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2020-10-06 PC Regular Meeting Agenda Packet
CITY OF PALM DESERT REGULAR PALM DESERT PLANNING COMMISSION MEETING AGENDA TUESDAY, OCTOBER 6, 2020 — 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER II. ROLL CALL III. PLEDGE OF ALLEGIANCE IV. SUMMARY OF CITY COUNCIL ACTIONS V. ORAL COMMUNICATIONS In consideration of the current Coronavirus/COVID-19 Pandemic and pursuant to California Governor Newsom's Executive Orders, Planning Commissioners may participate via teleconference. Any person wishing to discuss any item not appearing on the agenda may address the Planning Commission via the Zoom session at this point by giving his/her name and address for the record. Remarks shall be limited to a maximum of three (3) minutes unless the Planning Commission authorizes additional time. Because the Brown Act does not allow the Planning Commission to take action on items not on the Agenda, members will not enter into discussion with speakers but may briefly respond or instead refer the matter to staff for a report and recommendation at a future Planning Commission meeting. Options for Public Participation: • Public comment may be received by email or voicemail from the time the agenda is posted up until one (1) hour prior to the posted time of meeting convening (5:00 p.m.). Emails will be distributed for the record prior to the meeting. If the sender so requests, the email will be read into the record during the virtual meeting. Emails shall be limited to a maximum of three (3) minutes. Email: plan ni ng(a-)-cityofpalmdesert.org AGENDA REGULAR PLANNING COMMISSION MEETING OCTOBER 6, 2020 • Voicemails will be forwarded to the Planning Commission at or near the time they are received. If the sender requests, they may also be saved and played at the appropriate point in the live meeting. Voicemails shall be limited to a maximum of three (3) minutes. Voicemail: (760) 776-6409 • Via Zoom/teleconference: Meeting ID: 820 1389 8789 or by phone dial 1 (213) 338-8477. A password will be required to join the Zoom meeting, please email moreillyCa cityofpalmdesert.org to request the password prior to meeting convening (until 5:00 p.m.). Reports and documents relating to each of the following items listed on the agenda, including those received following posting/distribution, are on file in the office of the Department of Community Development and are available for public inspection on the City's website: cityofpalm desert.org. VI. CONSENT CALENDAR ALL MATTERS LISTED ON THE CONSENT CALENDAR ARE CONSIDERED TO BE ROUTINE AND WILL BE ENACTED BY ONE ROLL CALL VOTE. THERE WILL BE NO SEPARATE DISCUSSION OF THESE ITEMS UNLESS MEMBERS OF THE PLANNING COMMISSION OR AUDIENCE REQUEST SPECIFIC ITEMS BE REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE DISCUSSION AND ACTION UNDER SECTION VII, CONSENT ITEMS HELD OVER, OF THE AGENDA. A. MINUTES of the Regular Planning Commission meeting of September 15, 2020. Rec: Approve as presented. Action: B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application to merge lots at Monterey Avenue. Case No. PMW 20-0008 (4G Development, San Diego, California, Applicant). Rec: By Minute Motion, approve Case No. PMW 20-0008. Action: VII. CONSENT ITEMS HELD OVER Vill. NEW BUSINESS None IX. CONTINUED BUSINESS None 2 AGENDA REGULAR PLANNING COMMISSION MEETING OCTOBER 6, 2020 X. PUBLIC HEARINGS Anyone who challenges any hearing matter in court may be limited to raising only those issues he or she raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Remarks shall be limited to a maximum of three minutes unless the Planning Commission authorizes additional time. A. REQUEST FOR CONSIDERATION for approval of a Conditional Use Permit(CUP) and Tentative Parcel Map (TPM) to allow the conversion of an existing four-unit apartment development from rentals to for-sale condominiums, and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case Nos. CUP 20-0002/TPM 20-0001 (Lane Design Build, Hermosa Beach, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2781, approving Case Nos. CUP 20-0002/TPM 20-0001, subject to the conditions of approval; and adopt a Notice of Exemption in accordance with CEQA. Action: XI. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES B. PARKS & RECREATION XIII. REPORTS AND REMARKS XIV. ADJOURNMENT I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda for the Planning Commission was posted on the City Hall bulletin board not less than 72 hours prior to the meeting. Dated this 1st day of October 2020. Monica O'Reilly, Recording karetary 3 CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION PRELIMINARY MINUTES • TUESDAY, SEPTEMBER 15, 2020 — 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair Lindsay Holt called the meeting to order at 6:01 p.m. II. ROLL CALL Present: Commissioner Joseph Pradetto Commissioner Ron Gregory Commissioner Nancy DeLuna Vice-Chair John Greenwood Chair Lindsay Holt Also Present: Craig Hayes, Assistant City Attorney Andy Firestine, Assistant City Manager Ryan Stendell, Director of Community Development Eric Ceja, Principal Planner Nick Melloni, Assistant Planner Christina Canales, Engineering Assistant Monica O'Reilly, Management Specialist II III. PLEDGE OF ALLEGIANCE Vice-Chair John Greenwood led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTIONS Director of Community Development Ryan Stendell summarized pertinent City Council actions from the meeting of September 10, 2020, and introduced Assistant City Manager Andy Firestine. Assistant City Manager Andy Firestine provided a PowerPoint presentation on City operations during the pandemic, City Hall reopening plans, budget implications ($8.3 million projected gap), and an update on projects. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 15, 2020 V. ORAL COMMUNICATIONS None VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of August 18, 2020. Rec: Approve as presented. B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application to merge lots at Merle Drive (APNs 624-071-029 & 031). Case No. PMW 20-0003 (Travis Cook, Dallas, Texas, Applicant). Rec: By Minute Motion, approve Case No. PMW 20-0003. Commissioners Gregory and Pradetto abstained on Item A, the Minutes of August 18, 2020. Upon a motion by Vice-Chair Greenwood, seconded by Commissioner DeLuna, and a 5-0 vote of the Planning Commission, the remainder of the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Gregory, Holt and Pradetto; NOES: None). VII. CONSENT ITEMS HELD OVER None VIII. NEW BUSINESS None IX. CONTINUED BUSINESS None X. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION for approval of Precise Plan (PP) 19-0010 to allow the construction of a new two-story, 18,434-square-foot light industrial building at 73725 Dinah Shore Drive, and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. PP 19-0010 (DMA, Wildomar, California, Applicant). Assistant Planner Nick Melloni presented the staff report (staff report(s) are available at www.cityofpalmdesert.org). He recommended approval of the project as presented and offered to answer any questions. 2 PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 15, 2020 Vice-Chair Greenwood asked Mr. Melloni to elaborate on the conditions recommended by the Architectural Review Commission (ARC), and how they were integrated into the exhibits that staff presented to the Planning Commission. Mr. Melloni responded that the ARC directed the applicant to create pop-outs or further recess of some of the windows to create more interest with the shadow lines. He said the applicant provided updated elevations; however, the package was not complete, so he did not include them in the presentation. He stated that the comments would be addressed when the project goes back to the ARC for final approval of the construction drawings. Vice-Chair Greenwood asked if staff reviewed the design changes based on the ARC comments. Mr. Melloni replied, yes. Vice-Chair Greenwood asked if staff was satisfied with the changes. Mr. Melloni replied, yes. He reiterated that the changes were not included in the Planning Commission presentation, but would be taken back to the ARC for final review and approval. Vice-Chair Greenwood thought that Dinah Shore Drive has good examples of tilt-up architecture. He struggled with the proposed project, which does not commensurate with that level of architectural design. He asked what the City is using as a gauge to review industrial projects. Mr. Melloni responded that the City is using the existing architecture along the corridor as a reference point. For this project, staff referenced the Barkingham Pet Hotel. Mr. Stendell interposed that the gauge is working with the ARC, and staff leans on the ARC's recommendation. MR. DAVE MADDEN, the architect for the project, stated that he worked with staff and ready to move forward with the construction documents. He commented that they reviewed the conditions of approval, and they do not have any objections. Commissioner Ron Gregory voiced his concern with landscape for the retention basin. MR. MADDEN commented that it was logical to add an ingress and egress from the driveways to continue the natural flow for stormwater quality. Commissioner Gregory stated that there is not a lot of landscape, and it is going to be mostly rock, which is typical for the area. He said the plant material would not do much due to the small amount of land over the sight line, and the plant material selected would not be there in a few years because they are not sustainable. He hoped the landscape architect could address his concerns. MR. MADDEN responded that they could make adjustments. 3 PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 15, 2020 Commissioner Gregory asked staff if the City should not care about the landscape because it is in an industrial area. Before moving forward, Mr. Stendell asked Chair Holt to open the public hearing. Chair Holt declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. Mr. Stendell continued that they care and do not forget about the industrial areas. There are certain realities as far as the way lots are sloping. However, it does not mean that they cannot come up with unique design solutions. If the Planning Commission feels that the landscaping needs extra work, the Commission could make comments and requirements as the conditions of approval. Vice-Chair Greenwood inquired if the City has any examples along Dinah Shore Drive with a retention basin front-loading the street. Mr. Stendell responded that he could not answer without taking a drive through the area. He stated that the general rule of thumb is how aggressive and deep is the basin. A shallow retention basin could look like a natural landscape area. Commissioner Gregory commented that he does not know how deep is the proposed retention basin. However, if there is sufficient room, it would be great to make the retention basin look like it is part of the landscape. MR. MADDEN stated that Commissioner Gregory's comments are acceptable. With no further testimony offered, Chair Holt declared the public hearing closed. Vice-Chair Greenwood noted that there is a discrepancy between the precise grading plan and the landscape plan. The precise grading plan shows a narrow strip of riprap, and the landscape plan provides undulation. He felt there needs to be careful consideration and coordination between the two disciplines to show the front end is executed well aesthetically and have a good planting. He understood that the ARC reviewed the project, and he does not want to overstep his bounds as a Planning Commissioner. However, he felt the building has flat planes, and there is not a lot of proportion. He mentioned that there many good examples on Dinah Shore Drive of tilted architecture in industrial buildings. He struggled with the project not being commensurate with that level of architecture, which is a big building facing Dinah Shore Drive. Commissioner Joseph Pradetto supported Vice-Chair Greenwood's comments. Although he is not an architect, he was not impressed with the design. He did think of granting some leniency, being that the building is located in an industrial zone. However, he wished he did not have to take for granted that the City would get a mediocre design in the north part of the City, which is a gateway for a lot of commerce. He did not have a solution, but shared his concern that the ARC did not give the Planning Commission the best design possible. 4 PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 15, 2020 Mr. Stendell suggested the Planning Commission could approve the project entitlement so it could move forward, subject to sending the preliminary architecture back to the ARC before to the final construction documents. If not, the Planning Commission could send the project back to the ARC for a second look without approving the entitlement. Chair Holt asked if it is correct that the approval could be contingent on the applicant working on the landscape items as well. Mr. Stendell replied that is correct. He noted that the landscape design is within the purview of the ARC. Vice-Chair Greenwood moved to waive further reading and adopt Planning Commission Resolution No. 2780, approving Case No. PP 19-0010 contingent upon the proposed project returning the ARC for review of their previous comments, address landscaping and plant species within the retention basin, and subject the conditions of approval; and adopted a Notice of Exemption in accordance with CEQA. The motion was seconded by Commissioner Pradetto and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). Chair Holt inquired if the City's General Plan has guidelines in general or otherwise for landscaping of retention basins. Mr. Stendell responded that the General Plan does not get into that level of detail. There might be some design standards, but they could be outdated. He looked to Engineering Assistant Christina Canales; however, he did not think the City has specific details for landscaping and retention basins. Chair Holt asked if it could be beneficial to have design standards to handout to developers or landscape designers. Mr. Stendell responded that he did not know. He had mixed opinions on having standard drawings. He felt if there are standard drawings, you get standard designs. He said if the Planning Commission has any opinions to let him know and he would be happy to look at it from a staff perspective. Assistant Engineer Christina Canales added that the City does not have design standards in regard to landscaping, only for the basin for safety reasons. Commissioner Gregory commented that the City does not need to have design standards, but maybe some verbiage. The verbiage could state, if the parkway is to be used as a retention basin, then the landscaping has to make sense and integrate with the retention basin, so it looks attractive. XI. MISCELLANEOUS None 5 PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 15, 2020 XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES Mr. Stendell reported that the Art in Public Places Commission discussed art for San Pablo Avenue and traffic signal cabinets. B. PARKS & RECREATION Mr. Stendell also reported that the construction of pickleball courts was completed at Freedom Park. Additionally, a pedestrian bridge at Civic Center Park was named after John Marmon. Vice-Chair Greenwood inquired if there was any discussion when the skate park would reopen. Mr. Stendell believed that the skate park was going to open this week from Thursday to Sunday in the evening. He noted that the Desert Recreation District was short-staffed due to the pandemic, but they are getting back up to speed. They are going to start with four days a week. XIII. REPORTS AND REMARKS None XIV. ADJOURNMENT With the Planning Commission concurrence, Chair Holt adjourned the meeting at 6:43 p.m. LINDSAY HOLT, CHAIR ATTEST: RYAN STENDELL, SECRETARY MONICA O'REILLY, RECORDING SECRETARY 6 CITY OF PALM DESERT PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM To: RYAN STENDELL, DIRECTOR OF COMMUNITY DEVELOPMENT From: CHRISTINA CANALES, ASSISTANT ENGINEER Date: September 15, 2020 Subject: PARCEL MAP WAIVER NO. 20-0008 The above-referenced parcel map waiver has been reviewed by the Engineering Division of the Public Works Department and found to be technically correct. Please schedule for Planning Commission action as soon as possible. PMW 20-0008: Applicant/Representative: Leah Loveland 4G Development PO Box 270571 San Diego, CA 92128 Property Owner: Chick-Fil-A 15635 Alton Pkwy, Ste. 350 Irvine, CA 92618 ---------------------------------------- Christina Canales Engineering Assistant PAGE 1 OF 1 IN THE CITY OF PALM DESERT EXHIBIT "A" PARCEL MAP WAIVER 20-0008 (LEGAL DESCRIPTION) PARCEL A PARCELS 3 AND 4 OF PARCEL MAP NO. 37157, IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 247, PAGES 1 THROUGH 7, INCLUSIVE OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. CONTAINING AN AREA OF APPROXIMATELY OF 70,902 SQUARE FEET OR 1.628 ACRES. AS SHOWN ON THE ATTACHED EXHIBIT `B"AND BY THIS REFERENCE MADE A PART HEREOF. SUBJECT TO EASEMENTS, COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, RIGHTS, RIGHTS-OF-WAY AND OTHER MATTERS OF RECORD, IF ANY. LEGAL DESCRIPTION PREPARED UNDER THE SUPERVISION OF: ��/ A 9i8i2020 STEPHEN M. HAGER, P.L.S. 6161 1-ANDrrSU�.,,% =� STEPHEN M. HAGER ti°= * N0. 6161 -0 DP. 3-31-22 a OF rrnnun P:\CFA17091\Submittals\20-09-08(pmw to smh)\legal-parcel map waiver.docx r N90°0000"E C PA _— STEPHEN M�I�AGER �0= 271.65' [ 6. 1 II ill 101.05' 168.60' �'� = � EXP. 2 0���. Q 103.05' `V Q► EXISTING LOT LINE w e` (TO BE REMOVED)Lai D W p p rl z 2 N90°00'00"E 299.83' N00°00'00"E F 103.53'- 149.46' 60.50' 252.99' \ N90°00'00"E G ca N I �I rl h I � O D/NAH SHORE DRIVE RECORD DA iA NOTE. NOTES: (R) DENOTES PARCEL MAP N0. 37157, 0 SOUTHWEST CORNER OF PARCEL 4 PER (R). BOOK 247, PAGES 1 THROUGH 7, © WEST LINE OF PARCELS 3 AND 4 AND EAST _f INCLUSIVE OF PARCEL MAPS RIGHT—OF—WAY LINE OF MONTEREY AVENUE BASIS OF BEARINGS. PER (R). , THE BEARING OF N00°00'35"W FOR THE © NORTH LINE OF PARCEL 3 PER (R). - CENTERLINE OF MONTEREY AVENUE AS SHOWN ON 0 NORTHEASTERLY LINE OF PARCELS 3 AND 4 71 PARCEL MAP NO. 37157, FILED BOOK 247, PAGES PER (R). 1 THROUGH 7, INCLUSIVE OF PARCEL MAPS, QSOUTHEAST CORNER OF PARCEL 4 PER (R). RECORDS OF RIVERSIDE COUNTY, WAS USED AS Q SOUTHERL Y LINE OF PARCEL 4 PER (R). THE BASIS OF BEARINGS FOR THIS EXHIBIT. © MOST SOU THERL Y LINE OF PARCEL 4 PER (R). NOTE: Q WEST LINE OF SECTION 20, T4S, R6E., S.B.M. AS DESCRIBED ON THE A TTACHED EXHIBIT "A" ( SOUTH LINE OF SECTION 20, T45, R6E., S.B.M. AND BY THIS REFERENCE MADE A PART THEREOF. AREA OF PARCEL A = 70,902 SQUARE FEET Prepared by. PARCEL MAP WAIVER 20-0008 APPROVED BY: Joseph C. Truxaw and Assoclate4 Ins IN THE CITY OF PALM DESERT � �n/2o2o Civil Engineers and Land Surveyors DRAWN: CL CHKD: SMH EXHIBIT "B„ CHRISTOPHER L. ALBERTS DATE 1915 W Orangewood Ave., Suite 101, Orange, CA ACTING CITY SURVEYOR (714)935-0265 DATE: 9-8-20 DATE: 9-8-20 SHEET 1 OF 4 - CFA17091 L.S. NO. 8508 TITLE REPORT THE EASEMENTS SHOWN HEREON ARE BASED ON INFORMA TION CONTAINED IN THE PRELIMINARY TITLE REPORT PREPARED BY- FIRST AMERICAN TITLE INSURANCE COMPANY 4380 LA JOLLA VILLAGE DRIVE, SUITE 110 SAN DIEGO, CA 92122 (855) 410-2151 COMMITMENT NUMBER: NCS-85602 1-SO COMMITMENT DATE. JUNE 12, 2020 AMENDED DA 7F JUL Y 7, 2020 TITLE OFFICER.• TRIXY BROWN / JANICE TREANOR EASEMENT NOTES: 7 RIGHTS, RIGHTS OF WAY, RESERVATIONS AND EXCEPTIONS IN THE PATENT RECORDED AUGUST 23, 1924 IN BOOK 9 OF PATENTS, PAGE 48. NOTE.• SAID DOCUMENT AMONG OTHER ITEMS, STATES RESERVA110NS FOR IRRIGATION, RECLAMA 110N, MINERAL (EXCEPT OIL AND GAS), ACCESS AND FISHING THA T CAN NOT BE LOCATED AND ARE NOT PLOTTED HEREON. 15 AN EASEMENT FOR TO BUILD AND MAINTAIN AS UNDERGROUND PIPELINE, AND NECESSARY DEVICES AND APPURTENANCES AND INCIDENTAL PURPOSES, RECORDED FEBRUARY 11, 1993 AS INSTRUMENT NO. 54527, OFFICIAL RECORDS. - IN FA VOR OF COACHELLA VALLEY WA TER DISTRICT AFFECTS• AS DESCRIBED THEREIN - 34 AN EASEMENT SHOWN OR DEDICATED ON THE MAP FILED OR RECORDED JUNE 26, 2019 AS PARCEL MAP NO, 371571N BOOK 247, PAGES 1 THROUGH 7, INCLUSIVE OF PARCEL MAPS FOR. DOMESTIC WA TER AND SANITA TION EASEMENTS AND INCIDENTAL PURPOSES 35 AN EASEMENT SHOWN OR DEDICATED ON THE MAP FILED OR RECORDED JUNE 26, 2019 AS PARCEL MAP NO, 371571N BOOK 247, PAGES 1 THROUGH 7, _ INCLUSIVE OF PARCEL MAPS. FOR.- RECIPROCAL ACCESS EASEMENT AND INCIDENTAL PURPOSES. NOTE.• SAID EASEMENT IS BLANKET IN NATURE PER (R) AND IS NOT PLOTTED HEREON. _ 36 AN EASEMENT SHOWN OR DEDICATED ON THE MAP FILED OR RECORDED = JUNE 26, 2019 AS PARCEL MAP NO, 371571N BOOK 247, PAGES 1 THROUGH 7, INCLUSIVE OF PARCEL MAPS. FOR.- RECIPROCAL DRAINAGE EASEMENT AND INCIDENTAL PURPOSES. NOTE.• SAID EASEMENT IS BLANKET IN NATURE PER (R) AND IS NOT PLOTTED HEREON. LEGEND: NOTE: (R) DENOTES PARCEL MAP NO. 37157, BOOK SEE SHEET 4 FOR PLOTTED EASEMENTS 247, PAGES 1 THROUGH 7, INCLUSIVE OF- PARCEL MAPS Prepared by: PARCEL MAP WAIVER 20-0008 C. Truxaw and Amoclata% Ina== IN THE CITY OF PALM DESERT ON Engineers and Land Surmmm DRAWN: CL CHKD: SMH SHEET 2 OF 4 ss jw 1911 W GV--91-ad A,,, Suire 101, Orange, CA EXHIBIT B (714)935-02e5 www.o-uxaw.com DATE: 9-8-20 DATE: 9-8-20 CFA17091 EASEMENT NOTES: (continued} 37 ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM MONTEREY A VENUE, HA VE BEEN DEDICA TED OR RELINQUISHED ON THE MAP OF PARCEL MAP NO. 37157 ON FILE IN BOOK 247, PAGES 1 THROUGH 7, INCLUSIVE OF PARCEL MAPS. 40 COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED AUGUST 12, 2019 AS INSTRUMENT NO. 2019-0306245 OF OFFICIAL RECORDS, WHICH PROVIDE THA T A VIOLA TION THEREOF SHALL NOT DEFEA T OR RENDER INVALID THE LIEN OF ANY FIRST MORTGAGE OR DEED OF TRUST MADE IN GOOD FAITH AND FOR VALUE, BUT DELETING ANY COVENANT, CONDITION OR RESTRICTION INDICA TING A PREFERENCE, LIMI TA TION OR DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS, NATIONAL ORIGIN, SEXUAL ORIENTA T/ON, MARITAL STATUS, ANCESTRY, SOURCE OF INCOME OR DISABILITY, TO THE EXTENT SUCH COVENANTS, CONDITIONS OR RESTRICTIONS VIOLATE TITLE 42, SECTION 3604(C), OF THE UNITED STATES CODES OR SECTION 12955 OF THE CALIFORNIA GOVERNMENT CODE. LAWFUL RESTRICTIONS UNDER STATE AND FEDERAL LAW ON THE AGE OF OCCUPANTS IN SENIOR HOUSING OR HOUSING FOR OLDER PERSONS SHALL NOT BE CONSTRUED AS RESTRICTIONS BASED ON FAMILIAL STA TUS. NOTE.• SAID DOCUMENT AMONG OTHER ITEMS, INCLUDES NON-EXCLUSIVE EASEMENTS FOR DRAINAGE; COMMON AREAS, SIGNS, CONSIRUCI]ON AND MAINTENANCE WHICH ARE BLANKET IN NA TURE AND ARE NOT PLOTTED HEREON. SAID DOCUMENT ALSO DEPICTS -CFA PROTECTED DRIVES'" (P.D.), "NO CHANGE AREA" (N.C.A.), "TENANT'S -_ EXCLUSIVE PARKING AREA" (T.E.P.A.) AND 'ASSEMBLY RESTRICTED AREA (A.R.A.), SAID AREAS ARE APPROXIMA TEL Y PLOTTED HEREON. REFER TO SAID DOCUMENT FOR FULL PAR11CULAR5 O DENOTES PLOTTED EASEMENT. NOTE. SEE SHEET 4 FOR PLOTTED EASEMENTS Prepared by: PARCEL MAP WAIVER 20-0008 C. Truxaw and Amoclata% Ina== IN THE CITY OF PALM DESERT ON Engineers and Land Surmmm DRAWN: CL CHKD: SMH 1915 w ag—d,are., suite 101, orange, CA SHEEi 3 OF 4 J" /I -an (714)9J5-02e5 W—t—, — DATE: 9-8-20 DATE 9-8-20 CFA17091 EXHIBIT B . o P.D. 40 20' WIDE � W I 4 VARIABLE \ / Q WID TH ! 4 VARIABL� \ WID TH \ / '► T E.P.A, 40 C.A. P.D. 40 - 4 `\ 40 VARIABLE At 18, WIDE 7 =� A.R.A. ` WIDTH W / 40 20' WIDE itr Y d O r",cl CD O CQ 0 ro i cliff c DINAH SHORE DRIVE ro b 0 Q a NOTE: SEE SHEETS 2 AND 3 FOR EASEMENT REFERENCES. Prepared h� PARCEL MAP WAIVER 20-0008 C. Truxaw and Aamckte.% lm IN THE CITY OF PALM DESERT 0191 Engineers and Land 5urmArs DRAWN: CL CHKD: SMH r915 w w�gewooe,a�., su;te ror, o�a�ge c� SHEET 4 OF 4 EXHIBIT B I➢I . /I (714)9J5-O7H5 —t—, — DATE: 9-8-2D DATE: 9-8-20 CFA17C91 STAFF REPORT CITY OF PALM DESERT COMMUNITY DEVELOPMENT DEPARTMENT MEETING DATE: October 6, 2020 PREPARED BY: Nick Melloni, Assistant Planner REQUEST: Consideration of a Conditional Use Permit (CUP) and Tentative Parcel Map (TPM) to allow the conversion of an existing four-unit apartment development from rentals to for-sale condominiums; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Recommendation Waive further reading and adopt Planning Commission Resolution No. 2781, approving Case Nos. CUP 20-0002 and TPM 20-0001, subject to the conditions of approval; and adopt a Notice of Exemption with CEQA. Executive Summary Approval of staffs recommendation will allow the applicant to convert an existing four-unit apartment complex into four for-sale condominium units. Staff has determined that the conversion is consistent with the purpose and requirements of the City's Condominium Conversion Ordinance. The conversion meets minimum parking and development standards and provides consumer protections to existing tenants, including the first right of the purchase option, relocation costs, and assistance if tenants must move because of the conversion. Background A. Property Description The project site is located on the southwest corner of Royal Palm Drive and San Mateo Avenue at 73305 and 73315 Royal Palm Drive. The site is comprised of two individual parcels totaling 0.43 acres. Each parcel is developed with a two-unit apartment building. The surrounding neighborhood consists of traditional detached single-family homes and some attached multi-family apartments. The apartments on the project site were constructed in 1966. Each apartment unit is 1,638 square feet and contains three bedrooms and two bathrooms. In 2019, the applicant received City approval to remodel to the apartments. Improvements included internal remodels of the kitchen, bathroom, plumbing fixtures, electrical, and replacement of all windows to conform to the 2016 California Building Code. Exterior improvements include updated landscaping and a paint update. The current tenants have occupied the units since spring 2019. October 6, 2020 — PC Staff Report Case Nos. CUP 20-0002/TPM 20-0001 Royal Palm Condos Page 2of5 There are 12 parking spaces on the project site. There are four individual garage spaces and eight open spaces. Two of the existing spaces are in nonconforming condition as they are located within the public right-of-way, as shown on the provided site plan. B. Zoning and General Plan Land Use Designation: Zone: R-2 — Mixed Residential —three to 10 dwellings per acre General Plan: Small Town Neighborhood C. Adjacent Zoning and Land Use: North: R-2/Single-Family Residential South: R-2/Single-Family Residential East: R-2/Vacant and Single-Family Residential West: R-2/Single-Family Residential Project Description The project is a request by the applicant and property owner, Mr. Gary Lane, to convert the existing four-unit apartment development into four for-sale condominium units. The application was filed on January 21, 2020; at the time the apartment units were vacant. During spring 2020 the applicant signed leases for tenants. The project's key components are: 1. A TPM to create a single common area parcel and subdivide four new condominium parcels from the four existing apartment units on the property. The boundary of the new condominium parcels will follow the footprint of the existing apartment units. 2. A CUP to establish the condominiums and facilitate requirements of the condominium conversion tenant consumer protections requirements by: • Providing existing tenants a 90-day right of first refusal to purchase the new condominium units. • Providing a relocation plan to assist tenants to find an alternative housing location and a one-time relocation fee to tenants that do not purchase a unit. The applicant has stated in their statement of operations that there are no plans to sell the units for the foreseeable future; however, the applicant agreed to provide relocation assistance and costs based on the event that the current tenants are relocated. Tenants have been notified of the owner's plan. Analysis The Palm Desert Municipal Code (PDMC) allows condominium conversions in any district where residential uses are permitted subject to the approval of a CUP, a tentative map, and all requirements of the PDMC Chapter 25.34.050. The City's Condominium Conversion October 6, 2020 — PC Staff Report Case Nos. CUP 20-0002/TPM 20-0001 Royal Palm Condos Page 3 of 5 Ordinance establishes several provisions to ensure that physical development standards of the underlying zone are being met, the development is compatible with the surrounding neighborhood, and provides for consumer protections to existing tenants and future buyers. A. Zoning and Land Use Compatibility The subject property is zoned R-2, which allows multi-family dwellings and condominiums with the approval of a CUP, as specified under Section 25.10.030 of the PDMC. The existing development conforms to the allowed residential density of three to 10 dwellings per acre, which would allow up to four units on the project site. The existing building and recent site improvements are compatible with the established character of the existing neighborhood. The existing building's conformance with development parking standards is in Table 1 below. The existing rear setback is nonconforming as it encroaches one foot into the required setback; however, this does not significantly affect the existing neighborhood in conjunction with the proposed conversion. Two of the parking spaces are nonconforming and located within the public right-of-way directly adjacent to the curb. This condition existed prior to the recent building remodel. STANDARD R-2 ZONE PROJECT CONFOR MSS Lot Coverage 60% max 39% Yes Height 30'-0" 13'-0" Yes Front Setback 12'-0" 25-0" Yes Rear Setback 15-0" 14'-0" No Interior Side Setback 5'-0" 10'-0" Yes Street Side Setback 10'-01, 10'-0" Yes Parking 2.5 spaces per unit or 12 10 spaces required Yes Landscaping 25% of site 30% Yes Toble 1 -Project Conformance Summary B. Condominium Conversion Requirements The PDMC requires the following as a part of a condominium conversion: • Tenant Notification: Tenants are required to be notified of the proposed conversion in accordance with the Subdivision Map Act. Tenants must also be notified of all public hearings related to the matter. The property owner has notified the tenants and City staff in accordance with the regular noticing requirements. • Tenant Purchase Option: The City has conditioned the applicant to provide all existing tenants a 90-day right of refusal to purchase the unit. October 6, 2020 — PC Staff Report Case Nos. CUP 20-0002/TPM 20-0001 Royal Palm Condos Page 4 of 5 • Tenant Relocation Plan: The applicant has indicated their property management company will work with tenants to find alternative housing locations at such time that the units are listed for sale. The applicant has stated there are no plans to sell at this time, but has been conditioned to provide relocation assistance. The details of the relocation plan shall be subject to approval by the Housing Division. • Consumer Protection: The property owner is required to pay a relocation fee to each tenant who does not choose to purchase a condominium unit and is displaced as a result of the conversion. The fee amount required was $1,500 in 2006, which was adjusted for inflation based on the Los Angeles Consumer Price Index (CPI), which is approximately $1,988 in August 2020. The City has conditioned the applicant to pay the fee for the required relocation, in the event that a tenant is displaced due to the conversion. • Conditions of existing structure: The applicant has demonstrated that the existing structures are in a good condition based on provided pest inspection reports, plans, and building history reports. The City has conditioned the applicant to provide future buyers with a housing inspection report providing details of the structural conditions and use-life of all elements of the property. Public Input Public hearing notices were mailed to all property owners within 300 feet of the proposed project and published in The Desert Sun on September 25, 2020. Hearing notices were also mailed to the tenants of the four units. Staff has not received public comments on this project. Environmental Review The Director of Community Development has determined that the proposed project is categorically exempt under Article 19 Section 15301(k) of the CEQA Guidelines. The project is a division of existing multi-family residences into common interest ownership and is consistent with the applicable General Plan land use designation and zoning designation and regulations. The project site has been developed graded and has no value as a habitat for endangered, rare, or threatened species. Project approval would not result in the possibility of significant cumulative impacts upon the environment. The site is adequately served by all required utilities and public services. Therefore, based on the above findings, staff recommends the Planning Commission adopt a Categorical Exemption for the proposed project. Findings of Approval Findings can be made in support of the project and in accordance with the City's Municipal Code. Findings in support of this project are contained in the draft Planning Commission Resolution No. 2781, attached to this staff report. October 6, 2020 — PC Staff Report Case Nos. CUP 20-0002/TPM 20-0001 Royal Palm Condos Page 5of5 LEGAL REVIEW DEPT. REVIEW FINANCIAL ASSISTANT CITY REVIEW MANAGER N/A N/A N/A Robert W. Hargreaves Ryan Stendell Janet Moore Andy Firestine City Attorney Dir. of Community Development Director of Finance Assistant City Manager Interim City Manager Randy Bynder: N/A APPLICANT: Lane Design Build 2212 Pacific Coast Highway Hermosa Beach, CA 90254 ATTACHMENT: 1. Draft Planning Commission Resolution No. 2781 2. Public Hearing Notice 3. Notice of Exemption 4. Statement of Operations, Letter, Certified Mail Notice, & Pest Report 5. Plot Plans and Tentative Map PLANNING COMMISSION RESOLUTION NO. 2781 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AND TENTATIVE PARCEL MAP TO CONVERT AN EXISTING FOUR APARTMENT UNITS INTO FOUR CONDOMINIUM UNITS LOCATED AT 73305 AND 73315 ROYAL PALM DRIVE; AND ADOPTING A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) CASE NOS: CUP 20-0002/TPM 20-0001 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 6t" day of October 2020, hold a duly noticed public hearing to consider the request by Lane Design Build for approval of the above-noted; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of CEQA" Resolution No. 2019-41, in that the Director of Community Development has determined that the project will not have a significant impact on the environment and that the project is categorically exempt under Article 19, Section 15301(k) of the CEQA Guidelines; and WHEREAS, at the 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 and reasons to exist to justify the approval of said request: FINDINGS OF APPROVAL: 1. That the proposed location of the conditional use is in accordance with the objectives of the Zoning Ordinance and the purpose of the district in which the site is located. The site is located within the Mixed Residential (R-2) zoning district. The purpose of the R-2 zoning district is to allow residential development at densities between three and 10 dwelling units per acre, which are characterized by a variety of housing choices. Attached multi-family residential developments, such as duplexes, and condominiums are permitted within the R-2 zoning designation. The existing apartment buildings were constructed in 1966, and are well established within the context of the existing neighborhood. Beyond establishing the potential for change in the form of ownership of the existing units, the residential uses of the site will remain unchanged. The proposed use is in accordance with the objectives of the R-2 zone. 2. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. PLANNING COMMISSION RESOLUTION NO. 2781 The proposed condominium conversion does not alter the existing residential land use, or increase the existing residential densities of the site. No enlargements, height increases or additions are proposed to the existing on-site structure. The existing uses and physical improvements would remain unchanged. Therefore, the conditional use and condominium conversion will not be detrimental to public health, safety, or welfare. 3. That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments. The interior building improvements comply with applicable development standards for building setbacks and height restrictions and parking requirements. The rear setback of the existing structure encroaches one foot into the 15-foot rear setback required for the R-2 zoning designation. The rear setback encroachment is existing and does not pose adverse impacts on neighboring land uses. 4. That the proposed conditional use complies with the goals, objectives, and policies of the City's General Plan. The subject site features a Small Town Neighborhood General Plan Land Use Designation. This designation is intended to provide moderate density neighborhood development that features a variety of housing choices while preserving or enhancing the existing inventory of historic residences. The proposed conversion enacts City Goal 5 of the General Plan Land Use element by preserving and improving the existing housing stock, enabling further opportunities of homeownership for Palm Desert residents, and supporting a mix of potential housing types. The Planning Commission and City Council shall not approve a Conditional Use Permit(CUP) for a condominium conversion project unless it finds all of the following in accordance with Section 25.34.050 (K) of the Palm Desert Municipal Code (PDMC): 1. That the condominium conversion project is consistent with the applicable findings specified in Section 25.72.050 (CUPs). The proposed condominium conversion project is consistent with applicable findings for conditional use permits. 2. That the applicant does not seek to convert an apartment complex or development, which received a certificate of occupancy for any unit located therein within the preceding 12 months. The existing apartment complex was originally constructed in 1966. A certificate of occupancy has not been issued for any unit located in the complex within the preceding 12 months. 3. That the average rental vacancy rate in apartment dwelling units within the City during the 24 months preceding the filing of the application is equal to or greater 2 PLANNING COMMISSION RESOLUTION NO. 2781 than five percent (5%). Upon submission of the application, the City Manager or designee shall obtain, at applicant's sole expense, a written study or report from an objective, unbiased third party, which provides such studies and/or reports as part of its ordinary course and scope of business on a statewide or nationwide basis, which, in the reasonable opinion of the City Manager or designee, reflects that the average rental vacancy rate in apartment units then available in the City is five percent (5%) or higher. If the average rental vacancy rate in the City during the 24 months preceding the filing of the application is less than 5 percent or if as a result of the approval of said condominium conversion the vacancy rate would be less than 5 percent, the condominium conversion project shall be denied unless the Planning Commission/City Council determines that at least one of the following overriding considerations exist: i. Evidence has been submitted that at least 50 percent, plus one of the eligible tenants have voted to recommend approval of the conversion. ii. That the evidence presented to the Planning Commission/City Council as part of the application for the project overwhelmingly complies with the policies and intent of this chapter. Applicants shall be able to request that the Planning Commission/City Council allow a condominium conversion project to be considered for approval where the vacancy rate and/or tenant approval percentage requirements of this section have not been met, but have been substantially complied with. This condominium conversion is exempt from these vacancy requirements as it seeks to create four units in accordance with PDMC Section 25.34.050 (K) (4). Findings must be made in order to support the proposed land division as required by Section 26.20.100, Planning Commission Action, of Title 26 Subdivisions, of the PDMC. 1. That the proposed map is consistent with applicable general and specific plans, as amended. The proposed Tentative Parcel Map (TPM) is consistent with the Small Town Neighborhood General Plan Land Use Designation. This designation allows moderate density residential development, and the proposed subdivision meets all applicable standards with regard to a minimum lot area. There is no specific plan for this development. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The site was previously developed to comply with City standards per the R-2 designation. The design of the proposed subdivision will not cause the existing site development to become non-conforming with applicable development standards of the R-2 zoning designation. There is no specific plan for this development. 3. That the site is physically suitable for the type of development. 3 PLANNING COMMISSION RESOLUTION NO. 2781 The lot has been previously developed with two residential buildings. The existing site is adequate in size, topography, location, and other factors to accommodate the proposed subdivision. Utilities, including water, electrical, sewer, and gas are in place, and compatible with surrounding properties. 4. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantial and avoidable injury to fish, wildlife, or their habitat. The creation of an additional parcel will not cause substantial environmental damage or injuries to fish or wildlife or their habitat since the site has been previously developed. The creation of a new condominium subdivision at this site does not create any significant new physical impacts on the environment. 5. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. The proposal to create an additional parcel within will not create a physical change to the existing site and will not cause public health problems. Each residential condominium unit will have access to a public street, and the existing development on each of these lots conforms to all applicable development standards. The lots will not create serious public health problems, as utilities are available to support the site, use of the properties for office and light industrial is compatible with the surrounding properties. 6. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The creation of a new parcel at this site will not impact any public easements as part of the subdivision. No changes are proposed to the existing conforming development. 7. That the design of the subdivision or the type of improvements will not restrict solar access to the property. The design of this subdivision and orientation of the lots will not impact solar access to adjacent properties or the subject properties. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby approve Conditional Use Permit 20- 0002/TPM 20-0001, subject to the conditions of approval (attached). 4 PLANNING COMMISSION RESOLUTION NO. 2781 PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 6t" day of October 2020, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: LINDSAY HOLT, CHAIR ATTEST: RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION 5 PLANNING COMMISSION RESOLUTION NO. 2781 CONDITIONS OF APPROVAL CASE NOS. CUP 20-0002/TPM 20-0001 Department of Community Development: 1. The project site shall be subdivided and maintained in conformance with the approved plans and exhibits on file with the City. Any variation from the approved plans must be reviewed and approved by the Community Development Department prior to building permit issuance and may require review and approval by the Planning Commission and/or City Council. 2. All final documentation shall be coordinated for consistency. All such plans shall be consistent with the approved entitlement plans on file with the Department of Community Development. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Construction of said project shall commence within one year from the date of final approval unless an extension of time is granted, otherwise said approval shall become null, void, and of no effect whatsoever. 5. Any proposed modifications to this CUP shall require an amendment to the application, which will result in a new public hearing. 6. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Building & Safety Department City Fire Marshal Public Works Department Coachella Valley Water District 7. The Applicant shall agree to defend, indemnify, and hold harmless the City of Palm Desert or its agents, officers, and employees from any claim, action or proceeding against the City of Palm Desert or its agents, officers or employees, to attack, set aside, void, or annul, any approval of the City of Palm Desert, whether by its City Council, Planning Commission, or other authorized board or officer of the City. 8. The TPM shall be recorded within two years from the date of final approval unless an extension of time is granted otherwise said parcel map approval shall become null, void, and of no effect whatsoever. 6 PLANNING COMMISSION RESOLUTION NO. 2781 9. A copy of the herein-listed conditions of approval shall be included in the construction documentation package for the project, which shall be continuously maintained on-site during project construction. 10. The Applicant must provide the written notice of the exclusive right to purchase required by Gov. Code 66427.1(a) (2) (F) to each tenant of the proposed condominium project. 11. The Applicant shall provide relocation assistance plan to be received and filed by the Department of Community Development describing relocation and moving assistance to each tenant to each eligible tenant for location to alternative housing. The plan shall include a detailed report describing the relocation and moving assistance information to be given to each tenant. The report shall state in detail what assistance will be provided for special category tenants. 12. The Applicant shall provide payment of a relocation fee to each eligible tenant who does not choose to purchase a condominium unit. The payment shall be a one-time lump sum cash payment of at least $1,500 in 2006 (calendar year), escalated annually by the Consumer Price Index for Los Angeles-Riverside-Orange County. An otherwise eligible tenant is not entitled to a relocation fee pursuant to this condition if the tenant has been evicted for just cause. In addition, a cash payment of actual deposit costs shall be made to each eligible tenant who does not choose to stay for utility deposits and hook-up costs. The relocation assistance payments referenced herein shall be paid at the time the tenant vacates the unit. A. In the case of eligible tenants who are also special category tenants as defined herein, the applicant shall provide to the displaced special category tenant, in addition to the relocation fee specified in subsection (A)(2) of this section, a one-time lump sum payment not to exceed a total of$1,000 in 2006, escalated annually by the Consumer Price Index for Los Angeles-Riverside-Orange County, of the first month's rent in the alternative housing, if required upon moving in, and the transfer to the new complex of all key, utility, and pet deposits to which the special category tenant is entitled upon vacating the unit. The relocation assistance payments referenced herein shall be paid at the time the tenant vacates the unit. 13.The Applicant shall, at Applicant's cost, provide each buyer with a housing inspection report prepared by an architect or structural engineer licensed by the State of California and in good standing with the California Architects Board or the Board for Professional Engineers and Land Surveyors, respectively. Said housing inspection report shall detail the structural condition and use life of all elements of the property, including but not limited to foundations, roofs, electricity, plumbing, utilities, walls, ceilings, windows, frames, recreational facilities, sound transmissions of each building, mechanical equipment, parking facilities, and drainage facilities. Such report also shall describe the condition of refuse disposal facilities, swimming pools, saunas, fountains, stone and brickwork,; and fireplaces, exterior lighting, appliances, mechanical equipment for heating and cooling, interior and exterior paint, and/or stucco. 7 PLANNING COMMISSION RESOLUTION NO. 2781 Department of Public Works Prior to the approval of the TPM: 14. The TPM shall be submitted to the Director of Public Works for review and approval. 15. Horizontal control requirements shall apply to this map, including state plane coordinates, which shall conform to City of Palm Desert specifications. END OF CONDITIONS 8 CITY OF PALM DESERT LEGAL NOTICE CASE NO. CUP 20-0002/TPM 20-0001 (TPM 37848) NOTICE OF A PUBLIC HEARING BEFORE THE CITY OF PALM DESERT PLANNING COMMISSION TO CONSIDER A CONDITIONAL USE PERMIT AND TENTATIVE PARCEL MAP TO ALLOW THE CONVERSION OF AN EXISTING FOUR-UNIT APARTMENT DEVELOPMENT FROM RENTAL TO FOR-SALE CONDOMINIUMS; AND ADOPTION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The City of Palm Desert (City), in its capacity as the Lead Agency for this project under CEQA, has determined that this project is Categorically Exempt from CEQA review in accordance with CEQA Guidelines Section 15301(k), Existing Facilities. Project Location/Description: Protect Location: 73305 Royal Palm Drive (APN: 627682003) and 73315 Royal Palm Drive (APN 627682004) Project Description: Lane Design Build ("Applicant") requests approval for a condominium conversion to convert the existing four-unit apartment development on the property into four for- sale condominium units. The project site totals 0.42-acres. There are no additions proposed to the existing units. Recommendation: Staff is recommending approval of the Project, subject to conditions of approval. Public Hearing: The public hearing will be held before the Planning Commission on October 6, 2020, at 6:00 p.m. via Zoom. The hearing will be conducted in accordance with the City's emergency protocols for social distancing. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.cityofpalmdesert.org/our-city/committees-and- commissions/planning-commission-information-center. Comment Period: The public comment period for this project is from September 25, 2020, to October 6, 2020. Public Review: The plans and related documents are available for public review Monday through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Mr. Nick Melloni. Please submit written comments to the Planning Department. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing. All comments and any questions should be directed to: Nick Melloni, Assistant Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611, Extension 479 nmelloni@cityofpalmdesert.org PUBLISH: DESERT SUN RYAN STENDELL, SECRETARY September 25, 2020 Palm Desert Planning Commission NOTICE OF EXEMPTION TO: FROM: City of Palm Desert ❑ Office of Planning and Research 73-510 Fred Waring Drive Palm P. O.Box 3044,Room 113 Desert,CA 92260 Sacramento,CA 95812-3044 ® Clerk of the Board of Supervisors 2724 Gateway Dr,Riverside, or CA 92507 County Clerk County of: Riverside 1. Project Title: CUP 20-0001 /TPM 20-0002 2. Project Applicant: Lane Design and Build 3. Project Location—Identify street address and 73305 Royal Palm Drive and 73315 Royal Palm Drive cross streets or attach a map showing project site (preferably a USGS 15' or 7 1/2'topographical map identified by quadrangle name): 4. (a)Project Location—City:Palm Desert (b) Project Location—County:Riverside 5. Description of nature,purpose,and beneficiaries The project applicant is requesting approval of a conditional of Project: use permit and tentative parcel map to convert an existing four unit apartment complex into a four,for-sale condominiums. 6. Name of Public Agency approving project: City of Palm Desert 7. Name of Person or Agency undertaking the Lane Design and Building,Gary Lane project,including any person undertaking an activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease,permit,license,certificate,or other entitlement of use from the Public Agency as part of the activity: 8. Exempt status: (check one) (a) ❑ Ministerial project. (Pub.Res. Code §21080(b)(1); State CEQA Guidelines§ 15268) (b) ❑ Not a project. (c) ❑ Emergency Project. (Pub.Res. Code§21080(b)(4); State CEQA Guidelines§ 15269(b),(c)) (d) ® Categorical Exemption. Class 1 "Existing Facilities"; State CEQA Guidelines State type and section number: §15301(k) (e) ❑ Declared Emergency. (Pub.Res. Code§21080(b)(3); State CEQA Guidelines§ 15269(a)) (f) ❑ Statutory Exemption. State Code section number: (g) ❑ Other. Explanation: General Rule—Section 15061(b)(3) 9. Reason why project was exempt: The project is a division of existing multiple family residences into common-interest ownership,no physical changes are occurring,and the project is consistent with applicable zoning requirements and General Plan policies Notice of Exemption FORM`B" and goals. 10. Lead Agency Contact Person: Nick Melloni,Assistant Planner Telephone: (760)346-0611 11. If filed by applicant: Attach Preliminary Exemption Assessment(Form"A")before filing. 12. Has a Notice of Exemption been filed by the public agency approving the project? ❑ Yes ❑ ❑ No ❑ 13. Was a public hearing held by the lead agency to consider the exemption? ❑ Yes® ❑No❑ If yes,the date of the public hearing was:October 6,2020 Signature: Date: Title: ❑ ® Signed by Lead Agency ❑ ❑ Signed by Applicant Date Received for Filing: (Clerk Stamp Here) Authority cited: Sections 21083 and 21100,Public Resources Code. Reference: Sections 21108,21152,and 21152.1,Public Resources Code. Notice of Exemption FORM`B" Condominium Conversion Plan 73305 & 73315 Royal Palm Drive 1. Parcel map 2. Title Report 3. Statement of Use As an introduction, my name is Gary Lane and am owner of a Design/ Build company named Lane Design Build in Hermosa Beach, CA. I have been in business building residential housing for close to 40 years. In 2018, 1 purchased the two adjacent 2 unit apartment buildings with a shared open space in the center.The units were very old, dated and had a lot of deferred maintenance. In order to complete the extensive remodeling,the 4 existing tenants were provided a 3 to 4 months' notice to relocate. They all had month to month rental agreements. They were assisted by our management company White Star and all successfully found new rentals. The units remained vacant during about a year of construction. I retained the original Mid- Century Moroccan design style and completely remodeled both properties. I redesigned the shared courtyard to provide a gated private yard and patio space for each unit. All units were leased in the Spring of 2020 for 1 year. I intend to retain ownership of the units and have no intention of terminating the current tenant's rental agreements.They are all good tenants and seem to love the property. My goal is to convert the units to condominiums and hold them as a long-term investment. 4. Tenant Notification—We agree to notify all tenants of our intention to convert our existing 4 apartment units to condos. We will provide each tenant with a copy of all City/Staff reports on our application including the final parcel map for the proposed conversion and approval by City. We do not intend to terminate tenancies after approval. 5. Public Hearing—Tenants have a right to attend and speak at the public hearing that will be held to approve or deny the request to convert to condominium. 6. Right to Appeal -Tenants have the right to appeal a decision to approve or deny a conversion to condominium. 7. 90 Day First Right of Refusal—Tenants have a 90 day first right to buy a unit or other available units in the building at the same terms and conditions, or better,that will be offered to the general public. 8. Relocation Assistance/Consumer Protection Provisions— Tenants will be assisted in locating alternative housing by our property management company: Whitestar Management.They will meet each tenant to determine individual requirements for a new rental. Whitestar Management will provide lists of available rentals and coordinate showings. Tenants will be entitled to a one-time payment equal to one month's rent(and escalated annually by the CPI for Riverside county) if they move because of the conversion.The relocation assistance payment will be paid at the time the tenant vacates the Unit.This relocation payment will be forfeited if tenant moves before receiving the Notice of Termination of Tenancy or is evicted for cause. If and when a relocation plan is going forward, we will provide the tenants with a tenant information handout and questionnaire with a prepaid, City addressed envelope that they will return to the department. Applications for Condominium Conversions: The main concern of a conversion would be the condition of the interior and exterior of the property given that it was previously occupied as a rental unit. In our situation,the units on Royal Palms were completed remodeled with the vision of eventually becoming upscale condominiums. As you can see from the before and after photos we have attached,the entire exterior, public areas and individual units have been remodeled with high end materials such as custom tile flooring,tile bathrooms and manufactured stone countertops. Synthetic grass was installed for its environmentally impact. There are private garages with additional parking spaces in the large driveway area. Lush natural landscaping was but in to beautify this exterior corner lot. We even allow pets have a specific doggie friendly community fun in the back of the property. We will provide a building history report identifying the date of construction of all elements of the project and the permit history. We have already provided the plot plans and elevations, landscaping plans and parking location plans. August 14, 2020 To: Re: Tenant Rights and Notices for Condominium Conversion You are being notified because you are a tenant in a rental apartment located at Royal Palm Drive in Palm Desert, CA. An application has been submitted to the City of Palm Desert requesting that your apartment, along with all others in your complex,be converted into a condominium(for sale residential unit). Note: The owner of the building intends to retain ownership of the units and has no intention to terminate the current tenant's rental agreements. This is strictly to convert the existing units for future value and options in the future. This notice provides a summary of your rights, the property owner's obligations, the notices and documents you must receive, and the earliest time frame that you may be required to vacate your apartment if the conversion is approved. A public hearing will be held where the request to convert the apartments to condominiums may be approved or denied. You will receive another notice giving you the time, date, and location of that hearing. Your Ri-2hts as a Tenant Include: o Notification -You have a right to receive required notices/documents throughout the process of converting to condominiums, including notification of public hearings. o Public Hearing-You have a right to attend and speak at the public hearing that will be held to approve or deny the request to convert to condominium. o Right to Appeal-You have the right to appeal a decision to approve or deny a conversion to condominium. o First Right of Refusal-You have the first right to buy your unit or other available unit in the building at the same terms and conditions, or better, that will be offered to the general public. You must be provided a 90-day period in which you may contract to purchase a unit in the building. o Relocation Assistance-You are entitled to payment equal to one month rent if you move because of the conversion. You will forfeit your relocation payment if you move before you receive the Notice of Termination of Tenancy. Property Owner Obligations Include: o Maintenance -The property and the building shall continue to be maintained in good condition throughout the process. o Notices -The property owner shall provide notices to all tenants as identified in the notices section of this Summary of Tenant Benefits. For additional information please contact White Star Management. USPS iMKING# First-Class Mail CA Postage&Fees Paid USPS 6 L Permit No.G-10 9590 9402 5871 0038 2473 57 United States •Sender:Please print your name,address,and ZIP+4®in this box- postal Service KC\4hfyVN Lin � s 1� c� e c C�'a\ I C�- �►v a -� IL,itIIIuIIIIiin IIIIIII'I'1II111111]W i1'11,III f1IIIIi'/1I'11 USPS TRACKING# 111 First-Class Mail C/� 9 LISPS Postage&Fees Paid Imurdlu L Permit No.G-10 9590 9402 5871 0038 2473 71 United States •sender:Please print your name,address,and ZIP+4®in this box, Postal Service rl I/o,4-kr y,\ L-ca,n,-_ J I S S 11itII��1��01)J11bJ!,ill,iliiiliiliif ill Iililiniltiin11n1I USPS TRACKING# First-Class Mail CA Postage&Fees Paid USPS L Permit No.G-10 9590 9402 5871 0038 2473 40 United States •Sender:Please print your name,address,and ZIP+4®in this box* Postal Service S S cJxw-Ju c_,�\, C-4-- 101 O 9.11 f���il►liill�ifll�fllllllllll�'I�ul'IIIUIIf►II.4"lillll'llill ■ Complete items 1,2,and 3. SignatureASignatureent ■ Print your name and address on the reverse gddressee so that we can return the card to you. C. Date f Delivery ■ Attach this card to the back of the mailpiece, B• Received (Printed Name) or on the front if space permits. 1. Article Addressed to: D. Is delivery address different from Item 17 ❑ es If YES,enter delivery address below: ❑No L `P —l -3 s \ S A 12ojaxO'l 0 t 3. Service Type E)Priority Mail Expiess@ II I f Ilill I'II I'I I III II II II I i I III I I II III III I I ❑Adult Signature Restricted Delivery ❑Register d Mail Restrlcted ❑Certified Mail® Delivery 9590 9402 5871 0038 2473 57 ❑Certified Mail Restricted Delivery ❑Return Receipt for ❑Collect on Delivery Merchandise rm ^ •- - ❑Collect on Delivery Restricted Delivery ❑Signature Confirmation 020 1290 0001 1619 8524 ❑Insured Mal O Signature Confirmation ❑Insured Mail Restricted Delivery Restricted Delivery (over$500) PS Form 3811,July 2015 PSN 7530-02-000-9053 Domestic Return Receipt ■ Complete items 1,2,and 3. A. Signature ■ Print your name and address on the reverse /�f // gent so that we can return the card to you. X Addressee ■ Attach this card to the back of the mailpiece, B. Received by(Printed Name) C. to D livery or on the front if space permits. C 1. Article Addressed to: D. Is delivery address d erent from item 1? Yes If YES,enter delivery address below: ❑No 3 3 5 A Aw Y-Y, T, C ZCu it l�lli�l IIIi ICI I ill Ii ll II I I III I I II I II it l l III 3. Service Type El Priority E Priority ail Express© ❑Adult Signature El Registered Malxpr Mail- El Adult Signature Restricted Delivery ❑Registered Mail Restricted 9590 9402 5871 0038 2473 71 Certified Mail® Delivery ❑Certified Mail Restricted Delivery ❑Return Receipt for _ ❑Collect on Delivery Merchandise I❑Collect on Delivery Restricted Delivery ❑Restri Signature Confirmation- 7 0 2 0 12 9 010001�1619 8500 J Insured Mal ❑Signature Confirmation _ _ - -, --- -D Insured Mail Restricted Delivery Restricted Delivery -- (over$500) PS Form 3811,July 2015 PSN 7530-02-000-9053 Domestic Return Receipt • • • ■ Complete items 1,2,and 3. A. Signature ■ Print your name and address on the reverse X / s so that we can return the card to you. 6u Z )r�,qgent Attach this card to the back of the mailpiece, B• Received by(Printed Nam 13 ddressee e)or on the front if space permits. C. Dat of Delivery 1. Article Addressed to: D. Is delivery address different from item 17 Yes C Uc `\ If YES,enter delivery address below: []No �133 5 k-3 Q,���� Pc.,.\ CLe 5 r C A 3. Service-lype II�'IIIII I'll I'll III ll II II I l I III I I II I II II II III Adult Adult Signature e Restricted Delivery 13 Registeredr Ma pMssO Certified Mad® Registered MDeliveryarl Rest i led El9590 9402 5871 0038 2473 40 11 Certified Mail Restricted Delivery ❑Return Receiptrot Collect on Delivery Merchandise 2. Article Number(transfer from service label) U Collect on Delivery Restricted Delivery ❑Signature ConflrmatlonTu U Insured Mall U Signaturq Confirmation 020 1290 0001 1619 8531 0 Insured Mall Restricted Delivery Restricted Delivery (ovgr$500 f-6 1-01Tn Asa 1 1;JI71y 2M PSN 7530-62-t)�d-9053 Domestic Return Recoipt 0- Truly Nolen three Zone TRULY Commercial Sanitation Report 110LEI1 xsr corn.oi Commercial Pest Management Program Inspector: Branch: �(�,� Date: Account Name: 1 �( Address: C v City/St/Zip: c WI r4 q Contact: 4 q ! Phone: 1�)c -) Type of Account: ,%��`�� / 1/' �� Service Freq: fi Full inspection done? Yes No Service for- Location of Infestation Notes Rats �f 1i 1.11j Mice /- ` / �� 701 G�! Ants Cockroaches Ex 4e l 1°G 1,1 k+n2 p Silverfish Pigeons Scorpions eat 0 v l` 9 Sanitation - . • Yellow Zone Red Zone Red Zone Windows/Ext.Doors Y N Food Preparation Y N Public&Employee Areas Y N Insect/rodent harborages in walls? Equipment clean? Restrooms clean? Pipe/conduit entries sealed? Floors clean? Locker rooms clean? Doors rodent-proof? Deli area clean? Employee lounge clean? 19 Doors kept closed? Bakery clean? Windows screened&tight? Meat prep area clean? Yellow Zone Red Zone Green Zone Storage Areas Y N Display Areas Y N Exterior Y N Floors clean? Gondolas clean? Dumpster/compactor area clean? Floor drains screened? Produce area clean? Lot free of rodent harborages? All areas accessible? Spillage in candy/nut area? Loading dock clean? Wall space accessible? Pet food spillage? Wall space accessible? Food stored in sealed containers? Spillage in flour/cereal area. Lot free of trash/weeds? Other: Special • Special materials needed to service accounts: Account has special policies/requirements: Time needed to service: Additional time needed for special requirements: Additional details regarding account's general condition: �(/ 410 C it tc/ � L( Customer's signature: Date: vi SHT.NO. SHT. NAME I I z [MENEM Q SAN MATEO AVE. A-00 SITE PLAN 0 A-01 FLOOR PLAN I-_ A-02 ELEVATIONS uj DESIGN+BUILD I 0 m DESIGN+BUILD I ' cofffifffm / 73305 ROYAL PALM DRIVE 0w / I PALM DESERT CA. 0 / I LOT/TRACT/ASSESSOR NO. : z APN # 627-082-003uj I TRACT/ BLOCK 32 MB -027/038 Q ROYAL PALM ESTATE RIVERSIDE COUNTY 2212 PACIFIC COAST HWY. uj m HERMOSA BEACH CA 90254 LEGAL BOOK PAGE 027/038 PHONE:310-937-8081 w FAX:310-937-8089 w m TYPE OF CONSTRUCTION, V-B (Type V- Non Rated) w LANEDESIGNBUILD.COM Q OCCUPANCY CLASSIFICATION - R-3 w I RESIDENTIAL FIRES PRINKLERS: NOT REQUIRED = SHT. CONTENT LOT SIZE : 9,751.50 SQF 0 I � U UNIT 1 = 1,638.00 SQF. uj UNIT 2 = 1,638.00 SQF. TOTAL AREA = 3,276.00 SQF o I � I U w SCOPE OF WORK : a w REMODEL KITCHEN z z REMODEL BATHROOMS I REPLACE PLUMBING FIXTURES ~ I m w REPLACE ALL EXISTING WINDOWS AND SLIDING GLASS DOORS INCLUDING NEW WINDOW IN MASTER BATH W Y CONVERT EXISING 2 BEDROOM TO 3 BEDROOM � ADD 14 CAN LIGHT L.E.D } U^ z IREQUIRED ON FIRST SHEET OF PLANS. 0 THE FOLLOWING INFORMATION TO BE INCORPORATED ONTO THE FIRST SHEET OF PROJECT PLANS, CONSTRUCTION WILL CONFORM TO CURRENT CODES: z I 0 I 0 U 2016 CALIFORNIA RESIDENTIAL CODE:BASED ON THE 2015 INTERNATIONAL RESIDENTIAL ? CODE (IRC) ui w 2016 CALIFORNIA ELECTRICAL CODE: BASED ON THE 2014 NATIONAL ELECTRICAL CODE co NEC m 2016 CALIFORNIA MECHANICAL CODE:BASED ON THE 2015 UNIFORM MECHANICAL CODE o I (UMC) °C I 2016 CALIFORNIA PLUMBING CODE: BASED ON THE 2015 UNIFORM PLUMBING CODE w (UPC) CC 0 2016 CALIFORNIA GREEN CODE: CALIFORNIA BUILDING STANDARDS COMMISSION G I-_ 2016 CALIFORNIA ENERGY CODE: CALIFORNIA ENERGY COMMISSION J o 1 I Q W 0 INFORMATIONAL: THE PROVISIONS OF THE CALIFORNIA RESIDENTIAL CODE SHALL APPLY ^� 0— U 130.00 TO THE CONSTRUCTION, ALTERATIONS AND DEMOLITION OF ONE-AND TWO-FAMILY o DWELLINGS OR TOWNHOUSES NOT MORE THAN THREE STORIES. w o ■ w PALM DESERT MUNICIPAL CODE REQ UIREMENTS:( REQUIRED ON FIRST PAGE) Q 0 EX. DRIVEWAY D C U 0 11 APPROVED TEMPORARY SANITARY FACILITIES (I.E. CHEM ICAL TOILETS SHALL BE ON THE- O G CONSTRUCTION SITE PRIOR TO REQUEST FOR FIRST = J w cz m I I INSPECTION). (HEALTH AND SAFETY CODE, SECTION 5416) Q � cz o CONTRACTOR AND/OR OWNER SHALL PROVIDE A TRASH BIN TO INSURE PROPER CLEAN- 0- LU 0 w J I I UP OF ALL BUILDING MATERIALS. (ORDINANCE NO. II Q GARAGE 262 OF THE PALM DESERT MUNICIPAL CODE) I-LI Q W rn 0 STORAGE OF BUILDING MATERIALS OR DEBRIS SHALL BE CONFINED TO THE LOT FORLu a I I m WHICH THE PERMIT IS ISSUED. ADJACENT VACANT PROPERTIES MAY NOT BE UTILIZED FOR r THIS PURPOSE UNLESS WRITTEN PERMISSION OF THE OWNER IS ON FILE WITH THIS w O W o J I 34'-8" I OFFICE . THE PUBLIC RIGHT-OF-WAY SHALL BE MAINTAINED IN A CLEAR CONDITION AT ALL z J Q TIMES . (PALM DESERT MUNICIPAL CODE, CHAPTER 8.02) J = ADDRESS NUMERALS SHALL COMPLY WITH PALM DESERT ORDINANCE 1310 (PDMC §15.28) z 25'-0" CONSTRUCTION HOURS: � � co � J GARAGE I OCTOBER 1 THRU APRIL 30 00 MONDAY- FRIDAY 7:00 A.M. - 5:30 P.M. 2 o I I SATURDAY 8:00 A.M. - 5:00 P.M. w SUNDAY NOT ALLOWED uj GOVERNMENT CODE HOLIDAYS- NOT ALLOWED REVISIONS z MAY 1 THRU SEPTEMBER 30 J MONDAY- FRIDAY 5:30 A.M . -7:OOP.M. 0 GUEST GUEST GUEST GUEST I SATURDAY 8:OOA.M . -S:OOP.M . SUNDAY NOT ALLOWED U w O O 0 m li Q A VIOLATION OF THE ABOVE WORK HOURS IS A CITABLE OFFENSE UNDER PALM DESERT UIr MUNICIPAL CODE SECTION 9.24 .070. 73305 ROYAL PALM DR. I wuj APN:627082003 I w ACRE .2 SEISMIC AND WIND DESIGN REQUIREMENTS: Q I z Lu THE CITY OF PALM DESERT IS LOCATED WITHIN: w 9'-0" SEISMIC DESIGN CATEGORY: z CATEGORY D FOR THE CALIFORNIA BUILDING CODE- PERFORMANCE APPROACH. 3� uj , y1 y1 .„w1 W L y,.wy `W y `W y `�, `�, ��LL �,LL y�,L y I o W" W" --- --- --- 3 CATEGORY 02 FOR THE CALIFORNIA RESIDENTIAL CODE - CONVENTIONAL LIGHT FRAME L 0 -�1 �� - �w - W� W� �,- � — �W — — — — 3- 14' 0" CONSTRUCTION (PRESCRIPTIVE APPROACH (BRACED WALLS) 4) 4- 0 p m m t- ,. — — ��,�� — ��,�� — — ULTIMATE WIND DESIGN (R301.2.1.3): o w` w` �" 3�" �w` �w" �w LL �w LL �w" 3 UNIT -2 UNIT -1 I 110 MPH (CRC- FIGURE R301.2(4)A- PALM DESERT IS WITHIN A SPECIAL WIND REGION Q (FIGURE R301.2(4)B.) cn < — — — — � w w� � ��L � �w �w �w �w �w WIND EXPOSURE �, � �1W W� W� �; 3�; �W �W; �W;� �W;� �W; 3 I EXPOSURE B (SOUTH OF COUNTRY CLUB DR.) 0 EXPOSURE C (NORTH OF COUNTRY CLUB DR.) 0 RAINFALL PER HOUR: 2 INCHES PER HOUR (100 YEAR , 60 MINUTE) z �- —`_— _— _— _—L_— — — —� —� —` I � „L - yL - yL - yL- SOIL BEARING PRESSURE: 1500PSF (WITHOUT SOILS REPORT) FIRE HAZARD SEVERITY < �� � � I ZONE: NO (SEE DRAFT MAP FRAP DATED 9/ 16/2008 ) 6 o ' .y-L'- -.-L-.-L -�_-L:-L_-L:-L_-L .y-L .�-L .y-� .y-� .y-L .�,-: I Lu Lu W � � I SHT. ID. o uj cn Lu cn �— — — w w — w w w w o cn 1 1 1 y y y r -� Wa.t �.t� 1, W�1, �1, W�s- W�s- W�s-�� �a � J - - A- 00 NORTH Site Plan z U 1/8" = 1'-0" cn w 0 w z Q J 1/1 6/2020 3:52:08 PM vi BUILDDESIGN, I O PLAN NOTES N O 2 2 70" HIGH TILE FROM DRAIN WALL COVERING SHALL BE BE CEMENT PLASTER, TILE OR APPROVED EQUAL TO 70" Ilz ABOVE THE DRAIN INLET AT SHOWERS OR TUB WITH SHOWERS. MATERIALS OTHER THAN STRUCTURAL ELEMENT IS TO BE MOISTURE RESISTANT CBC 807,1, 3, AND 2512 lffinwElm O 5❑ EXISTING WATER HEATER TO REMAIN PROVIDE 5/8"TYPE" X" DRYWALL AT ALL CEILING AND °C a WALLS I I I I I I I LL Z O 12 1-3/8"THK DOOR : SOLID WOOD, SELF CLOSING TIGHT o 96 FITTING (20 MIN. RATED DOOR.) SELF LATCHING. 14 FORCE AIR UNIT z DESIGN BUILD DESIGN+BUILD D[SIGN+BUILD I 0 w 2212 PACIFIC COAST HWY. Lu HERMOSA BEACH CA 90254 m IL PHONE:310-937-8081 w w FAX:310-937-8089 op w LANEDESIGNBUILD.COM Q I I I I } I I W I I H SHT. CONTENT GARAGE-B 0 w d I I p I I w I I LL z IL w w I nJ z I I I I I I 0 I I `L I I O GARAGE-A a'°^^°` O 3: J z I I a LL _ z O ENTRY v 61 ENTRY 11 14 z 0 0 0 o a z I o a o r I r - --� PATIO - `, --- CLIENT o o Z o Z PATIO p D.W. o w o w D.W. U) rQ �Q L------- ------------------------------ ------- Lu (NEW) -- �m Nm --- (NEW) _ TEMP - - r ~ I------------------- TEMP--------------� 12 PATIO W W PATIO 13 36" 80" TEMP TEMP p o EGRESS O 10 EXISTI O O EGRESS W RANGE 1 5 5 RANGE ENTRY DOO Q o EXISTING TEMP ((E)� U TEMP 2 o ENTRY DOO H REMODEL IS OD O SHOWER REF REF E OD EL EXIST. � S OWER Q CC p - SQUA D O TYP. T 13'-5" O G U 0 I 3 OVEN OVEN 3 Q R�D OFF I REPLACE BATHROOM A-01 A-01 REPLACE BATHROOM T J W FIXTURES FIXTURES 1 w MASTER Q ' w I BEDROOM BATH ' � I 0 w Lij FL 13'-5" KITCHE KITCHEN BATH J (f) CV o °D °0 Q w _-) w o REPLACE FIXTURES AND DINING DINING REPLACE FIXTURES AND W � �J J O r o� CABINETS CABINETS r MASTER `r 0 z z "UNIT X' KITCHEN EXHAUST G "UNIT B" � i cr Q O A MIN. AIR FLOW OF 1 0 FM AND BEDROOM J = 3 SONES OR LESS(AT 0 CFM) Lo IS REQUIRED FOR AN N ERMITTENT 16 c O z �L yL-W- yL-W- -------- VENTILATION KITCHE ANGEHOOD. -------- C� o THIS VENTILATIONS M THAT PROVIDES - ------ ------� M co ° OI I I EXISTING F.A.0 EXISTING F.A.0 5 AIR CHANGES ON T E KITCHEN VOLUME SwF i , ABOVE ROOF ABOVE ROOF i I C' 2 z 1 W_Ww, I i PER HOUR (CAL ENE G RESIDENTIAL COMPLIANCE I I 2 (5 O MANUAL. 4.6.5(C) AN 4. .7.2). CODLL U) L------ (EXISTING DUCT IN CONDITIONED SPACE) (EXISTING DUCT IN CONDITIONED SPACE L------J - o w F F - CLOSET � CLOSET REVISION- 4 S c J W 3'-6" W iv 0 EXISTING ROOF �L "w L y"w L,_ CLOSET CLOSET CL © (E) (E) OF a = �w� CK) D LIVING LIVING D I_EXISTING ROOF RAFTER 1 W �` _ YP. YP. O 0� 3 3 I z - A-01 0 (E) FIREPLACEZ o A-01 w �wy �wy 13'-5" C3 I~_ 2❑ 2❑ c, z BEDROOM �O �° BEDROOM BEDROOM "' T r BEDROOM "' o BATH BATH p DOUBLE PLATE y� " w, T EPLACE WI H R PLACE WIT r J w EXISTING PLASTER AND DRYWALL �` yew "` w 13,-5„ EW FIXTURES— 12'-5" 12'-5" NEW FIXTURE 0 5/8"DRYWALL 1�� 1�� i o w mow! vuu. vuu I Z a —RAMSET NAIL -� -• -� 4X6 HEADER 4X6 HEADER w v w pTDSILL ° ° �8 (NEW) [.7. OO O O4 O O 1 (NEW) z w W yu� EGRESS 4$'-O" EGRESS EGRESS EGRESS EGRESS Q a Z p EXISTING 4" 1 1 48'-0" CONCRETE SLAB L - W a: 0 w W W W p �F UNIT-2 UNIT-1 a SHT. ID. uj d a • d• d wi wi wi a � a d w 3 wall detail 1 First Floor Plan �+N'ORTH c� 3/4" = 1'-O" w , 1 y 1 y 1/4" = 1'-O" A- 010 J m z W p W z ¢ J 1/1 6/2020 3:52:09 PM vi DESIGN,BUILD DESIGN-BUILD DESIGN,BUILD I O ffffaTffgm N O 2 H ¢ z w H I I IffinwElm H STUCCO FINISH _ DESIGN+BUIL I I 0- Z CEILING 95.0 _ DESIGN+BUILD DESIGN+BUILD D[SIGN+BUILD I z 0 w 2212 PACIFIC COAST HWY. w Lu HERMOSA BEACH CA 90254 m IL PHONE:310-937-8081 w FAX:310-937-8089 w m w LANEDESIGNBUILD.COM Q _ } w _ _ First Floor Plan SHT. CONTENT N X: 85.00 Er O LL H U w O m d �1 SOUTH ELEVATION w 1/4" = 1'-0" �^ 0 STUCCO FINISH V J IL c+, U) z w O z ¢ _ w CEILING Q ° 95.00 > o W >- z W ❑l z O U 1 z O U z_ W CLIENT o First Floor Plan U) uj 85.00 T O O EAST ELEVATION J (D w U 1/4" = 1'-0" < 0 0- U STUCCO FINISH f4 0 W o U) Q w U CEILING � O () ° 95.00 = J — w Q � a_ w W 0 w J CL (n 0 �W Q W rn E-1w m W O z o L C) -0 z C'7 E ¢ Cy) 0 � J U m First Floor Plan 2 cq 85.00 w 0 REVISIONS Q J LL i O n WEST ELEVATION U 1/4" = 1'-0" c O tr STUCCO U a. w FINISH w _ w m z m � w CEILING 95.00 I Y z c� p U w � w d O � Q � w 0 z w I 0 uS C7 z_ 1 T � c m First Floor Plan t z 85.00 0 SHT. ID. w U) w _ U) n NORTH ELEVATION U 1/4" = 1'-0" A— O 2 0 J_ m z W W z ¢ J 1/1 6/2020 3:52:09 PM - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - 7 - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - Id dW 7 7 -7, 7� 7, 7� 7� 77, 71 7 71 77� 7� 7 71 7 -1 7 7� 7 -7, 7� - - - - - - - - - 7 7� -1 7 7� 7 7� 7 7� 7 7� 7 7� 7 -1 -7 -4, 77 DESIGN BUILD DISICH+BUILD DESIGN+BUILD 0 HT. NAME S__ 'SAN MATEO AVE., - - - - - - - - - - - - 7 _7 N 0 7 7 7� 7 7 7 77� 7 7 77 7 7 7 7 77 7 7 77 7 7 7 7 A-00 Sl E PLAN - - - - - - - - - - A-01 Fl or Plans z -7 7 7 7 7 7 7 7� 7 7 LLI - - - - - - - - - - - - - - - - - - - - - - - < I-_ 7, 7, 7, 7� - - - - - - - - -- T 777� 7 7 77 A-09 EHIEVATIONS DESIGN BUILD DIS16N-BUILD DISIGN,BUILD 1 3: affnwffm 0 fr DESIGN+BUILD DIS16W+BUILD DISIGN+BUILD 1 0 _j 2=5-BaYAL PALM DRIVE PALM DESERT CA. 0 z: . LOT/TRACT�ASSESSOF NO. : 7 7 7, 7 7 7 7� 77- 7, . . . V�. . . . . . . . DESIGN+BUILP DISIGN+BUILD DISI o uj m 7 7� -7, 7 7 7 7 -7, 7, 7 7 7 7, 7 7 7� 7 7, 7, 7 7 7 7 -7, 7 7 7 7 7 7 7, 7 7 APN # 627-082-003- - - - - - - - - - - - - -- -- - - - - CD - - - - - -- TRACT/ BLO < 7, - - - CK 32 M 027/ 2212 PACIFIC COAST HWY. 0- \7 -_ 7 71 7 7 -_ 7 7 Lu CD 1 - -1 _ k- HERMOSA BEACH CA 90254 - - - - - - 038 7 -7, 7 -7, 7 7, 7 7� 77, 7 -7, 7� -7, 7 7� 7, 7 7, 7 -7, -7, 7, 7 7, 7 7� 7� 7 7� 7 77 7� 7� -7, 7� 7 7 -7, 7 7, 77 7� -7, 7 7 7� 7 7� 7� -7, 7 -7 7 ROYAL PALM ESTATE RIVERSIDE COL NTY cli A - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - LEGAL BOOK PAGE 0 7/038 z I ___ �_ �_ 11 ,_ I,,,,- . ' , �11� _�_ ,_,_ �� ,_,� _ - �l- l�, ,�-�,� ,�- �,- ��� �"I-- -,�,- -�"- -��,- " ",', " " I PHONE:310-937-8081 111 : - - - - - - - - - - - - - uj 7 7 7 7� 7 7 7 7 7 _7 7, _7 7 7 7 7m 7 - 7 FAX 310-937-8089 Q -- - -- - -- - -- - - - - - - - - - - - - - - - - - - 1 Q - - - - - - - - TYPE OF CONSTRUCTION, V- 3 (TYPE 5 - NON RATED) LANEDESIGNBUILD.COM > 7� 7� 7 7� 7� 7 7 7 7� - 7� - -7, --� -� 7� 7� -7, < - - - - - - - - - - - - - - - - - -- - - - - - - _7� �7, ".7 _7� -%_7� -7 -7 _7� 71-� _7� -7 7 7 -7, 77 - 7 7 7 7 7 7 7 7 7, 7 7 7 7 7 7 7 7 7 7 7 7 7 -77- 7 7 7 T 77 7 -7 _�-7__� 77 __�-7 OCCUPANCY CLASSIFICATION R3 7 - - - - - - - - - - - - - - -- - - - - - -- RESIDENTIAL Ping-s- p A*i'm 6' 9-RS: NOT REQUIRED SHT. CONTENT cc LOT SIZE : 9,751.504QF 0 ROYAL PALM DR. I Lu PN:627082004 I UNIT 1 = 1,638.(!)0 SQF. 0 1 UNIT 2 = 1,638.00 SO . ACRE oe 114 TOTAL AREA 3,276.01 SOF C) Lu cn SCOPE OF WORK : Lu z 9' 1 z 2" REMODEL KITCHEN I UNIT-1 < < I Oq UNIT-2 REMODEL BATHRO04S REPLACE PLUMBING IXTURES fr uj ISTI G Wj� REPLACE ALL EX JDOWS Al' D SLIDING GLASS DOORS 0 WIN OW 11 fr 7, 7, INCLUDING NEW 4 MASTEF BATH ui 0 7 CONVERT EXISING 2 EDROOM TO 3 3EDROOM Al 11 713315PR C A N- A( v lvvv Vill 7- 7, 7� 7� 7 ADD 14 CAN LIGHT A.D < _7- I U) 7, Q I-_ lim A uj ui 3: REQUIRED FIRS ET OF PLP NS: z 7.7� 0 -GUEST GUEST GUEST GUEST - - - - - - - THE FOLLOWING INFORMATION TO BE INCORPORATED ONTO THE F IRST SHEET OF PROJECT PLANS,ICONSTRUCTIC N WILL CONFORM TO CURREN7 CODES: zI z 0 0 INS 2016 CALIFORNIA RESIDENTIAL CODE:B SED ON THE 2015 INTERNATIONAL RESIDENTIAL CODE (IRC) I ui 2016 CALIFORNIA ELECITRIC�L CODE: B SED ON THE 2014 NATIONAL ELECTRICAL CODE CLIENT (NEC) 0 --------------------GARAGE----- 2016 CALIFORNIA MECYANICAL CODE:B�SED ON THE 2015 UNIFORM MECH kNICAL CODE U) 25'-0" ----------------------------- fr 01� Lu (UMC) 0-) 2016 CALIFORNIA PLU BING ODE: B SED ON THE 2015 UNIFORM PLUME IING CODE 7 c:) I-_ r- 0 (UPC) 0 2016 CALIFORNIA ENE GYCODE: 2016 CALIFORNIA GRE.1 N CODE: C�LIFORNIA BUILDING STANDARDS COMMISSION _j CA�LIFORNIA ENERGY COMMISSION C)< I_u W 0 0- 1 INFORMATIONAL: THE � UJ 0ROVISIONS OF HE CALIFORNIA RESIDENTIAL CODE SHALL U) 04 cm TO THE CONSTRUCTION, ALTERATIONS AND DEMOLITION OF ONE-AND TW D-FAMILY GARAGE DWELLINGS OR TOWNHOUSS NOT MC RE THAN THREE STORIES. I_u D C) PALM DESERT MUNICIPAL COD REQUIRE ENTS:( REQUIRED ON FIRST PAGE) 0 U 0 APPROVED TEMPORARY SANITARY FAC LITIES (I.E. CHEM ICAL TOILETS SH/ LL BE ON THE- = J I_u CONSTRUCTION SITE PRIOR TO REQUEST FOR FIRST (D < INSPECTION). (HEALTH AND SAFETY CODE, SECTION 5416) 0 I_u 130.00 CONTRACTOR AND/OR OWNER SHALL F ROVIDE A TRASH BIN TO INSURE PI 1OPER CLEAN- Lij - FL in UP OF ALL 13UILDING C Ir Q C)262 OF THE PALM DESERT MUNICIPALIDIII AN DE)E NO. w 0-)c\I 0I_u STORAGE OF BUILDING MATERIALS OR DEBRIS SHALL BE CONFINED TO THE LOT FOR w WHICH THE PERMIT IS ISSUED. ADJACE T VACANT PROPERTIES MAY NOT 3E UTILIZED FOR o W 0 z Z THIS PURPOSE UNLESS WRI17EN PER N ISSION OF THE OWNER IS ON FILE I VITH THIS ui cr < OFFICE . T TIMES . (P LPUBLIC RIGHT-OF-WAY SF ALL BE MAINTAINED IN A CLEAR CC\�DITION AT ALL C) LM Lo DESERT MUNICIPAL CO E E, CHAPTER 8.02) W ADDRESS ERALS SHALL COMPLY V ITH PALM DESERT ORDINANCE 131 (PDMC §15.28) r z - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - -- --- CONSTRU8+K>+HC*T co E < co 9 OCTOBER 1 THRU APRIL 30 2 MONDAY- FRIDAY I 7:00 kM. - 5:30 P.M. uj SATURDAY� 8:00 k.M. - 5:00 P.M. 0 SUNDAY NOT LLOWED Lu GOVERNMENT CODE HIOLIDAYS- NOT �LLOWED REVISIONS O j) Site Plan MAY 1 THRU SEPTEMBER 30 U- 4NORTH 1/811 1 1-011 MONDAY- FRIDAY 5:30 kM . -7:OOP.M. 0 (D >_ SATURDAY 8:00A.M . -5:OOP.M . NOT 01LOWED uj SUNDAY a) a_ 0 A VIOLATION OF THE ABOVE NORK HOt IRS IS A CITABLE OFFENSE UNDER )ALM DESERT u MUNICIPAL CODE SECTION 9.24 .070. uj I-_ uj SEISMIC AND WIND DESIGN P EQUIREME NTS: z Lu THE CITY 0 PALM DESERT I LOCATE E WITHIN: U) z SEISMIC DESIGN CATEGORY: CATEGORY D FOR THE CALIFORNIA BUILDING CODE- PERFORMANCE APPROACH. 0 U Lu .9 ui 0 CATEGORY_02 FOR THE CALIFORNIA RE IGHT FRAME 0 0 4) .0- CONSTRUCTION (PRESCRIPTIVE APPRC ACH (BRACED WALLS) co < 2 Lu ULTIMATE WIND DESIGN (R301.2.1.3): 0 z 110 MPH (CRC- FIGURE R3012(4)A- PAL I DESERT IS WITHIN A SPECIAL WIN REGION < cl) (FIGURE R301.2(4)B.) < Lu WIND EXPOSURE 0 EXPOSURE (SOUTH OF COUNTRY C1 UB DR.) cli 0 EXPOSURE C (NORTH OF COUNTRY CtUB DR.) z RAINFALL PER HOUR: 2 INCHES PER HOUR (100 YEAR , 60 MINUTE) SOIL BEARING PRESSURE: 150OPSF WITHOUT SOILS REPORT) FIRE HA Z_ARID SEVERITY oac 6 ZONE: NO (SEE DRAFT MAP FRAP DATE D 9/ 16/2008 ) z cz Lu Lu SHT. 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First Floor Plan w 85.0 _ c� _ - 02 0 J m Z (D n West Elevation 0 LU 1/4" = 1'-0" z Q J 1/1 6/2020 3:59:32 PM "FOR CONDOMINIUM PURPOSES ONLY" IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TENTATIVE PARCEL MAP NO . 37848 MAGNESIA FALLS DRIVE BEING A SUBDIVISION OF LOTS 31 AND 32, ROYAL PALMS ESTATES PER MAP BOOK RECORDED MAY 5, 1954 MAP BOOK OWNER/APPLICANT: 27/38, OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE COUNTY, CALIFORNIA. GARY MICHEAL LANE & o KATHRYN LINE, TRUSTEES PARK VIEW DRIVE GALE¢ of nfE BEING A PORTION OF THE E. 112 OF THE N. 112 OF THE N. 112 OF THE S. 112 OF THE 2212 PACIFIC COAST HIGHWAY NW 114 OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 6 EAST, S.B.B.&M. HERMOSA BEACH, CA 90254 FEIRO ENGINEERING, INC. ✓ANUARY, 2020 (aro) 3978081 PHONEgary@ianedesignbulld.com gory®IanedesfgnbWld.Com g FAIRHAVEN , ENGINEER: FRED waRlNc BR. DR. z. FORD ENGINEERING, INC. 3 ° "' Gj ROYAL PALM DRIVE " " 011 P. 0, BOX 12111 SONORA �R ¢ PALM DESERT, CA. 92255 (760) 346-8015 PHONE T 3 SITE APN: o a; mn m 2012 617-082-003 & 627-082-004 � WILL DANGORGONIO a WAY APPROXIMATE AREA: 4 znzn rc - - - - - --- ---- ------ 0.43 ACRES OR 18,623 sq. b. EAD77% CURB R CUM usu IC T6'°3 iC 101sa rC it rc zoi _ __ _1 % — — 1 _ _. BASIS OF BEAMNG: n- Pasco T (zw) — — — — — zbibo rz — � � '\��ua°.� CFN7EHCINE of SAN h9ATE0 AVENUE As - ---------zws Ec. � - I I ,<'` ` /zar \z e loess m - - - - --- _ N 00 ➢2 f0" W, PER MB 27/38. ralsnrvc mrm I BENCHMARK: > -1 .ms° Is) NB9'4J50� � P I\( P300't 'Lutsrs -53 I� .eEC \ CBYOfPALM0f5ERTBM� li9 VICINITY MAP V l 26rn 5 rl ti N zora t —�fj�' `.. \ DR CORNER R FF PABLO AND BAY 4 4 IN TOP I GOOD. O �� / ,( ORAIfl STRUCTURE (2Ffi ABODE ORAOF� 4.4 FT. SONNW6TOF T / fW',� + `� �\ NORTHEAST SIDE, 505 FT. NORTHWEST OF CURB. NOT TO SCALE FILIATION (2269P9) MONA UTILITIES sD•as'so' (at) R=20.00' N z Ec ELECTRIC SOUTHERN CALIFORNIA EDISON 760-102-4286 / TELEPHONE FRONTIER COMMUNICATIONS 877-775-6373 SITE BENCHMARK: p L SL42' C II $ GAS SO SA. CAS (THE CAS COMPANY) 800-427-2200 s1 TED,B V L MANHOLE LOCA AT THE INiEREEClION of ROYAL Pour DRIVE AND E+isnrvc cwl °aK<v �/ z sb m $AN MATED AVENUE EUFWFION=(2032 RIM) WATER CVWO 760 398-2651 I1 I I SEWER CVWO 760-398-2651 d Iz°sl I y CABLE SPECTRUM 888-892-2253 I� O1 Ec zaEs . -zas Idrs 2°s t U 2os lz Es 2°s.l Ec rX, $ SITE BENCHMARK: 205 1 TS 1�� _ Bgig _ ps Is Is. II II �, INDICATES THE BENCHMARK AT THE SIZE WHICH 1HE ENGINEER OF RECORD SHALL USE TO CERTIFY PAD ERUATM AND FINAL OWING L + i 10.5' I CERTIIOCADON ME CONTRACTOR SHALL NOTIFY THE ENGINEER OF SCHOOL DISTRICT. LWa / / / j RECORD OF ANY DiSCRPANCBN ON BETWEEN THISPRIOR BENCHMARK AND IifE DESERT SANDS UNIFIED SCHOOL DISTRICT BENOHMARK USED BY THE CONTRACTS? PRIOR d0 ANY GRACING. IB.BD'_ Beaal T - PROPOSED LAND USE: J I SOURCE AP TOPOGRAPHY. / / I 799' ---- ITHESHOHEREON MDIC71 USE RETAIL�RESIOENTIAL �/z �-I_ FIELD SURVTOPOGEY FORD ENGINEERING DATED DATEDOBTAINE10-2016. EXISTING & PROPOSED ZONING: msbl'rs �� LEGAL DND 32 Or R R-2 RESIDENTIAL SINGLE FAMILY LOTS 31 AND 32 OF ROYAL PICAS EERMA IN THE CITY OF PALM s j / f DESERT couNtt DE RrvERSIDE, As PER MAP aN mE w BOOK 2J GENERAL PLAN DESIGNATION:. i * Ly OF MAPS, PAGE 3B OF MAP$ IN THE OFFICE OF THE COUNTY 3nQ'_ __-- ZD RECORDER OF SAID COUNTY SMALL TOWN NEIGHBORHOOD / ExrsnNs orvckElE walk , W�'/ L s. ( Fans 3s FS area rz . z 6 a3 s / p ' ( LEGEND' T zbfi° a y� I 1s oe . I I .' CENTERLINE (99.9) EXISIBIG PROPOSED LEW ELE TON L� I �� "� i1�� t. 10501 fi " I I �� ///////�/1' 1A55 EG P. HIGH P PONE NE _ rx6nN6 CDOR INE NE RIGHT-0OF-WAY ([NmINC A6WtNc'Ef [A1511NUG G.6. GRADE BREAK $05:1 EG ettsnxu� GUBR " , IJ y 0 " IXARF r h's EG. EXISTING GROUND (99� fNISNNG CONTOUR 3 IcbG ErE I z0.5.°3 h . N / j L.; F ¢ FG, FINISH GRADE 99 FINISH v I v DRAINAGE SWALE FS. FINISH SURFACE FF. FINISH EON REVATION EXISTING SLOPE A 1 - II \ \ PAD PAO ELEYAIYON FINISH SLOPE P PUNTER FINISH TW TOPMR OF WALL -- -- EXISTMC CURB AND CUTTER ' �� (/) WS IDP OF RETAINING WALL RETAINING WALLIO££PEN£D FOOTING Eb91,VC 'I I I 5& FS Ed50NG h n: HN.95 iC W.5 WAFER SURFACE _ 205 CO " Uyyce[r[ LS z� [r� EdNSaNO'REfAINMO WALLYOff,PENfO FOOTING / B.W. BOTTOM OF WALLss Ec A.� OF. BOTT07OM OF FOOTING Jz'rzrzrisrznz EXISTING BLOCK WALL RfW RIGHT-OF-WAY D/W aRl✓EWAY PROPOSED.BLOCK WAIL �N(j IEVb^.5�.Ed'ISIiNC NCF WAIN 610 3{NO 'l / 7 MEET ROW art". ¢66mMs z66m Fs c° " V / II evmrrve FC FLOWGMEURB AJ '.. ._� I / / IY CCMEF EP EDGE OF EXISTING PAVEMENT �'".+ CONCRETET. _ t — w ENT TO. TOP OF GRA TUP OF AT ® COLUMN StormWr � , Id ) I INV INVERT fLEYAbON sf � .p I [G] G" CHISELED ON CURB ® WATER METER = I [S] 'S` CHISELED ON CURBHYDR � CALF P05J EB olio NT ms9K6 •� ,( " F K(t [E] O ER BOLD ON CURB WATER VALVE ro 10e4 E4 PP POWER POLE 0 IRRIGATION CONTROL VALVE kK ® MEr MANHOLE FREE A MAILBON .p p % .. P G: i eFYr WATER VALVE BACKFLOW DEVICE ! Fc fi w I I r Izas�Fcl " G +� X II I ® G45 1P6 PALM TREE{ 4.1 zaz9 rw rj I P1 m CbUNaUT EXI611NG WON WAIL 2129 IW m EAISPN° MICK WILL2116 rW 0 I I_I �jvuaFr; (zafil. o msacs 2f159 EG _ z°sIE WIFE p (pz +m06 L3BJ/ � IICIII ^ SIGN Ec a --- GaC9 Cr 7 ro 5B94BS I %m7s ca me 1 1 r1D Is __ _ ____ _______ GRAPHIC. 5 CALE le o o to io ao� � �„a �_ _ _ EYSMC eLIXNN 3.6 rW LOT 47 LOT 4 �I mcIIN MT E ( onw? R60GW'E) (MIING AUDENR) PALMA VILLAGE UNIT , No. 7 j 0510 10650