as a moderate priced single family neighborhood. IMPLEMENTATION Maintain present R-1 status.. AREAS 8 and 9 McAllister and Jeffrey Properties. ISSUES These two parcels represent the last large pieces of unsubdivided acreage in the study area. Due to the convenient close-in location of the sites both property owners are -12- LAND USE ELEMENT interested in the development of senior housing. Since senior housing represents a lower intensity of development in terms of household size, noise and traffic impacts higher densities might be accommodated on these large,sites if properly designed. POLICY Allow submission of proposals for compatible planned senior housing on these parcels. IMPLEMENTATION Apply senior housing overlay to the existing R-1 and PR-5 zoning for these parcels. -13- LAND USE ELEMENT -14- CIRCULATION ELEMENT The plan area is adequately served by public roads. The principal circulation issue has been the intrusion of non-local traffic through ,residential neighborhoods. As more high intensity development occurs in the surrounding area the impact of non-local traffic will increase. Discussions have centered around the possible closure of two streets: San . Gorgonio Way at Monterey Avenue and Fairhaven Drive at Parkview Avenue. San Gorgonio receives a great deal of non-local through traffic associated with the Town Center and from the neighborhoods to the north. At this time San Gorgonio residents are strongly divided as to whether the elimination of through traffic is worth the resulting inconvenience. Fairhaven Drive, presently linking Park View Drive and Fred Waring Drive could become a short cut to the Town Center for residents of One Quail Place and proposed developments in Rancho Mirage. In this case, the neighborhood seems fairly unanimous in its desire to see Fairhaven Drive closed at Park View Drive. It is also inportant that when closures occur, adequate right-of-way is acquired to construct complete cul-de-sac improvements. Where this has not been done, dead end lot property owners end up with their driveway being used as public turnarounds. POLICY: 1. Whenever it is consistent with public safety, sound circulation planning and the wishes of the effected neighborhood; local residential streets should be closed or otherwise modified to discourage non-local through traffic. IMPLEMENTATION: 1. Fairhaven Drive will be cul-de-saced before Parkview Drive. San Gorgonio shall stay open pending a study to determine neighborhood preferences and alternatives to reduce traffic speeds and volumes. -15- CIRCULATION ELEMENT 2. All dead end streets in the study area shall be adequately signed and the cul-de-. saced with full improvements. -16- PUBLIC FACILITIES The quality and variety of a neighborhood's public facilities can have a significant impact on the safety, convenience and quality of life of!its habitants. The public facilities to be discussed in this element include roads, street lights and sewers. I. ROAD ISSUES: The dominating public facility within the study area is the road system. With a few exceptions, it is without curb or gutters and is six to eight feet narrower than ultimate design width. Isolated areas suffer flood .damage during summer thunderstorms due to improper street drainage. These storms also cause damage to the pavement edges. In addition to creating a more attractive streetscape, a well designed curb and gutter system will significantly reduce drainage problems and solve the problems of crumbling asphalt edges. The area is also without street lights. POLICY: 1. The city shall actively encourage and facilitate the creation of curb and gutter districts. 2. Safety low intensity street lighting shall be provided at intersections of collector streets, major thoroughfares and arterials. IMPLEMENTATION: 1. The city shall circulate assessment district petitions to all property owners and will assist interested residents in the collection of required signatures. 2. Property owners whose household income falls below the HUD "lower" 80% of median level may elect to defer their curb and gutter assessments until sale of their property. -17- 1 PUBLIC FACILITIES 3. Lighting and landscaping district shall be formed to finance the construction and maintenance of intersection street lighting in the study area. H. SEWER ISSUES: With a few exceptions, the plan area is without sewers. As the individual systems age and increased development occurs, maintenance may become a problem in some areas. POLICY: A long range goal shall be the extension of sewer lines throughout the study area. IMPLEMENTATION: Conduct a feasibility study to determine the costs and timing of an area wide sewer project. -18- PARKS AND OPEN SPACES PARK ISSUES: In the Recreation Element of "the Palm Desert General Plan, neighborhood parks are to be provided with service areas of between Yo and Y: mile. The plan area presently does not contain any neighborhood parks. Most of the plan area is beyond the desired Yx mile radius of the Community Park and the planned San Pablo Park. In addition, access to these parks may involve the crossing of two four lane highways. Small neighborhood parks can provide a wide range of recreational experiences for all ages and serve as a meeting place and focus for neighborhood identity. POLICY: Provide each of the three major blocks in the plan area with a small neighborhood park which shall include a tot lot, basketball or volleyball court, and general landscaped area. IMPLEMENTATION: Potential sites shall be studied for possible acquisition. An advisory committee shall be formed in each block to work with the Parks and Recreation Commission to determine park design. OPEN SPACE ISSUES: The city presently owns potential lots fronting on Fred Waring Drive west of Monterey and the east side on Monterey Avenue south of Fred Waring. If properly landscaped, these areas can provide a visual buffer for the adjacent residential areas. In addition, the Land Use Element proposes creation of green belts on the north side of Santa Rosa Way and north north of the Highway ill commercial area between Monterey and Las Palmas. -19- PARKS AND OPEN SPACES POLICY: Whenever adjacent property owners canna[ be induced to maintain and landscape these parkway areas, the city shall provide landscaping. IMPLEMENTATION: Plans shall be prepared and monies budgeted for the installation of landscaping in these areas. I -20- ECONOMIC AND HOUSING ELEMENTS The plan area comprises the city's largest stock of lower and moderate priced ownership housing. Median ownership costs were 25% lower in the 1980 census than in the city as a whole. Rental costs are only slightly lower than the city median. Of the areas approximately 1,500 dwelling units, 388 (25%) are actual multi-family apartments with the balance being single family homes. Fifty percent (50%) of the total dwelling units are renter occupied indicating a large percentage of single family detached rentals. In 1980, the area median income was $17,015 compared to $19,647 for the whole city and $22,100 for the San Bernardino/Riverside County area. This places over one half of the plan area households below the HUD lower income threshold and 70% below the moderate level. Being the oldest subdivision in Palm Desert, the area contains the oldest public infrastructure and private housing stock. In a recent survey conducted by the city's code enforcement division, the area's overall condition and level of maintenance was significantly below the city-wide average. The specific plan land use element discusses proposed land use changes providing for multi-family development on Fred Waring Drive, San Pablo Avenue,, and Alessandro Drive. Senior housing will be encouraged in the vicinity of the senior center at Catalina Way and San Pascual Avenue and on two large sites off of Monterey Avenue and Deep Canyon Road. Developments in these areas will be required to address lower and moderate income housing needs. It.is hoped that these land use changes will stimulate high quality new construction which will in turn encourage increased investments and maintenance of exisiing housing. To augment this effort, the General Plan Housing Element has proposed the use of Redevelopment Agency housing funds in this area to provide below market rate financing for rehabilitation and purchase of housing by lower and moderate income households. -21- ECONOMIC AND HOUSING ELEMENTS POLICY: 1. The city shall encourage new infill multi-family and senior housing in appropriate areas through use of the Affordable High Density and Senior Housing Overlays. 2. Existing single family and multi-family neighborhoods shall be enhanced by use of Redevelopment Agency housing funds to encourage rehabilitation and owner residency, increasing housing quality and opportunities for lower and moderate income households. IMPLEMENTATION: 1. Apply R-3 2,500 and Senior Housing Overlays to areas indicated in the Palm Village Land Use Element. 2. Solicitate from financial institutions proposals for the operation of a compensating balance low interest loan program to aide in the rehabilitation and purchase of housing in the plan area by lower and moderate income households. -22- C ORDINANCE NO. 449 A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIF-ORNIA APPROVING A ZONING ORDINANCE AMENDMENT RELATING TO BUILDING HEIGHTS AND SETBACKS IN THE OFFICE PROFESSIONAL ZONE. CASE NO. ZOA 85-8 WHEREAS, the City Council of the City of Palm Desert, California did on the 19th day of December, 1985. hold a duly noticed public hearing to consider amendment to the zoning ordinance chapter 25.25 increasing building setbacks and reducing buildings heights in the Office Professional zone. WHEREAS, said amendment 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 community development has determined the amendment to be a class 5 categorical exemption. WHEREAS, at said public hearing, upon hearing and considering all testi- mony and arguments. if any, of all persons desiring to be heard. said city council did find the following facts and reasons to exist to approve a zoning ordinance text amendment: 1 . The proposed amendment would provide for more compatible developments adjacent to residential zones consistent with the Palma Village Specific Plan. NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Palm Desert, as follows: 1 . That the above recitations are true and correct and constitute the considerations of the commission in this case. 2. That it does hereby approve ZOA 85-8 as provided in the attached exhibit, labeled Exhibit"A". PASSED. APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council , held on this day of 1985 by the following vote. to wit: AYES: NOES: ABSENT: ABSTAIN: RICHARD KELLY, Mayor ATTEST: SHEILA R. GILLIGAN. City .Clerk ORDINANCE NO. 449 EXHIBIT "A" Delete existing Section 25.25.016 and 25.25.017 and replace with: Ijs 25.25.016 Building Heights and Setbacks A. Interior rear and side yards adjacent to single. story residential zones. 1 . Minimum average 20 foot setback for buildings up to 18 feet in . height. 2. For each additional foot of building height above 18 feet, averagez setbacks shall be increased by 6.43 feet to 65 feet for a maximum 25 feet of building height. V. 3. To avoid architectural monotony, the planning commission may require setbacks to vary +/- 5 feet around the required average. 4. Maximum building coverage not to exceed 50%. f B. Interior setbacks adjacent to two story multifamily and commercial zones. l: 1 . Zero or setback standard of the adjacent zone whatever Is greater. C. Street front and side yards shall be a minimum of 12 feet with an average of 15 feet. D. Height shall be measured from the lower of the following two points: ( 1 ) average adjacent curb elevation, (2) average of pad elevations of directly adjacent properties and curb elevation point ( 1 ) . Elevation of vacant lots shall be measured at the center of the lot. Average shall be the sum of each elevation divided by the number of elevations. 25.25.017 Second Story Windows: There shall be no second story windows with open views to adjacent single story residential zones. f'^ j r, is I. - ,....,' CITY OF PALM DESERT TRANSMITTAL LETTER } 1. TOO Honorable Mayor and City Council 11 . REQUEST: Amendment to Office Professional standards relative to 3 building height, coverage and setbacks. 111 . APPLICANT: CITY OF PALM DESERT IV. CASE NO: ZOA 85-8 V. DATE: December 19, 1965 V1 . CONTENTS: A. Staff Recommendation B. Discussion C. Draft Ordinance No. D. Planning Commission Minutes involving Case No. ZOA 85-5. E. Planning Commission Resolution No. 1096 F. Planning Commission Staff Report dated November 5. 1985. I G. Related maps and/or exhibits. i ? A. STAFF RECOMMENDATION: Waive further reading and pass to second reading. I B. DISCUSSION: i t j After reviewing proposed and existing projects developed under the present {j OP standards the joint planning commission/city council office professional subcommittee concluded that more stringent height, setback j and ground coverage requirements were necessary especially adjacent to single story residential use. For projects adjacent to single story residential uses, a sliding scale has been devised linking height to setbacks beginning with a 20 foot setback for an 18 foot structure to a 65 foot setback for a 25 foot high building. Average setbacks must increase 6.43 feet for each foot of height over 18. The planning commission will have the ability to require variable building setbacks to break up the monotony of long elevations. Building height shall be measured from average curb elevation directly adjacent to the project. No second story windows shall have an open view of adjacent residences. Front and street side setbacks shall be a minimum of 12 feet with an average of 15 feet. This will encourage setback variation creating a more interesting streetscape. Maximum building coverage for projects adjacent to R-1 zone shall be 50%. i The committee also recommended that the Palma Village Specific Plan be amended to require a minimum 45 foot parking lot mutual access easement at the rear of all lots on the west side of Monterey Avenue, south of Fred Waring Drive. This amendment would both guarantee a minimum 45 foot setback and insure the most efficient parking and circulation design. Planning Commission unanimously recommended approval 5-0. Prepared by- �- Reviewed and Approved bye! t? /dlg ,e PROOF OF POLICATION Thisspaceisf, Ie County Clerk's Filing Stamp (2015.5 C.C.P.) - r i RECEIVED STATE OF CALIFORNIA, AUG 2 19�9 County of Riverside NN D I am a citizen of the United States and a CITY OF `�ALMDESERT resident of the County aforesaid; .I am over the age of eighteen years, and not a party to Proof of Publication of or interested in the above-entitled matter. I CASE NO. C/Z 89- 1 1 am the principal clerk of the printer of the .......................................................... CITY OF PALM DESERT DESERT POST LEGAL NOTICE • CASE NO. C/Z 69.11 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request •• ................................................. by the CITY OF PALM DESERT for a zone change from R-2(7) to a newspaper of general circulation, printed O.P. (single family residential to office professional) on the south side of Fred Waring Drive between Monterey Avenue and San AnWmo Avenue. and published ..BI-kIEEKLY APN627-0214W through col SAID public hearing will be held on Tuesday, September 5, 1989 at in the Cit of PALM DESERT 7:00 p.m.in the Council Chamber at the Palm Desert City Hall,73 .................................. 510 Fred Waring Drive, Palm Desen, California, at which time and County of Riverside, and which news- place ali interested persons we invited to attend and be heard. If you challenge the proposed actions in court,you may be limited to paper has been adjudged a newspaper raising only arose issues you or someone else raised at the public of general circulation by the Superior hearing vedtoo the�p�minthis mis�on(or ay cwnaq et,w prior to Court of the County of Riverside, State of the public hearing. /a/RAMON A. DIAZ, Secretary Palm Down Planning Commission California, under the date of, 10/5•, 1964 , L (Pub. D.P.ALIG. 25. 1989) Case Number J,30.$......;that the notice, of which the annexed is a printed copy (set in type not smaller than nonpareil), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: 8/25 all in the year 19.89.. I certify (or declare) under penalty of Perjury that the foregoing is true and correct. Dated at.....PALM DESERT California,this...U.khday�oof.AWq.., 19 $`J,• Signature Free Copies of this blank form maybe secured from: CALIFORNIA NEWSPAPER SERVICE BUREAU, INC. Legal Advertising Clearing House 120 West Second St., Los Angeles,Calif. 90012 Telephone: (213) 625.2541 Pleat raouest Of NER AL Proof of Pabllcetlan whin order Ina this form. re PROOF OF PUBLATION This space Is for the County Clerk's Filing Stamp (2015.5 C.C.P.) STATE OF CALIFORNIA, County of Riverside I am a citizen of the United States and a CITY OF PALM DESERT resident of the County aforesaid; 1 am over the age of eighteen years, and not a party to Proof. of Publication of or interested in the above-entitled matter. I PACMA VILLAGE SPECIFIC PLAN am the principal clerk of the printer of the ••........................................................ AREA 1 DESERT POST . ... ................................ CRY OF PALM DESERT • _ LEGAL NOTICE ...........................................:.... a newspaper of general circulation, printed NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by the CRY OF PALM DESERT to amend the Palma Village and published'..BA............................EEKLY Specific Plan Area 1:Fred Waring Drive and Monterey Avenue,also described as APN 627-021-004 through 021 and 627-021-024 through 042. in the City ..PALM DESERT The Palma Village Plan proposed office,development two lots deep of . •••••••••.............. extending from Fred Waring to Santa Rosa with landscaping and County of Riverside, and which news- modify the ffice zone to one lot depth with ortie Rosa lots. The pparking tosed hmeewa of paper has been adjudged a newspaper buildings. The lots on Santa Rosa shall remain zoned as they presently are(R2 7,000)to preserve the established neighborhood. circulation by the Superior Of general SAID public hearing will be held on Tuesday, October 3. 1989 at Court of the County of Riverside, State of 7.00 p.m.in to Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all Interested persons are invited to attend and be heard. California,under the date of, 10/5,, 1964 , It you challenge the proposed actions in wan,you may be limited to raising only those Issues you or someone else raised at the public heading described in this notice, or in written wrresponderhco Case Number .A30.15......; that the notice, delNered to the planning commission(or city council)at,or prior to, the public hearing. of which the annexed is a printed copy (set September 19, 1989 RAMON A. DIAZ, Secretary in type not smaller than nonpareil), has PUR.D.P.-SEPT,2Do Planning Commission been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit /2 2 ..........................:......................... all in the year 19.$9.. I certify (or declare) under penalty of perjury that the foregoing is true and correct. Dated it PALM DESERT ................................. California,this?9P.d....dayofSEPT: 19 $9 JEZ�!�,t........... Signature Free copies of this blane form may be secured from: CALIFORNIA NEWSPAPER SERVICE BUREAU, INC. .M Legal Advertising Clearing House 120 West Second St., Los Angeles, Calif. 90012 Telephone: (213) 625.2541 Please request GENERAL Proof of Publication when ordering this form. I COMMUNITY DEVELOPMENT DEPARTMENT __--CITY--iF-PALM-DESERT----.—_.__v i //_ -2L2? ems- GC el- � f / /e-e oo �o ��/ � J (fin VJ" I � USA T^, Ir ' G , I � ill�l • I■■■■■\ I■■■■■■ �■ =�..am� �■■■■■� sip �/ �� Ill NEW ■■■ .. ' �■. � �■ !!1ltsE[171�Gl1111 IIIIZt1ED1�Gl11111 ��,�� ■■!1■■■IIu11■1■1■ 1■■11■■1■■1�■I1■■1 UNIOl11111l111!!! 11■111■1■■111111■1 �■■�■Y�j ,,r 111■IIR�I!�I�!';11■1■11 "I nil �` yy�o. ■IIIIIYYIi11i1�111111 ilIllilii�Yi�t1■111 C��■■■■• � �� j 1111111 111111 11�111111111111111 . 1 � - �Q■■■■■1 �� c�� I �111�111111111111111 111111�1' �® 1�11111111 IIICI�!]C! WIN�u�»a�sa11 v �II�IIII�I■ ■I!II�I� " .' � �Illlililll� ■I�II�I� _ ♦A �ir'�■■■1.1=. r•••�•�, I: W� •� ♦ t�� ■AlIw�11!�■Y► 1 .l -q15 o(Q� y=lam t�� ,� �. Y I. _ _ .-- y.,__ _ _ .,, yr __� .. ,..r1' �. _� •. _ _ .Fr » _ _� Ty .. . _. _ ___ � �_. � � TI- _ _... .. _ _ n. � ._ r • J LD 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE(619)346-0611 July 20, 198� Address: Dear Current Resident: The City of Palm Desert is conducting a survey to receive continent on the relationship between office use and single family residential. You are being surveyed because you live adjacent to an office building constructed in the last few years. Your comment is important. Questions are based'on statements made by residents living near vacant lots converted to offices. In your perception: 1. Is there less or more noise frcfn street traffic with the lot(s) developed to office buildings? 2. Are there less or more people "hanging around" in the evening since the vacant lot(s) were developed to office buildings? 3. Is there less or more crime since the vacant lot(s) were developed to office buildings? 4. Do you generally prefer the vacant lot(s) developed? 5. Do you feel you've lost or gained privacy on your lot since the office building was constructed? 6. Do you find that single family home improvements and/or new construction on your street have increased or decreased since the office building was constructed? Please write any further comment related to the survey. Thank you! CITY OF PALM DESERT DEPARTMENT OF C344AIITY DfiVELEV NP STAFF REPORT TO: Planning Commission DATE: October 3, 1989 CASE NO: C/Z 89-11 and Palma Village Specific Plan Amendnent No. 1 REQUEST: Approval of a change of zone from R-2 Single Family Residential District (R-2 (7)) to Office Professional on the south side of Fred Waring Drive, between Monterey Avenue and San Anselmo Avenue, including amnent to the Palma Village Specific Plan. APPLICANT: City of Palm Desert I. BAC4RIOL ID: At the September 5, 1989 planning commission public hearing this case was 1 heard and continued ntinnued to allow time for staff to readvertise, noting the JJspecific amendment to the Palma Village Plan. 1These notices were sent Friday, September 22. The Specific Plan verbiage J! amendments are attached. -w. Pb #7 II. ATnkC&IENM: A. Legal notice. B. Draft resolutions. C. Palma Village Specific Plan Amendments pages 6 and 7 for Area 1: Fred Waring Drive and Monterey Avenue. D. Staff report dated September 5, 1989. Prepared by Reviewed and Approved by CS/tm � r , PLANNING COMM=ION RESOLUTION NO. A RESOLUTION OF THE PLANNING C"USSION OF THE CITY OF PALM DESERT, CALIFORNIA, REM44ENDING TO THE CITY COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND CHANGE OF ZONE FROM R-2 (7) SINGLE FAMILY RESIDENTIAL TO O.P. (OFFICE PROFESSIONAL) FOR NINETEEN LOTS FRONTING FRED WARING DRIVE BETWEEN MNTEREY AND SAN ANSELMO AVENUES. CASE NO. C/Z 89-11 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 5th day of September, 1989, hold a duly noticed public hearing to consider approval of a negative declaration of environmental impact and change of zone for the above mentioned project, more particularly described as: APN 627-021-004 through 021 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89, " in that the director of community development has determined that the project will not have an adverse impact on the environment and a negative declaration of environmental impact has been prepared: and 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 a recommendation of approval: 1. The proposed change of zone is consistent with Palm Desert General Plan and adopted Specific Plan for the area. 2. Office use is determined to be a compatible neighbor to single family residential given current development standards. 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 a negative declaration of envircruental impact, Exhibit "A", is hereby recommended for approval. 3. That Exhibit "B" attached hereto delineating the area and the proposed caning for the area is hereby recommended for approval. PiANNIM COWWnSSION RESOLUTION NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 3rd day of October, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICHARD ERWOOD, Chairman ATTEST: RAMON A. DIAZ, Secretary /tin 2 PLANNING COMMISSIC N RESOLUTION NO. (- EXHIBIT "A" Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. Nffi,TM DECLARATION CASE ND: C/Z 89-11 APPLICANP/PROJECT SPONSOFt: City of Palm Desert PFMECP DESCRIPPICN/LOCATICN: Rezone from R-2 (7,000) to O.P. to allow 19 lots on the south side of Fred Waring Drive between Nbnter+ey and San Anselmo Avenues. The Director of the Department of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. RA-UN A. DIAZ DATE DIRECPOR OF CCbTJNITY DEVELOPMENT CS/tun 3 i mm Rai w ,• :i��1111 sae _• ,■ rsz• �■■■V�A �� srs.r.Ems Qa � rxr=l ,.► �� oMOR m�■u■uua�w u■■■1■■■■��■WI WIII�II■ �i iiii� �a 111111111111111111 111111�1�1�■� 111111pp1 =■11N■!11 • �I I .IWIIW1W111111 111/1■■■111111Wi i ENO ■■■a■Y �' 18111��1!1�!�111111 11111�■EUlP11g11 _ ■ singing ��I 1WIIYii6"1A1%IIIW W11i1ii�Yf�111111 � moons■ �� I 11111/IWilll 111111111/IIIWII- N■O■■■N U ® 11■11■111■111W1 �� u■■u■1 �� 1W111111111111111 111111111/IIIIIW 1 1111113E1[�Illltn c� C �u/n1. . IN t31�7R \IWIIIII�I: 1.� r►IIIIIIIIIII TWIN �IIIIIIN • : Change of Zone PLADING CM*U .SICN RESCIUffM ND. A RESOLUTION OF THE PLANNING Ca MISSION OF THE CITY OF PALM DESERT, CALIFORNIA, REO"1ENDING TO THE CITY COUNCIL APPROVAL OF PALMA VILLAGE SPECIFIC PLAN ANEN14ENT NO. 1. WHEREAS, the Planning Ccamissicn of the City of Palm Desert, California, did on the 3rd day of October, 1989, hold a duly noticed public hearing to consider amendment of the Palma Village Specific Plan page 6 and 7 for Area 1; and 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 cannission did find the following facts to justify their actions, as described below: 1. That the proposed ant will develop a land use pattern that takes cptumnn advantage of existing and future human needs. 2. That the proposed amerx3ment protects the public health, safety, and welfare. 3. That the proposed amendment will encourage development in the form of incremental extensions of the office zone, rather than in an uncoordinated 'leap frog' fashion. 4. The proposed amendment will 'firm up' the character of the area by establishing specifically where housing shall be preserved and where offices will locate. 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 cc[m fission in this case. 2. That Exhibit "A" attached hereto delineating the policy and implementation plan for the area is hereby recommended for approval. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 3rd day of October, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CAROL WHITLOCK, Chairman ATTEST: RANDN A. DIAZ, Secretary CS/tm i G CITY OF PALM DESERT DEPARTMENT OF 0144JNITY DEVEUNMENI' STAFF R13PM TO: Planning Commission DATE: September 5, 1989 CASE NO: C/Z 89-11 FdDo T: Approval of a change of zone from R-2 Single Family Residential District (R-2 (7)) to Office Professional on the south side of Fred Waring Drive, between Monterey Avenue and San Anselmo Avenue. APPLICANT: City of Palm Desert I. BACKGROLM: The subject property consists of 7,000 square foot lots subdivided under county standards intended for 21 single family homes. In 1985 the Palma Village Specific Plan reassessed the land use designation determining that the subject lots were appropriate for office use (see Exhibit A: Palma Village Plan Map). While elaborate implementation plans were conceived, the intent was to preserve the Palma Village housing ,stock which was deteriorating. It was recognized that Fred Waring Drive had become, and would remain, too busy a traffic corridor to encourage single family hone construction or improvement (SCAG Coachella Valley Area Transportation Ste, December, 1987). It was further recognized that office development could alleviate the negative impact of that traffic on adjacent properties. Finally, the city recognized that land area zoned for office was limited. Since adoption of the Palma Village Specific Plan office development has occurred on Monterey Avenue and on Fred Waring Drive west of the subject site. A basic assumption of the specific plan was that the city's redevelopment agency would assist in implementation. However, while processing the application for the Newman Center staff discovered the power of eminent domain was unavailable in a redevelopment area. (See page 6 of Exhibit B Policy #3) A later dissatisfaction with the Fred Waring Building led to a reexamination of two story office buildings adjacent to one story single family homes. A subcommittee was formed that produced revised Office Professional zone development standards accomplishing lowered height and increased setback (Exhibit C/Ordinance 449). , The office buildings on Monterey are the result of the new development standards. Until recently, applications on the subject site have been limited. The southeast corner of Monterey and Fred Waring is developed as a two story office building. At the west end of the subject site, the southwest corner of San Anselmo and Fred Waring Drive a one story office building has been approved and provided a zone change to office professional. The STAFF REPORT i C/Z 89-11 SEFM' Mt 5, 1989 McCallum Theater located at the cnrthwest corner of Monterey and Fred Waring Drive. The housing area has had construction of new hones on vacant lots and street improvements were placed by the city. Of the nineteen single family lots on Santa Rosa, only three are currently vacant. Conversely, only five hones exist on the nineteen Fred Waring lots. II. DISCUSSION• The concern expressed by residents in the subject area are noise from traffic, the use of the vacant parcels for spillover parking for events at the McCallum Theater, and vagrants. Development of the parcels could alleviate these concerns. Since offices usually operate the hours of 8:00-5:00 p.m. Monday through Friday, they provide a quiet neighbor in the evening and weekend tours when most people are in their hone. Development of Fred Waring, considering the proximity to the McCallum Theater, OOD and the civic canter seems appropriate at this time. The placement of office use in this location could eventually end the conflict of office use locating in the service industrial parks. Finally, staff feels the Palma Village area provides an affordable well established neighborhood in close proximity to sIxwing, the college and city office. The area is rapidly improving and the lots on the north side of Santa Rosa should be encouraged to improve as side family lots. Office infringement on the Santa Rosa lots may retard single family have improvement. Under the present circumstanced these lots are worth preserving. This is a departure from previous implementation plans which would have placed parking lots on Santa Rosa lots. . That plan conceptually had a landscape buffer, however, development in this pattern would at best be intermittent. Residents have voiced concern over landscape areas being attractive to vagrants, therefore not solving what they list as impetus for development in the first place. III. RE( Sn CN• Staff finds that the time is appropriate to actively assist in implementation of office development along the subject property by rezoning. Several property owners are prepared to develop parcels once the change is in place. The zone change should be conditioned to provide reciprocal access easements per exhibit D, thus limiting curb cuts on Fred Waring and mostly providing for parking behind the buildings. 2 STAFF REPORT C/Z 89-11 SEPTEMO t 5, 1989 A. Adoption of the findings.. B. Adoption of Planning Cxmaissicn Resolution No. recamw ding approval of C/Z 89-11 to city council. IV. ATTACME S: A. Draft resolution. B. Legal notice. C. Comments from city departments and other agencies. D. Plans and exhibits. 1. Exhibit A: Palma Village Plan Map. 2. Exhibit B: Palma Village Plan Text. 3. Exhibit C: Ordinance No. 449. 4. Exhibit D: Zone change exhibit including access easement. Prepared by Reviewed and Approved by CS/tn 3 PLANND G COMMISSION RESOLUTION NO. ' A RESOLUTION OF THE PLANNING 0244ISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECCKIENDING TO THE CITY COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND CHANGE OF ZONE FROM R-2 (7) SINGLE FAMILY RESIDENTIAL TO O.P. (OFFICE PROFESSIONAL) FOR NINETEEN LOTS FRONTING FRED WAKING DRIVE BETWEEN NDNTEREY AND SAN ANSECMD AVENUES. CASE NO. C/Z 89-11 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 5th day of September, 1989, hold a duly noticed public hearing to consider approval of a negative declaration of environmental impact and change of zone for the above mentioned project, more particularly described as: APN 627-021-004 through 021 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89, " in that the director of community development has determined that the project will not have an adverse impact on the environment and a negative declaration of environmental impact has been prepared: and 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 a recommendation of approval: 1. The proposed change of zone is consistent with Palm Desert General Plan and adopted Specific Plan for the area. 2. Office use is determined to be a compatible neighbor to single family residential given current development standards. 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 a negative declaration of environmental impact, Exhibit "A", is hereby recommended for approval. 3. That Exhibit "B" attached hereto delineating the area and the proposed zoning for the area is hereby recommended for approval. s' PLANNING CaMDSSICN RESOLUTION NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 5t1i day of September, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICHARD MCOD, Chairntan ATTEST: RANDN A. DIAZ, Secretary jtm 2 f PLANNING COMMISSION RESOLUTION NO. EXHIBIT "A" Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. jam^ TIVE DEXIARATTQI CASE NO: C/Z 89-11 APPLICANT/PROJDCT SPONSOR: City of Palm Desert PROJECT DESCRIPTION/LOCATION: Rezone from R-2 (7,000) to O.P. to allow 19 lots on the south side of Fred Waring Drive between Monterey and San Anselmo Avenues. The Director of the Department of Camiuiity Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. RAMON A. DIAZ DATE DIRECTOR OF COMUNITY DEVELOPMENT CS/tm 3 I ' � ��1111 sae • Qa �m■■ raa■r-i , _ ■�::: �: f;: °f�l 22 MINN? �i�iafr�i�ewnE !Mlllif��f ,.► ,R �o uMuu■■mu�W u��■■�■■■�■tali, Wlllli�r 1=: :::iy �n Itt1■■tt■■ttttlt�t 11ttt■■t■■■1■11 .■ t ■ �u�■erq III: I .iw�rwruu�uu tt■touuuu�ii �� i"'� �■■�■■� � �©IIIRI�.�Y..1■�IIIII�YIY_■IUlt�llw r��I ■WIIYYI■7A1/111111 Iu11i1�7YYNlu1! � ■�■■u■■ �� I 1111111/Wlill IIr1111111111W11. � B■■■■■� �� to uuuw■ttttttil �S �� ■■■■■� �: �� IWIIIIIIIIIIIIIII 111111111�11111111 � IS�� - , '1 1111113EIc7f�111�• � C� � W INS Mm ��111►��II 1�,��111►V\� now R� �m�»fin■ ■nmin:�IICZIII c3ll7ci �� \IIIIIIIII�JI ' �ti:� �_ IIIIIIi111111�11111 �� IIII�III w _ ;. Change of Zone � ' ' 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE (619) 346-0611 I August 3, 1989 CITY OF PALM DESERT f LEGAL NOTICE I CASE NO. C/Z 89-11 NOTICE IS HEREBY GIVEN that a public hearing wl II be held before the Palm ( - Desert Planning Comm)sslon to consider a request by the CITY OF PALM DESERT for a zone change from R-2 (7) to O.P. (single family residential to office i professional) on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue. !C-� •� APN 627-021-004 through 021 �G o OLLE E �le ES T GG ; • F 4� CIVIC CENTER P - ' MDCALLUM rrrr THEATRE ter, FRED WAKING DRIVE HHHHHH 1 .. R-2 Auu.A uulu r uur 7IT °. O. so R CL Tr - eo j a I ,1 i l SAID public hearing will be held on Tuesday, September 5, 1989, at 7:00 p.m. In the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all Interested persons are Invited to attend and be heard. If you challenge the proposed actions in court, you may be limited to raising only those Issues you or someone else raised at the public hearing described In this notice, or In written - correspondence delivered to the planning cowlsslon (or city council) at, or prior to, the public hearing. PUBLISH: Desert Post RAMON A. DIAZ, Secretary August 25, 1989 Palm Desert Planning Cow Isslon I i •w•u•••s••••• �mmar�mmp3[41•IRlfRmm�Iml'mrm m m.mmmrmun�m�demeoEmm a:INmIEm am, ..[ - •a _ •z _ - ar u •x T S,•P IID HDIP 01�' ; II I ..- .a �mBmvi NVEN IL :'i.... - �n 3m'+rJ1Om�14YLtiti4'G - , � UJltt - ! 1 I..All { II P I IIII QA D I uaf pli � Q pl �g.I O Y- Ij� y _ I 1 � � � n ❑ 8 F�-[ 11 z I L s� Iron -. ' �Ls lJ N11 ARERA I'd C f i l a 'JI p r m I � I II PALMA VILLAGE SPECIFIC PLAN Adopted June 13, 1985 Prepared by: Department of Environmental Services Ramon A. Diaz Philip Drell Tonya Monroe Palma Village Specific Plan Advisory Committee it City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 oV NAM B& 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 (D. TELEPHONE(619)346-0611 July 20, 198 Address: Dear Current Resident: The City of Palm Desert is conducting a survey to receive comment on the relationship between office use and single family residential. You are being surveyed because you live adjacent to an office building constructed in the last few years. Your comment is important. Questions are based on statements made by residents living near vacant lots converted to offices. In your perception: 1. Is there less or more noise £ran street traffic with the lot(s) developed to office buildings? 2. Are there less or more people "hanging around" in the evening since the vacant lot(s) were developed to office buildings? 3. Is there less or more crime since the vacant lot(s) were developed to office buildings? 4. Do you generally prefer the vacant lot(s) developed? 5. Do you feel you've lost or gained privacy on your lot since the office building was constructed? 6. Do you find that single family have improvements and/or new construction on your street have increased or decreased since the office building was constructed? Please write any further comment related to the survey. Thank you! 9y A 3AV ... , I•�+ '��ri0lN73SNV-N[/S—� .. Zw Y m T R:�j Q •• ` 1 R E® vO s 7 q I m m m 00 Q ( ui •��V' � b q O O 0 b LEAE � s cO "s 7{{ CITY OF PALM DESERT Case No. CITY COUNCIL RESOLUTION NO. M L n o d cT. .f3 Date ■ ION REVj P.9 FEW "llams o 11010mil mom MEN MINNIE 11 111111111 11111 m Ell 111u11u NMI Bin-mini ,�fi p11R1L�1�L■!'IInu111111�IE�ltI11t11 : ■!"!• SEEN mi 1111111maNuhmil on ullno l jr,ION ME awslslk, ChangeM PRELIMINARY MINUTES REGULAR PALM DESERT CITY COUNCIL MEETING OCTOBER 26, 1989 B. RE_I'IU,EST_FOR 1PF_ROVAL OF CHANGE OF ZONE. FROM R- 2 SIN_L.E FAMILY DISTRICT ( R ( 7 ) } TO GFF10E PRDFESS10NAL DN THE SOUTH SIDE OiF FRED WAR'NG DRIVE B=TWFFN MONTERE 'f AVENUE AND SAN ANSELI°!O AVENUE , iNCLUDINO AMENDMENT TG rHE F'ALMA VILLAGE SF'FCJFI ri_AiJ . Mayor Wilson declared the Public Hearing open .and asked =ta.r' = ;or its report . ,Ir . Diaz reviewed the report and recommendation for approval . Mayor Wilson i. nvi. tea testimony in FAVOR of the project , and the following spoke : MR . BEN WATSON , n Santa t -._ - a Rosa, F'alrt� L'esert , said he favored the old plan not the one before the Council . MR . HARRY iiEUTSCH said he Favored the plan and hoped he co _rid sell his property and get his home off Fred Waring Dr ✓e . MS. SARAH WATFnN said she did not want two-story nuildir,gs in her hac 4: vard nor did she want park) ng behind her home . She said she thnught this zoning shnuId qo to Santa Rr_sa and Fred Waring . With no further t =stimony offered , Mayor Wilson clos=d the hearing . C_runc i_1Commen.t s_ Snyder _ Thought the program was a good one for Fred Waring Drive . Complimented staff on its analysis of the nrnject and its recommendation . Crites: Said Mr . Dial had noted in his staff report that the preponderance of people had indicated in a survey that they did not want it to go to Santa Rosa . He asked where this coulG he found in the staff report . Mr, rliaz responded that the survey had been inadvertently left out of the report . Henson__ Said she *avored Office Professional --one tor this area . Kelly=_ Said Fred Waring nri ve :,;as no olace For ary m e to '. t. v.- anymore . He Favored 13 ice Professional aut was concFrnec that. iz was not Lining all the way to Santa Rosa inasmuch as he Frer: Waring Drive would some pay be si ,i lanes of traffic . 14 c PRELIMINARY MINUTES REGULAR PALM DESERT CITY COUNCIL MEETING OCTOBER 26, 1989 Upon question by Crites , Mr. Diaz responded that stafF had not discouraged construction of single- F;mily homes on Santa nosa as the zoni. na allowed it . re said it was tht > construction that made the old h'x ! ma Viitage Plan improczical Councilman S n y d e r m n V e d t O w a i v e `, is r t n e r r e a d i n g a n n adopt Resolution No. P- 12 . Counrilmember Benson seconded the motion . Mayor Wilson reopened the hearing before the vote was taken to allow additional testimony from Mr . Watson . MR . ALATSON stated that ca one had contacted him or his neighbors to participate by answering questions in the survey. He said their i. nout was important , Councilmar Crites said he would prefer seeing the survey that had been left cut of the staff report before he voted on tnis issue . Mr . Diaz re:-ommended a mcnth ' s continuance to allow for this. Mrs . Gilli.gsn noted that the second meeting in November woui. :i not he held hocause it was ThanKsgi. vinq no it wouic go to the meeting of Dernmhar 14 1029 . Councilman Snyder witndrew his motion , and Counci ) member Benson withdrew her second . Councilman Crites moved to continue the item to the meeting of December 14 , 1939 , and Councilmember Benson serondeo the motion . It carried by unanimous vote. XIX . ORAL COMMUNICATIONS - ❑ clone XX. ADJOURNMENT Councilman Crites moved to adjourn to Cia=ed ns,sion pUrsuant - o Government Code Section 54951. 8 Real Froperty Transactions , 54956 . 0 ( a ) and ( b ) , Pending and Potential Litigation , and Personnel for the reasons previously stated by the City Attorney . Councilmember Benson sa,=onded the motion , and it carried ov unanimous vote . Mayor Wilson adicurned to PRELIMINARY MINUTES REGULAR PALM DESERT CITY COUNCIL MEETING OCTOBER 26, 1989 closed Se=sjr., at 7 : 47 I p . . He ri.. reconvene d the mp.-tir.p-1 at -': 7:- io . m. and i7iffledlat2lY ad.,jrLirned viiih no _ ction anmn,-inced . ATTEST : S. ROY WILSON, MAYOR SHEILA R. OILLIGAN, CITY CLERr.. CITY OF PALM DESERT, CALIFORNIA I owes 011ie••n••••• •10 • �rt:.ne.m.I4nTIBTNIn.n:.. uV'isTF�xe.... ..ay.uw.xn�iM.:v.,milrm.nl.vm.rtn Xma :.eia u1 a __ ._.-_ • a , n/^F. •a c41 y:Y(47-1 1 O :7 unri .n II Ur 0�' _J • u.a.mrul.rad. amuamllll= �'. .=.rn� __ ; I rr15 il o [ AVE �I ' r I Sr _ 4 it un fb C3y �f] VT 0 {9yI o I I/i • 411'V :.raEpm X.I. 11.LoM 40 " x III 'IV I - � ��TI1I—I1I� 441III l l�i I -�- - 1 f POP T 7 01 IA VE UE LD 1 l r,[i D.n ne LLJ nn,o I co C�CL-vv.,. D D-J O J � •j1 � _ ��y:. - _. _ .. � � '` d , • ..� , - to a I r � • (, ,^, ®V LN P�"�/`1)`r"++ - //^=�SWJ3-+w''PV=wKj-rw''�� . �.. ��Mev� 1�reC Its , _�-•� -- � �.�-�w��,«s � � � � . .�.. l �3111 ��- - :Chi--� a 44- u 1 l O a O. L2G4 930 .f'Z Lot K e1F�6 CL / Cf.o� J.J�< et • i.O, 9L.es �Q• � • ° � f � " O O ° , �J.. 3o 30 / it 30 30 ..Z .. /.g c k •, v' G J w ti O o q�mw zz o � woos � W, 00 , . ti o � o � tio � • m � b c b N c � i ti ° 4 � 4 W (yww N N Y V P o � N © p w � � k k (D m 3o 3o A11.2 /42 Do 30 8 JS �l O O ° R1 � '�.PV✓ /2 00_ /7�Q! n .aea 1 Lot c o . (� uJI1/Y a-T7YULT./ NOo'O.i'E VrL• W 0 y � � � O O 0ff nII�CL1b��73oQo 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 October 5, 1989 CITY OF PALM DESERT LEGAL NOTICE CASE NO. C/Z 89-I1 AND PALMA VILLAGE SPECIFIC PLAN AMENDMENT NO. 1 NOTICE IS HEREBY GIVEN that a COhAinbt d . e Palm Desert City Council to consider a�request by the CITY OF PALM dDESERT efor h a zone change from R-2 (7) to O.P. (single family residential to office professional ) on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue. APN 627-021-004 through 021 Notice i fj further given to consider a request by the CITY OF PALM DESERT to amend the Palma Village Specific Plan Area l : Fred Waring Drive and Monterey Avenue, also described as APN 627-021-004 through 021 and 627-021-024 through 042. The Palma Village Plan proposed office development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. The proposed amendment will modify the office zone to one lot depth with parking to the rear of buildings. The lots on Santa Rosa shall remain zoned as they presently are (R-2 7,000) to preserve the established neighborhood. C7 JSL -22 _J - E l'ieT I.D. CIVIC CENTER P „ n i WCALLUM1 s'p IrIOo THEATRE O P. ,AEU "A"1N0 oe,vE :� i - •r1 R-2 0. P.C. (3) R-1 ,N S 0. \ R r ai a T PALM � R-a r DESERT a TOWN C NTER 'T — cr r, fr �:rt� T E HI CHT TT SAID public hearing will be held on Thursday, Oet-ODCcrV lz: _, the Council Chamber at the Palm Desert Civic Center, 1,989, at tin p.m. in 73-5 Palm Desert, California, at which time and 10 Fred Waring Drive, invited to attend and be heard. If place all Interested persons are challenge You court, you may be limited to raising only thoseIssues proposed actions in You or someone else raised at the public hearing described in this notice, or in written •correspondence delivered to the planning commission (or city council ) at, or Prior to, the public hearing. PUBLISH: Desert Post SHEILA R. GILLIGAN, City Clerk October 11 , 1989 City of Palm Desert, California II 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 October 5, 1989 CITY OF PALM DESERT LEGAL NOTICE CASE NO. C/Z 89-I1 AND PALMA VILLAGE SPECIFIC PLAN AMENDMENT NO. I NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to consider a request by the CITY OF PALM DESERT for a zone change from R-2 (7) to O.P. (single family residential to office professional ) on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue. APN 627-021-004 through 021 Notice if further given to consider a request by the CITY OF PALM DESERT to amend the Palma Village Specific Plan Area 1 : Fred Waring Drive and Monterey Avenue, also described as APN 627-021-004 through 021 and 627-021-024 through 042. The Palma Village Plan proposed office development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. The proposed amendment will modify the office zone to one lot depth with parking to the rear of buildings. The lots on Santa Rosa shall remain zoned as they presently are (R-2 7,000) to preserve the established neighborhood. SAID public hearing will be held on Thursday, October 26,, 1989, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the planning commission (or city council ) at, or prior to, the public hearing. PUBLISH: Desert Post SHEILA R. GILLIGAN, City Clerk October 11 , 1989 City of Palm Desert, California � T a 7 �j'1L�o�' O� nZTf151 �S��R�{fo 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 November 30, 1989 CITY OF PALM DESERT LEGAL NOTICE CASE NO. C/Z 89-11 AND PALMA VILLAGE SPECIFIC PLAN AMENDMENT NO. I NOTICE IS HEREBY GIVEN that a continued public hearing will be held before the Palm Desert City Council to consider a request by the CITY OF PALM DESERT for a zone change from R-2 (7) to O.P. (single family residential to office professional ) on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue. APN 627-021-004 through 021 Notice if further given to consider a request by the CITY OF PALM DESERT to amend the Palma Village Specific Plan Area is Fred Waring Drive and Monterey Avenue, also described as APN 627-021-004 through 021 and 627-021-024 through 042. The Palma Village Plan proposed office development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. The proposed amendment will modify the office zone to one lot depth with parking to the rear of buildings. The lots on Santa Rosa shall remain zoned as they presently are (R-2 7,000) to preserve the established neighborhood. The October 26, 1989 public hearing was continued for lack of public input. If you support or oppose this amendment you can appear in person at the hearing to voice your opinion or you can write to the above address and your letter will go on record. Those individuals who spoke at the planning commission hearings are highly encouraged to restate their opinion at the city council hearing. -?2 -i- - - O-L- 4jie ESE T i I.D. CIVIC CENTER P I SHERIII$ I S1L110N 12 ' ¢ McCALLUM IHEATRE 0 O P. IREp wARiM; DRIVE I S - C T � - Q TIT - tW1_L_ll_1 . 0P.C. (3) S.O. hI a R 8 co tD PALM DESERT 170 TOWN C�NTER T — - LR A-' SAID public hearing will be held on Thursday, December l4, 1989, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place .all interested persons are invited to attend and be heard. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the planning commission (or city council ) at, or prior to, the public hearing. PUBLISH: Desert Post SHEILA R. GILLIGAN, City Clerk October 11 , 1989 City of Palm Desert, California Ilk 73.510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 . TELEPHONE (619) 346-0611 TRANSMITTAL FORM p TO: (,GU? DATE: 7 a FROM: (DEPAR ENT) NUMBER OF PAGES ( INCLUDING. TRANSMITTAL FORM) i 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 September 19, 1989 CITY OF PALM DESERT LEGAL NOTICE NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by the CITY OF PALM DESERT to amend the Palma Village Specific Plan Area 1 : Fred Waring Drive and Monterey Avenue, also described as APN 627-021-004 through 021 and 627-021-024 through 042. The Palma Village Plan proposed office development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. The proposed amendment will modify the office zone to one lob depth with parking to the rear of buildings. The lots on Santa Rosa shall remain zoned as they presently are (R-2 7,000) to preserve the established neighborhood. SAID public hearing will be held on Tuesday, October 3, 1989, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the planning commission (or city council ) at, or prior to, the public hearing. PUBLISH: Desert Post RAMON A. DIAZ, Secretary September 22, 1989 Palm Desert Planning Commission i 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 August 3, 1989 CITY OF PALM DESERT LEGAL NOTICE CASE NO. C/Z 89-11 1 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by the CITY OF PALM DESERT for a zone change from R-2 (7 ) to O.P. (single family residential to office professional ) on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue. Y APN 627-021-004 through 021 CILLE E ES T . �J �i T� v IC CENTER , . o3 THEATRE V•/ - " I I f FRED WARIND DRIVE I I :•:f.: yJ O. �� EANTA• MA < ATAT Fl ANTA EOEA f 1 V .. IiiiLW ` - - R-2 SAX .-I .1 , S W ri CATALINA d r x UTAIIFA 1 1 J I r x + uA AEII.E AV* < G W S. I i ++t t � V R I YR-11 IN -S. " ....A.. v.. �j SAID public hearing will be held on Tuesday, September 5, 1989, at 7:00 p.m. to the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described In this notice, or in written correspondence delivered to the planning commission (or city council ) at, or prior to, the public hearing. PUBLISH: Desert Post RAMON A. DIAZ,' Secretary August 25, 1989 Palm Desert Planning Commission } I ! 1 � 1 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 November 30, 1989 CITY OF PALM DESERT LEGAL NOTICE CASE NO. C/Z 89-II AND PALMA VILLAGE SPECIFIC PLAN AMENDMENT NO. l NOTICE IS HEREBY GIVEN that a continued public hearing will be held before the Palm Desert City Council to consider a request by the CITY OF PALM DESERT for a zone change from R-2 (7) to O.P. (single family residential to office professional ) on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue. APN 627-021-004 through 021 Notice if further given to consider a request by the CITY OF PALM DESERT to amend the Palma Village Specific Plan Area 1 : Fred Waring Drive and Monterey Avenue, also described as APN 627-621-004 through 021 and 627-021-024 through 042 . The Palma Village Plan proposed office development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. The proposed amendment will modify the office zone to one lot depth with parking to the rear of buildings. The lots on Santa Rosa shall remain zoned as they presently are (R-2 7,000) to preserve the established neighborhood. The October 26, 1989 public hearing was continued for lack of public input. If you support or oppose this amendment you can appear in person at the hearing to voice your opinion or you can write to the above address and your letter will go on record. Those individuals who spoke at the planning commission hearings are highly encouraged to restate their opinion at the city council hearing. i •' o �_---- I _22 _1._ - - � 'OLLE E �le ESE T x I.D. CIVIC CENTER p %, f nIn I' MCCALLUM1a ¢ THEATRE E O P. ERED WARINO DRIVE Ci PA-6 a \ S-o, i OR II T(� t _ B L—LLL_1_ . - O. ri n.uo toampI P.C. (3? "R-1 ,N SO. _pl.,.( l7e PN e o 4 PALM DESERT a TOWN ChNTER jr7 - _ — I ITS R ' `r SAID public hearing will be held on Thursday, December 14, 1989, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the planning commission (or city council ) at, or prior to, the public hearing. PUBLISH: Desert Post SHEILA R. GILLIGAN, City Clerk October 11 , 1989 City of Palm Desert, California 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPfIONE (619) 346-0811 I. September 19, 1989 CITY OF PALM DESERT LEGAL NOTICE NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider. a request by the CITY OF PALM DESERT to amend the Palma Village Specific Plan Area 1 , Fred Waring Drive and Monterey Avenue, also described as APN 627-021-004 through 021 and 627-021-024 through 042. I The Palma Village Plan proposed office development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. The proposed amendment will modify the Office zone to one lop depth with parking to the rear of buildings. The lots on Santa Rosa shall remain zoned as they presently are (R-2 7,000) to preserve the establ J ished neighborhood.. �xAco,• •,•..` '�� I I ICJ -22 OLLE E �1e ESE T I.D. ai ° • "` IVIC CENTER PS.ER1 ff'5 ' MC CALLUM s*cnOry .. THEATREI� O P. fgED WA 'NO Og1YE 00 S.o, i• > 6 � t P.C. (3) 2R-1 ,N S 0. 04 °re ; R � nt QJ .,� Q' e 0 ,.. PALM DESERT TOWN C NTER c t :®B791) P.Q01:,LP. T A T E HIGH i. S C P. G! e rrsm 0.P O E C 1 C 1 _ .`..,a., a PR-1 /\ P R u, 5 SAID 7 rra� public hearing will be held on Tuesday, Oc ober 3, lyay, at r :uu the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all Interested Invited to attend and be heard. If you challenge the Persons are court, you may be limited to Proposed actions In r1 l �®d let the PUb I l e ti@8la l lr9 dtg e only i n0�,- logy" l U 'or someone � rIIIrpdndence de l l Vered to the planning conrn i ss i on for city coun IM cil ) at, or prior to, the Public hearing, PUBLISH: Desert Post RAMON A. DIAZ, Secretary September 22, 1989 Palm Desert Planning Commission t 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (819) 346-0811 October 5, 1989 CITY OF PALM DESERT LEGAL NOTICE CASE NO. C/Z 89-11 AND PALMA VILLAGE SPECIFIC PLAN AMENDMENT NO. 1 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to consider a request by the CITY OF PALM DESERT for a zone change from R-2 (7) to O.P. (single family residential to office professional ) on the south side of Fred Waring Drive between Monterey Avenue and San Anselmo Avenue. APN 627-021-004 through 021 Notice IS further given to consider a request by the CITY OF PALM DESERT to amend the Palma Village Specific Plan Area 1 : Fred Waring Drive and Monterey Avenue, also described as APN 627-021-004 through 021 and 627-021-024 through 042. The Palma Village Plan proposed office development two lots deep extending from Fred Waring to Santa Rosa with landscaping and parking on the Santa Rosa lots. The proposed amendment will modify the office zone to one lot depth with parking to the rear of buildings. The lots on Santa Rosa shall remain zoned as they presently are (R-2 7,000) to preserve the established neighborhood. ± -22 OLLE E �le qSSE IT I.D. ° '°' CIVIC CENTER r a Ems P , ' �.J 1 1 .�y " �N[NIIfS 0 MCCALLUM D THEATRE �1 'RED WARrMO DR-E Lc�' PA-6 S.D. I P.C. (3) R-1 ,N S 0. pl'°( ' , •JCS � Q' ? B 0 - ?® ® '® k PALM DESERT L 4_ R—' T �_ F TOWN C NTER S 3T q HIGH T E -��„ _ SAID public hearing will be held on Thursday, October 26, 1,989, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the planning commission (or city council ) at, or prior to, the public hearing. PUBLISH: Desert Post SHEILA R. GILLIGAN, City Clerk October 11 , 1989 City of Palm Desert, California (K�aNT oq r6Aa o o e u 73.510 FRED WARING DRIVE, PALM DESERT, CALIFORN[A 92260 TELEPHONE(619)346-0611 INITIAL ST(IDY ENVIRONMENTAL CHECKLIST I. Background 1. Date 2. Case No. CI Zc1 -L 3. Applicant II. Envital Impacts (Explanations of all "yes" and "maybe" answers are required on attached sheets.) Yes Maybe No 1. Earth. Will the proposal result in: a. Unstable earth conditions or in changes in geologic substructures? b. Disruptions, displacements, compaction or overcovering of the soil? _ �C c. Change in topography or ground surface relief features? d. The destruction, covering or modification of any unique geologic or physical features? e. Any increase in wind or water erosion of — v soils, either on or off the site? f. Changes in deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a .river or stream or the bed of the ocean or any bay, inlet or lake? _ g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground failure, or similar hazards? , Lee- Ybe NO 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? b. The creation of objectionable odors? — J C. Alteration of air movement, moisture or te mperature, or any change in climate , e, either locally or regionally? 3. later. Will the proposal result in: a. Changes in currents, or the course of di- rection of water movements, in either marine or fresh waters? b. Changes in absorption rates, drainage pat- terns, or the rate and amount of surface runoff? — c. Alterations to the course or low of flood waters? — � I d. Change in the amount of surface water in any water body? — e. Discharge into surface waters, or in any alteration of surface water quality, in- cluding but not limited to temperature, dissolved oxygen or turbidity? — XI f. Alteration of the direction or rate of flow of ground waters? 9. Change in the quantity of ground waters, either through direct additions or with- drawals, or through interception of an aquifer by cuts or excavations? h. Substantial reduction in the amount of water otherwise available for public water supplies? i. Exposure of people or property to water re- lated hazards such as flooding or tidal waves? — 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or num- ber o1 any species of plants (including trees, shrubs Mee, crops, and aquatic plants)? �( Yee lla be No b. Reduction of the numbers of any unique, rare or endangered species of plants? c. Introduction of new species of plants into an area, or in a barrier to the normal replenish- ment of existing species? d. Reduction in acreage of any agricultural crop? 5. Animal Life. Will the proposal result in: a. Change in the diversity of species, or num- bers of any species of animals (birds, land animals including reptiles, fish and shell- fish, benthic organisms or insects)? b. . Reduction of the numbers of any unique, rare or endangered species of animals? _ ZC c. Introduction of new species of animals into an area, or result in a barrier to the migra- tion or movement of animals? d. Deterioration to existing fish or wildlife — habitat? S. Noise. Will the proposal result in: a. Increases in. existing noise levels? _ �( b. Exposure of people to severe noise levels? 7. Light and Glare. Will the proposal produce new , light or glare? S. Land Use. Will the proposal result in a.sub- stantial alteration of the present or planned land use of an area? 9. Natural Resources. Will the proposal result in: a. Increase in the rate of use of any natural resources? _ I 10. Risk of Upset. Will the proposal involve: a. A risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? !" 1 i Yee 1k be No P. Possible interference with an emergency response plan or an emergency evacuation plan? — 11. population. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? 12. Sousing. Will the proposal affect existing hous- ing, or create a demand for additional housing? _ Y 13. Transportation/Circulation. Will the proposal /= result in: a. Generation of substantial additional vehicular movement? b. Effects on existing parking facilities, or demand for new parking? c. Substantial impact upon existing transpor- tation systems? d. Alterations to present patterns of circula- tion or movement of people and/or goods? _ e. Alterations to waterborne, rail or air traffic? _ x f. Increase in traffic hazards to motor vehicles, 7 bicyclists or pedestrians? 14. public Services. Will the proposal have an effect upon, result or t in a need for new or altered gov- ernmental services in any of the following areas: a. Fire protection? b. Police t pro action? c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities, including roads? f. Other governmental services? 15. Energy. Will the proposal result in: a. Use of substantial amounts of fuel or energy? !C F r. Yes Abe lio ._b. Substantial increase in demand upon existing sources or energy, or require the development of new sources of energy? 16. utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: _ 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential \\,^ health hazard (excluding mental health)? N b. Exposure of people to potential health hazards? _ 18. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? � 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? 20. Cultural Resources. a. Will the proposal result in the alteration of or the destruction of a prehistoric or historic archaeological site? _ b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure, or object? _c c. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? _ d. Will the proposal restrict existing religious or sacred uses within the potential impact area? - 21. Mandatory Findings of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially ,reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, re- duce the number or restrict the range of a rare or endangered plant or animal or eliminate ' Yes Ys be No Important examples of the major periods of California history or prehistory? b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A sbort-term impact on the environment is one Which occurs in a rela- tively brief, definitive period of time While long-term impacts Will endure Well into the future.) c. Does the project have impacts Which are individually limited, but cumulatively con- siderable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but wbere the effect of the total of those impacts on - the environment is significant.) d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? iii. Determination On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. Date Signature For 73-510 Fred Waring Dr.. Palm Desert. Ca. 92200 CHANGE Of ZONE �PlPUCATBON FORM: Dept.of Planning and Community Development DR. AND MRS . LEVI LEHV Applicant I peace print) . 42900 BOB HOPE DRIVE 346-8107 Mailing Address Telephone RANCHO MIRAGE, CA 92270 City .State Zip-Code REQUEST! (Describe specific nature of approval requested). CHANGE 7 LOTS ALONG THE SOUTH SIDE OF FRED WARING DRIVE TO AN OFFICE/ PROFESSIONAL ZONE. PROPERTY DESCRIPTION: PALMA VILLAGE UNIT #12 TRACT, LOTS 15 THRU 21 , PALM DESERT. ASSESSOR'S PARCEL NO. 627-021-015 THRU 021 . EXISTING ZONING R-2 Property Owner Authorization The undersigned states that they an owner(s) of property described herein and hereby give author- s: Zj"*[I" of this applieat LOTS 15 & 16 ONLY X X i naU Z ture Date - Agreement absolving the City of Palm Desert of all liabilities relative to any deed restrictions. 1 DO BY MY SIGNATURE ON THIS AGREEMENT, ADadve the city of Palm Desert of all liabilities regarding any deed restrictions mat moy applicable to pro rty described herein. Signature Date Applicants Signature Signature Date ;FOR STAFF USE ONLY) Environmental Status _ Accepted by: ❑ Ministerial Act E.A. No. (�2 I� /� ❑ Categorical Exemption �ASG H01 '2 � 1 ❑ Negafiw Declaration ❑ Other Reference Case No. WVF a KNTX sasvra m 047r: • a Supporting Data: 1. Name of Applicant DR. AND MRS . LEVI LEHV 2. This request is made for property described as: Exact legal description u PALMA VILLAGE UNIT #12 TRACT LOTS 15 THRU 21 CITY OF PALM DESERT, M.B. 27/36-37 3. Total area of site: EACH LOT 7 , 280 S.F. if more than 1 zone requested, give subtotal for each 4. Existing Zoning: R-2 describe here or attach map 5. Proposed Zoning: OFFICE / PROFESSIONAL describe here or attach map 6. Assessor' s Parcel No. : 627-021-015 THRU 021 f 7. The property is located at FRED WARING DRIVE street address between MONTEREY and SAN ANGELMO street street 8. The present use of the property is HOUSE. ON LOT 21 , OTHER LOTS VACANT. 9. General Plan Designation: OFFICE / PROFESSIONAL 10. The applicant offers the following reasons to justify the request for a Change .of Zone: 1 . AGREES WITH CURRENT GENERAL PLAN. 2 . COMPLEMENTARY TO EXISTING AND PROPOSED DEVELOPMENT ALONG FRED WARING AND MONTEREY. i i i 1 11. The applicant shall submit a minimum of twelve (12) accurate scale drawings of the site (one colored) and the surrounding area showing: - existing streets and property lines - existing structures - access and utility easements - topographic contours at intervals of not more than two (2) feet. 12. The applicant shall submit a list of all owners of property located within 300 feet of the exterior boundaries of the subject property. The list shall be keyed to a map showing the location of these properties and shall include the name and address as shown on the latest available assessment role of the Riverside County Assessor's Office. 13. The applicant shall submit a completed Environmental Assessment form, 14. The applicant shall provide such additional information as the Director of Environmental Services may require to determine whether the granting of a Change of Zone would endanger the public health, safety, or general welfare. The application may be filed only by the owner of said property and shall be signed by the owner or by a person with a Power of Attorney, in writing (attached) from the owner authorizing the application or by the Attorney-at-Law for the owner. Indicate your authoritybelow: rl• am the owner of said property. LOTS 15 AND 16 ONLY. I am the agent for the owner of said property (attach written authorization) . I have a Power of Attorney from the owner authorizing the application I declare under penalty of perjury that the foregoing is true and correct. Executed at x �'�''c``� 'k"L"R`r this y /5 day of x t CASE NO. , Environmental Assessment Form TO THE APPLICANT: Your cooperation in completing this farm and supplying the information requested will expedite City review of your application pursuant to the California Environmental Quality Act. The City is required to make an environmental assessment on all projects which it exercises discretionary approval over. Applications submitted will not be considered complete until all information necessary to make the environmental assessment is complete. GENERAL INFORMATION: 1 . Name, address, and telephone number of owner, applicant or project sponsor: DR. AND MRS . LEVI LEHV, 42900 BOB HOPE DRIVE, RANCHO MIRAGE CA 92270 346-8.107 2. Name, address and. telephone number of person to be contacted con- cerning'.`the project (such as architect, engineer, or other repre- sentative) : CHRISTOPHER S . MILLS ARCHITECT, 121 S . PALM CANYON DR. , SUITE; 22 , , M L R0, MITH & ASSOC_ 777 E. TAHQUITZ, PiTM SPRINGS CA 92262 320 9811. 3. Common r.fame of project (if any) : NOT APPLICABLE •t 4. Project' location (street address or general location) : SOUTHWEST CORNER FRED WARING AND SAN ANGELMO 5. Precise legal description of property (lot and tract number, or meets & 'bounds) : PALMA VILLAGE UNIT #12, TRACT, LOTS 15 THRU 21, CITY OF PALM DESERT, M. B. 27/36-37 6. . Proposed use of the site (project for which the form is filed; describe the total undertaking, not just the current application approval", being sought): OFFICE / PROFESSIONAL 9( U Y 7. Relationship to a larger project or series ofProjects how this project relates to other activities , hasesandedevelop_ ments planned, or now underway) : NOT APPLICABLE 8. List and describe any other related permits and other public approvals required for this project, to go forward, a including those required by the ;City, Regional , State nd Federal agencies (indicate sub- sequent approval agency name, and type or approval required) : ZONE CHANGE — EXISTING CONDITIONS : 9• Project site area: 50 _960 S.F. (Size Of property in sq. ft. or acreage) .10. Present zoning: R—z (Proposed zoning): OFFICE/PROFESSIONAL 11 . General ;'Plan land use designation: oF---FICE/PROFESSIONAL lZ• Existin.g use of the Project Site: HOUSE AT CORNER, OTHERS VACANT. 13. Existing^ use on adjacent properties: ( P Exam le _South, Single Family Dwellings; North, Shopping Center; East, Vacant, etc. ). NORTH - McCALLUM THEATER; EAST - OFFICE BUILDING JUST APPROVED; SOUTH - SINGLE -FAMILY; WEST - ONE HOUSE: 14, Site topography (describe) : FLAT CA 15. Are there'; any natural or manmade drainage channels through or adjacent :111jto the property? NO__X _ YES 16. Grading (estimate number of cubic yards of dirt being moved) : BALANCE 17. List the number, size and type of trees being removed: NOT APPLICABLE 18. Describe any cultural , historic, or scenic aspects of the project site: NOT APPLICABLE T E �k 19. V2esidential Project (if not residential do NOT answer) 7N"umber and type of dwelling units (Specify no. of bedrooms) : B. Schedub of unit sizes : R" C. Number of stogies Height feet. D. Largest single�b'uilding (sq. ft. ) (hgt, )V i \ E. Type of household si,�e expected (population projection for the project) : \ F. Describe the number and type, 00f recreational facilities : f' \ G. Is there any night lighting of the pro;j t: H. Range of sales prices or rents : $ \to $ I. Percent of total project devoted to: \\\ Building . . . . . . . . . . , , a Paving, including streets. . . . . . . . . . . . % Landscaping, Open, Recreation Area . . . . . . . 7 r� j,. a i 20. Commercial , Industrial , Institutional or Other Project: A. Type of use(s) and major function(s) (if offices , specify type & number) : OFFICE B. Number of square feet in total building area : NOT APPLICABLE C. Number of stories 1 & 2 Height feet. D. Largest single building (Sq. Ft. )!.N/A (Hgt. ) N/A E. Number of square feet in outdoor storage area: N/A F. Total number of required parking spaces N/A number provided ' G: Ho;urs of operation: 8: 00 TO 5 :.00 H. Maximum number of clients, patrons, shoppers, etc. , at one time: N/A I. Maximum number of employees at one time: N/A 1, J. I -p4tron eating is involved, state the number: � N/A K. Is there any night lighting of the project: Yes No N/A L. Percent of total project devoted to: Building . . . . . . . . . N/A w / Paving, including streets. . . . . . . . . N/A N I Ldhdscaping and Open Space (Recreation). . . .y N/A it i.i Are the; following items applicable to the project or its effects : Discuss;�below all items checked yes (attach additional sheets as necessa° y). YES NO 21 . Change in existing features of hillsides , or substantial alteration of ground contours. X 22. Change in the dust, ash, smoke, fumes or odors in the project vicinity. X 23. Subject to or resulting in soil errosion by wind or flooding. X 24. Change in ground water quality or quantity, or alteration of existing drainage patterns. X -- 25. Change in existing noise or vibration level in the vicinity. Subject to roadway or airport noise (has the required acoustical report been submitted?) X 26. Involves. the use or disposal of potentially hazardou's materials, such as toxic substances, flammables or explosives. X 27. Involves the use of substantial amounts of fuel or energy. ;X 28. Changes the demand for municipal services (police,. fire, sewage, etc. ) X 29. Changes,7the demand for utility services , beyond those presently available or planned in the near future'. X 30. Significantly affects any unique or natural features;, including mature trees. X, l� 31 . Change ,in scenic views or vistas from existing residential areas or public land or public roads. X 32. Results, in the dislocation of people. X Y� i:. f1- YES NO 33. Generates controversy based on aesthetics or other features of the project. X _ [ ] Additional explanation of "yes" answers attached. CERTIFICATION: I hereby certify that the statements furnished above ano t— 'n— the attached exhibits present the data and information required for this initial evaluation, to the best of nay ability, and that the facts, statements and information presented are true and correct to the best of my,knowledge and belief. _QiBLnQLH_ER S. MILLS DR. AND MRS. LEVI LEHV Name Print or Type For .,Signature — �3JVLY Date r . INITIAL STUDY FEE: $30. 00 (flake check payable to the City of Palm Desert and sub- mit with this form. ) Y, 627-021 -005 YAN & IRINA KATS 415 WALKER DR BEVERLY HILLS CA 90210 627-02i-006 WILLIAM & DIANNE BUR ELDER 73071 FRED WARING DR PALM DESERT CA 92260 627-021-007 RALPH H DIETZ 730al FRED WARING DR PALM DESERT CA 92260 627-021-000 RALPH H DIETZ 73001 FRED WARING DR PALM DESERT CA 92260 ASEARCH COMPLETE : 4 RECORDS RFoo . COPYRIGHT TRW 1986 627-021-044 CETNER ENTERPRISES MOSS 44100 MONTEREY AVE STE 216 PALM DESERT CA 92260 *SEARCH COMPLETE : I RECORDS REP, , COPYRIGHT TRW 1986 627-021-013 DAVID & ELSIE MAYBRUCK 73141 FRED WARING DR PALM DESERT CA 92260 627-021-014 S & J MANAGEMENT INC C/O C M CARR P 0 BOX 11976 COSTA MESA CA 92627 627-021-015 MANHATTAN WIN ' L CORP 44-900 SAN PABLO AVE PALM DESERT CA 92260 627-021-016 ALBERT F & ELIZABET BERLIN E A BERLIN WEST 4512 ELDERBERRY AVE SPOKANE WA 99208 627-021-017 FRED N & VIRGINIA L WINDT 48-880 DESERT FLOWER DR PALM DESERT CA 92260 627-021-018 FRED N & VIRGINIA L WINDT 48-880 DESERT FLOWER DR PALM DESERT- CA 92260 *SEARCH COMPLETE : 6 RECORDS REko , COPYRIGHT TRW 1986 627-021-024 DANIEL P ESPENSEN 30605 ROSEVIEW THOUSAND PALMS CA 92276 627-021-025 ELIZABETH J CARVOS P 0 BOX 1743 PALM DESERT CA 92260 627-021-026 1888 CENTURY PARK ONE CORP % 975 COMSTOCK AV 011A&D LOS ANOELES, CA 90024 627-021-027 ABEL & EMMA ARANDA 73070 SANTA ROSA WAY PALM DESERT CA 92260 627-021-028 DYANA C MOSSER 73080 SANTA ROSA WAY PALM DESERT CA 92260 627-021-029 CENTURY PARK ONE 1888 % 875 COM STOCK AV #11A&D I_.CIS ANGELES, CA 90024 627-021-030 CARY KLEIN 712 WILSHIRE BLV NO 119 SANTA MONICA CA 90401 627-021-031 ANN TESSENDORF 1617 S PRIMROSE AVE ALHAMBRA CA 91803 627-021-032 JESUS VDE & SARAH V ARANDA ESUS ARANDA 73120 SANTA ROSA WAY PALM DESERT CA 92260 627-021-013 WILLIAM GA ARLINE SPENCER P 0 BOX 144 PALM DESERT CA 92261 627-021-034 WILLIAM TRANITA L POWERS 46390 DOVE RD, INDIAN WELLS, CA 92210 627-021-035 THOMAS T DEVAUGHN P 0 BOX 483 EL SEGUNDO CA 90245 627-021-036 BETTY L WHITE ETTY GIPSON 73160 SANTA ROSA WAY PALM DESERT CA 92260 627-021-037 NATHAN STEUART WAYNE 73170 SANTA ROSA WAY PALM DESERT CA 92260 627-021-03e CHI H HO P 0 BOX 444 RANCHO MIRAGE CA 92270 *SEARCH COMPLETE : 15 RECORDS REMO , COPYRIGHT TRW 1986 627-022-004 GABRIEL H & IRENE JUNCAL. 73053 SANTA ROSA WAY PALM DESERT CA 92260 - 627-022-005 ROBERT 5 MULLIN C/O R S MULLIN P 0 BOX 34547 LOS ANGELES CA 90034 627-022-006 ROBERT S MULLIN C/O R S MULLIN P 0 BOX 34547 LOS ANGELES CA 90034 627-022-007 KATHLEEN YOUNG 1948 BARONA PALM SPRINGS CA 92262 627-022-008 A PAUL & MARLA SUTHERLAND 42650 HONDURAS Pl- BERMUDA DUNES CA 9220:1 627-022-009 HANG W GIESHOLT 73103 SANTA ROSA WAY PALM DESERT CA 92260 627-022-010 GARY N & JEFF I MITTMAN 2301 SIERRA MADRE PALM SPRINGS CA 92264 627-022-01:1. ANGEL VIERA 7348 VANALDEN AVE . RESEDA CA 91335 627-022-012 CITY OF PALM DESERT (XX) 45275 PRICKLY PEAR LN PALM DESERT CA 92260 627-022-013 ,'.TERRY D & MURKIE W MURPHY 73149 SANTA ROSA WAY PALM DESERT CA 92260 627-022-014 NENA SHOEMAKER+ 73-153 SANTA ROSA WY PALM DESERT CA 92260 627-022-015 VERA E & DAVID IVES 73163 SANTA ROSA WAY PALM DESERT CA 92260 627-022-016 ZENUDDIN & FIZZA ZE DHATIA 2615 S PLUM Pl.- ONTARIO CA 91761 627-022-017 INDI MULHOLLAND 6351-5 RANCHO MISSION RD SAN DIEGO CA 92108 627-022-018 ADEL & EMMA ARANDA 73195 SANTA ROSA WAY PALM DESERT CA 92260 *SEARCH COMPLETE : 15 RECORDS REn: COPYRIGHT TRW 1986 627-022-025 JUDIANE CONTI 1114 20TH ST NO 4 SANTA MONICA CA 90403 627-022-026 RONALD EUGENE & AMA ROT:SUM 73059 SAN NICHOLAS AVE PALM DESERT CA 92260 627-022-027 BRUCE KUYKENDALL. 44735 SAN ANTONIO CIR PALM DESERT CA 92260 627-022-028 CYNTHIA L & MARK N GIBSON 73080 SAN NICHOLAS AVE PALM DESERT CA 92260 627-022-029 MIKLOS & ANNA EGENBERGER 73090 SAN NICHOLAS AVE PALM DESERT CA 92260 627-022-030 GEORGE L JR & SUZAN PINNEY 2434 SARATOGA LN CHINO HILLS CA 91709 627-022-031 JAMES PALMER PO BOX 1027 RANCHO MIRAGE CA 92270 627-022-032 LINDA J SWEENEY 73124 SAN NICHOLAS AVE PALM DESERT CA 92260 627-022-033 CITY OF PALM DESERT (XX) 45275 PRICKLEY PEAR LN PALM DESERT, CA 92260 CA 922 627-022-034 JEANNE A BLAIR 73150 SAN NICHOLAS AVE PALM DESERT CA 92260 627-022-035 CHARLES & CHRISTA CUPP 867 BERYL ST SAN DIEGO CA 92109 627-022-036 CHARLES ANTHONY & P LILORE 73170 SAN NICHOLAS WAY PALM DESERT CA 92260 627-022-037 VIOLET R SLAYBACK 1154 HIGHLAND AVE GLENDALE CA 91202 627-022-038 MICHAEL A & DIANE BOYER 73190 SAN NICHOLAS AVE PALM DESERT CA 92260 *SEARCH COMPLETE : 14 RECORDS RE .P . COPYRIGHT TRW 1.986 622-160-026 VALLEY JR COLLEG COACHELLA NO MAILING ADDR FOR THIS OWNER 622-160-027 OF THE CULTURAL CE FRIENDS 73000 FRED WARING DR PALM DESERT CA 92260 622-160-02B OF THE CULTURAL CE FRIENDS 73000 FRED WARING DR PALM DESERT CA 92260 *SEARCH COMPLETE ; 3 RECORDS RE, !. COPYRIGHT TRW 1986 Kathryn Spisak Daniel Espensen Peter L,. Deluca 1616 E. Del Mar Ave. 30605 Roseview 875 Comstock:Ave. # 11A Las Vegas, NV 89109 Thousand Palms, CA 92276 Los Angeles, CA 90024 Ralph- H. Dietz "" Resident William & Dianne Elder 73051 Fred Waring 73065 Fred Waring 73071 Fred Waring Palm Desert, CA 92260 Palm Desert, CA 92260 Palm Desert, CA .92260 Resident Resident Resident 73081 Fred Waring 73091 Fred Waring 73121 Fred Waring Palm- Desert, CA 92260 Palm Desert, CA-92260 Palm Desert, CA 92260 Resident Resident Resident 73038 Santa Rosa Way 73040 Santa Rosa Way 73050 Santa Rosa Way Palm Desert, CA 92260 Palm Desert, CA 92260 Palm Desert, CA 92260 Resilient Abel .'&"Emma Aranda ' Dyana ,C.: hlosser 73060 Santa Rosa Way 73070 Santa Rosa Way 73080 Santa Rosa Way Palm Desert, CA 92260 Palm Desert, CA 92260 Palm Desert, Ck92260 Resident Resident Resident 73090 Santa Rosa Way 73100 Santa Rosa Way 73053 Santa Rosa Way Palm Desert, CA 92260 Palm Desert, CA 92260 Palm Desert, CA 92260 Resident Resident Resident 73093 Santa Rosa Way 73103 Santa Rosa Way 73111 Santa Rosa Way Palm Desert, CA 92260 Palm Desert,-CA 92260 Palm Desert, CA 92260 Resident Resident Resident 73026 San Nicholas Avenue 73044 San Nicholas Avenue 73070 San Nicholas Avenue Palm Desert, CA 92260 Palm Desert, CA 92260 Palm Desert, CA 92260 Resident Resident Resident 73080 San Nicholas Avenue 73090 San Nicholas Avenue 73100 San Nicholas Avenue Palm Desert, CA 92260 Palm Desert, CA 92260 Palm Desert, CA 92260. Resident Resident Robert S. Mullin 73112 San Nicholas Avenue 73124 San Nicholas Avenue P.O. Box 34547 Palm Desert, CA 92260 Palm Desert, CA 92260 Los Angeles , CA 90034 Kathleen Young Paul & Marla Sutherland . Hans W. Giesholt 1948 Barona 42650 Honduras 73103 Santa Rosa Way Palm Springs, CA 92262 Bermuda Dunes, CA 92201 Palm Desert, CA 92260 Gary & Jeff Mittman City of Palm Desert 2301 Sierra Madre 45275 Prickley Pear Palm, Springs, CA 92264 Palm Desert, CA 92260 II' I 1 i. I Ii 1 `I I I i. I ELIZABETH J CARVOS CARY KLEIN 1 � PAUL AND MARLA SUTHERLAND PO BOX 1743 712 WILSHIRE BLVD. #119 42650 HONDURAS PALM DESERT,CA 92260 SANTA MONICA,CA 90401 � i BERMUDA DUNES,CA 92201 ANN TESSENDORF HANS W. GIESHOLT YAN AND IRINA KATS 1617 S. PRIMROSE AVE. 73103 SANTA ROSA WAY 415 WALKER DR. ALHAMBRA CA 91803 B I PALM DESERT,CA 92260 EVERLY HILLS,CA 90210 WILLIAM AND DIANNE ELDER HILDEGARD HILGER l 11 GARY AND JEFF MITTMAN 73071 FRED WARING DR. JESUS AND SARAH ARANDAI 2301 SIERRA MADRE PALM DESERT,CA 92260 73120 SANTA ROSA WAY ; PALM SPRINGS,CA 92264 PALM DESERT,CA 92260 i CY� RALPH H. DIETZ WILLIAM AND ARLENE SPENCER , I MURRAY BERNARD 73081 FRED WARING DR. POBOX 144 i 43 FAIRHAVEN SR. PALM DESERT,CA92260 PALM DESERT,CA 92260 HILLSIDE, NJ 07642 HARRY AND MYRTLE DEUTSCH COACHELLA VALLEY LAND CO. CITY OF PALM DESERT DAVID AND ELSIE MAYBRUCK 27820 DORRIS DR. #102 45275 PRICKLY PEAR 73141 FRED WARING DR. CARMEL,CA 93923 PALM DESERT,CA 92260 PALM DESERT,CA 92260 } S AND J MANAGEMENT THOMAS T. DEVAUGHN i, JERRY AND MURKIE MURPHY C/O C M CARR PO BOX 483 73149 SANTA ROSA WAY PO BOX 11976 EL SEGUNDO,CA 90245 PALM DESERT,CA 92260 COSTA MESA,CA 92627 ALBERT AND ELIZABETH BERLIN !� NENA SHOEMAKER WEST 4512 ELDERBERRY AVE. BETTY L WHITE 73153 SANTA ROSA WAY C/O BETTY GIPSON SPOKANE, WA 99208 73160 SANTA ROSA WAY I PALM DESERT,CA 92260 PALM DESERT,CA 92260 FRED AND VIRG7.NIA WINDT WAYNE NATHAN STEWART - j DAVID AND VERA IVES 48880 DESERT FLOWER DR. 73170 SANTA ROSA WAY 73163 SANTA ROSA WAY PALM DESERT,CA 92260 PALM DESERT,CA 92260 PALM DESERT,CA 92260 UNIFORT VALUES CORP. CHI H HO ZENUDDIN AND FIZZA BHATIA 875 COMSTOCK AVE. #11A PO BOX 444 2615 S. PLUM PL. LOS ANGELES,CA 90024 RANCHO MIRAGE,CA 92270 ONTARIO,CA 91761 ABEL AND EMMA ARANDA ROBERT S . MULLIN COACHELLA VALLEY JR. COLLEGE 73070 SANTA ROSA WAY PO BOX 34547 43500 MONETREY AVE. PAL DESERT,CA 92260 LOS ANGELES,CA 90034 PALM DESERT,CA 92260 DYANA C. MOSSER KATHLEEN YOUNG 73080 SANTA ROSA WAY 1948 BARONA PALM DESERT,CA 92260 PALM SPRINGS,CA 92262 Hehman, Margaret S. Ewing, Esther S. Deutsch, Harry & Myrtle 11826 Utah Avenue 6435 E. Harco 73141 Fred Waringg Drive Hollydale, .CA 90280 Long Beach, CA 90808 Long Beach, CA 90808 S & J Management Inc. Berlin, Albert & Elizabeth A. Winot, Fred & Virgina L. P.O. Box 11976 West 4512 Elderberry Avenue 48-880 Desert Flower Dr. Costa Mesa, CA 92627 Spokane, WA 99208 Palm Desert, CA 92260 f Rogers, Bernard A & Freda Lee, Yu C & Scott S. Tessendorf, Ann 74163 Parosella 2135 Sonora Road 1617 S. Primrose Avenue I Palm Desert, CA 92260 Palm Springs, CA 92262 Alhambra, CA 91803 I Hilger, Hildegard Spencer, William G. & Arline F. Powers, William & Anita L 73120 Santa Rosa Way P.O. Box 144 46390 Dove Rd. Palm Desert, CA 92260 Palm Desert, CA 92261 Indian Wells, CA 92210 Devaughn, Thomas T. White, Betty L. Wayne, Nathan S. P.O. Box 482 73160 Santa Rosa Way 13170 Santa Rosa Way E1 Segundo, CA 90245 Palm Desert, CA 92260 Palm Desert, CA 92260 i i Ho, Chi H. Yonfong, Alfonzo & Maria E. Riley, Grace M. P.O. Box 444 73200 Santa Rosa Way 73216 Santa Rosa Way Rancho Mirage, CA 92270 Palm Desert, CA 92260 Palm Desert, CA 92260 I I Klopenstein, Roy C. Russie, Barbara A. Viera, Angel H. j P.O. Box 681 P.O. Box 4340 7348 Vanalden Avenue i Palm Desert, CA 92261 Palm Desert, CA 92261 Reseda, CA 91335 Murphy, Jerry D. Murkie W. Carpenter, William H. Randall , Lee S & Beverly 73149 Santa Rosa Way P.O. Box 1662 2207 Caminito Cabala Palm Desert, CA 92260 Oceanside, CA 92054 La Jolla, CA 92037 Watson, Bennie J. Jr & Curry, Anthony T. & Yvette M. Carpenter, William H. Susan C. 5441 Strohm Avenue P.O. Box 1662 73280 Santa Rosa Way North Hollywood, CA 91601 Oceanside, CA 92054 Palm Desert, CA 92260 I Carlile, Philip Jr & Ek Randolph & JA Shoemaker, Nena G & Mark F. Roberta 73287 Santa Rosa Way 75153 Santa Rosa Way 514 N. Hanover Street Palm Desert, CA 92260 Palm Desert, CA 92260 Anaheim, CA 92801 Ives, Vera E. & David Bhattia, Zenuddin & Fizza Z. Mulholland, Indi 73163 Santa Rosa Way 2616 S. Plum Plaice 6351-5 Rancho Mission Rd. Palm Desert, CA 92260 Ontario, CA 91761 San Diego, CA 92108 Arranda, Jesus & Sara Shaha, Marvin L. & Nina A. Shou, William & AHfong 73195 Santa Rosa Way 14426 Greenleaf Street 73196 Hwy III Palm Desert, CA 92260 Sherman Oaks, CA 91423 Palm Desert, CA 92260 ,I Goodro, Merle E. & Dixie L. Blair, Jeanne A. Cupp Charles V II & Christa P.O. Box 3250 73150 San Nicholas Avenue 867 Beryl Street Bellflower, CA 90707 Palm Desert, CA 92260 San Diego, CA 92109 I Lilore, Charles & Patricia Slayback, Violet R. Boyer, Michael A. & Diane 73170 San Nicholas Way 1154 Highland Avenue 73190 San Nichloas Avenue Palm Desert; CA 92260 Glendale, CA 91202 Palm Desert, CA 92260 Chiang, Si S. & I. Yuen M. Lewis, Gary G & Carolyn A. Skogen, Timothy L. & Jane E. 73200 San Nicholas Avenue 71313 Beskra 72102 Skyward Way i Palm Desert, CA 92260 Rancho Mirage, CA 92270 Palm Desert, CA 92260 Durkee, Barbara Henderson, Robert J. & Bonnie J Henderson , Mary M. 73230 San Nicholas 2740 Milano Way 525 Park Blvd. #48 Palm Desert, CA 92260 San Carlos, CA 94070 Ogden, UT 84401 I _ . °=`Kocher, Mathew & Christian 18942 Pacific Coast. Hwy. Malibu, CA 90265 CARY KLEIN r�`"?�� PAUL AND MARLA SUTHERLAND 712 WILSHIRE BLVD. #119 O�� SANTA MONICA,CA 90401 ?` 42650 HONDURAS 1 BERMUDA DUNES,CA 92201 tI 1 (f?� ANN TESSENDORF a+ I HANS W. GIESHOLT DR YAN AND IRI KATS \J 1617 S . PRIMROSE AVE. o- o9 415 WALKER DR. / � PALM DESERT,CA 92260 73103 SANTA ROSA WAY � -U ALHAMBRA,CA 91803' BEVERLY HILLS,CA 90210 HILDEGARD HILGER GARY AND JEFF MITTMAN JESUS AND SARAH ARANDA 2301 SIERRA MADRE 73120 SANTA ROSA WAY PALM SPRINGS,CA 92264 PALM DESERT,CA 92260 I WILLIAM AND ARLENE SPENCER MURRAY BERNARD 1 POBOX 144 43 FAIRHAVEN SR. + PALM DESERT,CA 92260 I HILLSIDE, NJ 07642 HARRY AND MYRTLE DEUTSCH COACHELLA VALLEY LAND CO. CITY OF PALM DESERT If_ DAVID AND ELSIE MAYBRUCK 27820 DORRIS DR. #102 I 45275 PRICKLY PEAR 73141 FRED WARING DR. CARMEL,CA 93923 PALM DESERT,CA 92260 PALM DESERT,CA 92260 II i S AND J MANAGEMENT THOMAS T. DEVAUGHN JERRY AND MURKIE MURPHY C/O C M CARR PO BOX 483 73149 SANTA ROSA WAY PO BOX 11976 EL SEGUNDO,CA 90245 PALM DESERT,CA 92260 / COSTA MESA,CA 92627 ALBERT AND ELIZABETH BERLIN BETTY L WHITE NENA SHOEMAKER WEST 4512 ELDERBERRY AVE. C/O BETTY GIPSON 73153 SANTA ROSA WAY SPOKANE, WA 99208 73160 SANTA ROSA WAY i PALM DESERT,CA 92260 PALM DESERT,CA 92260 I i FRED AND VIRGINIA WINDT WAYNE NATHAN STEWART DAVID AND VERA IVES % 48880 DESERT FLOWER DR. 73170 SANTA ROSA WAY 73163 SANTA ROSA WAY ,,(\ PALM DESERT,CA 92260 • PALM DESERT,CA 92260 ( PALM DESERT,CA 92260 i t i UNIFORT VALUES CORP. CHI H HO 875 COMSTOCK AVE. #11A PO BOX 444 LOS ANGELES,CA 90024 i RANCHO MIRAGE,CA 92270 I COACHELLA VALLEY JR. COLLEGE 43500 MONETREY AVE. PALM DESERT,CA 92260 CP U" r a I d «D ` D�✓a� � �' �Dc gO) d � Da fry m pd d �pd D � � d d 00 C� RIVERSIDE COUNTY PLANNING DEPARTMENT PROPERTY OWNERS CERTIFICATION FIRST AMACAM TITLE INSURANCE I Lysa De Leon , certify that on CQWANY June 27, 1989 the attached property owners list was prepared by First American Title Insurance Company pursuant to appli- cation requirements furnished by the Riverside County Planning Depart- ment. Said list is a complete and true compilation of owner of the subject property and all other property owners within 300' feet of the property involved in the application and is based upon the latest equalized assessment rolls. I further certify that the information filed is true and correct to the best of my knowledge. I understand that incorrect or erroneous information may be grounds for rejection or denial of the application. i NAME: Lysa De Leon TITLE REGISTRATION: Customer Service Representative ADDRESS: 3625 Fourteenth Street Riverside, California 92502 PHONE (8-5) : (714)-787-1730 1 SIGNIATURE: � D0&49-n i DATE: 6/27/89 CASE: See Attached n 0 y /Vo` ot '27`Eko 2G f989 - _ H MONFf-RE-Y �— y x c u C JS JAA O/B.02- lb Z 1 q ' a A) w Z a \ � W rn 0 4 w I� m rz m to p p b 2o0 3i o O ..3 4 O k � Q N) zz y (j, , SA PABLO AVE. r `(J) /137/1' O � m i O b m m O0 N m, sos.is 672.94 p Jz c. co i a V" d y V � \ V Aa w y N w n N w Cl) 1� a n m a _- - 0 243 r mwwm V ♦ o n v o . E p n O n y �p0 Ltd 3z /✓o'o8i0"E 2G SLa2 �— � �^ ♦ b b °n 0 U ♦ q W b O � Cr) a W 4 O m A - b b ro M h u w N m ? u ♦ b v m � +" HEHMAN , MARGARET S d EWING,ESTHER S 627021012 . S, EWING , ESTHER S 11826 UTAH AVE 6435 E HARCO 6435 E HARCO HOLLYDALE , CA 90280 LONG BCH , CA 90808 LONG BCH , CA 90808 627021013 627021014 627021015 DEUTSCH , HARRY&MYRTLE+ S & J MANAGEMENT INC BERLIN , ALBERT F&ELIZABETH A 73141 FRED WARING DR �1� P 0 BOX 11976 WEST 4512 ELDERBERRY AVE PALM DESERT, CA 92260 ( I COSTA MESA , CA 92627 SPOKANE , WA 99203 627021016 �;, 627021017 j 627021018 BERLIN , ALBERT F&ELIZABETH A WINOT, FRED N&VIRGINIA L J WINOT, FRED N&VIRGINIA L 1 1 WEST 4512 ELDERBERRY AVE 48-880 DESERT FLOWER DR ��; 48-880 DESERT FLOWER DR SPOKANE , WA 99208 PALM DESERT, CA 92260 PALM DESERT , CA 92260 0 I 627021019 627021020 627021021 WINDT, FRED N&VIRGINIA L ROGERS , BERNARD A& FREDA LEE , YU C&SCOTT S+ 48-880 DESERT FLOWER DR 74163 PAROSELLA 2135 SONORA RD PALM DESERT , CA 92260 PALM DESERT , CA 92260 PALM SPRINGS , CA 92262 www LABELS COMPLETED *** 12 LABELS PRINTED 627021031 627021032 627021033 TESSENDORF, ANN HILGER , HILDEGARO+ SPENCER , WILLIAM G&ARLINE F 1617 S PRIMROSE AVE 73120 SANTA ROSA WAY P 0 BOX 144 li ALHAMBRA CA 91803 PALM DESERT , CA 92260 PALM DESERT , CA 92261 627021034 627021035 627021036 POWERS , WILLIAM T&ANNTA L OEVAUGHN , THOMAS T WHITE , BETTY L 46390 DOVE RD P 0 BOX 483 73160 SANTA ROSA WAY - INDIAN WELLS , CA 92210 EL SEGUNDO , CA 90245 PALM DESERT , CA 92260 627021037 627021038 627021039 WAYNE , NATHAN S HO , C;gI H YONFONG , ALFONZO&MARIA E 73170 SANTA ROSA WAY P 0 BOX 444 73200 SANTA ROSA WAY PALM DESERT , CA 92260 RANCHO MIRAGE , CA 92270 PALM DESERT , CA 92260 627021040 627021041 627021042 RILEY , GRACE M KLOPFENSTEIN , ROY C RUSSIE , BARBARA A 73216 SANTA ROSA WAY P 0 BOX 681 P 0 BOX 4340 PALM DESERT , CA 92260 PALM DESERT , CA 9226J. PALM DESERT , CA 92261 *** LABELS COMPLETED *w* 12 LABELS PRINTED 627022011 627022012 627022013 VIERA , ANGEL H CITY OF PALM DESERT MURPHY ,JERRY D&MURKIE W 7348 VANALDEN AVE A5275 PRICKLY PEAR LN 73149 SANTA ROSA WAY RESEDA , CA 91335 PALM DESERT , CA 92260 PALM DESERT , CA 92260 627041019 627041020 627011021 , CARPENTER ,WILLIAM H RANOALL , LEE S&3EVERLY+ WATSON , BENNIE J JR&SUSAN C P 0 BOX 1662 2207 CAMINITO CABALA 73280 SANTA ROSA WAY OCEANSIDE , CA 92054 LA JOLLA , CA 92037 PALM DESERT , CA 92260 627041022 CUR1RY , ANTHONY T&YVETTE M 5441 STROHM AVE NORTH HOLLYW000o CA 91601 LABELS COMPLETED ` 4 LABELS PRINTED 627042001 627042002 627042003 CA.RPENTW MILLIAM H CARLILE , PHILIP JR&R03ERTA EK RANDOLPH & JA P 0 BOX 1662 314 N HANOVER ST 73287 SANTA ROSA WAY OCEANSIDE , CA 92054 ANAHEIM , CA 92301 PALM DESERT, CA 92260 i LABELS COMPLETED 3 LABELS PRINTED ' L � II 627022015 SHOEMAKER , NENA G&MARK F ! IVES ,VERA E&DAVID " 73153 SANTA ROSA WAY I. 73163 SANTA ROSA WAY -- - "F-'� 6 ,w PALM DESERT , CA 92260 !' PALM DESERT, CA 92260 '~ .i ONT .A h 627022017 627022018 i 627022019 MULHOLLAND , INDI ARANDA ,JESUS&SARA+ �ii SHAHA , MARVIN L&NINA A 6351-5 RANCHO MISSION RO 73195 SANTA ROSA WAY a 14426 GREENLEAF ST fir SAN DIEGO , CA 92108 PALM DESERT , CA 92260 I�; SHERMAN OAKS , CA 91423 �j 627022020 627022021 SHOU , WILLIAM&AHFONG GOODRO , MERLE E&DIXIE L 73196 HWY 111 P 0 BOX 3250 (� PALM DESERT , CA 92260 BELLFLOWER , CA 90707 *** LABELS COMPLETED *** 11 LABELS PRINTED (� 627022034 62702?035 627022036 8LAIR , .7E,ANNE A CUPP CHARLES V 'CI & CHRISTA LILORE , CHARLES A&PATRICIA 73150 SAN NICHOLAS AVE Ff67 BERYL ST 731.70 SAN NICHOLAS WAY (./ PALM OESE_RT , CA 92260 SAN DIEGO CA 92109 PALM DESERT , CA 92250 (� 627022037 52702203E 627022039 SLAYBACK , V:COLET R 301'ER , i4ICHAFL A&D.IANE CiiIANG , SI S&I. 'Y'UEN M 1154 HIGHLAND AVE 73190 SAN NICHOLAS AVE 73200 SAN NICHOLA") AVE_ ! � GLENDALE , CA 91202 PALM OESEI?T . CA S2260 PALM DESERT , CA 92260 ( � 627022040 G27022041 527022042 I-EWIS , G0RY G&CAROI-YN A SKOGEN , TIMD THY L&JANE E OURKEE , 3ARiRARA 7133-3 BESKRA 72102 SKYWARD WAY 732.30 SAN NICHOLAS li RANCHO MIRAGE , CA 92270 PALM OESE:+T , CA 922CO PALM OESERT , CA 922(i0 Li *** LABELS COMPLETED *** 9 LABELS PRINTED Li 627041001 627041002 G27047-003 HENDERSON , ROBERT .) &BONNIE J HENOERSON , ROBERT J &BONNIE J HENOERSON , MARY M 2740 MILANO WAY 2740 MILANO WAY - 525 PARK BLV") iP4? SAN CARLOS , CA 94070 SAN CARI.OS , CA 94070 0G,DEN „ UT 34A01 ® 627041004 KOCHER , MATTHEW&CHRISTIAN 18942 PACIFIC COAST HWY MALIBU , CA 90265 *** LABELS COMPLETED **"` 4 LABELS PRINTED i J J � O�fOy\ .p~p�O�\p 7JJ�JJ7W Y��{DOppaD� OMA.{ O O JED�OO O�PN 0 P `<"< MNNA 1,W$N �1J 1xM �ryNntJn »��~ N NM NNN/T MM N N N00 M ~ Olt F=-O i F-J O►-2m al Ax Qa� iwg1- G �aDJa1 'goo p7� 8.paDpv�m aI 1p^7 Z Oap�y 7 M0/ `O��MP2r4, 3 .fOr4 O o0 `nCC l i N A aOK�ON NO� 1 aoN o< i. r t7 W JO O O t9 2 ppN r N ~ N 1�yr 1- 8 QpONry� IIyy ► /" jY V W 8� V' V1J1 W J i W Wa1J MCfy�C 3 1 W KQp~ N N N QQ~ N Vl N ♦y ~ K K ♦- -C F- V O G < N G uGr N � � N►-Z2 < O O 1 ,/ NrGOM V N� U M N JF w N w NO 1 U N Q Ir t ZNN K �- JZNNuuuRIII \ n�2 1� N2 N DPP CC.-.IES pp GG.-.wIn F-N '-OY<< JJJ/- 1O1yy!<<- Vol JJHyG1y�/tt- � •MM 1 F-GH IE W MK22 • � Vlmm �� `<Np mm r• NNWl�<Nmm W " WlN WJJ �� W �� d'pyy F- W�/J ��ZR� W.,J K�/F- V� PI- 1 V' H / 22! <� V' M- 1 K22 Z r 1 <! d\t2 ZO �.F- �,p 20 �.F- WWCCCCCC.p VO 20 �..1--F-WWCCCCCCm ZO F-OIn 1 u.00 ZO 0�. VVV.DO KN �'N OWF-VVUAO —ev O�F-V.002 WW-+ NOC NO 1 NOC Na 1 P >nC NOC NOS P NK NO< 10 O NNF-W 1 1 NI- '- op Fy-8W r r H�j 18► K •r rtt4 JKw R�O TF- SRO TF- SRO >F-KOOmOW F- rOK F- f ...0 F- W ..06iJ0RF-X JF-V YN KN Jh-UU YN YN KN JM- V YN QN JF- QYNW W ~ NS F- d W 2„ ,u^ 7 N N f V N r f ^ •- Q p �1�y QO1�y "19y "9 < H HW N r F-V' F-W [yl Kl7 K1:J N at g N N J N N J N P< N W< N W< N x S 8 8 ►-r 8 W S WJ C.J. 1 C.. 1 931J 5 m > N T Ib W> N N > 49 Cull 11 Oil 8 0.4 01 ^Qu(Y La >d 'Le /p f �cucc MA NAM `N KO N<O ZSN<O r p«PpNa 1F. PI<p/1\ J N\ ON^ 6<01NA %n z ZO<KNO OW <KN YONRN ~ PP 6'N ONOKKN J �.-.0 N u< lj.... uK0 JN_M< N u< �¢uK0 W GF-1/1 O� <F-F-� J-4 cc PF-Q� N F-m JV'�aHm V pp<W WN F-¢Z2 J JK ZZL �Q ZL L ZZL _ <VG GW� W< J*,W< > << YY2W< O J�N��NNm NNA QOUN�p F-� NN ,,,,,,11 ryryw NNW .O MSKXW .O KO �D 1� Xp .O ��QQHHNW V 6 U M2<<W G M WOG � ` O O m ^p'��pG N .+Y111777 C �O F- CWV F- J ~ `1�' N O 1 .OL O p�W-jo-w 1 K NLJ O 1 W{12/ L O x1 OL K.t.111}}Ky11J is OM1�<OJ N2a0�oJ NU OJ N O-.IOJ A�O5-`pOJ VVj .0= /�6 OWN M �WO.WM O VAdM � 'p rrY HJ 1 ^ J J ® yy1�1yy1,,�1yy1//yy1�1\ M.P.pp�.r}�\ ��}} Q�\pp MA.O�a\pp fw^OM�}}\ 7777W I 01P N MOM1.t PM.OM fr0s D •1 »»� N.ppI. oo.pp pp.pp f1.�pp �-AJM NN�O N�MP NM/NnaAC M N`O Ix >Q�/ _ 'AN N <$a¢W< ~ M O<L�O N OI.0 ►-.,IrO�- ix Ix CK cc CL C Z N 1 p OM.per C .rN¢ •NN¢ '-C Q O�-N7 00 ~ W N W N 1 N~ N 1 N JWWpu N N M NH N �N NS pp A ;ms ` A` 10 AO mJ J U w -ccr N J J N ILJ J N N N N (d 2 ► Q C H Q 1- NI-22 O 1< O O O 1< O O 1< O O O 1< O O LDrr N O ppN NMN N O N N O .O NMI N O P MN JNH1� W A .O 1 W f� Y W h M 1 W A N Z 1 U\ttq' ¢ J Z 1N Q oo MZ 1 SIN¢ Q N OCNZW H NOO � •.pp.pppp.pp 1 </...,�11G ��Oyy� � ^(O_V .,.,//►-W0y11=tt-� � ;p�p 110 yi¢Oi`H� � •AP. 1 HG`H7 IA ¢1yKzz r PP2�DNm� W fVIV ��Nmm CCC W 1 1 =Nm0000 yqq�U-rr W �+ OC f O< 1 1 u�H 1 1 �l V 1 1 UI-1- OOOCCC JJr- r <zz r- zz < {J� ► <zz = �I d\<z zo rl-1-Wwlpn go r►' z-z O ... N 20 WYY WW� 1 Or1-VUVAO .-.N O.� VVV..ppO N 0.r W/.-O .-.N O.�ru Oz W WrL N¢ Np< 1 1 P N¢ NO 1 P N¢NNO V1rpp 2JL7rrw-.HY 2 Z�/pp{ .-.HY Z 2 l7rHY >Ij h- -jaw�X �¢.N�••.r.XO.=.J..oH�s >O�N W WX �¢Ng AW rr>J�oHt 3<¢u1W<2-r�m¢YJ�N¢OWWcX% N 2 Hw2 Na�N N W NStu pCNA S 3 P ( HW H1y cc Y / N W1.7< N WV< N Wu< N W� p NJ Qpq NJ Q NJ WSJ NS N 1t O WJ 1 ' WJ 8 WJ M ` Go Ot>0. Yd n>a Yd a•� ZZr «Pt'n! (1(i1� J<P ONp� -Ku Np 'VA, �a[uP0 uM0 O<pN<CCN N(CN Qu O Mu O yy z r 1LW W2W Q 4 A MI f^x .p 0�=m2 •O M`ljNQN.0 O�Nmi uj N-i y1 Tiler S 4p Z �Wy¢rQJ N �61^jO p[ QN,u� 1v�O1QN�W ((/.�O�1OJ �y y��y�'Tyyi/' }I.�ry_ I��v��'f°�.y �OM°�.} p�.°dpppp m . ~>8p �`1 7J J7 J77J xW r �J}}��}}aO N}NO rPNP ter{{•-�Orr OQQJ�� A ""< SIR NNM a /N w M P;MONn MMM N NMM 40 MMMJ K ppaa(yyfpyp OC pWApN�.QpA.•PM ZZ C .p1. OCCJ�a�VpPNPOW� Q � o NO, 00p�� 1 PpMOpN.�r��► Y M 1Wi1 N 1 1 pA/ MG Mj v�i/ pp N 00t`YC� 1 f� CCCCCC W 11yy{ O p � T ti i U OA 3 J N 1 J l•J <J 3 W NH W YV W N W 1 1- W 1 O ii{ J J y^al N LC7 i Z<YN •y < y 1 J � � Wm7 N + W YI 2 W T K T K F- NW�O O1 J OMfV W I� M M•- JVIH1� O OC r 1/�2NN LL r �t $N=N � • MOLN �-V100 � S .�. .�.• � 1 rCti � •v,v. 1 J.,J��o.=- V KWr1. >� W •O�OCym< •. �T`IW `JN<mm •O.00.+W< WC22 J �p yip m < rr WpNmm 2 x ~� l�� 1 �26 WJ 1 1 u r1�-pppp,, W.,,11L �1 �/vX d\<Y VO VO VO ZO ••..-.-5� 20 �.-1- WWCCp. 20 �`-►-ON J \ Ve�yy <N <N <N •+N OWI-UI�O N O�.r VVU/�O •�N OO-C VU.O n WW�+i >d' >OL' >3R NK �N•Oy</ 0` wm Na< u131P VW NO< IP 1 1' 1 _ 2 JV' rr 1 1 �,�, 22rr 11� 4.2 N 1 l9rr pp >I-¢ mpO 2 >r¢ <po to ZZ >YCMQ y <OI-SC Y� ( YO Y� •-� .-�Ot C1- r0 :;a< WOKI- O «�O<O¢Y J JN� YN Ij! YN YN aN JY�tJ YN KN JHU' Ego QN JTt7CTN 00 CFWW Na7N� d OL W 2R 2 ( N ^ N N N O r r pr pr pr LA .�, r_ M $y Ny N� O 11y1 P m Pm r < W W l7 cc tW7 OC WU' WkD N J N N N NJ N HJ O NJ WJ O WJ O. < 00 > a0 > 00 > S aD > a0 t <L J m;g CUM MO MO h <a<v<i� <�Hp� / ¢ppP P� �o N d ry ry uN JNUSCN O<[tN �•6t S[N uls;; w PVO tI pl4 a O <N O 3¢u O LL O W 01-V/ /- NNm H 1�/}�Ny W ® Z Z V O<W K2�f WS K�M-i Jt�aQr_+- < jp�rG<�sg-�p <2W�� 2y<p�p • OJ M JX OMD JX CD AH`�i0J2<y00 QT<VI WQN00 O<U' yNy�O VO pJ p ` GG Rr ZZ N 2A B�9Saf 08 B15 JWO� H �^ RIM t 2 O 2 O I a0i0KxN O Oi O 1 Y pK•+KJ N«+NONJ N•-•NONJ N ��}}JJJ NWh-•O J N J N Nay 1yy�I�1 NJ O NJ O NO< Nx ON�yM NW�1a0 Nr= Q-•"' Tow&J ryO LLLLJ 1•Ar-� ry_ M N gQ /•OL7L7 11.0 1•DY 1`O� • •00 • •Oi « t M 1 1 ..j �p\ {{yy mm N�1i�pp ppPrpp aDaDPlh t1�t ��.Jt�t�7/W rr.O PrCDIf� EOMJO JNPJ NAA �ONJ rNp O9 »pZ jam/" MMx NM NNNTPV� NMN MNMaD ►' 6- N *AN ►-J'+OY p �o �} pcc �- .} pr �O It's. ..M pWMM< 86 pN.�epc i Q HOR I NN�rN i J 7 SOS N I to (M2J Zp yy + CM O� AO W 8S..rpp p� WWV~ r I N N N 1 vl bTMON m��/1 �FS A A < ao` CCCDDD O 4< WJ 1� J P I JIj l7 ZJ `� l7 W O WlQ3�� N w s uj W > C K R 1y V G < O O <O^+^'+ N � MN N ryry 1nMfV N JNHI� W A 1 W A .O 1 W A 1 t < r ZNyR R r J Z 1 LNK < r a 1 =NW u\iSL u u GG= O pp ]�111' SZ > OC OC N N •�O`G /-WK •N 1 •a0a01 „~„�}{W<b �-1Ny W(0O �ryry�pp JJ r W~ w. JJOJJ..,.Jt SScc RYC22 1� NN Nmm W MMtQNRm� YY«N mm `��1.V.,,�..y Y rW/ rr mm W rri<Q CCCC W rr2KK SC<JH <� <� V� r 1 � ~ 1 < � s\t2 VO VO O u/-F-WWCr 1 \ U{y <N <N +N Or. VNO "'N OWYVV0000V O�WVVtJAO 2 WWI >R >R NR ND P NRNNOYK mI-W Z >Y 8< m0 W Z >I�K < m0 W FAX rON►.0 <I" X rCN�+03 WQI- X J JN.-. YN YN RN JHV >V/W RICO JIB V >N W RICO JF- Vi >N W `� 1 .16 i oC /\ N>W71t1 R M W 2+ �} N N M N N N O r r d r .ppr sr P P Prug < �11ty'`yyyJ N J N N yJ N yW!S NQ VW1J g S QQ p WJ 1 WJ Vu x 4 J $ J $ WJ .-. 1 021. '� p JO�foVM a ppa dd >a g pppp c M.p mgR 7N <NM .-. �Y{40 N d R.DA WdPA 7HP p�A 1</IP�pA NP pyn y2.+ CAN u1 <N <KN U' O<RN &V <RN W R 00 WYVO W V O V O O >Z CJ Cam. < < < < W p1-N . < 1L< W m YH� f-1- Z<H HZ< • 1J1yG<Q R=WL =.QVrNo W><IA �`f R<6 Z`VOJ r_ R GED N4 d1WP MW NW P JRNW <NW P ZM^`MO N 1A m 11AU 1'A•L] M ryA N 9 H�'!.>i1 Y tiJ•+CD HJ�YD ~JNI\O �Y}�Sry NJ2��{ �1 MyW�yWI/N ^V+�ryry\ pPp..��NppN\ r.P.pp��}}��pp JJaD �Oa` �r�pp1((nyy1�/nn•P ^NMv N�MCO NN NNN NNNN M N.t NMMM N N NM papa r Y� 0wOcri N C J�+O� pp AMA COA8a007 <WAN p 1 pPp� 1 1 O 1 vOep- a ^8Og O O I N M 1 y "��"'' 1 N W Jy1yRR1J�J1p1Q�II � O W W y H ►' ►' N V .tJ W W W W J 1y J J N I J J yY l7 W W y., W W O •W—�¢ vl N NO y , � I w pQ J ti ti r C ¢ 7 3ii s H y it y y ♦ y W W W K Y cc H ^ NH22 O < O O O < O < N O y < N O JN y NN y a yMN W VI^ M Nr JNF1- W A O ZZyy1�1 W ///�� y1``/1�� W 1� � I I U ¢ r d OZV/ ¢ r �K2 ¢ r•0.0Y C)V1lk2 N ¢ r MOU\ pppp sppa�p F-y0 •88 1 HOB •00 •-O� •InN 1 OH •-� • 1 HOH ¢WWI► W NNO JJJJ•rW`` W Wiw• J�1♦+ W 000JJJ«n 1{/` / r .0.04 � < ¢22 •W "Vlmm • �(`yNm `�yp mm Wvlmm 1 Url♦I WJJ== rr2 ¢¢ W rr ¢ W rr 6¢paa Y JWJ =g <JJr- l ► I < 22 H / 22 rz H 1 <22! K lJ H 1 ¢ 1 y¢ y0< 1 P /� 7•=w I y1y .2 U'rr 1 1 �r 2Err 1 {,�y y1/l V2 1 1 1 O I yW2 1 1 Vey` ZJJ1:J �2i r r2i <�rJ¢ y/-6C rl « Jprr mJ¢ ►I •yWam-18r J¢ ^I `<yy� KO >H¢ SOc¢O >H Ky(It �oO 2 2 >r-¢ Mo .r0 W H r I-10< ¢H r ..n033oW ►- YC 1f r0 >n coo t JJ'A. ¢N JH V2 Yy ¢N JYUU Yy ¢N JH V2 Yy >N ¢N JYI:! >y 11 py� y A y»y r ¢ N N W N ~ 1 2` Opp N N N P N N /� O pp�pr pp.pr 1, Qor p r pr y<j ~W ~V` bZ( N NJ NQpq NJ QN8 N N J pN NJ W J 1 WJ 1 W J � J O WJ prl 1 OYY 1 G� M 1 C1 19 9 d ILO <� m<� > <a N� pp<� G :2*0 ¢ <aO NOyy2 ¢¢OE � Yui rfmj g 0 0 1►�OyJ ^ ¢U' yV• �Wy WyWyP PKZ l7 P OJ�XWyP '"An— P JN� PP 'pT7.pZq<[p`QtZ zo< O - rL<L< J_�1 NJ OJ y ►Y-W 1 <F-1n% O rjOr2r0 m1��yJ Nt �fiO /N'?M-`V•O `�Wr¢J Nry4 N�/1r-I�n1J 1 �y�J O �1�1P 0=yttry O?y1�1N. al 1 1 1 N OOeO 1�nl�n� JJ��11\DD .[vM.JD ypy�WW NN O C J of pQpp..Ppp.�Nry r�ppr�ppg_ N cp t FJ`+O� •nCL Q HW¢ H GDCD 8♦m..N}pQQrf�yppM.•8 go OD 1nN NN .T QpZ O 1 00 1aP6p.Z.pOZ / D1n NI N 1 �P� 1 C/-O<OJ JdOi M N N N j /D GDD coO << CCC �D i , N 1 W 1 N a ¢ It v v ¢ a 1 � pp11 JQ OroFN ¢ J A .�/M J MJ r O M QM r M \ tJW •+i Z < V N NI -tu_^ Z ~ W t T l 0 vog$ Y J-J " aN W G Cd . V1 1 1 Nd = Mm NJW � f- NO N ►- H H<V i 1y oC �Od .A O N UN C! 1 HN NW VN VaN WN .pp.ppW ppWWW MO pp pry 9 NNON w N pr tiN NO NN r� NVN O< V/ N Nr Ow NrN.- NWMO WN Ptiw ON POND NON 1 y<I PW¢ JW OW V OWp W U W 1 P ¢N N NO r \W r N r2 Y N r JN r2 F-JVfO N J !- N 1�rN N.-JN N� ¢JV N_H\VI Nam+ ¢\NO H\N N 8 OC L4 N rN\<•• r W\< Nr< •• r Wr< ¢r0 M X 1 WOW I ., � on: Nr 1 �+ 7 1 ¢ N W F- N N ON W= W WW W W•. CDp�W mW WJ1Y•• 00 NW N H WJN r r 7WJ r H =MwJ r NW J r►- pNWJ r WNM¢ IyNNW 2 NNW W NW 2 NW p r0 r t.77 l7~9 W LJ U V Zm W L¢p&nw ¢ N M WW J ¢ JOOW V `�5% J�OW U an W OLNN JJ2V J0. W JJ 0. d J '+W 4¢ mz;: $ aY N V W U�d p W20.N V�0. ¢p.0 W.+YN M .►<� pp Jp p MV>M!4 �+p 7 N> H W O J JWN>d ¢\ ¢ ¢W 1 ory< ¢2 ¢J¢W 1-U'N<J¢2 OOIJ WW P \VU' Ml<\JWW Z\N y/ Y YLWJ Ud'<WLW¢ Y WJ V¢<W W¢ P< r W W�¢ Q`<4<J J~¢ WWo W OV V¢ C. Ww z Uww 1 7 JN 2W J ¢.rV {yH ONV J¢� JN 2 W7 WN Y JW 2 WM WW Y <OWWON W O. w kdO� WN JV JWJ = �'YW4 J¢41 2 F-H¢J¢ <d UH¢2.+ pp KO ¢¢ <tS `¢tom gyp¢ ¢<w `v<� gyp¢ u`O w2¢ ¢y �-p ¢V <Up 2~Wp Vp > O >VrN WW VHN ><ON WW <H N W<20S pp<¢6W ` O Hdp�N < JW <OJ y.¢N <ON OJ O� w ON Q dU' J In2 M1W J .O<J A< �W OWW �W aD<ED.-W O�W OD.-W PO ZZZZZZ ZZ fS¢�{ p< NJpy<J pNJOQV p .O N pNJ%t¢QU oBp jr N pN�¢xW¢ r N NNJIY- ¢y1ppr= OO gWM.O 1 WAO� O�J�A�O 1 WJO` Zln`OJ 9E 1 W�/ W% 0D2W2 ¢.4r¢J �2MJ rH =r¢ ,;W."; ZM1I�` MWO. ,pO=1- 0. C�-W ,OOW/-.-N.7,1 a-`p•-� r1~<<- IXM�N on IV2 on MMM11 ryV �V ► M O - _ \—";OOV73SNb 4W I `V ® mn � Ae) � ® : h 0 bnme � �n � a _ � gc� ,o � . O ® OS Ot Z � � • O �- _ aCUc�Ja � , getle � o J c }Ip : : o z col of m tq � 1 It rip hL b Z �I� -V a O M M _ I � d 1„ O cu o. T. 3Ad 07OVd NVS hQ tT Q �V W e p h� W V � ® z a � &� jz � a r a a ' z © allo i t s •Q W Q W i 627-021-009 627-021-011 627-021-010 627-021-012 CERTIFIED PROPERTY OWNERS' LIST AFFIDAVIT STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) CITY OF PALM DESERT ) I , LETA MONAGHAN hereby certify that the attached list contains the names and addresses of all persons to whom all property is assessed as they appear on the latest available assess- ment role of the County within the area described on the attached application and for a distance of three hundred (300) feet from the exterior boundaries of the property described on the attached application. I certify under penalty of perjury that the foregoing is true. and correct. si n( g ed) (date) 3-14-89 C.U.P. a v m i Oi of a ai i i oui P WW 1 u l u l W 1 y o 1 1 W 1 ar 1 W l .'- ddti 1 1 1 O Oo 1 1 O 1 O N 1 O T TT L 1 W 1 w 1 O O uw 1 1 O 1 O Z 1 O T u \\ 1 Z I Z I W2 1 I I 1 ¢ C LLB- 1 C I OC I O V] 2C 1 1 v7 I M J I •D C 1 N I N I W W Z N I I N I r I N m W NJ I 2 1 Z I rZ 1 1 I 1- 1 T W J l7 t:�p 1 r l r 1 W r 1 1 1 I W Q til-p 1 1 I 1 I 1 2 1 N L F¢ I W I W I vw I 1 1 6 1 O I J I J I JJ I I 1 u l _ 2 I •O •-• •O •-• I •O W r I I V] I 10 CO C I •O W I fp l >Cp 1 \ I \ I \ 2 1 1 \ 1 \ L I \ J pCQu 1 C.TN O I O.fN O I OO.TN 0 1. I •D VN 1 •O JN Q 1 0 JN m zdw 1 �� lD l •ors.- l9 1 aol�oo.- 1p 1 1 v r�o I v r..o I ti o0 -J ¢LY4 1 P •O Q I P •O Q 1 vV •O C4 i I •O •O 1 •O •O 1-- 1 N •O d Jr\W I •d I U I •f l U I • •f� 1 Wu 1 I M I 1 N 1 N I a0 I �C I DD�N •-• 1 OO�In r 1 �T Pf�Il1 �r 1 1 r7 POD 1 VO POO ¢ 1 J V000 �1-LQ I .TM� 2 1 �T Mr` 2 1 NPNI� r2 1 1 •- 1 � r I W N.- LL Q I WW u l WW U I WW Cu l I W W� I N W� W 1 NN XQ I W I W I N I W I I 1 W I 1 '•• 1 •-• 1 ti r l I 1 r l p I ODOOP I WOpA .TON 1 WOON .TON I OpOO.T 1 Op00N MOP 1 ODOOV MOP 1 ODODN 10000.- 1 0000•-- ODOP 1 WOO.f ODOP I apaDN 1 ODODM 0000 1 ap ODJ 0000 1 OpOOM W W 1 \\P 1 \\P \Infer 1 \\O \NIA I \\•O I \\.-- \ON 1 \\V] \ON 1 WJ J I OD�r- 1 00.-r O ••- 1 •ONe- O I OMIT 1 VOD•- N •I�- I tn.TP N Vv 1 JOO•- .-¢I-• Q 1 N�00 1 N�00 •--InN 1 OON '-InN I MO.Y 1 NO�t NVO.T 1 00� NVO.t 1 NO�t QN2 N I \ M 1 \ M VJN 1 \ •ON I \ N 1 \ N \ter 1 \ \�'- 1 \ N O\W I N O I N O•• In0 1 In00•• In0 1 00 O 1 OOpO ••I�NO 1 InOO••f�WO 1 aOpO dL zl —p Imp � w 10.- z w Io Iod Co 10� Co Iod p» O I ua0 I uap0 .T 1 COpO .f 1 oD 1 CapO M I C000 u F-W ••• 1 000 1 OOD•-+ OO 1 t7pOr W 1 00 1 UWr OO 1 U'GO-•• OO 1 uW Cp0 d l 1 d I d 1 1 d I d 1 W 1 1 I 1 1 I 1 W 1 1 I 1 1 I 1 p 1 1 1 1 1 I I 1 1 1 1 1 1 1 I 1 1 1 1 1 1 1 I 1 I I 1 1 I I 1 1 I 1 1 2 I I 1 1 I 1 1 O 1 1 1 1 1 1 1 L 1 £ 1 L d 1 1 1 1 1 \ 1 r• 1 r. 1 O 1 O 1 O 1 1 O 1 O I O ¢ - 1 C•O 1 C•O I C•O 1 1 N 1 N 1 N uU• I pN 1 pN 1 pN 1 I C 1 C 1 C NZ 1 N I N 1 N 1 1 1 1 1 1 1 NWr 1 CP I CP 1 CP 1 1 W 1 W 1 W u W Oiu. 11-Q 11-Q 1 '-Q I 1 O / O I O COCNiO 1 Qu 1 QV 1 ¢u 1 I N 1 N I N £ 1 =11 £ W OW N 11-1-•7 11--1--� 1 �� I 1 N I N 1 N p 6p SlD 1 Wd'r - 1 w¢r I wC--• 1 I •--• 1 1 •--• O �p 1 WW2 1 WW2 I WW2 1 I L 1 L 1 L � 1••1 N >u QJ 1 J Nr 1 �Nr 13Nr 1 I 1 1 1 1 1 V C 1- mm 1 NwL I NW= I NW£ 1 1 m I 1 W CW \ 1 p0 1 p0 1 DO 1 1 2 I 2 1 2 > W N N 1 In Cl 1 an p I " O 1 1 ¢ 1 Q 1 Q - d7 Off- 1 MLZ 1 MLZ I InL2 1 J 1 U 1 U 1 U CC mm I L 1 PQu 1 PQu I 2 1 > I > 1 > d 2 1 l"Md l 1 1 Md I 1 Md I 1 v 1 I 1 1 1 1 •J r T 1 i C 1 Y C 1 i ¢ 1 2 1 1 1 I 1 C I 1 1 j 1 I 1 O I 1 1 2 I 1 a 1 W I P 1 I 1 •O 7 N I O P I p .- I N O In 1 M W I .T n 1 n 1 •-.f A W C I p•O 1 J I J mmsN I W P I Z a0 1 2 NI- I Z aO N p 1 N 1- 1 m ti I W N H I -•• W I Od —0 O 1, O r-O 1 Od O—•-o p I D CP O I O 1 0 CP O I J QO 1 CwP J I J I CWP J _sw J I Z W J I NQ I..le- 1 m W I m W 1 YO> W 1 W I W ti•4 1 JCO 1 ti21-Q I W I OCUQQ lD•O 1 OC U'•O 1 r=I..•Q¢I7VD m x Z I 1 GU In 1 r^ VI 1 QQ6u N I JO NW 1 Q I..1 -I 1 Q 4M 1 Q U4M V £ 2 O 1 7 P I Sr P I P I C m 1 dN Y J 1 Jd J 1 dN Y J W •••i •-• 1 -1 W= 1 Jwo 1 wJwm 1 WQP¢OC 1 WUN JlD l Jl'J 1 WUNJU' Z LWJ l- I J WC P I WO P I WYWC P I ZSPO I »Ow rd 1 d•T rd I T70Wrd dL•"• d 1 IZJWW r- 1 J£OQ •"' 1 Ld•WW � 1 QUN Z I d'JI--J > 1 WC > 1 CJI-•J> ZQQ r 1 QC7N I COt�u 1 Ow�N 1 •-+�--�i�p.- 1 �¢NW 1� 11-� I� 1 .�QNW 1� ZL C 1 SQNw T I QS 1- 1 2SNw Y- I OC ZO 1 '->LU' QN 1 WT QN I m> zwN N u l Vw p u I O - NN N I In Q I T 2 Q I T N Q I ��ONd 1 Wtit�Q Jd 1 W Jd 1 WI-a..•Q Jd 0 C- - Iu 1 2ZI�L C 12Qu'.6 C I Qpin£ C I Cd'm» 1 uK QQ 1 ¢u Q¢ 1 u¢ QQ wC¢ p 1 pOOJ 1- I OJNJ T 1320J 1- I QQ OI- 1 OInN QL 1 u dL 1 OI O l l JWW 1 NNP4 I I NC.Td 1 1 CQPQ 1 1 SSOS 1 I OD I�r�O 1 1 1 00 11 1 WI•.r�0 1 1 JYT J I JJMd J I J-+�� J I •--•JMd J I YYdF-J 1 aD•-+COJ J 1 JCO J 1 OO•-•ODJ J W» ¢ 1 WW ¢ I W4 Q 1 QY Q 1 uu Q 1 0p2 pQ 1 WOO pQ 1 002 pQ Nmm lD I ZZ W I ZIP I.a 1 W-J W I WW W I r7 =l I O•- mU• 1 r0 ml7 1 1 W 1 1 1 W 1 1 1 W 1 1 1 W I I I W 1 1 1 �w 1 1 1 VlIu 1 / 1 �W Nm J 1 NQI J I Nm J 1 Nm J I Nm J 1 Nm N J 1 Nm NJ 1 Nm N J 1 I 1 1 I 1 1 I I 1 1 1 1 1 to l I 1 1 W I I 1 1 1 1 I ylb m IM IM Ivy I .T W 1 .O I •O 1 P L 1 0 1 0 1 � I r• O I N I N I N O 10 I O 10 1 0 10 1 1e Z 1 1 1 1 I I I I 1 1 1 W 1 W 1 1 W I 1 u 1 U 1 f•J u I r- C 1 � J 1 •-- -I1 •- J J I J Q I v 4 I J Q 1 0 1 N d ITV d I N G•. I r w N I N 1 I N 1 I N 1 I M 2 1 0 1 0 '••• � I O - U �_ L C C I •D M I •O P I . O 1n J 1 � J 1A J > d U I N 1 I N .f I N I N I I N 7 I N � I N � C d Q I •O 1 •O 1 •O I •O � I •p £ 1 VJ L 1 •O L 1 1 1 1 2 1 1 O I 0 y P 1 O I ♦ 1 1 O O I O I p O I O w 1 u 1 1 1 a u I u 1 ¢ ^u 1 u I' P wW 1 Ir 1 1 w 1 1 1 a I I 1 d dd1- 10 N Zz1 I O 1 0 1 O 21/11 0 N 1 O N 1 0 au YYLIo z1 o Io I o azlo zl o ¢ o z o o-- t o r l o o-• I o -• Y v \\ 1 . I 1 • 1 . J I . I • J 1 [[ C �-1-l0 1 •O W I O I P W I 00 02J I — J w, In O d Q4£ I W �- I w a IN rl W > IN 1- 1 W 1- IN Y LL 4 ��p l 2 1 oL 1 Z I Z I 2 1 Z I Z •' of Lt¢ I QI WI ¢ I ¢ 1 61 61 4 T p 1 u l >J 1 u l ZU I u l 2u 1 u Off-1 r l dr 1 •-• 0 _ x 1 •O C 1 •O Nr 1 .O C 1 •O WC 1 •O N I 00 W I 00 H I ap W I 00 flu l 00 W I 00 r w l 00 W E I \ NE 1 \ E J pCQV I O �fN Q I f�N00N W> I M NN Q I OO.ONWQ 1 OO�N 6 100.ONwQ 1 00.ON ¢ O^ Zdw I n 00 I OODPO JQ I � �t0 I OO.TO� 1 OO�tO 1 OO.TO� I OOJO QLYQ 1 N •O 1- I .f� •O Q� I •O S I J•- •O 1 Jr •O 1- I �� •O I .t.- •O d J•--•\W 1 • me N I • .•O 1 pW 1 • .p 1 1-- 1 • Wl 1 �H � • •1/11 N I • Wl I �tA l • •M 1 N 1-C 1 V .000 C 1 Jv.P00 ZY I .Y •Oo0 C I O.oM000C O.Olnop C 1 O.OI/.00QC 1 O.OIn00 ¢ �.-L6 I W W- •'• I Nlnl�� WQ I W W'- O I NV10�W-+ 1 NtnO'- r 1 NInO�W•--• 1 NY'10� ^-• EL¢ I LL 1 WNW JV' 1 Z 1 WW CLL 1 WW LL 1 WW • CLL 1 WW . �+ Nln X I I I l01 1 1 1 01 1 1 1 l71 I 1 Nln x Q 1 W I I w l W I W IWI W W I W I w l W W 1-- 1 r l I..r I r l F-r 1 •- 1 L� 1 � 1 1 1 1 I 1 1 p 1 a000� 1 P000 MOv+ 1 a000M �i N 1 0p001n I 1 00 m W M 1 00001I� I aOOOJ 00 .G 1 ap00v 00.0 Ww0 CD DOOM 1 000000 W O 100000 I a000 ti l a0a00 I a0a00 1 000 p•i WJ J 1 v.�tP I SOP •r I P.OP M J 1 u+.t0 1 v.JO O �t I N.fO I In.YO O �t }.+ 1-¢� Q 100'- 1 .-.-0 Ou+•- 1 .-OP O �f 1 '-OM 1 r-OM •- M I EOM 1 .-OM � M p\W 1 Mp0 1 .-p0 •• WO I f�p0 •• O 1 0 0- 1 aDpO•• O 1 0 00 1 O . •• O dL C I O� 1 Or• C 1 OI- C I Od 1 Oh- ¢ 1 Od I Or- C pY= O I Cop I CPO M I crw0 J I ¢00 1 C000 M 1 COD I C000 In uYu — 1 1 00 1 t op•-. 00 1 1 00— 001 V00 1 t 00— 001 ua0 ; t 00Q a0 w O C I 1 C I C I 1 C 1 1 d OCpp d l 1 d 1 d I 1 d 1 a-•+ w 1 1 i i i 1 1 W 1 I 1.) p 1 I 1 I I 1 1 1 1 1 I 1 1 I 1 1 1 1 1 � I I 1 1 O 1 I 1 1 1 1 I r 1 I 1 1 1 1 1 Ow £ I W £ I W L I W £ f 1 1 \ 1 > \ I > 1 > A 1 > A C 1 N I Q N 1 N 1 •O N 1 .O N 1 .O N 1 •D N UU• 1 1 7 I LY I InN C 1 lAN 1 NN 11/IN C •�1 vf2 1 1 1 all I 1 I QNX I 1 QNx 1 1 QNX I 1 QNX 1 If� NWr 1 W I Q rW 1 W 1 JPWW 1 JPWW I JPWW I JP WW 4 Q vfpZ �- 1 Z 1 h NZ O I Z I O JZ 1 0 JZ 1 0 JZ 1 0 JZ u w O}LL t O I O WO N I O I SQdO 1 xQdO 1 2Qd0 1 S¢d0 COar}O 1 N I C CN O 1 N I VUrIV 1 uurr�l 1 VU--•N 1 UU-•N C„ p N I U I O 1 U 1 --• Q 1 C 1 C 1 •-� C W pW N 1 N I Q L N I N 1 ZYY 1 ZHH 1 2Cc 1 ZCr p qp Sl7 1 I F- ¢ 1 •-+ 1 K 1 C 1 L'C 1 �1 -• O Y p 1 L 1 Z LL 1 L 1 Lw\ 1 Z w\ 1 Zw\ 1 Zw\ - ,.! N YV QJ 1 1 I Q 1 1 1 QVf N I QVf N I Q� N I QI/1 N d• H Mao I 1� 1 N W �• 1 1 V1WX �- 1 NWX 1 NWX 1'- 1 NWX Y- ^ W mw \ 1 2 1 J V 1 Z 1 pW O 1 pw O 1 pW O 1 pW O > W V1 N I ¢ I M t7 1 Q 1 CA J 1 J J 1 J J 1 J J iii/•111 d= — I V 1 to Z N 1 U 1 NLd 1 NLd 1 MLd 1 MEd � O WJ 1 Q 1 e- •-+ \ 1 Q 1 •--JO d l �JO C I .--JO C I �JO C LYp mm 1 > I M N MO 1 > 1 M4 p W I MQ p W I Mop W I MQ p W dZ 1 1 I 1 a0 I 1 I I�.d 1 x l Ind 1 x l Ind 1 2 1 Ind 1 2 q V d' 1 Y 1 iP 1 Y 1 N 1- I N 1 N H 1 N ti C •� I Y 1 }' OC O I } [C O I '' O: O I } C O 1 1 1 I 1 1 1 1 1 £ 1 I eD 1 as 1 od 1 � 1 1 I 1 1 1 1 1 C 1 1 a0 1 W I OD 1 W 1 t l Y I 1 L 1 I L - 1 w I V 1 1 ¢ I W 1 • 1 • 1 •1 2 1 1 E I f� 1 d2 t� 1 d 1� I d2 f� 1 d A WY N I W M I CQ .0 I C .O I CQ •O 1 C •O ii M O y1 I n l OQO P I Z O � I Or .- I JO O � 1 Or •- 1 JO O W O w I w I x3.0 1 Q •D I u> 1 ¢u .O 1 u> 1 ¢u .O W OL 1 Z fV 1 N N N� 1 �YN 1 •-• .OI- I N .D� I •-• .Oti 1 N .01-- 0 u) p 1 O �O 1 6N •-O 1 QN NO 1 J> �O 11-J N .-O 1 J> �O 1 �J N �O r p 1 J I eL veP J I OD�P �J I Q �t J I w40P J 1 .1 J I wQOP J C Q 1 Y W I O W I 1 r Ow 1 rJ W I to O W 1 •-•J W 1 W I C 10.D I U• IACQ U'• I JpQ IL I U .O tO.O I Qum6 to l u •OlD•O I Qum4 a.9.0 m tp 2 I 6 6M 1 u QM I C ¢V loM 1 2l v¢M 1 1-ZQu QM I ZO vQM 1 YZQu QM L 2 O I Jd J I Q QQ J I >Q Q I Q PJ I CQd J I Q P J I C Qd J J 1.7 I ZZ�-� JV• 122�� J171 Z2 J1.71 WZ 1- JV' 1 22 —1 aa Jt7 N Z LWJ 1-- 1 d'Y •-•d 1 mzW w rd 1 Q�--YC Jd 1 •- ••-•Qrd 1 m-•2C •••d 1 •-•r'-Qrd 1 DJ w •--•d M 6£r d 1 WC > 1 Z Z Qw > 1 2 0Yw 1 LL� t u> 1 OLLQ w > 1 LL�J U> 1 O LL Q W > 1 Zqq ,..• 1 r0 n 1 NN 1� 1 ZENIn >1 I C00 I 1 C COD 1 1 C In In f� OZL C I w� QN I C C W QN I Q r W N I Zr pQN 1 Z W QN 1 2 r OQN 1 Z W QN O N u l d 2 E 1 wwMO £ I S YNp E I Q X ZL 1 ZQOp L I Q W Z£ 1 ZQO p L InN V1 1 W Jd I aC]CV. Jd I O Jd I -N06Jd 1 O�-O Jd 11--�Oq Jd 1 OHO Jd 00C W 1 6u 4Q 1 Qq�L QQ 122•-L Q4 11-OmJ4Q 1 N`-P£ QQ 1 1-Om JQQ 1 NI-P£ ¢Q 00 WC C p 1 V d L I FL I J d L 1 OW 1 J dL 1 Q Z a[d L 1 dQ 1 J d L 1 Q Z Yd L 1 d Q 1 J d L JWW 1 O� 1 1 1 wwMQ 1 1 1 Ot7NQ 1 1 1 2000 11 1 £2J4 1 1 1 SQ04 1 1 1 Lx.>•Q 1 1 JYY J I Ja0 J I pOf�d J I COI�d J I ZYdO J I ozra J 12Yd0 J I OZ�td J W7� Q I WW pQ 12 x M¢ I O a Oq I MW p4 I S Q pQ I QN pQ 1 2 Q p¢ o f w 1 l l =W 1 NN OO C71 t7N =W o o l mW 11-£ m0 I LW m1711-L ml0 1 1 W 1 1 1 �w 11 1 �w 1 1 1 �w 1 1 1 �w 1 1 1 fn1 m1 Nm J 1 Nm NJ I Nm V1J 1 Nm NJ 1 Nm VIJ I Nm 1/IJ 1 NJ ; Nm NJ i 1 I 1 1 1 1 1 1 I 1 1 1 1 I 1 1 1 1 1 1 I 1 1 1 1 I 1 1 1 1 W j I 1 1 I 1 I I N I N iO 1 � IJ 1 1 Ir 1 '- 1 1 0 1 0 to \ I I 1 1 W 1 1 W 1 1 W 1 1 W 1 J I N y� I N 1 J 1 •- J 1 •"• J 1 J d /. LL W N 1 0 1 0 1 0 1 0 r 1 0 •-• ._t 1 `+ 1 0 •-+ 1 1 1 •- 1 1 �•- L > 6 U I N I N I N I N I N I N IE I N C d £ Q I QD E 1 •O 1 .O 1 ,0 £ 1 • L I .O 1 .O £ !!!Y Z !»S »>dO !>m »S HJ00 .J00 HJ�H •.Y a 1-J•+ 70 �-jm f-J 1 1 1 \ O O\ N\ yl/t\ NN\ NN\ NIV\ NN\ ► WWWWy �}Sv.O aD�.p.O' OOv .fro .fdO .f.fO .t,fO »»W .�Mpp1ryV.P��d .At•C�DP'- furi�.O .fdP •tJN •tK'N .tdt'N >�� NNM•- NMNN NNN ��40 • •N • N �NM tA= xxO C O�yQO C a I1.� pp 1 Oi N ~tx=trWi M 1 N C. 1 1 i • A • 1� WOK iA0 .00 -< A< I► OND tr W W tD t0 Z Z y <F N W �y uu u ZW3 /41 wW W _ 11 Win 40 IriW C �� J R O Yt y PE Q N VIM O t< InO < 0 C% p....y • y O ZM•- N O y�ii Q ^ 6!N K V y I a Y QOC ! 00 •.Q= ! III y w y USy OCWtr r VtN ..W t► fury . &".c� Z= cc s = WQm Ulm Vrr tOti N 1 b� ►. 1mm2 !� <I� to `^ d\`Z ZO t►1� O ZO 1..rO uO uO uO 1 uO \ Vy1I11 -wu Ot� ••N OW VNO <N -CC-4 <N <CY -CC-4MA � y yO 1 . y� v17 1 C• .O >OC >Q !OC >OC >OC y1V/-W 1 NH W0 , 1 1 1 1 / 1 1 1 1 I t 40 OC NJ 1 t0 W OCZ 1 1 1- D <D tD t0 t0 N•+y0 Z ZJO "6-t . Z Z��•+1-a Z Z ZZ Z 6�JIr W " .r WJQ 4 .r .-� 1-<6` _ZO >►- pppo O >1-Q<p0)OW Zp ap Z Z JJy.• KN J 18M Is JOYOK 7ryW >� fN /7; >nl ►N 1 YN dw=-=Zac 'lJ o =110 NYYW�N� Z N v N Ol 3D N N 0rQ 0 O, O•N- •ry- •- ^ lit O. N.~.. Inky.~. W W W W WIN OCW W 00 i N N! 7 N< NO t CP b pN ! N i N ! O WJ O WJ O J O J S J S J O J x 1 DJ 1 CJco mc� 1 J 1 J 1 �-+ 1 �+ 1 1 .+ 21. OC< OC< W J < < < GOO11 KOGG OGOd ! 6 d n l d IX Z t ZO-O C.O o.0 .O Co.* 1 00.0 W O i a cvto c tDN2M V•NM WP•O OM OM 1 OM <>ONt WO WO 1 WO ►+ OCZO...O ZC••.O ZPO --CCD N\ O\ 1 O\ 7 N d O.. OC\ •+ OC\ .. \ _ u P\ y OA PA 1 PA Z VIZ•. mOC«A OC«A OC<lA ..00WIA WO.N N 1 N WOOL <V7N <u7N <VN OC< N ►.> O <O <O J W—W W! 40 ! mO ! O ZHOc t>_O W« yOVm yOum ¢W<uC <WWRC SWWO:i SOZmm 01 m <SVI OC O:S! 1 K0.'2C 2WWC S Wy tD<W W<V / W,LyWW �= O � "' Wm .-VIWW y Z.Z..'f<'J 10074'�O H OCR Y- pKr H p OC >F O .OYI- pW 1-. W 1- KV1J1-IY I1 1 uiAC O 1 W= O 1 W=O 1 f[W.O O I ZrJO 1 V•tD0 1 Y v.19O OQ•-•CJ �OCCOJ J �NOJ J .-NOJJ <O�NJ <W JJ a-l7MZJ 1 .-1.9M2J yW<W �IVWJM« N�IM<r N►M< Ny Z.O< rlb 0 IVZ.?O 11VZ,tO VI Z=d OWI C ►6A OWAO.W t�WAd O•.<r•J Ox•-S .OJ 1 •..OJ W> O IJ O 1 .. O V1O OC AW PM AO M AC Ay AZ P.- AW VI O. N A N A N N N N N < • .O Y .O Y I .O .O 1.0 1 .0 .O j 1 1 1 \ O \ 00\ \ vv pNppNp NNp\p O17SA\ yl1A C N Ny�n�CD � ` 00 .iv PPO N y .,1 �/,77J xW NNP PPN rOroNaD O p `�`« NNP AAO MM.f 6) »J »> MMY NNON• rr0 vNr NAO A on r r N rxcuwNM NN N>oC. N.Ccm �J•+O� iE AA AA Na0 pppp.O400 86(C�p1M< < ZZ 00 CD N CON O l n O 1 A� wit � 0 NNN 40 111 vQ�1 g M1 Gov; � ^1 ix dx W V W J NH W i H HW 22 < < < < X < O O CG W 1 N JNHI9Lp w ON O.f ON O.O + + r •p 2V11 FAN W W W W •+ •�� I >O1y> \ 2 V V V V UO VO IO rl-/-WwC \ V < < < < <N -CryN ow►r wV1AO ...WW > > > > >CC ACC K W04K 1 1 ,P _r 7 w, 1 1 1 1 1 1 1 N I U't73 1 1 � N`+ n wr •-• ►• < ►-1p�JCC y O►' K K K K Y > N •tiO< WOKI- 3 JJN-. > > > > yN YN KN JHUU'' V20KCYN R I.kY y WM r OL W r r PPP ru N N r P O § N I r p N N N /- M' el: cc gm K N ~ P� r > > ppcc pp. ��1yyy 1y Vy1y O O J WJ � m � $ 8 H rrp r rmm r A r m r > r t> r L> w co yLLy' 2 JJ SO JJ d� JJ �� J �O \11yy,Da cu MOM CF1 < PO < PO ` PO 4 PJ ~C¢KaPO PO P<..Mp ail fA < < < -KZ WW \ \ UQ\ WOK KOu� KOu� KOu�Z• MID W1`7WUN VN KIn7N J CC= WKVI WKN WKVI WKNN O2J O WWI O OJ O W OF f^ N {�w 1 N N & W W L<YF- NTH JO U OKW WW2W WW W Uy1y y,1 WW�K L VKm AKm law Sh . • VO O K O `+K OZ•-•K OZ�+U J •+W NrW 2W2K IL O KKU WKKV 1y�1KKU Wy'< <> N •+ N wy�( y. O_ t7J Nr1< •O>1.71t AF-l71< tbH 1 rO.HSIWr JXW.f N KJ> N 2Z J` r< N r<7N r<77N r<�V1M •+ O WpO Z•-�`J N �Y{.7 p W O 4 W M W O p W •C 8WVN !- m !- 8d �K H N:=w Q7N LN 4QQof 3�r1 r O7ON LJJN b7N LJJ 1 O ALJJO N LJJO 1 >vl W O K•-�KJ .OJv� • •OJT` • •pJJ< .OJV CNN>O<J NN<r> J fffffNAAAAA `yI �D�y'A1 (�y'Ad (NyJAa NJA O_ x:z gt6.a �H Yet m.p < Lk♦s4+ •O ,D ,O>•. >\yl-- u F -i �JYO �JYD yyI//�y1y1y1yl��ylyI\ �O�}}paO�{{��\pp ��p l�Np\ NNE\} �N{N{p\p N}�N}p\ N}N{p\ N{f�V}\ 7777W M1JPY I�.E}DP� N}N}�.0� 1Y�Y}O Y}Y}N YY1N Y}�Y{N U »» .��pppp�IOyyA.fNNNN NNN NNM MNN �N NNN >¢ OO N �CCpj rJ•.Or CO t ap_AZ .1p¢ .gyp }Q� NpO on O1 W u~ii NO 1 O 1 �pN N 1 7 gyy1pp PP == R�>8 p .p y` At A 2 CCCu� WJ �Wy < is 1J ¢J J Nr < < WW W In W¢uQ'' cc U �r0i i a� J W � � > r N N ¢ ¢ r 4,J < O O ``0�•+ VI � M� N � O �^ yNrr K ^ V1N ¢ Y2Op2 y111¢1yyyy V V U V U �1` rN YY rOr W ¢ �p¢/122 `y s JJ r 1 < <� uO 1 vO \<2 20 rr O rr P u0 VO uO \ V �+N 04. uO •+/�1 OW VNO <N <N <N <N 1 <N WWI N¢ NO 1 P N NO P >¢ >¢ >¢ >¢ 1 >¢ (JNJpr �'.. / i 1 {Z1� 111 1 i 1 1 O7`ON`O 2p 2J QpJ(p�mK�1¢¢rO>� _ 2A=rJmR .2i = �. _1 JJNOOOCCC ¢N J<�V6¢>N aN J06YNW >N > > a >N S <r O O Na�� at A A W N N = 1 1 rQ �W N .Nf N J N OZ N IV 6Sa O� M M S— ao cq ryrr S ZT. O < r� r� W W WO CY kD pg Qg p pp QQ O W J T W J T -i $ S O J O J p J 1 O.J. ID . CO �Ji G > 71D1 > c > M p J CL w Zo ¢ icyOm Ow� o<. \, cN1074 IL cNa WW < Colo aDlo Oa pc. pa F. N CIO �tu jN Q~«A <n U¢aPOA NWPN N N W u�N uN ¢< N r> O <O <O J ¢C.+v yyZZ�1� 7 O 2�t>O ¢W«m NOUmm NOUmm W pO>N 20¢W61 O¢W m O¢m ¢6.JZZm < VL K¢V SC ¢¢=S ]� ¢V¢yyy11uu///<1<JC ^�«<<WW¢LL SWW¢L ZWWL 2 WNL U' W <V W<V 0 S J �O�.WO .O AJ�WO A 02JW WCO Q<O U'P 07« 1V.- N/- W.- `` 1p Q< O ,TgYVfWW ALL O NWm '-NWm .-�Y 7¢, r ¢, r ¢, r C >r p �OYr pWN O OW r Q( p{ty.J(i¢J ¢C�INW O NMO O �pTp�LO �YaWp10 0Ui 1 ZZN.JJO 1 (�M J / MaV' O W ZCGW. gOWI�dO Oyf�1� OCI�d p<<a Q�J N1p�0 N2�f N �tO < NW « NIn NO SON N O 1 > Qp m _p _gyp _ I'C F •Y f�y.� w/ ��p CpO fyrvvp �H}�J}CO �Y{�J}pYpD �Y}�J{I�Dp YY�p ®j 1 y�/y1�y1/N �OO�N �D J 339! .t�f� 335! 338! 3JP L17J J77,1W A�,ON NN .}.} �}�} �{�{ 14Vn} <"`< .�f}NO•N <-�� NNA As NNA NNA A= »>> - Atom; MN<� to �0 o� N M N anr >R j N 111' '« _«- c J-. cm sM10 W W J N Z7�wz ` W 1 W[j<a~paQ1 Vf 1 a+t Oiy� '•" /1 •Y Y H N � W 1 .11L, r1 A ISM 1 y �J <• K � 2N 1 :'< TN oa H40 -w 'I rNi �Ni .Nn N_ N N_ . . W in me N�� '�F F n 'F z zit NA 1 \<2 xt. W► WW J uo vp u0 \ uy1 A ,; a1 VV3V 1Y�AO tN tN <N <N <N 4cN i yW/4/nrL w ND Z2iP I jyN 1 77VN/g-� 1 11e►- ' ' 1S~<€ /�-� 1 JN,•r cc' JHWUmR NW YN YN YN YN >N >N 1 ti 1 S 1 ' �YS N1 IV I10 rn �{ o N M N M ^ M N IN C4Y 1 1 1 � o $1 PC P P P H .~+ N nZYZi N ►~i 'p P 7 4 <i� NJ �1Jy7 tyJ7� {y N fV � J JJ J 8 8 8 J J O C 1 1 «r O> aD > m > OD > EO > N' > N > <= L W L ^ W L L ^ L ^ at Ra a < a < a Zp R$c Y s ¢$ RO R 2 •Do < W O < W O NO BOO Z + N\ S241aD\ S2Q100\ JJP\ JJT\ JJP\ OINN ZpZp•Rr WOW.iR ZRO 2rmWm K10'pCN.O �►1mFyK GpONMI.O HHvO .<•./-UO �<+�-VO J Z•-+u >N<S yJRAu <1y JP `1IJJO• 2K MC 20C W OF•N YR<J YOm CRP m HNmW FNmW m �••,W1- E W!• � `+W1�� W, COW> W, O�W> W�•- Z L< p `z �iZ " 2 'f2 �R O �R O 'R 00 N rY CSN��r' 1- p um<I- p el <I- O ••+00 `/- p�►HpCp 1- p1� % , p'jF h NJI w 1 VMnw:;v O 1 �O 1 ZJ 1-j£O 1 Z�.IW Nj�O 1 �2 wo 1 �2c 1 �ZaDEO 1yR1yy/�•+1yM-j �ptn DY(Y, J �-'OONJ ••+1RyWyN��[J �••••1y y�,[ C_ G_ p NZ� 1 WOl L;2R, ga�a�u C?at -C7N O0,wvN OT 3If2 T to QZ�.id N NO In NN "?Mt _ �1 m 1N3.._ r>J.7i�� H7��epp »Ep HJ F>>> MM}..Jpp fyp �{�J} In IMp.. �r�p10n >F<- �NN NMNN NN MNNfv NNN cc p N NN O< �O N cm CK O fCypA � <0 1 $A � ODN 1 A too N 1 P 11n 2(V MM �A1n¢ NOS OQ r- rA W N �g p$ M T,W„ `N( N Go � N W T a0 At a0 ao ao0 3 Nr l'J W ti N e2r r y/ W V W W l7 J J 114 W V' 1 > r 7 O > r N N N W Z t1 y o C < o O Oi <o.. . N ` JNrr W A rN + ^Y JJo�¢Gy~< .N.. r e0e0 r1CyT 1 ::'myr M �� ¢WWr W <`Nmm \ N1n �0� 1r OOJJ►�IY019 < wizzz J yp J 1 1 a�rr •1< r i! 99 r 1 22 � W0 H / 22 r <22 S A J< 1� ZZZ G 0► WW N O rrrWW at d \Vyy11 <N N NO WVVPO �v N Or VNO WV OrryVVAp Y333 W.3 3 33 N¢ NOS<y 1 P 2� m << r 7 ¢ < OW Z2 Z2 oC pJ moe Z pc Jm Oe qOr YO O r0< Oy<��8K� TO N� •>i0< WK� •-•OtOy/8¢rx JJNH YN ¢N JrV V2¢TVI TN ¢N JrVU2 YN ¢N Jr U' VS¢YNW le . u Y . 00 g� o m W/M7 ¢ N dNo W ry �{ M 31 M N m ru A C4 e LD O � ^_ O P oa $r r .or ry. „ry a ryr N. o P 9 PCNJ P r W N < ri W< N < N W< IV W � p' 8 CO 7 E IOC7 /0 > _> W. QI 1040 W O �p ru P.=i� �¢aP� ul<il� PH� N IL < A <¢A W W A 1 OA ON N < JIN ou M NV' Y<N 7N,,11¢N S <¢N J ¢ u C<Wu0 ¢NCO C JVO W. <Z wmW% m W dpp ¢tCNrmm to UP Yrm _�WCL <A¢2L u <t<�!C WQd'C = ZWL =�J,1 V¢L Q << • Z¢ W r p ¢ <YCN� - CO�i N 10 «Ni�NNN {{,,�� f yy�1 opaal� OO.. ¢`Z NJxW A %�' 2JS eaIm 0 NVUSNNLLN ru WA JC A p ¢M r p NN r gpyAiO 1 vWi� O �N�� O Li p�NJrW 1 N �O=JJO 1 I%KJ O J ,,,1 i6 N¢.±¢J N¢ J`J NYWW�<1J NY�N`J NW A Nip7�OJ N S�1y$yl p A6 "w—i cLpn (Oy�u.ta�(' (/�y aN .-M f�y aC14{vQ�.� NJ M IOu ` `pW �D<V_ - � yy1 1 y71y11-,, AM1pp. OOP�"}. SPA. C�ppJJ11. rP.pppNp.p Nf�V{�\} 7 77X MMIP NMP10 a;;R° MM, NPM+°O J'�fl�'1 JJJ.1 AA� Yp�OA.T rJ.CO .O.ON AA,M »»~ NN.f M�O xMN/M/11N rrA Pr r MN NA NN� NNNJ M pZ M ~ r+ O<� O N Im !`•� HW¢ 1— 1. 1. Ir do .t« 1¢- 1� .0H W u. co .Nr .AJ +-A P •.p .Nr BCD NfV¢ «+ Oor�ppr M•-Nrr�N AO 0r.00r orN1- W1�pyu N 1 N 'A vt W N /q.N N ?44 M 39 Z 2 • W <� NVI VI N ¢ rN 7 J O 1 N N VI K 1- K 1-- C H O < 0 O O < N O 1 8 11 N W P 11 N U\ s U ¢ J2&N1¢y ¢ r M 2=V/¢ u ¢ r J Z5N 1 Y 41 VI �00 OO.r$xZ p.p. O•-!¢2yZ� N Irw �+KS vl 1-NOO -. AA 1 1-OH7 5 •PP 1 TO>T •+ rN 1 ►-01- .-. �1` ¢W�rW r rr O.-. 00 1� r OJJ•+W tCCC W m o ./JylmO] W ¢22 T Nmm i 4u"Nmm T K` tJ.-..-• Ht W rrly W rr2¢¢p 1-t Wt rr2 ¢¢ H 5<�,1 2/` J� 1 1 uiR r 1 1 Czm( 21_ OE 1 1 U zz 2i d\`2 VO 20 0>H -O Ir 1-HWWON VO 20 0TP WW VO \ Uyy// <N . CK wo►-V.ppO .-.N OW WUU VAO <N .-•IV DoY VUUAO <N N¢ ND¢ 1N¢ NO< 1 1 1P 1 >¢ NNHW 1 1 1 N I rr.+ 1 ` VI 1 1 1 N I V'rr 1 1 1 V W� 1 1 > i U' W 1 1 1- l7 i 1 V' 1-T ZZZ Z,�//V' -•�+►.rY 2 22 ....�<r & ►-<6 2 2 >I-¢OmOW Z >I- 8< OW 2 »¢ < m01 2 C►- > r '+O�C¢I->< rC •+0 W 1-X YO r .-.O ��W ¢> 1 a0 VS Y"w TN at" JI- VS YN , >N NY�N r K W N M N N ^ N N N O 1 r Cr G r Gr r fu Al 1{q/ 111111`yyy777 1yyUU1U'''�� N` ev J O NJ Sf Q NJ IV J M J 10 O.J 0/ im;: ►J 1 Ip > /b => •j > CD > O => Oo > \ � d4 � 01 de �yyr�p�8 ! �n < rO;d fn N Z> OQ ` tu < in .-�«N pp<KN <¢N .+«N y\muOCN a_ • JN N`J<ypJHY uWOW W¢K2_F-Jypy O wV1 -JAwnr PfpV-yJm«�tWp¢Z1o�0ApZKVvGI�uW0<NOMAHO N�LYOj�TjjWWO N�fT�y� pNp.�W1Jy NU<FVH VC"Or. -V�(J2<y�AO_F�- Npo/1 QV<aJJi u<HV<l ^Ym +20 W MZ1�N•�rIQt N�1e 2 iWci CK.0p<O0 < -. O 1 <O O 1 pO ONI� J t�WOCDJ yp�J O=U, OVN�J NNN �� N' OWA N / 1 1 717 i o Qa P v-,z o OMTE 29 LO ✓ AVE M1ro - • .e _Y o �� V � c �J� 4© 4O'�` b'� < to fo' �� Q 4O� / •g 30 30 4 v //P u � !/2 /iP 74, SO 113 G1 a A v , V Cb 13 y C J J O J J � W V; \ m Z i I — r a v� a y U k OO V a g a p A • C L it ,.Cii 11 f*1 ty a �I I ko 4 �:J a a I � O E _ � 30 30 30 30 / 76 SO 2 IN a OLa 9aos si.fi '�o`t Pef — 01.9 o nnft � nAin inzea + sao �f� N � 0 LoI K r I--------------- !" t NOO'azE . a 0 Lot K - 0 • � l ,A 01,91 9R.o• y a W h W b ♦ q (O� « , 8 �, i V L) N 6 7e. m PieSo CZ th 1 0 �o fo b b (N) O. q U O 4 \ ml ® C ° tiDOo a M � 4 O t. y V � � M N I o ( �I p ® am cn n-0i ® orn v n oc so x a g m r 30 30 / ao 30 � n2 � m � � e k h k i•a e.ro Jy. � 9/.0/ de A y- � P.V �e�A Lot L 0 /�SNI'YJ'-Ti9✓�(/ NOo•OZ'E I 1 _ 330 �A`/_�___ N -i 0 A i� f ' 1*4 14 s., v n .d a f W - \ W F R E D W A R I N G D R I V E 3 APPROVED OFFICE/PROFESSIONAL ZONE CHANGE PROPOSED OFFICE/PROFESSIONAL ZONE CHANGE FOR THIS PROJECT APPROVED OFFICE/PROFESSIONAL ZONE CHANGE __ • _ _ . _.._ .' __ O Q I I I 1 .. •..•h .. • I I ViCANTI EXISTING EXISTING EXISTING VACANT EXISTING VACANT VACANT VACANT VACANT VACANT EXISTING I I I 1 RESIDENCE RESIDENCE RESIDENCE RESIDENCE , RESIDENCE c PROPOSED y� f L I I 1 1 PROPOSED �j �j OFFICE BUILDING / I I I I � � BILDING } I 1 I L- -- ---- - ------- - ------- o- -------- ---------- --------- ------- -------- --- ----------- --- • J E- P SSIBLE VEHICULAR ACCESS LINK FF ___----__ _-_____ ______-- --______ ___-__-_ W WL 1 1� _ 13 14 •• SS•' I 6 if, • � 17 SB 19 20 21 EXISTING � • -- ----j— ------- .. •• � • BUOFFICE ILDING 22 i 24 2b 26 27 2B 29 30 31 32 33 34 3b 36 37 36 39 40 41 42 W Ll Li 0 LF Z EOFFI d BUILDING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING �\ I RESIDENCE RESIDENCE VACANT RESIDENCE RESIDENCE VACANT RESIDENCE VACANT RESIDENCE RESIDENCE RESIDENCE RESIDENCE RESIDENCE RESIDENCE RESIDENCE RESIDENCE RESIDENCE RESIDENCE RESIDENCE RESIDENCE VACANT RESIDENCE O • S A N T A R O Q � A W A Y • EXISTING ,•�-- __"`-'T'- • OFFICE / BUILDING 1 4 I f PRELIMINARY SITE PLAN of PROPOSED OFFICE / PROFESSIONAL ZONE for NORTH ' CHR I STORHER S .. MILLS ARCHITECT, INC 1 " -50 • DR . and MRS . LEVI LEHV PALM DESERT CALIFORNIA� A , 4 AUG 69 121 S . PALM CANYON DRIVE �222 • PALM SPRINGS. CALIFORNIA "g:' I` <t ti 4 • ' I i I -