HomeMy WebLinkAboutA. Case No. TPM 36292 / HTE 10-81 - La Quinta Ranch and Pacific Engineering & Associates, Applicants CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMISSION STAFF REPORT
REQUEST: APPROVAL OF A TENTATIVE PARCEL MAP (TPM) TO CONVERT
AN EXISTING OFFICE BUILDING INTO INDIVIDUAL
CONDOMINIUM SUITES AT 77-682 COUNTRY CLUB DRIVE.
SUBMITTED BY: Tony Bagato
Principal Planner
APPLICANT: La Quinta Ranch Pacific Engineering & Associates
PO Box 3046 41-230 Carlotta Drive
Newport Beach, CA 92659 Palm Desert, CA 92211
CASE NOS: TPM 36292 / HTE 10-81
DATE: May 4, 2010
CONTENTS: Draft Resolution
Legal Notice
Plans and Exhibits
RECOMMENDATION
That the Planning Commission adopt the findings and adopt Planning
Commission Resolution No. , approving TPM 36292 / HTE 10-81.
EXECUTIVE SUMMARY
Approval of staff's recommendation will approve a Tentative Parcel Map for condominium
purposes that will allow the property owner to sell individual suites to private business
owners. Conditions of approval will require the applicant to submit CC&Rs for review and
approval. The findings for approval can be met and are identified in the staff report.
BACKGROUND
A. Property Description:
The 1.92-acre property is located on the north side of Country Club Drive, east of
Park Center Drive. The site is developed with an existing office building within an
office / industrial business park.
Staff Report
Case Nos: TPM 36292 / 10-81
May 4, 2010
Page 2 of 3
B. General Plan and Zoning:
Industrial, Business Park (I-BP) / Service Industrial (S.I.)
C. Adjacent Zoning and Land Use:
North: S.I. / Industrial Buildings
South: R-1 / Single-family Homes
East: S.I. / Office-Industrial Buildings
West: S.I. / Office-Industrial Buildings
PROJECT DESCRIPTION
The applicant is requesting approval of a Tentative Parcel Map to create condominium
suites that can be sold to private business owners. The Subdivision Map Act requires a
parcel map to create condominium suites for the property. A condition of approval requires
the applicant to file a reciprocal easement for parking, access, drainage and trash
enclosures.
FINDINGS OF APPROVAL
1. That the proposed map is consistent with applicable general and specific plans.
• The site has been previously developed in accordance with the City's General
Plan. The proposed parcel map for condominium purposes will only change the
ownership aspect of the project, not the use. The parcel map is consistent with the
Industrial-Business Park land use designation and surrounding properties. There
is no approved specific plan for the area.
2. That the design or improvements of the proposed map are consistent with applicable
general and specific plans.
• The property is developed and all improvements have been constructed
consistent with the City's General Plan. The tentative parcel map for
condominiums purposes will not impact any improvements. There is no specific
plan applicable to this project.
3. That the site is physically suitable for the type of development.
• The site is developed and located within an existing office-industrial business park.
The tentative parcel map for condominium purposes will change the ownership
aspect, not the site.
G:\Planning\Tony Bagato\Word Files\Formats\Staff Reports\PM\36292 La Quinta Ranch\PC Staff Report.doc
Staff Report
Case Nos: TPM 36292 / 10-81
May 4, 2010
Page 3 of 3
4. That the site is physically suitable for the proposed density of development.
• The site was developed in accordance with all the development standards at the
time it was developed. The Tentative Parcel Map for condominium purposes will
not change the density of the existing property.
5. That the design of the subdivision or the proposed improvements is not likely to
cause substantial environmental damage or substantially and unavoidably injure fish
or wildlife or their habitat.
• The property is already developed and any potential environmental impacts have
been mitigated. The Tentative Parcel Map for condominium purposes will not
change or impact the existing environment.
6. That the design of the parcel or the type of improvements is not likely to cause serious
public health problems.
• The tentative parcel map is for condominium purposes only and will not cause any
public health problems.
7. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision.
• The applicant will submit CC&Rs and reciprocal access agreements to maintain
shared access and parking for the public at large. The final map will not be
recorded until the agreements have been reviewed and determined to be
satisfactory.
ENVIRONMENTAL REVIEW
The application is a Class 15 categorical exemption for purposes of CEQA and no further
documentation is necessary.
Submitted by: Department Head:
Tony Bagato Lauri Aylaian
Principal Planner Director of Community Development
G:\Planning\Tony Bagato\Word Files\Formats\Staff Reports\PM\36292 La Quinta Ranch\PC Staff Report.doc
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVAL OF A TENTATIVE PARCEL MAP CREATE
INDIVIDUAL CONDOMINIUM SUITES WITHIN AN EXISTING OFFICE
BUILDING LOCATED AT 77-682 COUNTRY CLUB DRIVE.
CASE NOS. TPM 36292 / HTE 10-81
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the
4th day of May 2010, hold a duly noticed public hearing to consider a request by LA QUINTA
RANCH for the above mentioned; and
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. 06-78," in that the Director of Community Development has determined that the project is a
Class 15 (Minor Land Divisions) categorical exemption for purposes of CEQA and no further
documentation is necessary; 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 and reasons to exist to justify granting approval of said tentative parcel
map:
FINDINGS FOR APPROVAL:
1. That the proposed map is consistent with applicable general and specific plans.
• The site has been previously developed in accordance with the City's General
Plan. The proposed parcel map for condominium purposes will only change
the ownership aspect of the project, not the use. The parcel map is consistent
with the Industrial-Business Park land use designation and surrounding
properties. There is no approved specific plan for the area.
2. That the design or improvements of the proposed map are consistent with
applicable general and specific plans.
• The property is developed and all improvements have been constructed
consistent with the City's General Plan. The tentative parcel map for
condominiums purposes will not impact any improvements. There is no
specific plan applicable to this project.
3. That the site is physically suitable for the type of development.
• The site is developed and located within an existing office-industrial business
park. The tentative parcel map for condominium purposes will change the
ownership aspect, not the site.
4. That the site is physically suitable for the proposed density of development.
PLANNING COMMISSION RESOLUTION NO.
• The site was developed in accordance with all the development standards at
the time it was developed. The Tentative Parcel Map for condominium
purposes will not change the density of the existing property.
5. That the design of the subdivision or the proposed improvements is not likely to
cause substantial environmental damage or substantially and unavoidably
injure fish or wildlife or their habitat.
• The property is already developed and any potential environmental impacts
have been mitigated. The Tentative Parcel Map for condominium purposes
will not change or impact the existing environment.
6. That the design of the parcel or the type of improvements is not likely to cause
serious public health problems.
• The tentative parcel map is for condominium purposes only and will not cause
any public health problems.
7. That the design of the subdivision or the type of improvements will not conflict
with easements, acquired by the public at large, for access through or use of
property within the proposed subdivision.
• The applicant will submit CC&Rs and reciprocal access agreements to
maintain shared access and parking for the public at large. The final map will
not be recorded until the agreements have been reviewed and determined to
be satisfactory.
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 of Tentative Parcel Map
36292 / HTE-10-81, conditions attached.
2
PLANNING COMMISSION RESOLUTION NO.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 4th day of May, 2010, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
M. CONNOR LIMONT, Chairperson
ATTEST:
LAURI AYLAIAN, Secretary
Palm Desert Planning Commission
PLANNING COMMISSION RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. TPM 36292/ HTE 10-81
Department of Community Development:
1. The development of the property shall conform substantially with exhibits on file to
the Department of Community Development, as modified by the following
conditions.
2. All requirements of any law, ordinance or regulation of the state, city and any other
applicable government entity, shall be complied with as part of this map.
3. Recording of final map shall take place within two (2) years of the date of this
approval unless an extension of time is granted; otherwise said approval shall
become null, void and of no effect whatsoever.
Department of Public Works:
1. The Parcel Map shall be submitted to the Director of Public Works for review and
approval.
2. The Parcel Map shall record before the condominium plan. The map recording
information shall be referenced on the condominium plan. A copy of the grant
deeds relative to the conveyance of the units shall be submitted to the Public
Works Department for review prior to recording the condominium plan and
deeds.
3. The CC&R's shall be submitted concurrently with the Parcel Map for review.
4. The sidewalk and the driveway approaches on Springfield Lane shall be modified
to comply with ADA requirements. A pedestrian easement shall be granted as
necessary.
5. If reciprocal access and drainage easements with the properties to the east and
west are not of prior records, then the easements shall be provided for on the
Parcel Map and/or by separate instrument recorded concurrently with the map.
6. A landscape maintenance agreement is required to maintain landscaping as
installed per the approved landscape plan, using the City of Palm Desert
Standards.
Fire Department:
1. The CC&R's shall clearly state who will be responsible for the fire sprinkler and
fire alarm maintenance annual contract. This section shall be reviewed and
approved by the Fire Department.
PLANNING COMMISSION RESOLUTION NO.
2. Conditions are subject to change with adoption of new codes, ordinances, or
laws.
Department of Building and Safety:
1. The applicant shall submit a copy of the document to be recorded, a site plan, a
copy of the current Certificate(s) of Occupancy and a floor plan of each building,
which identifies the Building Data (i.e. Type of Construction, Allowable Area,
Occupancy Groups, Fire Sprinklers, etc.), specific occupancy of each tenant
space, sanitary facilities, electrical services, etc. This is required to verify the
buildings remain in compliance, as well as the individual tenant spaces prior to
conversion. All common area facilities must remain so within the legal
documents (i.e. parking, electrical room, common area sanitary facilities, roof
access, etc.) Occupancy groups must remain within the scope of Certificate(s) of
Occupancy.
2. Please contact Debbie LeBlanc at 760-7766420 regarding addresses.
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CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. TPM 36292/ 10-81
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
Planning Commission to consider a request by La Quinta Ranch for approval of a
Tentative Parcel Map to convert an existing office building into condominium units at
77-682 Country Club Drive.
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SAID public hearing will be held on Tuesday, May 4, 2010 at 6:00 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. Written comments concerning all items covered by this public hearing notice shall
be accepted up to the date of the hearing. Information concerning the proposed project is
available for review in the Department of Community Development at the above address
between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. 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 at, or prior to,the public hearing.
PUBLISH: Desert Sun Lauri Aylaian, Secretary
April 24, 2010 Palm Desert Planning Commission
��"� '-�•: CITY OF PALM DESERT
4 I PUBLIC WORKS DEPARTMENT
' P`. INTEROFFICE MEMORANDUM
To: Tony Bagato, Principal Planner
From: Christina Canales, Assistant Engineer
Date: April 1, 2010
Subject: CONDITIONS OF APPROVAL FOR TPM 36292
Public Works has completed the review of the Tentative Map for PM 36292 dated March
3, 2010. The following are conditions of approval for the above referenced map:
1. The Parcel Map shall be submitted to the Director of Public Works for review and
approval.
2. The Parcel Map shall record before the condominium plan. The map recording
information shall be referenced on the condo plan. A copy of the grant deeds
relative to the conveyance of the units shall be submitted to the Public Works
Department for review prior to recording the condominium plan and deeds.
3. The CC&R's shall be submitted concurrently with the Parcel Map for review.
4. The sidewalk and the driveway approaches on Springfield Lane shall be modified
to comply with ADA requirements. A pedestrian easement shall be granted as
necessary.
5. If reciprocal access and drainage easements with the properties to the east and
west are not of prior records, then the easements shall be provided for on the
parcel map and/or by separate instrument recorded concurrently with the map.
6. A landscape maintenance agreement is required to maintain landscaping as
installed per the approved landscape plan, using City of Palm Desert Standards.
<P
Desert Fire De■„■artn� "nt c RE
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Fire Prevention Bureau �� ,T Gy,
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7371n Fred Waring 1)r. Suite 1112 Palm Desert Ca 92260 7W-3d6-18711 Fax 760_779_1959 —�
Date: March 25,2010
To: Tony bagato
Ref: TPM 36292 / HTE 1081 /Conditions-10-050
Project Name: TPM Condominium
Address: 77-682 Country Club Drive Palm Desert Ca.
If circled/highlighted, The following conditions apply to the
above named project.
1 . The fire department requires the following fire protection
measures be provided in accordance with the City of Palm
Desert Municipal Code, 2007 California Building and Fire
Codes with applicable NFPA and or any other Nationally
recognized Fire Protection Standards. The Fire Department
shall set the minimum fire flow for the remodel or
construction of all buildings per California Fire Code-
Appendix B.
2 . The applicant shall provide a fire flow of 1500 gpm for a
1-hour duration at 20 psi residual pressure from a
permanently installed Fire Hydrant before any combustible
material is placed on the job site.
3. The applicant shall provide proof the existing water system
is capable of providing the minimum necessary gpm flow for
the following:
A. 1500 gpm for single family dwellings
B. 2500 gpm for multifamily dwellings
C. 3000 gpm for commercial buildings
Prior to any project approvals.
4 . The applicant shall provide the required fire flow from a
permanent wet Barrel Super Hydrant with 1-4" and 2-2 41 "
discharge outlets located not less than 25' and nor more
than:
A. 200' from any portion of a single family
dwelling measured along a vehicular travel way
B . 165' from any portion of a multifamily dwelling
measured along a vehicular travel way
C. 150' from any portion of a commercial building
measured along a vehicular travel way
Prior to any building permit approvals.
5 . The applicant shall submit water plans to be reviewed
and approved by the Fire Marshal and include verification
that the water system is capable of providing the
required fire flow.
6. The applicant shall install a complete NFPA 13 fire
sprinkler system. This applies to all buildings with a
3,000 square foot total cumulative floor area. The Fire
Marshal shall approve the locations of all fire
appliances including Post Indicator Valves, Fire Dept.
Connections and Fire Hydrants. All Fire Appliances shall
not be within 25' of a building and all Fire Dept.
Connections shall be within 50' of a Fire Hydrant.
7 . All valves controlling the water supply for automatic
sprinkler systems and water-flow switches shall be monitored
and alarmed per the 2007 California Building and Fire code.
8. The applicant shall install a complete NFPA 72 Fire Alarm/
Sprinkler Monitoring system as required by the 2007
California Building and Fire Code.
9. The applicant shall install portable fire extinguishers as
per NFPA 10. The applicant shall install a minimum of 1-
2A1OBC Fire Extinguisher for every 3,000 Sq. Feet, 3' -5'
above grade with no more than 75'walking distance from any
point of the business to the extinguisher. The applicant
shall install a "K" class fire extinguisher as required for
commercial kitchens within 30' of the hazard area.
10. The applicant shall install a Hood/Duct Fire Suppression
system as per NFPA 96 for all public commercial and private
cooking operations with the exception of a single family
residence.
11. The applicant shall install a dust collection system per the
California Fire Code if conducting an operation that produces
airborne articles.
12 . The applicant shall install an all weather fire dept.
accessible roadway extending to any portion of a building
where as a 150' hose lay can be utilized for the inaccessible
building perimeter. Construction type of the same shall be
approved by the Fire Marshal and be rated for 80,000 lbs.
Privide a fire access road where the
minimum width is 24'and height clearance is 13' 6" . Public
roadway minimum unobstructed width is 36' with parking on
both sides. A Fire Apparatus Turn around shall be provided
for dead end streets in excess of 150' in length with
approved cul-de-sac or hammer head dimensions .
13. Knox access devices shall be provided as follows :
A) A Knox Key Switch for every motorized gated entrance.
B) A Knox Padlock for every manual gated entrance.
C) A Knox Box for each individual commercial building.
Minimum gate width shall be 16' and minimum apparatus height
clearance shall be 13' 6" for gated entrances .
14 . The applicant shall provide secondary access for a dead end
single access roadways exceeding 500' and or mitigate with
sprinklers or other means approved by the Fire Marshal . Under
no circumstances, shall dead end roadways over 1 ,300' be
accepted. Secondary access can be accomplished by two main
access points from a main roadway or a emergency gate from
an adjoining development.
15. The applicant shall submit a letter of intent to the Fire
Marshals Office detailing the proposed usage of your property
in order to determine occupancy type and to facilitate plan
review. This project may require licensing by either State or
County agencies.
16. The applicant shall install an illuminated building address
in accordance to city standards for size and location. The
building address shall be installed on the building in an
unobstructed locale and the color shall be contrasting to
background.
17 . The applicant shall submit three sets of the following plans
for review including tenant improvement:
A) Fire Alarm System B) Sprinkler System
C) Fire Main Underground D) Med-Gas System
E) Hood Suppression System F) Site Plan to Scale
G) Above Ground Tank H) Underground Tank
I) Emergency Generator J) Spray Booth
18 . Conditions are subject to change with adoption of new codes,
ordinances, laws or when building permits are not obtained
within twelve months.
19. All elevators shall be minimum gurney size.
Comments :
Additional conditions will be addressed at formal review of
the building construction plans. These conditions can only
respond to the preliminary plans reviewed.
Shall provide a Master Site Plan to include all Fencing, Fire
Lanes and Fire Mains with Appliances for review and approval .
* # 10 shall only apply when kitchen is installed
*CC&R's Shall clearly state who will be responsible for fire sprinkler and fire alarm
maintenance annual contract.
Sincerely,
Neal Stephenson
Fire Safety Specialist
NNATER Established in 1918 as a public agency
Coachella Valley Water District
4cvSTR1G4'
Directors: Officers:
Patricia A, Larson, President Steven B. Robbins,General Manager-Chief Engineer
Peter Nelson,Vice President Julia Fernandez, Board Secretary
Tellis Codekas
Franz W. De Klotz Redwine and Sherrill,Attorneys
Russell Kitahara March 25, 2010
RECEIVED
File: 0163.1
? S 7j 0421.1
0721.1
Tony Bagato :OMMLJNITY DEVELOPMENT DEPARTMENT
Department of Community Development CITY OF PALM DESERT
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Dear Mr. Bagato:
Subject: TPM 36292/HT 10-81
This area is designated Zone X on Federal Flood Insurance rate maps, which are in effect at this
time by the Federal Emergency Management Agency (FEMA).
This project is within the limits of the Bermuda Dunes Drainage Study area. The Bermuda
Dunes Drainage Study established a requirement for new developments to retain 100 percent of
the runoff for a 100-year event and was agreed upon by all of the participating agencies,
including Riverside County and the Cities of Palm Desert, Indian Wells, La Quinta and Indio.
The city may require mitigation measures to be incorporated into the development to prevent
flooding of the site or downstream properties. These measures may require 100 percent on-site
retention of runoff from the 100-year storm.
This project lies within the Study Area Boundary of the Coachella Valley Water Management
Plan (September 2002).
The District will provide domestic water and sanitation service to this area and such service will
be subject to the satisfaction of terms and conditions established by the District and exercised
from time to time, including but not limited to fees and charges, water conservation measures,
etc.
This notice of domestic water and sanitation service availability can only be used and relied upon
for the specific property for which it was issued and shall expire three (3) years from date of
issuance.
P.O. Box 1058 Coachella,CA 92236
www.cvwd.org Phone (760) 398-2651 Fax (760) 398-371 1
Tony Bagato
City of Palm Desert 2 March 25, 2010
Domestic water and sanitation service remains at all times subject to changes in regulations
adopted by the District's Board of Directors including reductions in or suspensions of service.
Plans for grading, landscaping and irrigation systems shall be submitted to the District for
review. This review is for ensuring efficient water management.
The project lies within the Upper Whitewater River Subbasin/Mission Creek Subbasin Area of
Benefit. Groundwater production within the area of benefit is subject to a replenishment
assessment in accordance with the State Water Code.
All water wells owned or operated by an entity producing more than 25 acre-feet of water during
any year must be equipped with a water-measuring device. A District Water Production
Metering Agreement is required to ensure District staff regularly read and maintain this water-
measuring device.
If you have any questions, please call Tesfaye Demissie, Stormwater Engineer, extension 2605.
Your ve uly,
Mark L. Johnson
Director of Engineering
cc: Rich Meyer
La Quinta Ranch
Post Office Box 3046
Newport Beach, CA 92659
Michael Mistica
Department of Environmental Health
Post Office Box 1280
Riverside, CA 92502
TD:ch'eng/sw/IOlmaich/TPM 36292
050601-4
P.O. Box 1058 Coachella,CA 92236
WWW.CVWd.Org Phone (760) 398-2651 Fax (760) 398-3711
{
'' •:. CITY OF PALM DESERT
BUILDING & SAFETY DEPARTMENT
r`hti
•tivt
r INTEROFFICE MEMORANDUM
=973
To: Tony Bagato, Principal Planner
From: Sam Szymanski, Plan Check Manager
Date: March 17, 2010
Subject: TPM 36292/HTE 10-81
I have reviewed the information provided and have the following comments:
The Department of Building and Safety requires a copy of the document to be recorded,
a site plan, a copy of the current Certificate(s) of Occupancy and a floor plan of each
building which identifies the Building Data (i.e. Type of Construction, Allowable Area,
Occupancy Groups, Fire Sprinklers, Etc.), specific occupancy of each tenant space,
sanitary facilities, electrical service, etc. This is required to verify the buildings remain in
compliance, as well as the individual tenant spaces prior to conversion. All common
area facilities must remain so within the legal documents (i.e. parking, electrical room,
common area sanitary facilities, roof access, etc.) Occupancy groups must remain
within the scope of the Certificate(s) of Occupancy.
The Department is also responsible for addressing buildings and condominiums. Please
contact Debbie LeBlanc at 760-776-6420 regarding addresses.
G:\Planning\Tony Bagato\Word Files\Formats\Staff Reports\PM\36292 La Quinta Ranch\CITY OF PALM DESERT.doc