Loading...
HomeMy WebLinkAboutDP 11-79 - 22 UNITS CONDOS 1979 j MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 17, 1979 Page -2- VI. PUBLIC HEARINGS (continued) C. Continued Case Nos. P 11-79 nd TT 14998 - T & D CALIFORNIA INVESTMENTS, Applicant Request for approval of a preliminary Development Plan to allow 22 dwelling units and recreational facilities Il and 28 lot Tentative Tract Maps on approximately 5 acres - within the PR-5 (Planned Residential , 4 d.u./ac. ) zone located at the southwest corner of Hovley Lane and Portola Avenue. Mr. Crump presented this case noting that this case was a continued item and updated staff reports were provided for the Commission. He stated that the revision was to increase the number of lots. He also noted that Staff revised Special Condition No. 7, to read: "The map shall provide for 50Z of the net site area (approx. 1.96 acres) to be held in common for open space purposes, this may be accomplished by means of an easement." Commissioner Kryder was concerned for the access on to Hovley Lane asking if this would be safe. Mr. Crump explained how the access would be developed. Commissioner Kryder then asked if the access on Portola was necessary. He believed this would create a traffic hazard. After a short discussion on this matter Mr. Williams stated that this opening would represent 3 permanent openings between Hovley Lane and rthe Wash. Chairman Snyder expressed a great concern for the number of lots , ll and asked why the open space and recreation amenities were divided up into individual lots. RAY HOWARD, Ballew-McFarland, stated that this was done by the engineering firm and was unaware of why they did it that way. Commissioner Berkey asked if the City Attorney would review the C.C. & R. 's . It was agreed that in Standard Condition No. 5 of the Tentative Tract Map, to add "d", stating: "Lots indicated as common shall be retained in undivided interest granted to each homeowner. " Commissioner Berkey pointed out that in Standard Condition No. 3 of the Conditions of Approval should be changed. This was modified to read: "Construction of the total development shall be done in one (1) phase." Chairman Snyder opened the Public Hearing asking if anyone present wished to speak in FAVOR or OPPOSITION to this case. There being none, the Public Hearing was closed. Upon motion made by Commissioner Berkey, seconded by Commissioner Kryder, Case Nos. DP 11-71 and TT 14998 were approved by adopting Resolution Nos. 537 and 538, as modified. Carried unanimously; (3-0). VII. OLD BUSINESS - NONE VIII. NEW BUSINESS A. Coachella Valley County Water District Projects. Mr. Crump presented this case giving a short review of the projects and pointed out that the projects appeared to be in conformance with the City's General Plan. Upon Motion made by Commissioner Berkey, seconded by Commissioner Kryder, Resolution No. 539 was adopted. Carried unanimously; (3-0) 'nutes , .,alm Desert Planning Commissi October 2, 1979 Page -2- B. Continued Case Nos. DP 11-79 and TT 14998 - T b D CALIFORNIA INVESTMENTS, Applican Request for approval of a preliminary Development Plan to allow 22 dwelling units and recreational facilities and 26 lot Tentative Tract Map on approximately 5 acres within the PR-5 (Planned Resi- dential , 5 d.u./ac) zone located at the southwest corner of Hovely Lane and Portola Avenue. Mr. Crump presented this case stating that the Applicant requested continuance to the October 17, 1979 meeting. Upon motion made by Commissioner Berkey, seconded by Commissioner Kryder, Case Nos. DP 11-79 and TT 14998 were continued to October It 17, 1979. Carried unanimously 4-0_1 (ABSTAIN: Fleshman) C. Continued Case No. DP 02-78 (Amendment) - ROBERT H. RICCIARDI (for Columbia Savings) , Applicant Request for approval of an amendment to a previously approved Development Plan to allow a 2048 sq. ft. restaurant use in a portion of a commercial complex on approximately 3.5 acres, within the P.C. (3) , S.P. (Planned Commercial , Regional ; Scenic Preservation Overlay) Zone generally located at the southwest corner of Highways 74 and 111. Mr. Crump presented this case noting that the draft resolution grants approval subject to all of the conditions of the original Development Plans. He recommended approval of the subject amendment to Case No. DP 02-78, by Planning Commission Resolution No. 532. There were no questions or comments from the Commission at this time, so Chairman Snyder asked the applicant to make a presentation. MR. NORMAN CRAMER, Applicant, 74427 Mercine, Palm Desert, stated the . City of Palm Desert presently does not have barbecue or family type restaurants and their decision to move to this area was based on that. fact. Chairman Snyder then .declar.ed-the_ Public Hearing open, asking if anyone present wished to speak in FAVOR or OPPOSITION to this proposal . There being none, Chairman Snyder closed the Public Hearing. Commissioner Fleshman expressed a concern for the required trash bin location, which was pointed out by Mr. Crump. He also asked if there was a door opening on the south side and would they be allowed a sign facing El Paseo? Mr. Crump responded indicating they have an adopted Sign Program for that building and this use was eligible for sign on the street frontage. Upon motion made by Commissioner Miller, seconded by Commissioner Kryder, Planning Commission Resolution No. 532 was adopted. approving the request; Carried unanimously (5-0). D. Case Nos. CUP 08-79 - PALM DESERT COMMUNITY SERVICES DISTRICT, Applicant Request for approval of a Conditional Use Permit for Public Utility purposes (with related setback and parking variance) to allow con- tinued use of a facility containing an existing maintenance building, L water well building, and living quarters (with proposed remodeling) on approximately .22 acres within the R-1, S.P. (Single Family Resi- dential , Scenic Preservation Overlay) zone located at 44-491 Portola Avenue. 1 .— "_`.!^. .d� ..:S. Kk..�t ^ " zw1_"y:e._.�"'.s.-..-_"wren --:`.'--..." ,_-"= .. fs'..^_'-•'s'-is'c'c- " ".ra*�r ,��we'x—'�.c"�i MINUTES PALM DESERT PLANNING COMMISSION MEETING WEDNESDAY - SEPTEMBER 19, 1979 1 :00 P.M. - CITY HALL COUNCIL CHAMBERS I. CALL TO ORDER The regularly scheduled meeting of the Palm Desert Planning Commission was called to order at 1 :00 P.M. by Chairman Snyder in the City Hall Council Chambers. II. PLEDGE OF ALLEGIANCE - Commissioner Berkey III. ROLL CALL Members Present: Commissioner Berkey Commissioner Kryder Commissioner Miller Chairman Snyder Excused Absence: Commissioner Fleshman Others Present: Paul Williams, Director of Environmental Services John Dos Santos, Assistant Planner Stan Sawa, Associate Planner Lisa McFadden, Planning Secretary IV. PLANNING COMMISSION ELECTION OF OFFICERS Motion was made by Commissioner Kryder, seconded by Commissioner Berkey, to re-elect Chairman Snyder for another term of office. Carried unani- mously. - Motion was made by Chairman Snyder, seconded by Commissioner Kryder to nominate Commissioner Miller for the office of Vice-Chairman. Carried unanimously. V. APPROVAL OF MINUTES Upon motion made by Commissioner Kryder, seconded by Commissioner Berkey, that the minutes of the September 4, 1979 meeting be approved as amended on Page Six regarding the case of the Design Review Board, Resolution No. 527. Unanimously carried. VI. WRITTEN COMMUNICATIONS - None VII. PUBLIC HEARINGS A. Continued Case No. DP 11-79 and TT 14998 - T & D CALIFORNIA INVESTMENTS, Applic-nt Request for approval of a preliminary Development Plan to allow 22 dwelling units and recreational facilities and 26 lot Tentative Tract Map on approximately 5 acres within the PR-5 (Planned Residential , 5 d.u./ac) zone located at the southwest corner of Hovely Lane and Portola Avenue. Mr. Williams presented this case stating that the Applicant requested continuance to the October 2, 1979 meeting. Upon motion made, seconded and carried unanimously, Case No. DP 11-79 and TT 14998 was continued to October 2, 1979. J . 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-0611 REPORT OF PLANNING COMMISSION ACTION DATE October 19, 1979 APPLICANT T & D California Investments 740 La Verne Way Palm Springs, CA 92262 CASE NO. : DP 11-79 and TT 14998 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of October 17, 1979 CONTINUED TO DENIED X APPROVED BY PLANNING COMMISSION RESOLUTION NO. 537 and 538. PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR CONCURRENCE WITH THE PLANNING COMMISSION DECISION. PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR PUBLIC HEARING. Any appeal of the above action may be made in writing to the Director of Environmental Services, City of Palm Desert, within fifteen (15) days of the date of the decision. PAUL A. WILLIA2IS, SECRETARY — PALM DESERT PLA.N'NING CO.`—gSSSIO`1 cc: Applicant . . PLANNING COMMISSION RESOLUTION NO. 537 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRELIMINARY DEVELOPMENT PLAN TO ALLOW CONSTRUCTION OF 22 CONDOMINIUM UNITS ON THE SOUTHWEST CORNER OF HOVLEY LAND AND PORTOLA AVENUE. CASE NO. DP 11-79 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 4th day of September, 1979. hold a duly noticed Public Hearing; and, continued Public Hearings on September 19, October 2, and,October 17, 1979, to consider a request by T & D CALIFORNIA INVESTMENTS for approval of a preliminary Development Plan to allow construction of. 22 Residential condominium units, on approximately 4.75 acres within the PR-5 (Planned Residential , max. 5 d.u./ac. ) zone located on the southwest corner of Hovley Land and Portola Avenue, more particularly described as: APN 621-190-063 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Environmental Quality Procedure Resolution No. 78-32" , in that the Director of Environmental Services has determined that the project will not have a significant adverse impact on the environ- ment and Negative Declaration has been prepared. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify their actions, as described below: a. The proposed project generally conforms to the intent and purpose of the PR Zone District. b. The proposed project is adequately suited for the specific site and is compatible with existing and proposed development in the area. c. The proposed project will not be detrimental to the health, safety and general welfare of the community. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That the Planning Commission does hereby approve conceptual Development Plan No. 11-79 (Exhibit A) subject to those conditions attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 17th day of October, 1979, by the following vote, to wit: AYES: Berkey, Kryder, Snyder NOES: ABSENT: Fleshman, Miller ABSTAIN: WALTER H. SNYDER, Chairman ATTEST: PAUL A. WILLrAMS, Secretary PLANNING COMMISSION RESOLUTION NO. 537 Page Two CONDITIONS OF APPROVAL CASE NO. DP 11-79 Standard Conditions : 1. The development of the property shall conform substantially with Exhibit A (Case No. DP 11-79) on file with the Department of Environmental Services, as modified by the following conditions. 2. Prior to the issuance of a building permit for construction of any uses contemplated by this approval , the applicant shall first complete all the procedural requirements of the City which include, but are not limited to, Design Review, Subdivision process, and building permit procedures. 3. Construction of the total development shall be done in one phase. 4. Construction of a portion of said project shall commence within one year from the date of final approval otherwise said approval shall become null , void and of no effect whatsoever. 5. Prior to the issuance of any City permits for the commencement of construc- tion on said project. the applicant shall agree in writing to these Conditions of Approval . 6. 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. 7. All existing electrical distribution lines , telephone, cable antenna television, and similar service wires or cables, which are adjacent to the property being developed shall be installed underground as a part of development from the nearest existing pole not on the property being developed. 8. All requirements of the City Fire Marshal shall be met as part of the development of this project per attached letter dated August, 16, 1979. 9. Construction plans shall be submitted for approval to the City Fire Marshal prior to issuance of building permits. All conditions shall be made a part of construction and no certificate of occupancy shall be issued until complete. 10. Traffic control provisions shall be provided as required by the Director of Public Works . 11. Curb, gutter, sidewalk or approved pathways , and tie-in paving shall be provided in conformance with City Standards and/or as required by the Director of Public Works. 12. 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 : Riverside County Department of Health Palm Desert Design Review Board Process City Fire Marshal Coachella Valley County Water District Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building and Safety at the time of issu- ance of a building permit for the use contemplated herewith. 13. No development shall occur on the subject property prior to the recorda- tion of a tract map. PLANNING COMMISSION , RESOLUTION NO. 537 Page Three SPECIAL CONDITIONS: 1. Provide wind/blowsand protection along the north and west boundaries , as approved through the Design Review process. Revise preliminary site plan to correspond to Board action, prior to it being forwarded to the Plan- ning Commission for confirmation of Board action. 2. Revise perimeter design as follows: a. Hovley Lane - delete sidewalk, and install ornamental landscaping in the 12 foot parkway. Provide minimum 6 foot high solid masonry wall at property line. Install a solid tree screen with lower bushes on the inside of the wall . b. Portola Avenue - install a minimum 6 foot high solid masonry wall along eastern boundary; place wall an average of 20 feet from property line. c. Western and Southern Boundary - install a minimum 6 foot high masonry wall along property lines. d. General - wall materials and design, and landscape materials for parkway and wind protection shall be specifically approved through the design Review process 3. Recess tennis court to a depth to be determined in the Design Review process. 1 AGREEMENT I accept and agree, prior to use of this permit or approval , to comply with all the conditions set forth, and understand that the Department of Building and Safety will not issue a building permit or allow occupancy on the use permitted L until this signed confirmation has been received by the Department of Environ- mental Services. Date Applicant's Signature PLANNING COMMISSION RESOLUTION NO. 538 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF A TENTATIVE TRACT MAP TO CREATE A 26 LOT SUBDIVISION ON THE SOUTHWEST CORNER OF HOVLEY LAND AND PORTOLA AVENUE. CASE NO. TT 14998 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 4th day of September, 1979, hold a duly noticed Public Hearing ; and, continued Public Hearings on September 19, October 2, and October 17, 1979, ,to consider the request of T & D CALIFORNIA INVESTMENTS for approval of a Tentative Tract Map to create a 26 lot subdivision for condominium purposes on approximately 4.75 acres within the PR-5 (Planned Residential , max. 5 d.u./ac) zone generally located on the southwest corner of Hovley Land and Portola Avenue, more parti- cularly described as: APN 621-190-063 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Environmental Quality Procedure Resolution No. 78-32", in that the subject project has not been found to present an adverse impact on the environment and a Negative Declaration has been prepared. WHEREAS, at said Public Hearings, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to recommend approval of the Tentative Tract Map: 1. The subject Tentative Map does substantially comply with Chapter 26 of the City of Palm Desert Municipal Code, and the State of California Subdivision Map Act, as amended. 2. The subject Tentative Map does comply with the adopted General Plan and the Palm Desert Zoning Ordinance. 3. The site is physically suitable for the type of de- velopment proposed. 4. The design of the subdivision and the proposed improve- ments are not likely to cause substantial environmental damage or serious health problems. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, as follows: 1. That the above recitations are true and correct and consti- tute the findings of the Commission in this case; 2. That it does hereby recommend conditional approval to the City Council of the City of Palm Desert of the above described Tentative Map No. 14998 for the reasons set forth in this Resolution and subject to the attached conditions. FURTHER, BE IT RESOLVED that the recommended conditions of approval do include a requirement that the applicant pay in-lieu fees to comply with the requirements of Article 26.48 of the City of Palm Desert Subdivision Ordinance. In return, it is recommended that the City Council agree to use said fees for park purposes in conformance with an adopted master plan, within five (5) years of the recordation of the final map. PLANNING COMMISSION Page Two RESOLUTION NO. 538 PASSED, APPROVED, and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 17th day of October, 1979, by the following vnte, to wit: AYES: Berkey, Kryder, Snyder NOES: ABSENT: Fleshman, Miller ABSTAIN: WALTER H. SNYDER, Chairman ATTEST: PAUL A. WILLIAMS, Secretary 1 II PLANNING COMMISSION RESOLUTION NO. 538 Page Three STANDARD CONDITIONS OF APPROVAL CASE NO. TENTATIVE TRACT 14998 1. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all the requirements, limitations, and restrictions of all municipal ordinances and State and Federal statutes now in force, or which hereafter may be in force. --- 2. Full public improvements including traffic safety lighting as required by Ordinance and the City Engineer shall be installed in accordance with City standards. 3. Prior to submittal of the Final Map, the applicant shall provide the Department of Environmental Services with a list of proposed street names with at least three alternatives. The approval of the final street name shall be made by the Director of Environmental Services. 4. Access rights to Hovley Lane and Portola Avenue, (except for one approved entrance to each street) shall be offered to the City as a dedication on the Final Map. 5. The C.C. & R. 's for this development shall be submitted to the Director of Environmental Services for review and final approval by the City Attorney prior to the issuance of any building permits. Prior to record- ation of the final subdivision map, the applicant shall submit to the City Engineer: a. The document to convey title. b. Covenants and restrictions to be recorded. (Which have been approved) C. Management and maintenance agreement to be entered into with the owners of the units of the project. (Which has been approved) d. Lots indicated as common shall be retained in undivided interest granted to each homeowner. 6. Improvement plans for water and sewer systems shall meet the requirements of the respective service districts. 7. Area shall be annexed to appropriate Improvement Districts having jurisdiction over the subject area. 8. All dedicated land and/or easements required by this approval shall be granted to the City of Palm Desert, without cost to the City and free of all liens and encumbrances. 9. All on-site utilities, including cable TV, shall be placed underground and shall be completely concealed from view except certain appurtenances as may be approved by the Director of Environmental Services. 10. Complete plans and specifications shall be submitted as required by Ordinance to the City Engineer for checking and approval before construction of any improvements is commenced. The subdivider shall submit "as-built" plans prior to acceptance of the subdivision improve- ments by the City. 11. In order to maintain reasonable fire protection during the construction period, the subdivider shall maintain passable vehicular access to all buildings. An adequate number of fire hydrants with required fire flows shall be installed as recommended by the Fire Marshal . 12. Prior to recordation of the Final Map, the developer shall furnish the original and three (3) copies of the water system plan to the Fire Marshal for review. 13. All requirements of the City Fire Marshal from his letter of August . 16, 1979 shall be met as a part of the development of this tract. PLANNING COMMISSION Page Four RESOLUTION NO. 538 Standard Conditions: (Continued) 14. The water system shall be signed by a registered civil engineer and approved by the water company, with the following certifi- cation: "I certify that the design of the water system of Tract No. 14998 is in accordance with the requirements prescribed by the City Fire Marshal . " 15. Drainage shall be subject to approval of the City Engineer. Applicant shall provide engineered data as requested. 16. All private streets shall be inspected by the Engineering Department and a Standard Inspection Fee shall be paid. 17. All requirements of the Planning Commission action on the Development Plan 11-79 shall be met as a part of the de- velopment of this tract. 18. The total number of lots shall be limited to 22 for condo- minium unit use, and other lots for common purposes as deemed necessary. 19. The applicant shall have twelve (12) months from the date of the approval or conditional approval of the tentative map for filing of the final map unless an extension of time of up to eighteen (18) months is granted by a Resolution of the City Council . 20. Drainage and Signalization Fund contributions as required by City Ordinance shall be made prior to recordation of the Final Map. 21. Developer shall pay in-lieu fees for Park and Recreation purposes to comply with the requirements of Article 26.48 of the City of Palm Desert Subdivision Ordinance. SPECIAL CONDITIONS: 1. Provide installation of adjacent Right-of-way design as follows: Hovley Lane - dedication and improvement of 44 ft. half street. Half street section to contain 32 ft. wide travel lane, and 12 ft. public parkway (no sidewalk) , with ornamental landscaping. Portola Avenue - dedicate and improve 50 ft. half street. Street section to contain ultimate 6 ft. (one-half of 12 ft. ) raised center median, 32 ft. wide travel lane, and 12 ft. public parkway and 20 ft. public access easement adjacent to parkway. Easement and parkway to be improved with and 8 ft. wide meandering pedestrian/bike path, orna- mental landscaping. 2. The grade of Hovley Lane shall be re-established as directed and approved by the Director of Public Works. All improvement plans shall be based on that new grade. 3. Safety street lighting shall be installed at each tract entrance on Hovley Lane and Portola Avenue. 4. If tract entrances are to be secured, provide capacity for the stacking of four vehicles onsite. PLANNING COMMISSION Page Five RESOLUTION NO. 538 Special Conditions: (Continued) 5. Provide minimum 6 ft. high solid masonary wall around tract (except for approved openings) , as approved through the Design Review process. 6. Subdivider shall contribute $1,100 into the Signalization Fund, and $1,500 per gross acre into the Drainage Fund of the City of Palm Desert. 7. The map shall provide for 50% of the net site area (approx. 1.96 acres) to be held in common for open space purposes, this may be accomplished by means of an easement. 8. A final map shall not be accepted for filing until the Design 'Review process has been completed; the map shall be adjusted to correspond to that approval and submitted to the Director of Environmental Services for a deter- mination of compliance. , I PLANNING COMMISSwN Page Six RESOLUTION NO. 538 t DEPARTMENT OF FIRE PROTECTION IN COOPERATION WITH THE C OUNTY4r CALIFORNIA DIVISION OF FORESTRY 'RIVERSIDE ::7I DAVID L. FLAKE P.O. BOX 248 COUNTY FIRE WARDEN 210 WEST SAN JACINTO STREET PERRIS, CALIFORNIA 92370 TELEPHONE 17161 657-3183 Paul A. Williams August 16, 1979 Director of Environmental Services City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, Ca. 92260 Reference: Case No. DP 11-79 and Tract 14.998 Gentlemen: Prior to construction of any of the proposed buildings , the following conditions must be met: 1. Install a water system capable of delivering 2500 GPM fire flow for a two (2) hour duration in addition to domestic or other supply. The computation shall be based upon a minimum of 20 psi residual operating pressure in the supply main from which the flow is measured at the time of measurement. 2. Install Riverside County super fire hydrants so that no point of any building is more than 250 feet from a fire hydrant measured along approved vehicular travel ways. A. Hydrants shall not be located closer than 25 feet to any building. B. Exterior surfaces of hydrant barrels and heads shall be painted chrome yellow, and the tops and nozzle caps shall be painted green. C. Curbs (if installed) , shall be painted red 15 feet in either direction from each hydrant. 3. Prior to issuance of a building permit, the developer shall furnish the original and three (3) copies of the water system plan to the Fire Marshal for review. Upon approval , one copy will be sent to the Building Department, and the original will be returned to the developer. 4. The water system plan shall be signed by a registered civil engineer, and approved by the water company, with the following certification : "I certify that the design of the water system in Case Number DP 1.1-79 is in accordance with the require- ments prescribed by the Fire Marshal . " 5. Prior to delivery of combustible materials to the building site, the required water system shall be installed, operating and delivering the required flow. V rs, r - J_ David J. Ortegel Fire Marshal DJO:dt I I. r John Balkw Do.id S.Bo honan SlepMn A.fkshmon Rohn McFarknd ALA Dan Nkholl Rob Pof ,w September 28, 1979 Mr. Paul Williams Director of Environmental Services City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, CA 92260 Dear Paul: This kptter is to request a continuance of case TT 14998 and} 11-79, T & D Investments , to October 17 , 1979. 4Slnc ely, 9,tephen A. Fleshman ij 9AF :klb °.W5 EL PASEO BSURE AJ PALMEDESERT,CALIF.A 92260 v:i�:56?b PLANNERS & ARCHITECTS CORPORATION ' 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-0611 REPORT OF PLANNING COMMISSION ACTION DATE October 10, 1979 APPLICANT T & D California Investments 740 La Verne Way Palm Springs, California 92262 CASE NO. : DP 11-79 and TT 14998 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of October 2, 1979 has CONTINUED TO October 17, 1979 DENIED APPROVED BY PLANNING COMMISSION RESOLUTION NO. PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR CONCURRENCE WITH THE PLANNING COMMISSION DECISION. PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR PUBLIC HEARING. Any appeal of the above action may be made in writing to the Director of Environmental Services, City of Palm Desert, within fifteen (15) days of the date of the decision. PAUL A. WILLIAS, SECRETARY - PALM DESERT PLL\NZtiG C0.`_^1ISSSION cc: Applicant C.V.C.`,v.D. &JP MINUTES J PALM DESERT PLANNING COMMISSION MEETING T - SEPTEMBOU 4 , 1979 7 : 00 P.M. - CITY HALL COUNCIL CHAMBERS I. CALL TO ORDER The regularly scheduled meeting of the Palm Desert Planning Commission was called to order at 7 : 03 P .M. by Chairman Snyder in the City Hall Council Chambers . II . PLEDGE OF ALLEGIANCE - Commissioner Berkey III . ROLL CALL Members Present: Commissioner Berkey Commissioner Fleshman Chairman Snyder Excused Absence: Commissioner Kryder Commissioner Miller Others Present: Paul Williams-Director of Environmental Services Stan Sawa-Associate Planner Lisa McFadden-Planning Secretary IV. PLANNING COMMISSION ELECTION OF OFFICERS Due to the absence of two members of the Commission, the election of officers was tabled until the next meeting of The Palm Desert Planning Commission which will be held on Wednesday, September 19 , 1979 at 1: 00 P.M. V. APPROVAL OF MINUTES Upon motion made by Commissioner Berkey, seconded by Com- missioner Fleshman, the minutes of the August 15 , 1979 meeting were approved as written. Unanimously carried. VI. WRITTEN COMMUNICATIONS - None VII. PUBLIC HEARINGS A. Case No. TT 14805 - KAUL CONSTRUCTION, Applicant Request for approval of a 37 lot residential subdivision on 7 . 2 acres within the PR-5 (Planned Residential, 5 d.u./ac) zone located on the southside of Country Club Drive, between Monterey Avenue and Portola Avenue . Mr. Williams presented this case stating that a letter was received from Mr. Kaul requesting that the Commission con- tinue this matter until October 2 , 1979 to enabl,e.,him to re- solve the problems mentioned in the Staff Report., Mr. Kaul will then meet once again with the Staff to corroborate the corrections . It is the Staff ' s recommendation that this mat- ter be continued to October 2 , 1979 . Upon motion made, seconded and carried unanimously by the mem- bers present, Case NO. . TT 14805 was continued to October 2 , 1979 . MINUTES Page -2- Palm Desert Planning Commission Meeting September 4 , 1979 B. Case No CZ 07-79 , CUP 05-79 , TT 14999 - WESTSIDE ENTER- PRISES LTD. , Applicant Request for approval of a Change of Zone from R-1 , 10 , 000 to R-2 , 8 , 000 , Conditional Use Permit to allow a 36 unit Planned Residential Development, and a 38 lot Tentative Tract Map lo- cated between Skyward Way and Homestead Road, and bounded on the east by Arrow Trail (Chia Drive) . Since there was a lack of a quorum to consider this matter, it was continued to the September 19 , 1979 meeting at 1: 00 P.M. Commissioner Fleshman indicated a conflict and left the po- dium. C. Case No. DP 10-79 and TT 14996 - MACK DEVELOPMENT AND INVESTMENT CO. , Applicant Request for approval of a preliminary Development Plan to allow 116 dwelling units and tennis courts and a Tentative Tract Map consisting of 118 lots on approximately 25 acres within the PR-5 (Planned Residential, maximum 5 d.u./ac. ) zone located on the Soutside of Country Club Drive, between Monterey Avenue and Portola Avenue. Mr. Williams presented this case in detail stating that the access points have been reviewed, that there is an emergency access proposed to Country Club. It is felt that the recrea- tional amenities proposed are in conformance with the City' s Zoning Ordinance. The Staff recommended approval . of the de- velopment plan by Resolution No. 523 subject to conditions . Staff further recommended approval of the Tract Map by proposed Resolution No. 524 subject to conditions. There being no questions from the Commission, Chairman Snyder opened the public hearing and asked if the applicant would like to make a presentation. INGRID MACK, 111 N. 5th Street, Redlands, refered to Page 4 , under Special Conditions, stating that it would be to the benefit of she, as the applicant, and the owners to the east, that this street be dedicated. She stated that there should be no problem as far as obtaining an easement but that she would like cooperation from the City in- this matter if an easement could not be obtained. Chairman Snyder asked that she define what she meant by coop- eration? Ms. Mack stated that they would like to go ahead and develop their side of the street and that the City should make sure that when the owners to the east develop their property, they are aware they must develop their portion of the street at that time. Mr. Williams explained that the City ' s Subdivision Ordinance - is quite specific as to the minimum width of 42 ft. so the property owner either has to acquire an easement from the adjacent property owner or provide the 42 ft. on their parcel or said width must be provided on the subject property. Mr. Beebe, Director of Public Works , was asked by Chairman Snyder if the Staff has any flexibility in said ordinance? Mr. Beebe replied by asking if the access rights were going to be denied on Street "A"? If that is the case, then the 8 ft. parking area may not be utilized. MINUTES Page -3- Palm Desert Planning Commission Meeting September 4 , 1979 Ms . Mack stated that she has no doubt that the easement can be secured. Therefore , they will pursue development on that basis . BOB McFARLAND, 74075 E1 Paseo Suite A-7 , Palm Desert, of Ballew and McFarland, Planners of the project, requested that under Special Condition #2 , the figure be changed to a 10 ft. emer- gency access only. Chairman Snyder questioned Mr. Williams as to any objection to this change? Mr. Williams suggested that a compromise be made of 12 ft. This would also change Special Condition #6 on the Tract Map. There were no questions from the Commission at this time, therefore, Chairman Snyder asked if anyone present wished to speak in FAVOR or OPPOSITION to the request. There being none, Chairman Snyder closed the public hearing. Upon motion made by Commissioner Berkey, seconded by Chairman Snyder, Planning Commission Resolution No. 523 and No. 524 was adopted with the changes as previously mentioned. Cer- ried. 2-0-2-1. Commissioner Fleshman abstained. D. Case N DP 11-79 and.TT 14998 - T & D CALIFORNIA INVEST- MENTS, Applican Request for approval of a preliminary Development Plan to allow 22 dwelling units and recreational facilities and 26 lot Tenta- tive Tract Map on approximately 5 acres within the PR-5 (Plan- ned Residential, 5 d.u./ac. ) zone located at the southwest cor- ner of Hovley Lane and Portola Avenue. Mr. Williams presented this case stating that the applicant requested that this case be continued in order that more modi- fications can be made on this project. Motion was made by Commissioner Berkey, seconded by Chairman Snyder and carried, that this case be continued to September . 19 , 1979 at 1: 00 P.M. E. Case No DP 09-79 and TT 15000 - PACIFIC COAST BUILDERS , Applicant Request for approval of a Residential Development Plan to allow (upon annexation) construction of 1111. condominium units an 18 hole championship golf course , and a Tentative Tract Map consisting of 1173 lots on 404 gross acres within the PR-3 , S .P. (U.A. ) (Planned Residential, max. 3 d.u./ac, Scenic Preservation Overlay, Upon Annexation) zone located at the northeast corner of Cook Street and Country Club Drive. Mr. Williams presented this case reminding the Commission ( that this is a parcel that they previously considered for a IIl change of zone to PR-3 and a condominium development. He stated that this has been refiled because of redesign. The Staff feels that other than a few suggestions for improvement, that overall this project is quite commendable. Suggestion was made that the number of pools be increased to a ratio of 1 per every 35 units. Suggestion was also made that maybe the location of the maintenance facility be reviewed , that there may be a better location. He stated that the Fire Marshal was very concerned about the long cul-de-sac. He sug- gested in his memorandum that it be extended to make a loop across the golf course . As an alternative , he was agreeable . MINUTES Page -4- Palm Desert Planning Commission Meeting September 4 , 1979 to an emergency access situation. The Fire Marshal also stated that the streets should be at least 36 .ft. wide. Mr. Williams suggested the alternative that the loop street would have to be 40 ft. wide and the short streets may be as small as 24 ft. wide. This alternative would take care of any tournments that may be held providing parking on both sides of the street. ( Mr. Williams stated that the development plan, as proposed, is in conformance with the City ' s Design standard with some adjustments and that the Tract Map is also in conformance with the City' s Zoning Ordinance, Subdivision Ordinance. He recommended that this project be approved upon annexation by Planning Commission Resolution No 525 and No. 526 with the changes as previously mentioned. Suggestion was made that under the Tentative Tract Map, Stan- dard Condition #13 be expanded to read "which shall be limited to 40 £t. in width. Chairman Snyder asked if the applicant would like to discuss this case? BOB MCFARLAND, 74075 El Paseo Suite A-7 , Palin Desert, represent- injBallew and McFarland, designers of the project, offered to answer any questions that the Commission may have. Mr. Mc- Farland stated that the owner wished to develop the best golf course development in the desert area. He stated that there are no crossings on the golf course which was a primary con- sideration of the design to avoid hazards . The basic design idea is that there is a loop road system in which all of the residential units are on cul-de-sacs penetrating inward to the golf course. Even though every house does not have front- age on the golf course, they will be on green belt areas that expose them to the golf course. Mr. McFarland suggested sev- eral amendments to the special conditions that were expressed: Under DP 09-79 , Standard Condition #13 , it is requested that this be reworded adding "excluding the grading of the pro- perty" at the end of the sentence. Chairman Snyder stated that #13 is only concerned with develop- ment. Mr. McFarland made the following request: Special Condition #4 be reworded as follows : "A permanent, hard surface emer- gency access road, 12 ft. wide shall be provided from the end of the long central cul-de-sac to -the street at the east" . Special Condition #5 be reworded as follows : "The RV Parking lot shall be totally screened from view of the townhouse units" . Under Special Condition #6 , add "or larger recreational areas" at the end of the sentence. Commissioner Berkey questioned whether an attempt will be made to keep Cook Street open during the windy season? This would ( not have to be done until the development on that side is reached. - Mr. McFarland stated that the Emergency Access only will be on Cook Street instead of Frank Sinatra Drive. .Commissioner Berkey stated that responsibility should be taken to keep Cook Street open while they are in the process of developing until there is a project started on the west side. MINUTES Page -5- Palm Desert Planning Commission Meeting September 4 , 1979 Mr. McFarland stated that the condition is acceptable as long as it is understood that there is not an obligation to maintain the street until that access has been established. Chairman Snyder stated that perhaps it would be better worded that "The City will not be obligated to maintain Cook Street ( until such time that the development of the area justifies it" . Chairman Snyder stated that it is one of the finest projects that the Commission has reviewed. Chairman Snyder declared the Public Hearing open, asking if anyone present wished to speak in FAVOR or OPPOSITION to this request. CLYDE BEEBE , Director of Public Works , stated that the munici- pal code regarding Standard Condition #13 , calls for recorda- tion of the map including grading. He suggested that the Com- mission state that the grading be excluded and let the Council approve it to be in abeyance with the municipal code. Chairman Snyder stated that with the input from Mr. Beebe, that Standard Condition #13 be changed to add "except grading as ap- proved by the City Engineer" . Chairman Snyder declared the Public Hearing closed. Motion was made by Commissioner Berkey, seconded by Chairman Snyder that this case be approved with the changes that have been discussed. Carried. 2-0-2-1. Commissioner Fleshman ab- stained. 11f Commissioner Fleshmen returned to his seat. 1.. _ F. Case No. ZOA 04-79 - CITY OF PALM DESERT (COUNCIL INITIATED) Applicant Request for consideration of an amendment to Sections 25. 58 . 070 and 25. 96 . 040 of the Municipal Code (Zoning Ordinance) of the City of Palm Desert, California relating to the storage of re- creational vehicles. Mr. Williams presented this case stating that the Staff and City attorney have experienced some difficulty with regard to a specific section of the Zoning Ordinance that relates to re- creational vehicles in terms of shielding them from public view. Mr. Beebe noticed that there seemed to be provisions in the City Ordinance which cover this matter, therefore this will have to be reviewed by the City Attorney. The Staff re- commends that this matter be continued to the September 19 , 1979 meeting at 1: 00 P.M. Upon motion made by Commissioner Berkey, seconded by Commis- sioner Fleshman and carried, this matter is continued to the September 19 , 1979 meeting. I� VIII. OLD BUSINESS - None IX. NEW BUSINESS - Planning Schedule for the next Three Months/ Adoption of Special Meeting Date (s) . X. DESIGN REVIEW BOARD ITEMS Consideration of cases action on by the Design Review Board at their meeting of August 28 , 1979 . MINUTES Page -6- Palm Desert Planning Commission Meeting September 4 , 1979 Mr. Williams stated that there is only one matter to discuss and that is the one aspect of the Chaparrel Countr;' Club that has not been previously reviewed. This concerns the maintenance building office and parking for the maintenance area. Stan Sawa, Associate Planner, described this area in detail. He stated that there will be landscaping and a 61 ft. wall along Portola Avenue. Mr. Fleshman stated that there should be a design alternative so that the maintenance crew does not detract from the devel- opment. Chairman Snyder questioned if this development would degrade the property adjacent to it? After much discussion, a motion was made by Commissioner Fleshman, that this project be sent back to the Design Review Board to consider the following points: 1. That there be a combination emergency access and access to the maintenance yard. 2 . That the building be moved back to 10 ft. from the property line as origionally proposed by the Staff. 3. When resubmitted, that grading section and landscaping plans also be included for that area. Motion was seconded by Commissioner Berkey, that this project be approved and therefore, Planning Commission Resolution No. 527 was adopted. Carried. XI. INFORMATION ITEMS A. Communication from Boyle Engineering Corp. , concerning conservation of groundwater and wastewater reuse. Suggestion was made that a copy of the Feasibility Report be obtained as soon as it is finished. XII. Oral communications - None XIII. COMMENTS A. City Staff - None B. Planning Commissioners - None XIV. ADJOURNMENT Upon motion made, seconded and carried, the meeting was ad- journed at 8 : 26 P.M. l PAUL A. WILLIAMS, Secretary ATTEST: WALTER SNYDER, Chairman /ljm C MINUTES Page -6- � Palm Desert Planning Commission Meeting September 4 , 1979 Mr. Williams stated that there is only one matter to discuss and that is the one aspect of the Chaparrel Country Club that has not been previously reviewed. This concerns the maintenance building office and park- ing for the maintenance area. Stan Sawa, Associate Planner, described this area in .de- tail. He stated that there will be landscaping and a 6 ft. wall along Portola Avenue. Mr. Fleshman stated that there should be a design alter- native so that the maintenance crew does not detract from the development. Chairman Snyder questioned if this development would de- grade the property adjacent to it? After much discussion, a motion was made by Commissioner Fleshman, that this project be sent back to the Design Re- view Board to consider the following points : 1. That there be a combination emergency access and access to the maintenance yard. 2 . That the building be moved back to 10 ft. from the pro- perty line as originally proposed by the Staff. 3. When resubmitted, that grading section and landscaping plans also be included for that area. Prior to a second of Commissioner Fleshman' s motion, dis- cussion ensued. As a result, Commissioner Fleshman amended his motion to approve this item, subject to the following: 1. That a 5 ft. setback from the end of the eave to pro- perty line be provided. 2 . That a grading section and landscaping plan for the setback area be submitted to the Commission for review. 3. That the service access to Portola Avenue is not ap- proved. i The amended motion was seconded by Commissioner Berkey, that this project be approved and therefore, Planning Commission Resolution No. 527 was adopted. Carried. XI. y INFORMATION ITEMS A. Communication from Boyle Engineering Corp. , concerning conservation of groundwater and wastewater ,reuse. Suggestion was made that a copy of the Feasibility Report be obtained as soon as it is finished. XII . ORAL COMMUNICATIONS - None. XIII . COMMENTS A. City Staff - None. B. Planning Commissioners - None. MINUTES Page -7- Palm Desert Planning Commission Meeting September 4 , 1979 XIV. ADJOURNMENT Upon motion made, seconded and carried, the meeting was adjourned at 8 : 26 P .M. PAUL A. WILLIAMS , Secretary ATTEST: WALTER SNYDER, Chairman /ljm I _ CITY OF PALM DESERT STAFF REPORT To: Planning Commission Report on: Preliminary Development Plan and Tentative Tract Map Applicant(s) : T & D California Investments, 740 La Verne Way, Palm Springs, California 92262 Case No(s) : DP 11-79 and TT 14998 Date: September 4, 1979 I. REQUEST: Request for approval of a preliminary Development Plan to allow 22 dwelling units and recreational facilities and 26 lot Tentative Tract Map on approximately 5 acres within the PR-5 (Planned Residential , 5 d.u./ac. ) zone. located at the southwest corner of Hovley Lane and Portola Avenue. LOCATIONAL MAP: I ' I. p TT 14998 DP II -79_ i II. BACKGROUND: A. ADJACENT ZONING: North: PR-5 South: PR-5 East: PR-5 West: O.S. B. GENERAL PLAN LAND USE DESIGNATION: Medium Density Residential , 5-7 du/acre. STAFF REPORT Page Two DP 11-79 and TT 14998 H. C. ENVIRONMENTAL ASSESSMENT: The Director of Environmental Services has determined that the proposed project will not have a significant adverse impact on the environment and a Negative Declaration has been prepared. D. MAJOR TRACT IMPROVEMENTS: (Requirements) Adjacent half street improvements as follows: Hovley Lane - dedication and improvement of 44 ft. half street, with 32 ft. wide travel lane, and 12 ft. parkway (no sidewalk) , ornamental landscaping and boundary wall . Hovley Lane is to be regraded, per the requirements of the Director of Public Works. Portola Avenue - dedication and improvement of 50 ft. half street, with.-6 ft. (one half of 12 ft. ) raised median (ultimate) , 32 ft. wide travel lane, 12 ft. public parkway and 20 ft. public access easement adjacent to parkway improved with 8 ft. wide meandaring pedestrian/ bike path, ornamental landscaping and 6 ft. high tract boundary wall . E. PERIMETER TREATMENT: (Requirements) Wind/blowsand protection planting along north and west boundaries. Minimum 6 ft. high masonary wall along all property lines (except for approved openings) . 20 ft. public access easement adjacent to parkway on Portola Avenue. F. AREA/DENSITY CALCULATION: Gross Site, +4.75 acres No. of dwelling units, 22 Project Density, 4.63 d.u./ac. G. OPEN SPACE ANALYSIS: Net Site Area, 3.916 acres Required open space (50% of net site) = 1.96 ac. Proposed open space (53% of net site) = 2.5 ac. H. LOT ANALYSIS: 22 Condominium Unit Lots, (3,268 sq. ft. ) 1 Common Lot Area 1 Recreation Lot Area 2 Private Driveways Area 26 Total Lots I. PARKING ANALYSIS: Required - min. 44 covered spaces, and 11 open bays. Proposed - 44 garage spaces, and 11 bays (9 shown on Tract Map). J. RECREATION AMENITIES: 1 Swimming Pool , with shade structure 1 Tennis Court STAFF REPORT Page Three DP 11-79 and TT 14998 II. (cont. ) K. UNIT DESCRIPTION: 22 single story units in 11 duplex buildings; each containing two bedrooms, and ranging in size from 1,100 to 1,600 sq. ft. III. DISCUSSION: A. The major issue concerning the proposed plan and map is having enough area to accommodate the necessary perimeter treatment (wind/blowsand protection, and Portola Avenue parkway/easement) along with the proposed lots and units. 1. Wind/Blowsand Protection Planting - an acceptable alternative had not been sub- mitted by the applicant to justify the proposed setback from the west property line. It has, therefore, not been de- termined whether an adequate area is provided. In any event, the protection planting area should be under common ownership, rather than a part of a private lot. In this regard, it is observed that several proposed lots encroach into what would be the protection planting area on the north and west boundaries. 2. Portola Avenue Design - The design approach for Portola Avenue includes an 8 ft. wide meandaring pedestrian/bike path along the west side of the Avenue. To accomplish this, a 20 ft. wide easement is required adjacent to the public parkway. Proposed private lots (and. possibly corners of dwelling unit patios) extend into this area. B. Site Access - Two entrances are proposed to the project (serving the northern and southern half) , one from Hovley Lane and the other off Portola Avenue. C. Site Design - The proposed duplex buildings are arranged around two court areas; 10 dwellings in the northern court, and 12 dwellings in the southern court. The total of number of minimum required guest parking bays has been . illustrated on the Development Plan, but they are not proportionally distributed ,and open 20 ft. driveway apron space has not been provided for each unit as an alternative. D. Recreational Amenities - The amenities provided appear acceptable for the scale of the project. E. Architectural Approach - An illustration has been provided of a view into the project but it is highly conceptual . F. Tract Map Considerations - While the filing of a Tract Map can not be precluded, it is considered premature until (in this specific instance) the conceptual plan requirements are established, and then, the Design Review process is completed. The subject map should be revised to reflect Development Plan considerations and ultimately any Design Review actions if it is to be approved. STAFF REPORT Page Four DP 11-79 and TT 14998 IV. STAFF RECOMMENDATIONS: Realizing that there could be minor, and also major, adjustments to the Development Plan and Tract Map, several options appear available for Planning Commission action: A. With the concurrence of the applicant, continue both applications to a specified meeting to allow: (a) the exhibits to be redrawn; and (b) an alternative scheme for wind/blowsand protection to be brought before the Design Review Board. B. Approve a preliminary. Development Plan for 22 dwelling units, forwarding it to the Design Review stage to re- solve the -outstanding issues; and, deny the Tract Map. C. Approve both applications, with appropriate conditions, directing a redrafting of exhibits to correspond to the Design Review action. In this instance, draft Resolutions have been provided. . .. •�. . _ .. •.: _ SI.Phen A.Fkshman Dan Nichol) �'� �-`"•+ �•� �%'J Rob PWkrson HOVELY LANE T & D INVESTMENTS PRO-CON DEVELOPMENTS Tabulation Duplex Units 22 Land Use AC Building Coverage .95 20 Private Open Space . 16 3 Common Open Space 2 .5 53 Streets & Parking Areas . 90 19 Driveways .24 5 Total 4. 75 100 Parking No. of Spaces Garage 44 Courtyards 10 Total 54 Parking Ratio 2 .5 : 1 PLAN OBJECTIVE AND DESCRIPTION The primary objective for this project is to create a private community offering a comfortable living environment centered around recreational amenitites ass- ociated with desert living and the desert climate. The plan reflects this .objective with the ten nis court and swimming pool area placed in a central lo- cation offering ease in pedestrian access for residents : Additionally, the residential units are clustered around two separate courtyards. providing a private atmosphere and enhancing the aesthetic appeal of the units themselves . The overall aesthetices of the project are even further enhanced by the enriched paving of the courtyards and the generous use of trees and vegetation. Phasing Due to the project 's small size (4.75 acres) construction will occur in a single phase with the start- ing date scheduled for March, 1980. 7AO7 SKY PARK BLVD. IRVINE,CALF.VM4 (71Q 7A.S.2J PLANNERS & ARCHITECTS CORPORATION ' 7�075 EL PASEO SURE AJ PALM DESERT,CALIF.CAL6 92260 pld)568.5676 1 PLANNING COMMISSION RESOLUTION NO. DP 11-79 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRELIMINARY DEVELOPMENT PLAN TO ALLOW CONSTRUCTION OF 22 CONDOMINIUM UNITS ON THE SOUTHWEST CORNER OF HOVLEY LAND AND PORTOLA AVENUE. CASE NO. DP 11-79 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 4th day of September, 1979, hold a duly noticed Public Hearing to consider a request by T & D CALIFORNIA INVESTMENTS for approval of a preliminary Development Plan to allow construction of 22 Residential condominium units, on approximately 4.75 acres within the PR-5 (Planned Residential , max. 5 d.u./ac. ) zone located on the southwest corner of Hovley Lane and Portola Avenue, more particularly described as: APN 621-190-063 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Environmental Quality Procedure Resolution No. 78-32" , in that the Director of Environmental Services has determined that the project will not have a significant adverse impact on the environ- ment and Negative Declaration has been prepared. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify their actions, as described below: a. The proposed project generally conforms to the intent and purpose of the PR Zone District. b. The proposed project is adequately suited for the specific site and is compatible with existing and proposed development in the area. c. The proposed project will not be detrimental to the health, safety and general welfare of the community. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That the Planning Commission does hereby approve conceptual Development Plan No. 11-79 (Exhibit A) subject to those conditions attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 4th day of September, 1979, by the following vote, to wit: AYES: 1 NOES: ABSENT: ABSTAIN: WALTER H. SNYDER, Chairman ATTEST: PAUL A. WILLIAMS, Secretary PLANNING COMMISSION RESOLUTION NO. Page Two CONDITIONS OF APPROVAL CASE NO. DP 11-79 Standard Conditions : 1. The development of the property shall conform substantially with Exhibit A (Case No. DP 11-79) on file with the Department of En- vironmental Services , as modified by the following conditions . 2 . Prior to the issuance of a building permit for construction of any uses contemplated by this approval , the applicant shall first complete all the procedural requirements of the City which include, but are not limited to, Design Review, Subdivision pro- cess, and building permit procedures . 3.. Construction of the total -development may be done in phases; how- ever, each individual phase shall meet or exceed all Municipal Code requirements to the degree that the City could consider each phase as as single project. 4 . Construction of a portion of said project shall commence within one year from the date of final approval otherwise said approval shall become null, void and of no effect whatsoever. 5. Prior to the issuance of any City permits for the commencement of construction on said project, the applicant shall agree in writing to these Conditions of Approval. 6 . The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in additions to all municipal ordinances and State and Federal Statutes now in force, or which hereafter may be in force . 7. All existing electrical distribution lines , telephone, cable an- tenna television, and similar service wires or cables , which are adjacent to the property being developed shall be installed under- ground as a part of development from the nearest existing pole not on the property being developed. 8. All requirements of the City Fire Marshal shall be met as Dart of the development of this project per attached letter dated August 16, 1979 . 9 . Construction plans shall be submitted for approval to the City Fire Marshal prior to issuance of building permits . All conditions shall be made a part of construction and no certificate of occu- pancy shall be issued until completed. 10 . Traffic control provisions shall be provided as required by the Director of Public Works . 11. Curb, gutter, sidewalk or approved pathways , and tie-in paving shall be provided in conformance with City Standards and/or as required by the Director of Public Works . 12. Prior to issuance of a building permit for construction of any use contemplated by this approval , the applicant shall first ob- tain permits and/or clearance from the following agencies : Riverside County Department of Health Palm Desert Design Review Board Process City Fire Marshal Coachella Valley County Water District Evidence of said permit or clearance from the above agencies shall be presented to the Dept. of .Building and Safety .at the time of issuance of a building permit for the use contemplated herewith. PLANNING COMMISSION RESOLUTION NO. Page Three Standard Conditions : (Cont. ) 13 . No development shall occur on the subject property prior to the recordation of a tract map. SPECIAL CONDITIONS: 1. Provide wind/blowsand protection along the north and west boundaries, as approved through the Design Review process. Revise preliminary site plan to correspond to Board action, prior to it being forwarded to the Planning Commission for confirmation of Board action. 2. Recess tennis court to a depth to be determined in the Design Review process. AGREEMENT I accept and agree, prior to use of this permit or approval , to comply with all the conditions set forth , and understand that the Department of Building and Safety will not issue a building permit or allow occu- pancy on the use permitted until this signed confirmation has been re- ceived by the Department of Environmental Services . (Date) (Applicant ' s Signature) PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF A TENTATIVE TRACT MAP TO CREATE A 26 LOT SUBDIVISION ON THE SOUTHWEST CORNER OF HOVLEY LAND AND PORTOLA AVENUE. CASE NO. TT 14998 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 4th day of September, 1979, hold a duly noticed Public Hearing, to consider the request of T & D CALIFORNIA INVESTMENTS for approval of a Tentative Tract Map to create a 26 lot subdivision for condominium purposes on approximately 4.75 acres within the PR-5 (Planned Residential , max. 5 d.u./ac. ) zone generally located on the southwest corner of Hovley Lane and Portola Avenue, more particularly described as: APN 621-190-063 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Environmental Quality Procedure Resolution No. 78-32", in that the subject project has not been found to present an adverse impact on the environment and a Negative Declaration has been prepared. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to recommend approval of the Tentative Tract Map: 1. The subject Tentative Map does substantially comply with Chapter 26 of the City of Palm Desert Municipal Code, and the State of California Subdivision Map Act, as amended. 2. The subject Tentative Map does comply with the adopted General Plan and the Palm Desert Zoning Ordinance. 3. The site is physically suitable for the type of de- velopment proposed. 4. The design of the subdivision and the proposed improve- ments are not likely to cause substantial environmental damage or serious health problems. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, as follows: 1. That the above recitations are true and correct and consti- tute the findings of the Commission in this case; 2. That it does hereby recommend conditional approval to the City Council of the City of Palm Desert of the above described Tentative Map No. 14998 for the reasons set forth in this Resolution and subject to the attached conditions. FURTHER, BE IT RESOLVED that the recommended conditions of approval do include a requirement that the applicant pay in-lieu fees to comply with the requirements of Article 26.48 of the City of Palm Desert Subdivision Ordinance. In return, it is recommended that the City Council agree to use said fees for park purposes in conformance with an adopted master plan, within five (5) years of the recordation of the final map. i �4 PLANNING COMMISSION CZ, Page Two RESOLUTION NO. PASSED, APPROVED, and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 4th day of September, 1979, by the following vnte, to wit: AYES: NOES: ABSENT: ABSTAIN: WALTER H. SNYDER, Chairman ATTEST: PAUL A. WILLIAMS, Secretary 1 M PLANNING COMMISSIUiv Page Three RESOLUTION NO. STANDARD CONDITIONS OF APPROVAL CASE NO. TENTATIVE TRACT 14998 1. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all the requirements, limitations, and restrictions of all municipal ordinances and State and Federal statutes now in force, or which hereafter may be in force. 2. Full public improvements including traffic safety lighting as re- quired by Ordinance and the City Engineer shall be installed in accordance with City standards. 3. Prior to submittal of the Final Map, the applicant shall provide the Department of Environmental Services with a list of proposed street names with at least three alternatives. The approval of the final street name shall be made by the Director of Environmental Services. 4. Access rights to Hovley Lane and Portola Avenue, (except for one approved entrance to each street) shall be offered to the City as a dedication on the Final Map. 5. The C.C. & R. 's for this development shall be submitted to the City Engineer for review and approval prior to the issuance of any building permits. Prior to recordation of the final subdivision map, the applicant shall submit to the City Engineer: a. The document to convey title. b. Covenants and restrictions to be recorded. C. Management and maintenance agreement to be entered into with the owners of the units of the project. l6. Improvement plans for water and sewer systems shall meet the re- quirements of the respective service districts. 7. Area shall be annexed to appropriate Improvement Districts having jurisdiction over the subject area. 8. All dedicated land and/or easements required by this approval shall be granted to the City of Palm Desert, without cost to the City and free of all liens and encumbrances. 9. All on-site utilities, including cable TV, shall be placed under- ground and shall be completely concealed from view except certain appurtenances as may be approved by the Director of Environmental Services. 10. Complete plans and specifications shall be submitted as required by Ordinance to the City Engineer for checking and approval before con- struction of any improvements is commenced. The subdivider shall submit "as-built" plans prior to acceptance of the subdivision improvements by the City. 11. In order to maintain reasonable fire protection during the con- struction period, the subdivider shall maintain passable vehicular access to all buildings. An adequate number of fire hydrants with 1 required fire flows shall be installed as recommended by the Fire 1 Marshal . 12. Prior to recordation of the Final Map, the developer shall furnish the original and three (3) copies of the water system plan to the Fire Marshal for review. 13. All requirements of the City Fire Marshal from his letter of August 16 , 1979 shall be met as a part of the development of this tract. �I PLANNING COMMISSION Page Four RESOLUTION NO. Standard Conditions: (Continued) 14. The water system shall be signed by a registered civil engineer and approved by the water company, with the following certifi- cation: "I certify that the design of the water system of Tract No. 14998 is in accordance with the requirements prescribed by the City Fire Marshal . " 15. Drainage shall be subject to approval of the City Engineer. Applicant shall provide engineered data as requested. 16. All private streets shall be inspected by the Engineering Department and a Standard Inspection Fee shall be paid. 17. All requirements of the Planning Commission action on the Development Plan 11-79 shall be met as a part of the de- velopment of this tract. 18. The total number of lots shall be limited to 22 for condo- minium unit use, and other lots for common purposes as deemed necessary. 19. The applicant shall have twelve (12) months from the date of the approval or conditional approval of the tentative map for filing of the final map unless an extension of time of up to eighteen (18) months -is granted by a Resolution of the City Council . 20. Drainage and Signalization Fund contributions as required by City Ordinance shall be made prior to recordation of the Final Map. 21. Developer shall pay in-lieu fees for Park and Recreation purposes to comply with the requirements of Article 26.48 of the City of Palm Desert Subdivision Ordinance. SPECIAL CONDITIONS: 1. Provide installation of adjacent Right-of-way design as follows: Hovley Lane - dedication and improvement of 44 ft. half street. Half street section to contain 32 ft. wide travel lane, and 12 ft. public parkway (no sidewalk) , with ornamental landscaping. Portola Avenue - dedicate and improve 50 ft. half street. Street section to contain ultimate 6 ft. (one-half of 12 ft. ) raised center median, 32 ft. wide travel lane, and 12 ft. public parkway and 20 ft. public access easement adjacent to parkway. Easement and parkway to be improved with and 8 ft. wide meandaring pedestrian/bike path, orna- mental landscaping, and tract boundary wall . 2. The grade of Hovley Lane shall be re-established as directed and approved by the Director of Public Works. All improvement plans shall be based on that new grade. l 3. Safety street lighting shall be installed at each tract entrance on Hovley Lane and Portola Avenue. 4. If tract entrances are to be secured, provide capacity for the stacking of four vehicles onsite. PLANNING COMMISSION Page Five RESOLUTION NO. Special Conditions: (Continued) 5. Provide minimum 6 ft. high solid masonary wall around tract (except for approved openings) , as approved through the Design Review process. 6. Subdivider shall contribute $1,100 into the Signalization Fund, and $1,500 per gross acre into the Drainage Fund of the City of Palm Desert. 7. The map shall provide for 50% of the net site area (approx. 1.96 acres) to be held in common for open space purposes. 8. A final map shall not be accepted for filing until the Design Review process has been completed; the map shall be adjusted to correspond to that approval and submitted to the Director of Environmental Services for a deter- mination of compl5ance. l PLANNING COMMISSION Page Six RESOLUTION NO. I DEPARTMENT OF FIRE PROTECTION "•,.��; ',�C.� >x�w g$� IN COOPERATION V41TH THE COUNTY %+L CALIFORNIA OIVISION OF FORESTRY DAVID L. FLAKE P.O. BOX 248 COUNTY FIRE WARDEN 210 WEST SAN JACINTO STREET e PERRIS, CALIFORNIA 92370 TELEPHONE (714) 657-3183 Paul A. Williams August 16, 1979 Director of. Environmental Services City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, Ca. 92260 Reference: Case No. DP 11-79 and Tract 14.998 r Gentlemen: Prior to construction of any of the proposed buildings, the following conditions must be met: 1. Install a water system capable of delivering 2500 GPM fire flow for a two (2) hour duration in addition to domestic or other supply. The computation shall be based upon a minimum of 20 psi residual operating pressure in the supply main from which the flow is measured at the time of measurement. 2. Install Riverside County super fire hydrants so that no point of any building is more than 250 feet from a fire hydrant measured along approved vehicular travel ways. A. Hydrants shall not be located closer than 25 feet to any building. B. Exterior surfaces of hydrant barrels and heads shall be painted chrome yellow, and the tops and nozzle caps shall be painted green. C. Curbs (if installed) , shall be painted red 15 feet in either direction from each hydrant. 3. Prior to issuance of a building permit, the developer shall furnish the original and three (3) copies of the water system plan to the Fire Marshal for review. Upon approval , one copy will be sent to the Building Department, and the original will be returned to the developer. 4. The water system plan shall be signed by a registered civil engineer, and approved by the water company, with the following certification: "I certify that the design of the water system in Case Number DP 11-79 is in accordance with the require- ments prescrihed by the Fire Marshal . " 5. Prior to delivery of combustible materials to the building site, the required water system shall be installed, operating and delivering the required flow. Vr,j ruly yy rs, r` ,_ David J. Ortegel Fire Marshal DJO:dt i 1 INTEROFFICE MEMORANDUM City of Palm Desert TO: Director of Environmental Services FROM: Director of Public Works SUBJECT: TT 14998 DATE: August 22, 1979 (1 ) Hovely Lane shall be regraded to the elevation as proposed by the Public Works Department and all improvements fronting on Hovely Lane and Portola Avenue shall be constructed as required by the Director of Public Works. (2) All storm waters shall be engineered and approved by the Director of Public Works. (3) Safety street lighting shall be installed on the Hovely Lane main entrance and on Portola Avenue main entrance. (4) Storage shall be provided for at least four automobiles at the gate entrances. (5) This development shall contribute $1 ,100 towards the signalization fund of the City of Palm Desert. (6) This development shall pay $1 ,500 per gross acre to the drainage fund of the City of Palm Desert. (7) Any right-of-way dedications shall be per the Director of Public Works. i {1 INTEROFFICE MEMORANDUM City of Palm Desert TO: Director of Environmental Services FROM: Director of Public Works SUBJECT: DP 11-79 DATE: August 22, 1979 (1 ) All conditions of approval of the TT 14998 shall be applicable. , I LOUNTy ESTABLISHED IN 1918 AS A PUBLIC AGENCY ��STRILT COACHELLA VALLEY COUNTY WATER DISTRICT POST OFFICE BOX 1058 COACHELLA, CALIFORNIA 92236 • TELEPHONE (714) 398-2651 DIRECTORS OFFICERS RAYMOND R. RUMMONDS, VRESIDENT LOWELL O. WEEKS, GENERAL MANAGER -CHIEF ENGINEER TELLIS CODEKAS,VICE PRESIDENT - RERNARDINE S1.1-TON. SECRETARY C. J. FROST DENNIS M. HACKETT,AUDITOR W ILLIAM 6. GARDNER August 22, 1979 REDWINE AND SHERRILL, ATTORNEYS STEVE D. 81_MON File: 0163. 11 0421 . 1 0721 . 1 Department of Environmental Services City of Palm Desert P. 0. Box 1977 Palm Desert, California 92260 Re: Tract 14998, P.D. Case No. DP 11-75, NE, Section 8, T5S , RISE Gentlemen: This area lies on the sandy area in the Northerly portion of Palm Desert and is considered safe from stormwater flows except in rare instances. The District will furnish domestic water and sanitation service to said area in accordance with the currently prevailing regulations of this District. This area shall be annexed to Improvement District Nos. 16 and 70 of the Coachella Valley County Water District for domestic water service. This area shall be annexed to Improvement District Nos. 53 and 80 of the Coachella Valley County Water District for sanitation service. Very truly yours, , Lowell Weeks General Manager-Chief Engineer KH: lh cc: Riverside County Dept. of Public Health 46-209 Oasis Street Indio, California 92201 Attn: Mr. Lloyd Rogers ' ESTABLISHED IN 1918 AS A PUBLIC AGENCY R COACHELLA VALLEY COUNTY WATER DISTRICT POST OFFICE BOX 1058 COACHELLA, CALIFORNIA 92236 • TELEPHONE (714) 398-2651 DIRECTORS OFFICERS RAYMOND R. RUM.MONDS, PRESIDENT LOWELL O. WEEKS, GENERAL MANAGER - CHIEF ENGINEER TELLIS CODEKAS,VICE PRESIDENT BERNARDINE SUTTON, SECRETARY C. J FROST August 7, 1979 DENNIS M. HACKETT, AUDITOR WILLIAM 8. GARDNER REDWINE AND SHERRILL, ATTORNEYS STEVE D. BUXTON State of California File No. 0421 . 1 Division of Real Estate 0721 . 1 107 South Broadway, Room 8003 Los Angeles, California 90012 Re: Domestic Water and/or Sanitation Service For area described as Tract No. 14998 Located in Sec. 8 T 5 S, R b E, S .B .M. Gentlemen: The information contained in the paragraph (s) checked below is/are applicable to the above described area. This letter does not cover financial arrangements or construction status . L X 1 . The Coachella Valley County Water District, in accordance with the District ' s currently prevailing regulations will furnish these services to this area: QX Water ®X Sanitation X 2. The area must be annexed to these Improvement Districts to obtain services : Water I . D. No. Sanitation I .D. No. 53 & 80 x 3. The current monthly sewer service charge is 7.00_ y g $ per lot. This is the prevailing charge throughout the Service Area. 4. Other Very truly yours , Lowell 0. Weeks ' General Manacer-Chief Engineer SR je cc: Dept, of Public Health Dept. of Public Health City of Palm Desert Health & Finance Bldg, 46-209 Oasis Street P, 0. Box 1977 Riverside, CA 92501 Indio, CA 92201 Palm Desert, CA 92260 Attn: Mr, Donald R, Boling Attn: Mike Murray Wallach & Associates 74-075 El Paseo, Suite A-7 Palm Desert, CA 92260 � L L i i i John eallew David S.Bechanan Stephen A.Fleshman Robert Mcfadond AIA Dan Nicholl Rob Patterson 7,, . .. y � ' - LI'JVii: 1Ji11i`e I:{._ CitYiCGJ CI Ty of p"f Inl VLJ.:RI September 13, 1979 Mr. Paul Williams Director of Environmental Services City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, CA 92260 Dear Paul : This letter is to request a continuance of case TT 14998 and"6P 11-79, T. & D Investments , to October 2 , 1979. 4er Fleshman SAF:klb SKY PARK 74075 EL PASEO BLVD. E SUITE A-7 PALM DESERT,CAl F 8 5.92260 pld)56626 PLANNERS & ARCHITECT S CORPORATION 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-0611 REPORT OF PLANNING COMMISSION ACTION DATE September 21 , 1979 APPLICANT T & D CALIFORNIA INVESTMENTS 740 La Verne Way Palm Springs , California 92262 CASE NO. : DP 11 -79 and TT 14998 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of September 19 , 1979 X CONTINUED TO October 2 , 1979 DENIED APPROVED BY PLANNING COMMISSION RESOLUTION NO. PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR CONCURRENCE WITH THE PLANNING COMMISSION DECISION. PLACEII ON THE AGENDA OF THE CITY COUNCIL OF FOR PUBLIC HEARING. Any appeal of the above action may be made in writing to the Director of Environmental Services, City of Palm Desert, .within fifteen (15) days of the date of the decision. PAUL ;,. WILLIA.S, SEC--ET RY PALM DESCRL ?Lt NI: G C0.`_".!ISSSION cc: Applicant C.V.C.W.D. PROOF OF PUBLICATION NOTICE 00 PREPARATION (20103 ZOiS.S CCP) OFA"DRAFT`NEGATIVE DECLARATION The Director of Environ- mental .Services has deter- mined that the following listed protects will not have a signifi- cant adverse im act on the en- PR"OOF. OF PUBLICATION OF Declo ationtlt�s°it1°ouldgatibe adopted: CASE NO. DP 09-79 and TT, 15000 Request for approval of a Planned Residential Devel- opment to allowa Planned Residential'Development of 1,111 dwelling units, recrea- tional-facilities and.golf NOTICE OF PREP,. OF A DRAFT OF nurse andalv3 lot Tenta €ive Tract Map on approxi- mately 404 acres within the , 1 CR Ac T 1 , dentfo1 3 Cu%ACE Scenic-, Preservation Overlay) zone located at the Northeast cor- ner of Cook Street and Coun I am a citizen of the United try Club Drive. States and a res .iden t of the CASE NO. CP 1679 and TT- dent County aforesaid ; I am over the Pg��ea 'a°es°dpenfai°] Devel- opment to allow 116 dwelling,' age of eighteen years♦ and not units and tennis courts and 118 lot Tentative Tract Map a party to or interested in the on approxiately-25 acres within tm he PR-5 (Planned above entitled matter. :r am the Residential, 5 du/AC) zone located on the Southside of principal clerk of the printer Country Club Drive,between Monterey Avenue and Par- of PALI DESERT POST, a newpaper of �� 1VPf�' DPn79 ndTT; general Circulation, printedReauest for approval of d) and published daily in the -Planned Residential Devela. a units antl recreational dwelling, City Of R.iv_rsidei COunLy Of ties and a .26 lot Tentative ) P, iverside, and Which newspaper Tract Map on approximate] yy� '5 acres within the PR-)' has been adjuidged a newspaper of (Planned Residential, 5 du/- AC) zone located pt� they• general c i r c u l a t ion by t h e .Southwest.corner.of Hove v— Lane and-Portola Avenue:".. Superior Court of the County Of CAS OSNOS. /T 007-79,9CUP; Riverside, State of C,a l i f o r n i a i Request for approval to al-; under date of October 5 , 1964y low o Change of zone trim,. 8,00 10.000.(Si minimum -8,000 sq. ft. minimum loco Case number 83658. that the size),b 36 unit Planned Resi- den ml Development and a.° notice, of which the annexed .is g8 lot Tentative Tract Map in the R-2, 8,000 (zone request- - a printed copy., has been published ed) zone, located between , Skyward .Way and Home- in each regular and entire issue stead Road, and bounded an ; of said newspaper and not in any the east by Arrow Trai9,. -CASE y Arrow A rdi I. - -'i Consideration of an Amend.I supplement thereof on the fulloriing ment"of sections"25.58.070 and 25.96.040 of the Palm Die- d a tP.$y to—wit: sert zoning ssOrdinance re� cr°eaiIona[ Vegiiclese of Re- C 8/2 3 91979 An appeal.from this deter- mination may be made to the -Planning Commission. within eight(8)days of the date of posting of this Pub- lic notice by filing an ap-- R°e°solutioncNodance, with i Certify (or declare) under the. DeportmentSent of Envi etl ate 45-275 Prickly i Peoor''; Penalty of perjury that the lone,, P01m_Desert CCail foregoing is true and correct. within the sold time,, e,,t Is within the saltl tame this determination_shoi! be ! final. Dated August 23 , 1979 PAULA, WILLIAMS;E ental Director of Environmental Services ; at RiVerside, California Date of Pub(k Notice-August+. D - Datee Appeal Period Expires'•.,, Augustt31,, 1OF NOTICING:.. ® -X- Posting _ y,oL- Ci A,h -`.- -X- Mailingg to owners Of,--�'•. i propertµ within Publication in newspaper —• Other mailing (agencies ' and other personsonsre roquest--; In0 notice) CITY OF PALM DESERT � _ PDP-a/zt `. i 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-0611 REPORT OF PLANNING COMMISSION ACTION DATE September 6 , 1979 APPLICANT T & D California Investments 740 La Verne Way Palm Springs , California 92262 CASE NO. : DP 11 -79 and TT 14998 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of September 4 , 1979 X CONTINUED TO September 19 , 1979 . DENIED APPROVED BY PLANNING COMMISSION RESOLUTION NO. , PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR CONCURRENCE WITH THE PLANNING COMMISSION DECISION. PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR PUBLIC HEARING. Any appeal of the above action may be made in writing to the Director of Environmental Services, City of Palm Desert, within fifteen (15) days of the date of the decision. PAUL A. WILLIAMS, SECRETARY PALM DESERT PLANNING COMMISSSION cc: Applicant .C.V.C.W.D. MINUTES Page Five DESIGN REVIEW BOARD AUGUST 28, 1979 12. Provide for 20 ft. wide pedestrian easement along Country Club Drive; said easement to be provided prior to issuance of a building permit. 13. Provide 8 ft. wide meandering bike/pedestrian path along Country Club Drive as required by Director of Environmental Services. Carried 6-0 (JOHNSON, JACKSON, LEUNG, HOLDEN, COOK, MARTIN) . Case No. 177MF - C. R. S. Development Company - Approval of final working drawings for seven single family residences; applicant was not present. As an oral item Staff presented the final working drawings for seven single family residences on Candlewood Drive. On a motion by Leung, seconded by Johnson, the Board approved this item. Carried 6-0 (JOHNSON, JACKSON, LEUNG, HOLDEN, COOK, MARTIN) . Comerfords - Preliminary and Final approval of plans for garden entry; applicant was present. The Board indicated that they would like to see a garden enclosure designed by the original architect for the building. It was hoped that through this procedure, a garden enclosure which will be architectually compatible with the building can be achieved. The Board also in- structed the applicant to check the private deed restric- tions to insure that the garden entry did not encroach into the non-buildable area. On a motion by Leung, seconded by Jackson, the Board continued this item until September 25, 1979 with the applicant to contact the original architect and to provide plans which will be architectually compatible with the existing building. Carried 6-0 (JOHNSON, JACKSON, LEUNG, HOLDEN, COOK, MARTIN) . IV. DISCUSSION ITEMS: 1. DP 09-79:Request for approval of a Planned Residential Development to allow 1100 dwelling units. The Board felt additional street access should be provided possibly on Frank Sinatra Drive. 2. DP 10-79: Request for approval of a Planned Residential Development to allow 116 dwelling units. The Board had no specific comments regarding this project. 3. DP 11-79: Request for approval of a Planned Residential Development to allow 22 dwelling units. The Board had no specific comments regarding this project. CITY OF PALM DESERT STAFF REPORT UPDATE To: Planning Commission Report on: Preliminary Development Plan and Tentative Tract Map Applicant(s) : T & D California Investments, 740 La Verne Way, Palm Springs, California 92262 Case No(s) : DP 11-79 and TT 14998 Date: ctober 17;19791',continued from Oct. 2, 1979, Sept. 19, 1979 a'Ond on Sept:-' 1979 I. REQUEST: Request for approval of a preliminary Development Plan to allow 22 dwelling units and recreational facilities and 26 lot Tentative Tract Map on approximately 5 acres within the PR-5 (Planned Residential , 5-d.u./ac.•)• zone_ located at the southwest .corner of Hovley Lane and Portola Avenue. LOCATIONAL MAP: TT 14998 DP 11 -79_ -- 1 II. BACKGROUND: A. ADJACENT ZONING: North: PR-5 South: PR-5 East: PR-5 West: O.S. B. GENERAL PLAN LAND USE DESIGNATION: Medium Density Residential , 5-7 du/acre. STAFF REPORT Page Two DP 11-79 and TT 14998 II. C. ENVIRONMENTAL ASSESSMENT: The Director of Environmental Services has determined that the proposed project will not have a significant adverse impact on the environment and a Negative Declaration has been prepared. D. MAJOR TRACT IMPROVEMENTS: (Requirements) Adjacent half street improvements as follows: Hovley Lane - dedication and improvement of 44 ft. half street, with 32 ft. wide travel lane, and 12 ft. parkway (no sidewalk) , ornamental landscaping and boundary wall . Hovley Lane is to be regraded, per the requirements of the Director of Public Works. Portola Avenue - dedication and improvement of 50 ft. half street, with 6 ft. (one half of 12 ft. ) raised .median (ultimate) , 32 ft. wide travel lane, 12 ft. public parkway and 20 ft. public access easement adjacent to parkway improved with 8 ft. wide meandaring pedestrian/ bike path, ornamental landscaping and 6 ft. high tract boundary wall . E. PERIMETER TREATMENT: (Requirements) Wind/blowsand protection plantang along north and west boundaries. Minimum 6 ft. high masonary walla.long all property lines (except for approved openings). 20 ft. public access easement adjacent to parkway on Portola Avenue. F. AREA/DENSITY CALCULATION: Gross Site, +4.75 acres No. of dwell.Tng units, 22 Project Density, 4.63 d.u./ac. G. OPEN SPACE ANALYSIS: Net Site Area, .3.916 acres Required open space (50% of net site) = 1.96 ac. Proposed open space (53% of net site) H. LOT ANALYSIS: 22 Condominium Unit Lots, (3,268 sq. ft. ) 1 Common Lot Area 1 Recreation Lot Area 2 Private Driveways Area 26 Total Lots I. PARKING. ANALYSIS: Required - min. 44 covered spaces, and .11 open bays. Proposed - .44 garage spaces, and Vl3,bays _V J. RECREATION AMENITIES: 1 Swimming Pool , with shade structure 1 Tennis Court STAFF REPORT DP 11-79 and TT 14998 Page Three II. (continued) K. UNIT DESCRIPTION 2 single story units in 11 duples buildings; each containing two bedrooms, and ranging in size from 1,100 to 1,600 sq. ft. III. DISCUSSION: A. The major issue concerning the original plan and map was whether enough area had been_provided to accommodate the :-n necessary perimeter_treatmen�L.-(wi,nd/blowsand protection, and Portola Avenue parkway/easement)- in relationjto the proposed lots and unit locations. With certain detail adjustments, the revised site plan would appear to provide for a minimum wind/blowsand design situation. A 20' pedestrian access easement. has also now been illustrated on Portola Avenue. Special Conditions address these two subjects. B. Site Access - Two entrances are proposed to the project (serving the northern and southern half) , one from Hovl:ey Lane and the other off Portola Avenue. C. Site Design = The proposed duplex buildings are arranged around two court areas; 10 dwellings in the northern court, and 12 dwellings in the southern court. The total of number of minimum required guest parking bays has been illustrated on the Development Plan. D. Recreational Amenities - The amenities provided appear acceptable for the scale of the project. E. Architectural Approach -. An illustration has been provided of a view into the project but it is highly conceptual . F. Tract Map Considerations - The filing of a Tract Map is considered premature until the conceptual plan require- ments are established, and then, the Design Review process is completed. The subject map should be revised to reflect Development Plan considerations and ultimately any Design Review actions if it .is to be approved. STAFF REPORT DP 11-79 and TT 14998 Page Four IV. STAFF RECOMMENDATION: Based.on the ust tficat ion_c�a_ined n the dr_af_t_resolutions: Approve the subject Development Plan and Tentative Map by adopting Planning Commission Resolution Nos. and subject to conditions. John Bollew David S.Buchanan Stephen A.Fleshman Roben McFarland AlA Dan Nicholl Rob Patterson HOVELY LANE T & D INVESTMENTS PRO-CON DEVELOPMENTS Tabulation Duplex Units 22 Land Use AC ilding Coverage .95 20 Pr at Open Space 16 Comm Open Space 2.5 53 Streets Parking Areas 19 Driveways .24 5 Total 4. 75 100 Parking No. of Spaces Garage 44 Courtyar 10 Tota P kin Ratio 2 .5 : PLAN OBJECTIVE AND DESCRIPTION The primary objective for this. project is to create a private community offering a comfortable living environment centered. around recreational amenitites ass- ociated with desert living and the desert climate. The plan reflects this objective with the ten- nis court and swimming pool area placed in a central lo- cation offering ease in pedestrian access for residents . Additionally, the residential units are clustered around two separate courtyards providing a private atmosphere and enhancing the aesthetic appeal of the units themselves . The overall aesthetices of the project are even further enhanced by the enriched paving of the courtyards and the generous use of trees and vegetation. Phasing Due to the project' s small size (4.75 acres) construction will occur in a single phase with the start- ing date scheduled for March, 1980. 178A8 SKY PARK 7d075 EL PASEO BSUITE A-7 ALMEDE ERIT,CALL F.92260 y Id1 568 5626 PLANNERS & ARCHITECT S CORPORATION INTEROFFICE MEMORANDUM City of Palm Desert TO: Director of Environmental Services FROM: Director of Public Works SUBJECT: TT 14998 DATE: August 22, 1979 (1 ) Hovely Lane shall be regraded to the elevation as proposed by the Public Works Department and all improvements fronting on Hovely Lane and Portola Avenue shall be constructed as required by the Director of Public Works. (2) All storm waters shall be engineered and approved by the Director of Public Works. (3) Safety street lighting shall be installed on the Hovely Lane main entrance and on Portola Avenue main entrance. (4) Storage shall be provided for at least four automobiles at the gate entrances. (5) This development shall contribute $1 ,100 towards the signalization fund of the City of Palm Desert. (6) This development shall pay $1 ,500 per gross acre to ,the drainage fund of the City of Palm Desert. (7) Any right-of-way dedications shall be per the Director of Public Works. I I I INTEROFFICE MEMORANDUM City of Palm Desert TO: Director of Environmental Services FROM: Director of Public Works SUBJECT: DP 11-79 DATE: August 22, 1979 (1 ) All conditions of approval of the TT 14998 shall be applicable. �ouL4rr ESTABLISHED IN 1918 AS A PUBLIC .. dY �TSTRICt COACHELLA VALLEY COUNTY WATER DISTRICT POST OFFICE BOX 1058 COACHELLA, CALIFORNIA 92236 • TELEPHONE (714) 398-2651 DIRECTORS OFFICERS RAYMOND R. RUMMONDS, PRESIDENT LOWELL O.WEEKS,GENERAL MANAGER-CHIEF ENGINEER TELLIS CODEKAS,VICE PRESIDENT BERNARDINE SUTTON, SECRETARY C. J. FROST August 22 1979 DENNIS M. HACKETT,AUDITOR WI LLIAM B. GARDNER g • REDWINE AND SHERRILL, ATTORNEYS STEVE D. BU%TON File: 0163. 11 o421 . 1 0721 . 1 Department of Environmental Services City of Palm Desert P. 0. Box 1977 Palm Desert, California 92260 Re: Tract 14998, P.D. Case No. DP 11-79, NEW, Section 8, T5S , RISE Gentlemen: This area lies on the sandy area in the Northerly portion of Palm Desert and is considered safe from stormwater flows except in rare instances. The District will furnish domestic water and sanitation service to said area in accordance with the currently prevailing regulations of this District. This area shall be annexed to Improvement District Nos . 16 and 70 of the Coachella Valley County Water District for domestic water service. This area shall be annexed to Improvement District Nos. 53 and 80 of the Coachella Valley County Water District for sanitation service. Very tr ly you §, Lowell Week General Manager-Chief Engineer KH: Ih cc: Riverside County Dept. of Public Health 46-209 Oasis Street Indio, California 92201 Attn: Mr. Lloyd Rogers ESTABLISHED IN 1918 AS A PUBLIC AG. .,Y COACHELLA VALLEY COUNTY WATER DISTRICT POST OFFICE BOX 1058 COACHELLA, CALIFORNIA 92236 • TELEPHONE (714) 398-2651 DIRECTORS - OFFICERS RAYMOND R. RUMMONDS, PRESIDENT LOWELL O. WEEKS, GENERAL MANAGER -CHIEF ENGINEER TELLIS CODEKAS,VICE PRESIDENT SERNARDINE SUTTON, SECRETARY C. J. FROST At 7, 1979 DENNIS M. HACKETT, AUDITOR WILLIAM B. GARDNER - REDWINE AND SHERRILL, ATTORNEYS - STEVE D. BUXTON State of California File No. 0421 . 1 Division of Real Estate 0721 , 1 107 South Broadway, Room 8003 Los Angeles, California 90012 Re: Domestic Water and/or Sanitation Service For area described as Tract No, 14998 Located in Sec. 8 T S, R 6 E, S .B .M. Gentlemen: The information contained in the paragraph (s) checked below is/are applicable to the above described area. This letter does not cover financial arrangements or construction status . 1 X 1 . The Coachella Valley County Water District, in accordance with the District ' s currently prevailing regulations will furnish these services to this area: QX Water ®X Sanitation . X 2. The area must be annexed to these Improvement Districts to obtain services : Water I .D. No. Sanitation I . D. No. 53 & 80 x 3. The current monthly sewer service charge is 7.00_ y g $ per lot. This is the prevailing charge throughout the Service Area. 4. Other Very truly yours , C Z' \Lowell 0. Weeks , General Manager-Chief Engineer SR : je cc: Dept, of Public Health. Dept, of Public Health City of Palm Desert Health & Finance Bldg, 46-209 Oasis Street P. 0. Box 1977 Riverside, CA 92501 tndio, CA 92201 Palm Desert, CA 92260 Attn: Mr, Donald R, Boling Attn: Mtke Murray Wallach & Associates 74-075 El Paseo, Suite A-7 Palm Desert, CA 92260 1 _ " R 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-0611 August 17, 1979 CITY OF PALM DESERT LEGAL NOTICE Case Nos. DP 11-79 TT 14998 Request approval for a Planned Residential Development to allow 22 dwelling units and a 26 lot Tentative Tract Map located at the Southwest corner of Hovely Lane and Portola Avenue. NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the Palm Desert Planning Commission to consider a request by T AND D CALIFORNIA INVESTMENTS to allow.22 dwelling units and recreational facilities and 26 lots on approximately 5 acres within the PR-5 (.Planned Residential , 5 du/AC) zone located at the Southwest corner of Hovely Lane and Portola Avenue more particularly described as: APN 621-190-063 7-T_1-49.9.8. ............................ _ 1 SAID Public Hearing will be held on Tuesday, September 4, 1979, at 7:00 P.M. in the Council Chambers in the Palm Desert City Hall , 45-275 Prickly Pear Lane, Palm Desert, California, at which time and place all interested persons are in- vited to attend and be heard. PAUL A. WILLIAMS, Secretary Palm Desert Planning Commission PUBLISH: Palm Desert Post August 23, 1979 �1 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-0611 NOTICE OF PREPARATION OF A "DRAFT" NEGATIVE DECLARATION i The Director of Environmental Services has determined that the following listed projects will not have a significant adverse impact on the environment and that a Negative Declaration should be adopted: CASE NO. DP 09-79 and TT 15000 Request for approval of a Planned Residential Development ! to allow a Planned Residential Development of 1,111 dwelling units, recreational facilities and golf course and a 1173 lot Tentative Tract Map on approximately 404 acres within the- PR-3, S.P. (Planned Residential , 3 du/AC, Scenic Preservation Overlay) zone located at the Northeast corner of Cook Street and Country Club Drive. CASE NO. DP 10-79 and TT 14996 Request for approval of a Planned Residential Development to allow 116 dwelling units and tennis courts and a 118 lot Tentative Tract Map on approximately 25 acres within the PR-5 (Planned Residential, 5 du/AC) zone located on the Southside of Country Club Drive, between Monterey Avenue and Portola Avenue. --——— ————————— —————————————————— CASE NOS. OP 11-79 and TT 14998 Request for approval of a Planned .Residential Development to allow 22 dwelling units and recreational facilities and a 26 lot Tentative Tract Map on approximately 5 acres within .the PR-5 (Planned Residential, 5 du/AC) zone located at the Southwest corner of Hovely Lane and Portola Avenue. --————————— ————————————————————— CASE NOS. C/Z 07-79, CUP 05-79 and TT 14999 Request for approval to allow a Change of Zone from R-1, 10-,000 (Single-Family 8,000 sq. ft. minimum lot size), a 36 unit Planned Residential Development and a 38 lot Tentative Tract Map in the R-2, 8,000 (zone requested) zone, located between Skyward Way and Homestead Road, and bounded on the east by Arrow Trail. _ CASE NO. ZOA 04-79 Consideration of an Amendment of Sections 25.58.070 and 25.96.040 of the Palm Desert Zoning Ordinance regarding the storage of Recreational Vehicles. An appeal from this determination may be made _ to the Planning Commission within eight (8) days of the date of posting of this public notice by filing an appeal in accordance with Resolution No. 78-32, with the Department of Environmental Services located at 45-275 Prickly y Pear Lane, Palm Desert, California. If no appeal is filed within the said time, this determination shall be final. PAUL A. 41I LLIAI.IS, AICP ' Director of Environmental Services Date of Public Notice Auaust 23, 1979 - Date Appeal Period Expires August 31, 1979 METHOD OF NOTICING: Posting - ✓ Mailing to owners of property within 300' Publication in newspaper Other mailing (agencies and other persons requesting notice) I 1 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (T14) 346-0611 REQUEST FOR COMMENTS AND CONDITIONS OF APPROVAL Case No. : DP 11-79 Project: Development Plan Residential Applicant: T and D California Investments Enclosed please find materials describing a project for which the following is being requested: Approval of a Planned Residential Development to allow 22 residential units on approximately 5 acres within the PR-5 zone located at the Southwest corner .of Hovely Lane and Portola Avenue. The attached data was prepared by the applicant and is being forwarded to you for comments and recommended Conditions of Approval . The City is interested in the probable impacts on the natural environment (e.g. water and air pollution) and on public resources (e.g. demand for schools, hospitals, parks, power generation, sewage treatment, etc. ) Your comments and recommended conditions of approval must be received by this office prior to 5:00 p.m. August 24 , 1979,, in order to be discussed by the Land Division Committee at their meeting of Auy„st 99_ 1979. The Land Division Committee (comprised of Director of Environmental Services , City Building Official , City Engineer, Fire Marshal and a representative of CVCWD) will discuss the comments and recommended conditions of approval and will forward them to the Planning Commission through the staff report. Any information received by this office after the receipt deadline will not be discussed by the Land Division Com- mittee nor will it be forwarded to the Planning Commission for consid- eration. - Very truly yours, Paul A. Williams Director of Environmental Services :PAW/ss PLEASE RETURN MAP WITH COMMENTS CIRCULATION LIST FOR ALL CASES Circulation of Tentative Maps, Parcel Maps, CUP's, GPA' s, etc: REVIEW COMMITTEE: 1. ✓Palm Desert Director of Environmental Services - Paul Williams 2. %-�aalm Desert Director of Building & Safety - Jim Hill _ .. . - 3. �alm Desert Director of Public Works - L. Clyde Beebe 4. vOalm Desert Fire Marshall - Dave Ortegel 5. Robert P. Brock Office of Road Commissioner and County Surveyor Administration Office Building, Room 313 46-209 Oasis, Street — - Indio, California 92201 (Phone: 347-8511, ext 267) 6. M. A. . Ferguson Imperial Irrigation Dist.. Power Div. P. 0. Box 248 Coachella, CA 92236 398-2211 7.-✓Lowell 0. Weeks General Manager - Chief Engineer Coachella Valley County Water District (C.V.C.W.D. ) P. 0. Box 1058 Coachella, California 92236 (Phone: (714) 398-2651) 8. R. J. Lowry - Project Development Services - California Department of Transportation P. 0. Box 231 San Bernardino, California 92403 (Phone: (714) 383-4671 ) 9. _ Director of Planning and Building City of Indian Wells 45-300 Club Drive Indian Wells, California 92260 (Phone: 345-2831) 10. Director of Planning City of Rancho Mirage 69-825 Highway 111 Rancho Mirage, California 92270 (Phone: 328-8871) 11. /ermit Martin Southern California Edison Company P. 0. Box 203 Palm Desert, California 92260 (Phone: 346-8660) 12. ✓musk-h}arris- �C100 General Telephone Company _ , 62-147 Desertaire Road Joshua Tree, California 92252 (Phone: 366-8389) 13. ✓ W. Riddell Engineering Department Southern California Gas Company P. 0. Box 2200 Riverside, California 92506 (Phone: 327-8531, ask for Riverside extension 214) V Circulation List for All Cases Page Two 14. Roger Harlow Director - Pupil Personnel Service Desert Sands Unified School District 83-049 Avenue 46 Indio, California 92201 (Phone: 347-4071) 15. Jim Langdon Palm Desert Disposal Services, Inc. 36-711 Cathedral Canyon Drive P. 0. Drawer LL Cathedral City, California 92234 (Phone: 328-2585 or 328.4687) 16. Stanley Sayles President, Palm Desert Community Services District 44-500 Portola Avenue Palm Desert, California 92260 (Phone : 346-6338) 17. Regional Water Quality Control Board 73-271 Highway 111 , Suite 21 Palm Desert, Ca. 92260 (Phone: ) 18. Harold Horsley Foreman/Mails U. S. Post Office Palm Desert, California 92260 (Phone: 346-3864) 19. Joe Benes Vice President & General Manager Coachella Valley Television P. 0. Box 368 Palm Desert, California 92260 (Phone: 346-8157) 20. Don McNeely President - Palm Desert Chamber of Commerce P. 0. Box 908 Palm Desert California 92260 (Phone: 346-6111) i 21. Kevin Manning Senior Planner Riverside County Planning Commission County Administration Building, Room 304 46-209 Oasis Street Indio, California 92201 (Phone: 347-8511, ext. 277, 278, & 279) 22. James Whitehead Superintendent - District 6 State Parks and Recreation 1350 Front. Street, Room 6054 .San Diego, California 92101 (Phone: (714) 236-7411) 23. Les Pricer Redevelopment Agency 73-677 Highway 111 Palm Desert, Ca. 92260 (Phone: 346-6920 24. Robert I. Pitchford, Chairman Architectural Committee of the Palm Desert Property Owners Assoc. 73-833 El Paseo Palm Desert, Ca. 92260 45-275 PRICKLY PEAR LANE, PALM DESERT CA. 92260 **DEVELOPMENT PLAN** DEPARTMENT OF ENVIRONMENTAL SERVICES RESIDENTIAL PLANNING DIVISION T & D California Investments Applicant (Please want) 740 La Verne Way (714)327-7030 Mailing Address Telephone Palm Springs , California 92262 City _ State Zip-Code REQUEST: (Describe specific nature of approval requested) Approval of 22 planned residential units . PROPERTY DESCRIPTION: The property is bounded on the north by Hovely Lane , on the east by Portola Avenue and .on the west and south by vacant land. ASSESSOR'S PARCEL NO. 621-190-063 EXISTING ZONING A PR - 5 Property Owner Authorization TH R I STATES AT THEY ARE THE OWNERS)OF THE PROPERTY DESCRIBED HEREIN AND HEREBY GIVE AUTHOR— Iz 0 FILING 0 HIS APPLICATION. �rD A44 August 3 , 1979 .SIGNATURE DATE AGREEMENT ABSOLVING THE CITY OFAfALMFtAL�L/LBILITIES RELATIVE TO ANY DEED RESTRICTIONS. 1 DO BY MY SIGNATURNT, SOLVE THECITYOFPALM DESERT OF ALL LIABILITIES REGARDING ANY DEED RES— ICTIONS THAT MAY BE APPLICABLE TO THE PROPERTY DESCRIBED HEREIN. - August 3 , 1979 IGNATURE DATE Applicants Signature ' _ August 3 , . 1979 / SIGNATURE DATE (FOR STAFF USE ONLY) ENVIRONMENTAL STATUS ACCEPTED BY r / ❑ MINISTERIAL ACT E.A.No. '( (rJ ❑ CATEGORICAL EXEMPTION CASE C _ ❑ NEGATIVE DECLARATION CASE N0. ❑ OTHER REFERENCE CASE N0: CASE NO. 72ell—'19 DEVELOPMENT PLAN CHECKLIST NOTE: Planning Division Staff are required to reject applications if any appli- cable exhibits are not received and checked at the time of filing. Complete : I . Completed Application Form (one (1) copy) II . Written Documents (one copy typed) - Legal Description/Ownership - Statement of Planning Objectives - Preliminary Development Schedule - Quantitative Data - Water District Letter III . Property Owners Information - Typed listing of owners, Assessor ' s Parcel L� Numbers (two (2) copies) - Assessor ' s Parcel Map(s) (one set ) - Gummed mailing labels (two (2 ) sets) 1 C IV. Address labels for project sponsors (three (3) sets) * V. Site Plan - Six (6) full size (one of which is to be colored) - Fifteen (15) reduced copies (82"xll" , or 13" ) * VI . General Landscape Plan Three (3) copies full size, or may be incor- porated into Site Plan Cam' * VII . Preliminary Grading Plan � �nf Three (3 ) copies full size, or may be incor- porated into Site Plan, where appropriate ` Development Plan Checklist Page Two VIII . Architectural Renderings - Three (3 ) copies full size (one of which is to be colored; DO NOT DISPLAY THIS COPY ON A L' BOARD) Fifteen (15) reduced copies (8z11xll" , or 1311 ) IX. Environmental Assessment Form (received by Plan- �J ning Division two weeks prior to formal filing of application) X. Application Filing Fee: - With Change of Zone Request , $450 + $2/du - $1000 maximum or, - No Change of Zone Request , $325 + $2/du 2 $1000 maximum 7 �� XI . Optional plans and exhibits, as required by the Dept . of Environmental Services Aerial Photo(s) of site - Other Exhibits ( ) specify * Items V, VI , and VII may be combined. Development Plan Exhibits Received and Checked by: Ping. Div. Stdrff Date TO WHOM IT MAY CONCERN: This letter authorizes the firm of Ballew/McFarland , Inc . , planners and architects , to act on our behalf as our agent to execute applications and accompanying documents as they pertain to plan submittals and processing related to our land development projects . Yours very truly, T & D CALIFORNIA INVESTMENTS and PRO-CON DEVELOPMENT CORP. , a .Joint Venture David Moss VIE IPLAH 19 MIJ. Ix: I .y�TD POW. PWVT, D2' �6 Will I 3dMPI. BtOW3�WD Ta W T N EAZEMWr _7F REC E ; VED —� y E ; - OC 11 la; i `j h zaMIN II ,ENVIRONMENTAL SERVICES uNlr ;, 24' � CITY OF F}ALM DESERT 7-- I Iy Ix' VING Il:l 1 } r I r' t,; POOL rr I ++ Ti�l MN. r M Z4' 1 1 I L_ r I I I dp I 1 MW — T —•—.T———— 20 _-- _ __ -L 12' Id 12' — _ --_ J _--- _— �. R[lK- —— II 'I A,—6, FA'FMtNT I�.c IL' `B1 MIOL' MPMICF3UNG —JY Qf FN AY JNM FATM _ _ERT DEPART",ENT ENVIROi31fEflTAL SERVICES PORTOLA AVE-. •--- — c SEPa. 7 -TABULATaL SITE COVERAGE W'PIERTW 3n2i(M1�=:26G'G IX&d) 46 VNrr CO-fVDCrWPK- D 10 ZO 40 Opal PPX.�o .DZ(U7FhPCRE Planning & Architecture pW -Cam Ada PH /M Q W 0000 PI e o AAA v n : I p r- — + - f A f RECEIVED � L OCT 111979 ENVIRONMENTAL SERVICES CITY CF PALM DES_RT 147 ti + l i l w bi CITY OF PORTOL �A A/E. � DESERT - OF ALA IRFOPpF� W/t1Xt+`s211 f`91R7fl r...�. .V�f1I7� AGtt1f9tU. P.KKNt�c GuTiUFtRA •vA l•.0 i:I �NIAL ' 0 ID 20 40 =::IMocS / # i^XMI�iT NOW1E LZ0E o &, " " wKJn F+rI A fau P o rep- Planning & Architecture 4 D VVSM - .b VRw> w ' aTy MLLEW/McFARLANQ INC. [AtOYLEY L/ H V6 D RM9,7 UYA 0 0�O[ © QOPCIC4� Q Pi �4e s-Y j l \ OF, I IENVIRONMENTAL SERVICrS O CITY OF PALM DES--RT J } I CITY OF PALM DESERT DEPARTMENT ' C.F ENV!RCDNRENTAL WAU. OF lAdlT SERVICES \ � T i MXCIT FWT VJAGL } NEEL- 2d PLANTER NWA 121 t'A►sWMAY 56 WIDE OL Vvb#�4D Fl U"EGTION EW`e►'1WT :V5tTme, FMH CDRt To Wkl--AUDIT1� 0'-f0 UNIT a i.,. �j�ri:, / S rr .,i�_�ri lFwl�':j , i 'i y ,.�' `?�y� �-'DTI,` ; a.{�r.S`'1? ,, ••!i .� � l• ' +►" L✓4q -1;( �.v'1/ �'nr .1� •T��1i�ib�",p � . .� � _ r x a��tl�\ �r�1 T Z���S / .t � •�` T, .' � Y�x �I �� w!! �,�;-,F 7�, ,fit i •�+: r>.. � �/>` 'K�� ��f�� � � r � z � � I� , /, �s. a oiP � ) ♦ 1 , �l '!F N :it.. `/ ♦r�ix�i l� / a vy. � . .✓ ,� 1 a { 1 p J .� 1 c.� ��r~ �b iF���' �•,� ,r�/� �'�j�,�r�'' !,, eY% � f�%�.;'., x!� � ':� �, ,e.� .f°r �_ Lo a'.,�,q�p "4 rA��j"�.��',.H�?f' �}•�� ��/ /.� � i%�� _ r � t' >y' ��s..,. _ -r' r ♦� r: ' s n /! •^. `. �•,r+' ter. �� � � .�Ii'!•- is.l .J/:'° �/`:• .!' ^•r T - x . f� ';!V f:'�'„���•[,/ q�rq�rr /,�. 1 Lw� � �.) ,�i'�a. T i• �i� ",�/Yi � Y. �' :��:. /�N /iK`j.•.7r.�. �* jr1.: .f;'�'�� .^n.t •/ �: �) rr ,It :Gl '• L I�.ri'.� /_♦ ry / :i..-./i. 1� l: %•''��^-/!.•� rl i; ?i y•t l "' -� F,p •. 1� 'l '.5.' 1. 'S.R/ j�'/}• � f+ •a ip. i c., w >. 41 r,�11,.1�''.' r/ :� i y � � ,�. > �w4` „xb , .t.I•s.a%._. „(:� �'_ f-y :a ~}`_ ,yti; •r•�Sb rt��'�,l` _ i Y r1 �'.":.� .<' /�� _�_ � 1; y • �:� .., i r.,, '�. 'ia .�. ;�••j/." :"'i�S >� ie /./ �•r,Jy .`ii':.�^;�;_.S i/'.`rl�f"!►,`�j; ..y - .a � /4,�. _, •"r � �/ �/��� r •y: - .:<. �.:.:� .n f, r �. ri , /L{'�PfJ .,I' ,/ max.;• :>. / �+.��'._ a; __ ` � :�!-�� _ - 1 �_�. �J"• ,r �..�— •J ya. i'i�I r/•` s;'t..>'�� r/!/IL .-✓. L;� @' ���� �Y ��e=•� , �5 � Wig- ��•,�=�� �/�� .� - ��%:�� �'� 'a4r4 !�� �• :/i�il ,%! -•� ��i.�•i���%Qjc��:���'",'�b�,�//��:.h'I��� I�i�i7'Y��/.�.7 �� ��I�.�� �"+��sc� j!',c: J /�j ,-r. � I •i�' •��• ��.�� / � � • � — ��- /�r,.� i. ',,-,•'�.�' �i��.{�_ •R�Y•�`�,�~j,: I 1 `'' `�. 'll '1 q ti��. Y•j:' .��lv .ii ./jl�r / _ ��2 �—^-.:""� �._ ./�'� - �--'�:e. ,�IR+; � ,•#' ...�.J_•�a i���_- _ �j;• •,• /�1�._ :.�•��;s.� .:�/r. ll� �I��"�y ]1 �/j uq��� -� _ _ .fll r_�yy.>3� .'�'�'�,'..'^c.� �,.#� ,.��•,`v r..�. ?--=+r-�=�"� _.._�'` , f' !;!S!!.�,a+�'���!-.is r}�fl, S• =.c�b�`- �• �:; �..'�`�►\ ��. •"',r - ^=cam' .I�'' ���� � _ - � s . . of 19�'I4'1 .I �� .ti.. .� • • � / : � ' ' � � SITE PLAN - - Hovely Ln.--r � 7 ' L Pavia om 20" I f . � L ' \ I structure ibwsar�d �, � I 6 ml I A Tennis � 6' I 20 in. COD , 1 t , �- -- -- min._ 330" TABULATION 22 D.0 2.51 Parking 400 I 10 40 �7 T&D INVESTMENTS 0 20 Igo 120 PRO - CON DEVELOPMENTS BA LEW/MCFFM ANDJNC. V umi rq tin O ILLUSTRATIVE PLAN Hovely low Vk i •y 1 i i k , E 1 4 1 LAW m smm� i m .,,. 10 40 0 20 80 120 T&D INVESTMENTS PLANNING & ARCHITECTURE PRO = BALLEW/ MCFARLAND51NC r. CITY OF rALH DESERT DEPART TENT u i' ENVIROMUSNTAL SERVICES EXHIBIT �l NO. u CASE NO.Mklq J J Ll low o D O p D 0 t7 O C L �ay r�J Y4 W'V ``l_.y -"!'.^ ^{-. ', ,./\1,.V� _T�" ��v, J ,-, -/ � .may_. O 'S.Y c r 1 u { ; D ----------- t tV • r� i i 0 till4-_ 1 0 — f I— l I e —� C mows . 4 . LV_ 1 d4V - . 0 - - o _ _ - --- -- —----- --- - - -- - - -- - - - - ,� wwrsw....ain.:.. - ....�.. _ - .on....aawnaa.n. �`` �. e� :wr , ..� `.u...�.. ..� - �� ��� •+.�i��� .�.�� ���r ....�.� �� CITY OF PALM DESERT DEPARTMENT OF ` MAENTAL SERVICES 1 W"Y: ❑ C.C. RES, NO. N.P.C. RM NO. ❑ STOrF LETTER ❑ D.R.B. ACT*N FORM H-TCALA\/F.4RD -_____.______- _ _ = 4:_ 'C Y SMALL COMMENCE M117MlN C'.-- YEAR Of THIS APPROVAL +fA /I"mff)uN 0 10 20 4 ) ' `�` Planning & Archit�ecture �'�'PALM DESERT nc) �� ,�� F� aZP:R;M� �T HUB — rye = OF D _ L. VMR•7l�J ENYTAL 1� - SERVICES ►g' MIU. 12 TD W&L PKWY 32' 16' 6` WALL. 2d MIN. I3Lowel wb TO UNCT PFzTt,c.T1ON EA�EMEN[" R J 320 SQ.FT: FEI�►C,ED -JJ PRIVATE mrtOCfYP) - s zd TO UNIT 24 _ I h " i MIN. CO' WALL \ --___ -__ — -- IZ / 7 Ip' '--r Li _4ENRIC 4 t 'i z PAYING ; -+ a � t 1 POOL r 3 r--}- - { - - ' - - t 4 i _ = fi s::4 g,._ 44-4 t 1 T'1A(. t ? W�5olAR ---/ P INCH1-4 ' _ -. __. - ._ - ` ,..." — :.-_... .kx: ....A'W r v .,:. Y,q .,E': Fa fir:fi{ , :.•:,: 1,.. k..' `41",a WALL 24 TE N 15 16 MIN. m • i _ . 3 m umrr i 7 5 1_�------- -� MIN �f ;po 1IV — _ A55MENT WALL t PAIzKwAY 8` WIDE Mi~ANDERINGY Palms FATH CITY OF PALM DESERT DEPARTMENT OF 3z' ENVIRONMENTAL SERVICES APPROM By.- 0 QM RES. No `Q RES. NO. P ❑ STAFF LETTER ❑ D.R.B. ACTION FORM Q(;T 1 1 197 10-($-� ENVIRONMENTAL SERVICES = CITY OF PALM DESERT _ _ PC) H I /��LA A\/ CONSTRI)CipN SHALL COMMENCE NRT}IIN (��,r,/) QNE 1 TABULATION 51TE 60VERN&E CA: 055 eta 5 UNIT COVF_�-7F- A MX. tic. ?57e! NET kRES:(GI XZ8o) AFMOX- 3ZAr. Z;3 , 0 10 20 0Fm Af"ox. za&X. _641 ° CITY OF DENSITY,, 3 UNI15 i'F.1Z NKE. PALM 'DESEW PP�ZKINU �•6: I I� DEPApt?uEXT o'F ENVIROVOTWM 3 SERViGES * I3 0 I Pg "nC1+18Tla nin & Architecture �' Q 1�vv Q "��,n•I G,a•RN,'i'f"vlyl; v& .". . -. I �1�YYt� "� MIIMN 11NMMq� mod'. a( WtlH411 191R91NR Irwnrlrel � IFl�llw� Is D 0 f Ll � D 0 O p �.«,? � D O v + I �6�fi `ttis�33] o p D � � O IN J'' 0 0 0 D JOAll:) LT 10 ( I lv- 1 % 1 -------------- lei=:;-Y] ,'llVd j0 0 1 - I _ci T i�j0 o i ' ' ,' 111llllIN�(�Qt�U IN�Utll�l 7l' { /All(d1 _ 1 1� �I I •'�,.. i.'=� '. I �{ �\,,11 � 1 I— i � f - I r �".1 �_ ..i: -1�- ! t t- —i—t j- � �, ...�.. �-. - P i 41 AU _ a— I a a , r ^# r I .- _ t i i Os o • �.__ _____. � I ,.-, --:� ; `... j -- - ;i — I '\ Al I ���� �I! - t _Y i4 x �ll`t �I���I��tit� �� � ilk 11�� ���� • I� ,,u,�� I � 7lI �,I III j I — �,� I a , r _ • AN S 1 O I I , I ' I 1 ( _- _ r { / 1 1 r gg y{t ,C. - v • �.'1 J . t IIMIlIRIIII�IMI�IIIAIIr�I- :>MIN�I� �1/M!�� - �•,Mflr - ^,�II�1 �l0 ... _.._ �., �, . - i I a r { x� I I PC) 0 10 20 40 [D)a CaPD I `' Ply nnin � & Architecture _. C(DH [DIE • D D r - � r r i r• R„ �s L g r t •�� `� `� ` �IL / _ , �l - t ` t , 4y , { r / w -�x r „ i , ti,,. "_ _ -_ _ � ,.,.,_ �.. �� ♦ � 17.,. , './ 1. ,fit.• '' .: �r' . . � ) i„€",. - '` - _ J� Y a • .r - n T , • e. lA t 'tL r 7 i tic Ilk- Frr off t 1 ,pyay . ZIA, ,4 v M' YV- ~rr t '- _ l } r f It IF r J _ - _ .3- a K } r n M "v I� 9 , t n � l #' _., �" � .: � /Y •`, -1M r Q:. �( "."',-, �/ ."� ~.�"� _ --"�u�es _ --•--__ '-'tea.-- 'C �,�p. � �:. �_ �.,! s,+, �•'- 3 / � ,� �, � � f . \ � • • -:,-+� mac'- -, _ �`��—� -_ —"� _ --� yc_ { ,,,•r—� !✓ :. J :' � 1 `v � ...� � r tee_ � _ ., � � : tL / !o ____.._.__ __-�.. _ . .--�__._ --� -.�..•,.-�---•.•.. -_ �" I, ! r II < tC / _ • ., / y, !. ,:,. l w -t _-^�-._.__ -ice --�_. ., '��iL.' _ u:.. / \ 1 ..y�" ,'T ' r �- AV .i _ — 1!-- 1 Ak '_ - �•---._,..�_ :..._,.:.__...d,_a::_:__ _` -. :...- _,. ...-.- 1�--- t . ,: , ,.,• /' -' � / � . 1 � rY �- -'S+sry �ec—a� --' ;rkX,�' Y Y t,. '1 _....,,:.,,_.:y •"_�:.. �. r 1- � � :' J/ r �� I � �,� L 7 „ /:, I/ �7 - r _ � � � s"� 7. ___..-_..�i` _ ;x_. • -- .. - 'nwa^x- �. � ! . -- ,. +.s��- _......��,..t.'fini, I/ :...,.. _. _ .- ,..-.. ,:. -� ,-y--... ..a�,.rX:-•ia^e `w:^" ., .ae.,�,�.:-.,...,, t _s.__ .r1;,,:.�6.. _ .-. / _ / ti +7.. J1a ::Y•-. - ,.:-,-•c-.r.,r_-""---._ .. - , .`_-`. ;s•-�1� _ _ � .ss '%'CF'•r"'K4�j - Tic_';--_.-:::'s-.-•-..�, -mot - �'�' - s ��' A n �� �- _ _ _._*-., - -.,,,�'v•�`s'•E�.riM' r-r, L' __ �,e.-•a'�S'�� "�: "�=-ter 'c-""„'�••�•- ... � -.rar_•r. -s _ • _._. _ _ t - � : , ,.., ,, 1� �:_____ _•--:- •_.� •' + - fir" '_"_ _,-. -. � �-t. i .�•.-' _ ::;yr v �. _ .. .F•�c_;---z.,.-i�s:. s-, � .,� T -_ ,:,.. aye "�L�.. __:...r ,'.! Y ,.. "�." ! 1 ,.er --s+ ".-:a� «.�„�___..._-,y,,,,,,,_,:.,,J, r .. - .._. :. l,r+��•-- ,a , ♦ �'. _ '�" �./ --- .'.' `--„may.. _ ."'.�"- -'''�,lf. •" „� - � � , r - � r ,i ,.., .. + � Lam'_." t,- • _. ""r'r""" �y-,... +•,.:..,a„"� - s ow 30 y•J. _ _ .r t , / I� r ,. ,xk- ..-:--.�,.• .:.o,' a .,,. �- �-rrr.r,� ! ,,�.g. �"� �"^' ,. 7m340 a JI' J/J r .,N. ,: .., , � 4.. ', � ^,__ � � .. it _ :.� -' ;..••„", - :'' -.� r`--` +.:�.. .-.r-t. - - S. J � , - r T ..�..- _. it _ _ , -. '�- t ,� .�` •s ,. r , �- - ,:..s _—._ f --__ 7, � i f rt f .. � ,.�, '« - , .. 9" / �t P' :� � .L'.;J �-•-,••„` _ t,.,......,ya,a,..�u�zsw/ _ . �, ,. ., R y •gyp - - - � • . {�•� - - -. �'asrr���r� .i�sa�# �� _ ,Ii s/" ' I` �_ .. ,_.:.•�..:: -: "� 'r t' .. � �-: � :` ,5 � ""� �` �"r•' 'r�i _ _„r..,.,..,.,..,�,,...._.._.>....,.,.,.,a. .r all •, is ,: ,< -; - � ..:,..�.,>ts' .. ..� YJJ � ,;'� :M.. ^��� ,. , � �,o.a•rias.F-"`-,� - - f �'' �J � t,..+a=-tea. ,-- -...,., •w„�..� AMW :V11@F Is(:::7 i i > s .� e' �fd fix,: - -.. , - ..>• �fwYr,:,.-..-�r....�wlar•O{ .:,1 , • K . , PLANNERS & ARCHITECTS e , 2� a 17848 SKY PiARK BLVD IRVINE, CALIF 92714 7i4 751 4623 A CALIFORNIA 74075 El PAEO SUITE A 7 PAIM DESERT CALIF 922b0 714 .568 5696 CORPORATION I m F. N INVES6 � , Pro 1 CITY OF PAU1 DESERT CIE:`: ,TMEM T G ENVIRv'),% NTAL S-cN`'IvES EXHIPIT t NO. �- r I . I I � � � I I . . . . . I . . I - - I . . � - - � . . � - . . . � . . I � I . I I � I I I . I . . . . . . I I I I � I I . � I . I I . . I I . I I � I I I I I . I . I . I I I . . . . . . . � - . . . I . I . � - I . I - I . I - . . I . I - I - . -,- -.-­- l--------.------ -- .-.!%t�!,,."� -. -- - - - --- -­----- -- �--------- - � - - . . . - I ---, � - . -- 1. I . � - 1 .1- !, 1 I I � I . � � . � = I ; � �Z 77 W; , 7 I , '., , 7 - � --I----1�7--��--- --- -�--,- - 1-."-� �- �'-I 1�I .. I '. I � I - . - 11 . -- - . - "� �-- I -.-.-.-I-------------I --...--1�----- -,­-�- ­- ,:�­­- .-,, � � I , � I � � � . I I -..---.1-1 . 11 I I . � I .� - I I � I , 1 1 11, . . , I , I I I I I I I I"I, ��-, � ,: I , �:�- , � I . ., I I , I ,, I I I I . 11 ,�,, �,, �. I I , � � I �-,�� : � I 1, I. �� I I �. � - - I I � -- I i, :� t I I . I , � � . I I I , , - I I'll, ,I .1111, I , . i. I I I I I I ': � I I . I I I I ,I I I I I ,. -.',�, I I . � I I I I 1. , I I � , . I I I , 11 I I � I I 1. I � � � � , � � I 11 , � > I � I I I , ,%� - I 'n I� ,� , , A 1 �, .... I � ,, - , I � � � I . . "',,,,"- �11 �, 1 ,4 -� , , I �: � . 11 I I I��- , I I - I'll, I � ,, ,"'.I� � I-��.v I � I . I I ':t� 11, 11 . 1, , , * I I " I � , " I I � I I I � � I . � , , ..� ;, ,� � � I ll� I I I I ; I � I . , . � ., ". , -,� �,��' ,I I I I . I. .1. I�.','t - � , ,� � I- ", , - ,� ,, , , � - ,� I I � ,� ��,�,� " ,i, ", 11, 11 I, . I I I I .1 " I I I,,- ;,;,- � .,�I- � , I I I I-': , I . � � I I �,� ,, ,� f�,,l - � , I I I I I - - I , � , I., I ,",I ,,, � "- ,. ,.� I I � 11 I I , , I ": "�, ,, , I-,,,, : 11 � �" '�: I ,,I , . I : , , I I I I - '1�'., 1, -I '. - ,� , 1�� , , I I �"� ',.fv��- ��': ,� � I I . � I Z �, . 'g ,I ��, I !,�� I �-�, �,`, 1� I-I � I �:, 41,,,- , , I., I I ", � �. , I I : �l I , �� t I I I . � , I I 't, I �, - et � . ., � . t� I - -I I . . I � - � � I I 1. � I I 11 ,- " , � - , , " 4 ,- , � 1. ", ,� " , - I - " � , , . I I � , �. , , .I . I I- . I I I ." " , . . I I ,, , , , 1� , I , , " , - - ,�-� - ",� '. ".� I L .I , I�� I I .. , I I -i . , ,�,� , ,��;!_', . � � "�-, �, . , , ,.r;-,..L - 1, I �,, ,,- , . � - . � . 11. � I� � I 11 I I I I - - ,I N,1-11� I , . I I . I '.� ,11- 11;1: ",, -,,�,��,,� , i ,,� . ",fl I, -11 - I ,, � I , I 1, � I ,,�f�,I- � ,'-' I ,. I,, 17� , �,,': ," , I " ,� I I I : � �l I I I � I � . , : I ,"�.l ,. , '', - , -��,�,, I I I I I , , , , � .�,, , � I . � - �,, I - � , , -,:,�, �.c:,� ,; , ;� ,, , -- "�:l , . , I -, , , ,,e,� � ­ I I , , -1� l�,'-',"�.,'-:- r, . , . I �:- 1-1�� -,� �j I I ',* tf, �- � I �l , -, , � ,: , , . �-'. .-�,�,I, , .�I, 1, , ,, - ,11 ,7. � I I I � I I I I I �,,., '."-�,,,., ,,k I I-I- I- 7� -,� 11 ., . i I � , I � , I I � I � I , �, . -- , ,, - , � � ,I . I , I i . - ,, ,. t I " � � , I I't � � ,, - 4 I " ,� , - � . � -, I -�,�1, , , ,,," I I - �." , ,� � �� 11 I I � �%�, " -, - , �, - , �:- 1 � � . .� � I I � � j? I 11 I-I�l�, - �10,,.':�," - I . ­ . I �,I F ,- I 1, -�, � I . , I I . � - 1I - -, - � , , � � �I �lv I , ��''.',� I I , ,��I I � - -� � , I , ', �," --,-,� :-',,,, , I I - c , ,� 1. � - ,?- , - I � . - - - - - -Av�*.IZQ&t �1111-,-, �� 1: -�� - � ,- ll,'�l - -li-- 1.11 - I I . -, I I --�:���-L�-,-%--'-'11111-�l llll'-� I .-�.',,,,�;�--1 ,� I c I� .�', -'r ,� : - % - ��', � I �,�.� �, ,, ,t-;.. --`,4�2 11 . I ,", ,I �,� ,t I 11 � -I I - 11 J,11-1--, � I�-1��I 11 I I -'.I,I , " 1. I , � I , . � , , I- I I ------ -- - --- NIWMMQIMAL'A-14A��- -u- � 111 1�,�,- I I -- I . ,,� � �"I,I , , -, - ��:, ,-', ,�, ,, I ,I'I , ,,&-�---, ,,,,, ,_, , ---A tl ,.- -6,11 " - I - . I � ­ , 1. " , ,� I , - -) ---�, .-M j% , ,11 11, - kiskjoNk, " -Y�I 11". , I I . . ---- ,� " I - 1. . � - ". , - ,� ,� I I'll , ,�, ��,- - ,-,, ,, ,,�,,�l � I'll . 11 -:, , "� , �7, -,� NM� 2,-V�l,­V-, -- � -,.1� , , ,, -I I ,� 7�, " , , , - ,-, ",, I -Al� I , " � - " ,, - "'. � - 1, - - I" - --I I - -, � I - --� I � I � I � 11 - ,:,',�� : I I �,� -:'i I � ,�'' . ,I'll -1"I ,�,,"', - 11 : ,��.; � 1-1- '4,- �l,,, � I -�, ,- - ...... - I 2 � I -- -.-�t,�-,111 -f , " - �,,, I � I 1,-- I ,- I I I --1 11 I- I 1 4, - I I I , ,�',I -, I -�� I -- I - -- , , , - I . I . � I I I I I I -o-, - ,� , , , - , -`� � - �l�,,- e",� I I ----Vl.-� 1---, I � t , � - I � , , --,, ,,, -1�1. I I , " , -��- t" " I I I ; - I '. , �, --I� �11;111 "� I I I I A I I , I ,- � , � -,,�'; , , . , , I�, - - - , L�-",�;,,t�-,,:,e:, J?,I, --,; ,:�-4 -, -:,�, ��,,,'--,,,,, ,, �l " I - I I lf I ,,�,,,�,, I . � - ,� -�4, .�,,� �, � .1�, - , �-,��� , � ,� � 11.1 -- I -----, -- -- --� I I � � � � I I ,z t,, I 4�e��-� ­ 1 ,-I, ��, '1� , ,�r1l,'I, - - - I I I . I �, � t I � 1� I -- � I I 1, � I I I "I -� I �, . . ­ ­ 1 -, ,,- - . � - , , ,- I ,I, I . I -1 , ,,, I ,.11 I � I I:-,�-, , -- t � � I I I � I I 1'�';,, I � li ", cz� ". 11 I I I �,- , , , , ., . I ll� I , I I I I . . I '. ", ,�, , I--"' ",:-: �1� I I i ," , � � � I r 11, , I � - I �� � I To I ,, , - . I I . , �, I t I " - . � , , I � � � I " I , I I I . , - I�w 1.�I'l 1, , - I�, % " "I I I .1 � I I - I I � , . - I � - I , �'� ", � I I I , , , , I I � � % � .I - ,�, .*- ",� , , , ,I - I � . - ,:1,, - - , 11, � . . I I - -,�� , � I�- I � I^; . e� , , -. � I � ,� :, �1,., .1 � ---- ,1 t�",, I tz*�,-�: -" ", I I I - � I I I I I ,,1�. "'It ,: -, - I � , - -� 1-1�1 I . " ;�- " - """ I � I � � . � 1 I , I - � I I�I� I I , , , I I " ,. , ,; I"-, � ;l :: ,�, . I I I -I t . �,,-, - . I I % I �, , , I ,1 f I-,,�." � � " , � I I , � , ­ �tl �. I I , I I I I � � I � , � ,, I ,, I ��,,�, .1 , " � � . "I'll" . , .6 la,ti --! I � % - ,� I . I-� - I I I � I , .1 , - , , ," Fo I . I � . � e � , I . ,�l , z ,��' -, ...�,� - , , , , I I I I I ,�i, I � I I I � I -� , - , �y , - , � I. I ., , -I � I : ,� . , , , ,,,,,,, -1 � I , , . I � I �,,�, I I I . , , 1 : i ) .. . - I I � . , , I, I ,7 I'll I � I - - "' I I 1. I ,� , , --��, -, I " . ,i,111 , ,, I I I I��' , , � ,,t4,�.'4-11 , I . el,, ,�,,,I I � 1*" �- I . I . I . . - , " ,, , ,, - ��. .1 11 I I I� � - 11� I I I � �1, I r ,� �I �i " , I , -, �,% I,, , ., I I. � I . ,,, r I � ,,, I I I . . . %, � 1.� 11, I 11 I , , - I � ,- �,,�, , 1, �,� -, , ` � . ,7 1 1 . % � I , ,% I - ,,,�� 'f I I � t ., f't 1. - I ,,, � , ,,�,; . I . -I I ". I I I I � . . I ; .1 ,� .,%�,�,�,,4-,," , . I . -I �,1. , .. -1�� ,l ,�-, � . I�tl, �I I I I . I , � ,� I � . . �I , ,,,:,�1� , V.� I .. I I I I - I - ��, ,- , I,�� I -� I I. -� . .%, I , I . - I , I I ,,,,, � �. �,,, , , � , I : , � , , � � � I I ., ,,,, � �,- I i 46 :"t, ,, , �. � I I . I � I:1 I �. � .-1� I , �I , I C I�', I I . � - I � �' 'm, %! ,;�� I I �� , � % I , . I I k� I ,I � � , ,� . I , � � �, I � I � 11 11 I .... .. IN I 11 I 11 t . . . t ,w- �l ,-I I .I-� , I - . ,-- , - "., , , -11 1,, . , ,. I I I .... - . 11 I I I I I � I I I . I "':",`-��_ I I � I , I I � -,, I � I "I - I I I. - I �I I I � I li 1,. .. I I I I I I �;," ;� t'�, I a, � -� ��;,�',- " I�,- , :, I I,�l �� ,.. I � I � . I I � I- :I - .-I I;`- '�,, -: , � -� .11 1�I . I I I . -1- �I I I I I I � I I �I.,,'�' , -,� I � , --,� �... ,,,,,�� ",i, " ., -� � �� I , I 11 . � ,.,,-.,, ,� -, I . I I ,-11: , r,, � � �' I I . I � 1, I j I I � I . -, � I " . I I i� I -��t'�-'-'��l,-�* ,", - I I , . ,"If-,�- I -*� I , � , :, , , ,� 4�, 1 .. �... c� � 1-,--% I"- . , - I - I, . I I I I I % I � . 1%, I,''- .I I � � �_,� - -,� :_1 I I � , I I , . I I I I I I . � I I . I . I I I � I 11, I - -,�-� . I I I I I I ,I I. �� I ,I 1,; ",I . . . I � � . ; I , -, ,- I �, -- -1 1, I I I I �. ,�I I .- �',� I � I I ,I . I, ,. - � I - � -.11"j-�7,,,,,�, ,�I , I ;� 11 I �� . I � Ai��, I I I � I� � � I . . I . ,,, ,, � I 1, �,,-", I­­1, �l. . I .11 I - - . I I I . � I I I , � I .1 -� I'll � I� I I I I I , I . � � I t-, - � I . . I , , I - 1p I-1, - � I I 11 I . I ., ,­ I , .t ". , , , I� I � ��, , ,:' 11 I I ", I I � , �, , I . � I I v , , ,- � I I . 11, . A I , " '- ., : �e �l '�% ,- . - � I 1� � . . 1� , ,�'- I I � .",, 1% I � I . I � I I'll ,., ,�- 1, ', - , . I I'll I 1, - � hr I I .1 I - I . "I I t �I �.11, ". ''�....�,� I., I I I I �, � I ,; � , �� I � � -1 I"I' � .1, � -- % I . ,, . I ,, I . I I , �. , , � � I , , �, � - �,; I �'l, I � I I �'. I,, '� t � �fl,I . I I � I , � I , �,I I - � I p . � . I �I ,;,I I . ,,,I . .1 ,, � I . � I I -,�,-1 i �.�', . . " 1, ,t�ll �,:, I I I - - 11 ��I I i . . I I � �� I ll� I - I� ,* " , � -- -,, , , ,, � . � I I I � I . I .1�� ; -,;,1'�-,�-!- , I .1 ll�. 1, � - I I �- . �, ;�` -- ; I .1, , , It ,, I I I ,�, %, I . , . �. � �1� �� .I-� . . I I - . . I I I � � I .,�,I � I ,�-'�� , � ,: I �I,I I � I I ,�.1. I - I I . I 11 P, I I'S. - I ,v� - , , -" . I �I I, - I � , .. � . , ,� � I � I . -I � � I .1 I � m I -1:, , � � I � ; � I ': -� � , . � .� I I I I � I - -I I I .���- .� 6 , I I� I I.. I I , I I �� I I � 11 I - :� -, � -� ,,--, , ,�,i - . I I , I I I '. � 11 , � ,`­ I ,. I . I I -I , % I � I I .� I. ,�, �(, I ,'�� -I . . I , - I );I. 1. . � " I ., , , ,�'� I I I - ",I",7,1� � ,,i�, I � I - I j � ,I , 1, ,�$ , , ": 11 . � � . 1 ,� �� I. , - , ," � -,, �:�, , I �"' t; . I� �,,, . , I � 0 � � �, , 4w, �i - �­:� �, , - . I � I * �l I . I - ,,,,, 1� � I ; % � . 1, ,,,� . I ,i � �,� ! 1� I ,, � - I 1 I I , I , .�", , � , , '. I '. �-.,I I � � k . . , I ,es,;,,,,, ,,,,;, I�. - I � - I I I- - % - I �I . , 11 I - : I ��'� ,� , '. , I, . I I , . I � , 111111 I I . - `�� �o� f , - , I I I , I I . I I 11 � I � . I I 1, 11 I 11� I � 1 4�� 1 1 , �1' % . I , i � I I � , . I r I � . 1 44 1 21 I � - :;�, I-,"',� , � �, I - I I I 11 I I I I . I � � � - " - , I �� - � , ' , 41 , g . - :, I " � o '. ,,� " � I I I 4 I . I I , -, V t �,,- ,, I , ;--"', lz . � .. , I ,, ,i ,� I I -: I I - - " I " I 11 I I 11 I I - ,\I I 11 I I � :�I, - � � t��,,,,�,,, � :�: I I .. �l I I I I , ��, �,. � I I I I � , 'i , .I I I I ., I I I I I , I 'A.1,- I I I . � � I ;T�,��, ,, I I � � . ,�,- ,,� I .� 11 - � � 1 ,�I,i� - � I I ,� I I . I � . � I I v -, ----- --- -, I � ,, , ," ," ,,, 11 I I : I , _ . I I :.� , ", , -,*: � 't� �, I � 11 , I 11 t:�: I I I , I. , �.1% 11., -, I � : , ,�71 . . ; . % I " I I t , 11 I �� I % I � .. I - I� �. � � � I 1� I !�C,, , IF - -.� - 'n - -I � , . � ,,, , , � I � , I - I I -I,�� - ,I I I I � I I I I I 11 � I . I I , , , I:" I � . . � I I I- . - I I , I: ,, .. � . I - -. I., I -- . ---. A- -- ----- .. - ....- I - t I I I � � � � ---.- --,,.,--- - t , ,� tq� -I� - " kti�,', ll�l I� , �", - � I -- I .- - I I F--= - -,-�-,- I I I I .. . - � - . I . - , I I I I . - , -- -- - I -T ---- I ,IV' � il I I e 11�1,e I I , -�A , , - 11 I I . � I � I . I I %,I� ,.l. :�, , I - - � , .. � I � I I I 't I I I . I �'l I I ! , : 1 I I �"I -� ,I 11 I - � I I , " � - � � � � I I� ;�� � I I I � I . . I W, �1, , .1�,t-.-., ,I �, I,� . � . � . . I ,. ,. I I I � ,I I . � I ,� � � � . I,, � I I . - I �. .. I I . 11 �3, I I � I I �, . . "I I �l .."k ,-� " I � " .I ,, . I � - 1� * - ..� 1, 1., I , ;� J,,"' , . � : � . � 1� I I� . I . , ... -� ' '4r-'"," I., � I � I i -11 1. , "I., I , I I . � ,,,I , I - : I � 11 I , , , , . I - I I� I . I " . I I I I I � ,., , . � . -1 ll� �- ,�;�, %,-- -,I 11 1 I. � I . I � � . ,% 1 � ", ,�, I I I I � I . It I. � , , I , �, � - �. . I I I I �.`", t I I � . I ,,,�- 11 "I I I ��:�,, �7� . I I� � I .� -�,. , 11 . � �. I. , � -1 �,,�_� � I I . I I I I � I � I � - mio� - I I � -46'1�-� � I- I I I � k, I . , ! . 'f I N I . I \,;60 WA�� - t v � �1',,,".- L , "I I I I I I , �,�, IfO-!,�v�,'tk ., I . . I t 40 Po ",, � L� I I I I � , i I I I - I - _4, ;�" � - �t ." I � I 11L I - . L I . . - I . , ,7 - ,. I , � . ., I I I � - I I I . I I � I , 1 .7 � -,4� - � I I I ,� , I--- , . . . I "�,L ,',,�,,,, � . I I I I - . I I L � I L 11 I I I I L - I � I , � I t I. I . I .�', L ,L�'���� �'�', "'�,'�� I 1�, . I I I-� " ,- . I L I, � , I L L I I ,­ -,,-" , � ," 11, � I L I I =b I � I-:T '4,,,"',L� I .I ­�� r I I' I ,% -,r- I 0 , I - 11 , � % � I I I , A., ,,� " � ��, - -1-� ,� � � I I 11 11 . I I 1. � . I I 1�" I _ , . '-,," -1 "L I I I � - I � . I I I . I I I I L 1. ,,, I - I � , � L "Z7,";�,%', L L I I �� I I I � - ,� ' . - I .1 I- I I . I I � I I I 11 I ,� -"��,,-',Z� I ; I I - . - - � 11 L I ,_j, --. Al I I . I . 1, ,%;.4-11,, I 1� - I I � . I I 11 I -I I . I I � t . I I . I I � I ! L' k-,_",, ,,�"_.,L�L I " I .; I �� -,, �� I I I , I jp- I N,- - , � ,. , ,,1� � "I -1 I I . I I I 11 I I ---- . I. I I I ",�� I I . I 1. I I I , I I I .1 ,.,-I' I _ I I -, � --I I - I I I . . I-",, I I . I... I, , 11... ,,"v� -, I I I ,� L I I , . . � . L ,�)., I 11 % . I - � � 4� I,% � L I . 1. � I ':"'L" I . - L . --- .- 11 �-�� I - I, ,.11,�k-�", ,,�' 'L - I I I I I . I . �I L � " I .............�-- �-- % - L�11 �� I I I - *�, �, ,'.% IL � % �- �� -�3 , , - - , I I , . � I I� -. - L -- I - - t -�r' '�' ,p - D-- I I I � L� '` , "'," -I - . . I I 1, I I � 11�I L I *��,� � I L 1. I .1 - I I � ,i, �, : I I I � I I. . � - - . -. , I I I ,�. . I . I I ) �--- I I : I - I t R I L - , 11- ; I L. I : L I I � I I I % I I �, L I I � I ,� � 11 � ,,�-��, I t. - I'll 1., � - � I L I - � . -t I I % I 0 - - L I I I - " 1, I .1 ..� , L -----I � � 1, . -11 I - ,. 11 . -, - . - � I- .-.-,.I- �I - - --.-- - -1 I ,- .---- .I .- I -.- I L I I- --� I I - I I �l:� I %1��� 1. 11 � . . -- , ,'., I �l i " - �- % 11 � � . �. I 11 - I I . �l -41-1 - I 11 - . I ' L' . I I Ll -� '"" ­��',­�'�''L I I F , . 'L . I I I ,;p, ,�L --�l i I I, I I I I I 111 . . I t X,� I . -11,- � -1 , I I I � - . I %, .�L. I _ .11 I- I . .. I �l L I I- I- . I I " , I -- � I . . I . I I ­ ' Cl %I.*�. I I � �t,- � ,�,",I ,0,:�.�-­� �-- . I . I � . . I � , 11 t 'I ,, ,� 1-1 &.�, ,I I� 'L � I, L I 11 - I L I I - I L, I 1�� I- W ,', � . -, . 11 - I . I � 1, I L I I I 4p,Oct,,..Oki I I I I I I I IL q �, I - I 11 -,- . �, -** I - ,,,, , - . L � ; I A- � - � - �,-""', � ��L �' �* L , I . L I I - "� 1 -10 1,1.� , I .�1�,, L I � . I- I .1, - 11 I 41 L -� I I . �l .I I .0 1-1 -,,�,�. �, I I I � .. -� -i I�- L��'�,"' ' ' % L ` $I_ , I It I ---3: , - '0; z� I 1 4 1 1 . � , , . L I I . , I . I . ---+ . ,- 11 �, I� - I �, . I 11 1,; - I 11 L . �!11' , I -I . . � I'll 1,,, ,Gk,," , � I-- 1 1 1 1 . -, I I I . I 11 - , , 't, " I I � � , J�fflft % - ll� I .1 11 �� ­� k,,� L' I I I � . � � 4 1 1 � - 11 t L -k,", - , , I I I ,, I , I . .I L � I I t I I I � I I 10 r L -0 11 ��l I,, -I I :V�, I L���" I I I � I. . � I . I . � � . , -- ,� � I L"�';" � L I - . 11 . 1, . I I � .1 I I 11 I � I'll I � I .. I �,r�, , � L ,%-`- ",,,�� L I -- L - I't" I I - 1'�- - I� , I I --POW , -�,�. � I � I I I I I , "I I I I I I � I I L �l . 11 I " F-, ( , -t','t,,,� , I � ;,11 4�%'n� , , , - �l, � I I I I I )", - " I I I - .. i I k , " rl - I . I L� . I I I - , , , - I � L . L fil,-�,�:,-,"�,- 'k I i . I - r " ,,�,., I I , �. I I L . . . . . . I -� ..A-I- - coo I q I I �-I ,�­ " , , --,, ��- , I �, --� ..,�- I I ! L7 I, W- le I , % -'l� N �L ��t . - I I L I I . � 'L . x ,I ,I ,1,, I I . I I I .1 I - - L , �L -`g�" � - . I I -- - r ,I- 'j", ,-L .... �� ,� I L . � I . , I I L I I I, i= - 4 k--�- � �-1. � "I I M , "',,",� , I I L I I �J4 . ,� I il I li� or_- --- ,-- - � + � W. . "_, ,_�:L'%"L� , - - --,� "%, "'. I %I "L I I"-I L,-t..... I I I I j I L I -,a r I . I I I - I-- I 1, �,�,L I � ,��."'," L'," .,11, ' L ,, : 11 I � : it I --I t- I . I � - . , ",, ,�", I � I 11 I - 9 I I � � I I I . �l: I I -� I . I -,21i,-3 �-,,I,�� L � .�.% I I I I ..�6 1 1 . ,, L­ . .% L , I a.� . I I : 1,� " ,t-I -1 1.I L, 11 I I - � ra, I I ,.,�,.',- " � ' -11,� I I I 'L I I I 10, % x ."�L�, 11� I ,-� I I I M I t- , , ... � � I I � 11 , , � - -LL I I I I - � L I - , �, I I % I I I I I - � - I ,1��.'1'11: I, IV 1; . I I I '� 1�I I� I I . ,.; I I I I L - � -�- I 11, .0 , � , , ,l � I I � -, I ,� ! I-1 I . 11 11 I I I I . I . � � I I I . . . I ---.---" I . 1 � � I I,1,,,,, �"",J��", � I I I I I "v I �I � I L I I 1� I I I ,7 ,�-.I L", t � ��r, �I�� - " .I - gl-4' . I �l �""r . I . L i . --------- I " �-, ',11,I "" I , , , - . 'a i ,�l`�l " - k . - .. .L . t I 1� . � ," � I [ , � . I , I I :I - .1 - I F � I - - ,�� 11 � % st.,�7 ',,�L�' '",'��-� -�7 . I I �1'1 -- I I 1, . - I . , .I -4m -, ,��n, %, 1. ,,, � ,�, �I- It -A I I . I I I 1. I . -41- - . � , I �I I ,-, ,Z ",,,-, I 1 I .1, - -" . I I - ,� ,, ,. 4 --� I � ,� ' I - A . . I -- 4 - . I L,."'� , ,,,�- � I I I J� I ,.�, , L . , . I . I L - ",I I L I 0 � I,-# '7 1"-1 I I I . I . �AT- - . I L - � 11 � : I L I�l ��I . ., I I I I � S -� ,� ,ill- S,; 11- � - , L I 7 .- I , �, � "I"11 , �, % I �, , , I + I � I � - I %%%%% I -- -- . � . " , , . � L 1. - I �� L ) I . I----, � I ` ---1 ) --.A F --- - - -L�-� I , -�,- . , I I .- I I I =, I Y I ; �.-- :�-- I � 1� -r- '4-- . L I"� ,,',�,T,,�l� . I � � I I . I - L I I ----t . . I el,, -, L "- I .'L I �,� � I I L I . I I � -,!- i I, I . �, � lt�.1 I , . I :�l I . N . I I I, r , r � - . . �I. � . I � . I I ,, I I I 11 I � � -- ! W + - I t� . ��%l,_-ll�;I, % I I . . . �l I I I I I . . i I -- � 1,I -�5-� � , " �,, 4t' -1 �l � I , I I t ox - I - . I . � e , . " I � I I I I . - � --- . + I �I I �� j:1 I I I I I I 11 I L .. I I I L I , L ;--� I PC t I (A I I - % ,1, " - . . �� . + � I I %% - I L -1.1 , I - I I '-�- � I ,1% I I I � % .. L . I . % , I I . I I , � - : � I �W I-a I I Ml[4- L %t I % I . �'. I ,I L wx �� I. �----- I - )! " . I I I W I� / .. I I I . 1, ,,��- ---"ll I -L . I � � I 11 I - . - -- � .. 1, L . I I :3=1 � I . I . I I I . . ,��- I I . ;l . I I L4 � - . . I L - I � � - I I I 'I I -' � I .1 I I � I .I I I, , I I'll ... - -�, t,I . ---��l - I-____;�, 1� - I I I I I -� I . LL 1, - ----'--4�, -- - I I � `2, I ' 'L I � I . I 4I 1,I I � I .. � '. �� --�--I - - I . � ,�, ! ,; ��,*,% -'�" I , L� . I 1, I I . I I � I I . , ,I i ---�- A I . I 11 . I � %--, . A'- --f --�-,.--- F,-------- - I L I "L4�,�', - I I I 11 � � J# - I % � -I I I '--'--A' '-,-'L 10 � ! . �- 1 �*-7 1 . I I � - I � I ` � 11 . -I - -- --- - I . L -.-I - I, w " . , � � I I I ' � . . . I , ., 4L - � A. I , . . I - ...�L I . . I I I- - I I � I . I ) I - � . I+ � I L � . -11 "'* -1 I - � F, I I � � i I :1� I . .-,,�� I '. , L � , al wr_ L, . I -� � I I - f I L � ��1. I I e I I I t I � � � . I �� . �I Ill .� I - I , , I . . I I� �rw . � . . �Ll '--�-&WkIll . I . I I pir S��, I ?�� 1:� , L I � . .- - I I 11 . . I c� I � - L 4 . I L I L I , - I I < , I .. �' I f, , I I It t I I I .11 � L I, I I � I . I . I I 1 I I I � . �; I � IL - li � 11 -- I , � I �� I : I - .I .6 I I . I. � I Ll� I I % . . I � - 4"L� , M�j I ,:, 11, L LL L k �--,-- -:) �, I . 'L � � '�, I I -:L 'L .-----�.- L - � � . I I - � "k-----�- 6�1 r__il - - I �I I I � - I � I 1 1 F - - - �, . � I L I 0 �, . I �i!, �l .- (:::-4& , � ,I ! I - 'I, I % I ,) I 1;.. I .'o� . I . I I -, ,I � I . I I I I� . . I � I - ,� . L L . :,�� I i "I - I I f, . I 11 1, I � � . . I 'L' - . I I " , , I I � , � I - ;W. �l 11 t I . I � � I ,,l L I I , - PT-��A- L I Ir", . I , � , I I I , ,,;I � I -T , 0 1 t I . "' - . I . L I I I � I r . "�L A 0 11 I I 11.111, . �=L % I L I !� , , . I I . - " --- I I I � .1 1 4 �- I , ,_ I L I , - - --P--- � L -";4-- ," I I. I F L t) I . . I - I I I I . I . � . f t -� ;� . I . 4 I ��l - I I �� .I � I � I. 11 . . I 11 I -7 . :r_i_____ ..--- -1--.-m I `L : , . I . I � r L . 1", 11 L - :i � I I " I I - . I �- I I I '!' + I.,L� 1, . � �, .. . I I , 1. , , - . � � I . � < 1, I � I L�,� I , I . . I. L I I I � ,�'l I I i__-, ;,,I -I- �; 1. I I 11 I � ,�; I f."., ,L I . I I I I I .; I L I � � I I ----a P'. , - b , - . i I - � -.-,,-, - L I I I I LL, . I . I 1 . i . i . I . I I . 4 . I I I ��l � I I I ,. .,� I .,!I I - ., . I I I I ;, / I L I �� I I :I I, - I �� ­ � . �, � - ,�,�", .,� I I � . � I - "' I L I I . I., I I- I I .i I I .�l - mi I u " . % - : �. I ,, . ,� , I I %. m � I � I I . . L'I L .�J- . , I .: L I I I I � I ,� I 1. ,, I ,I , - I L- -0 I -- -- - � I ! " I -1 � . , I � . .1 I I � l "A" I � . I . . - t �. . I �, .- I J ; I + - , - ! � - - - - V-. - . I . -111 .. f I %A\ -- . I � I I - I- I� . - 11 . I I -- L I I . I I If I I I � I I 1 4, , - 1. I ll%� . I " > I " ---- I � � I I at , � I . I . - . --I -:1 -1 I 1. I . I I - I . t L I � I I j I I i ( I:: . L I I-- I I I I :::v-:--.- -.�Olr� -T------r- t I 0 � I - I . � I" I .:----------------- . L. � I .11 L ,% ��.. I IL � . I , .,�- � -"L I 11 - - , . I, I I . �--1 . I i .41 -4 --- .1, , . . . ,��, � I �l �. 1, I -1 I 11 .. I I ? 'El "') 7 L I . . ,�', ,> . -- c . I � I - � I � � L � . L I I I lo� I I no I ", - - I I . 11 ui I I I - 1, I � I ; L I - . A, '. � :t. t � 1�� � I I - . I �l 11.1-0. I la ! I 11 . . L L 1- I . �l I I I . I LL I � � . ' I . . i . � 11 . I I . . I I i,I I I (n I I loo i I - -�L �. . -L- -I - - . t., F � � � -- L ��I -' - . �- � '� T -- I .1 I . ,t -, . . � , ---- F-- . I - I=L - L' - z"'. -*-T-------q I -- -1 1, I r . I �I . - I I-� I I - - --------r-- - L A...... � I . ... " 4 P,� f I . . 1 I W, I, � L � I I . I I � ,, . ,�, I I - + I I L -"-I---- 11 I I - I I I . � I . I 1� I I � - L I . I . - I -- .4 ... � � I :, I I lb!-E�o L � ------------------I . � f L. � , . I I . . ­ I i L . �" . . I , I , L L--- . . eo I I >� 0 4 , �. ;; . L- L 1� 7 1 I � I --�,I I'll . I - - )c . . I I I i �� I I L =�mu ,-_ .� I I I I I 11.11 L I , I I I I I 1% ,:L I -!r- . � . I � *Ld. Ml'�j- L, - - � :� I I i I -, � I I 1,n-1� _� .I I 0 � I I ,I I L . I �, - 111- -"I-- , - ' 1. ­I I -. - -. - - L - -- I 1� L I I � . 1. .1 I I I . I I , ,, -. , , - 4-�-- - - - . I I VA L'l''LL �I . , " , I � il I I - I I- � I - �. �- 1. I I . I , -:14- I L �� �\,� I ,L I �I .- I �. ,. . L z ".,,I __. I k.11 I . I , I - 01---------r- I I � .I , !.�,, t '�,, I L--1 I Z 1, I I I I � - - - -- --,--"..� I . L 1 4 'L L , I I-- I - ,. - I I .00 / � ; I I ,�, - ,, -: �,, � % � % I I I , , � - � .11--. - I- I I I I.1 � L , � I I I . �� . L ( , , I I I 11 �"""� I - _." . � , - I I -- L � I I I L t ' I � I I I . I I � I L ,­ , ,11 I I 'L ."I - \ " , - 11.I� . I � , I I �) I I I . : t ---4- L I � .. . � L I ..1 �� I � wo I I�� . . I . . L L ��.I 1 41.1 Ti--� I I - � , 1 1 1 . - --- . .11 - - - -- . � I - I I I I L . �I - L . . L . I --- ----.,--..-- - +----t - -- 1 1 � �' --- I - . � mi � ­I . � . � . -----�- � I . I I I I I . I I I I ,,, � , . I I , L' . 1. . ,. I 11� I L , I L - . I ,, I I . � I L . , 11 11 . . I . . "I � -,.-.,- L I � I . ,I, --4�- 1 1 .... L . . . ,��, .I... , I . I -;-I_-- . < L � L � I � I I I � .1: �! : � I t I I L . I I I,- . .t �I I I I . I I . � I L I . I . I� I �L' ,11 4�- I � . �_a__ L - 0 I-0 11 I m L -I ,, � , L - I . � - 40 4 1 � I . I I � I � . I I � I I� I . . I ... , I I - . I - t I,I � I - + I � ,� . I I I . "- I I � . I - ,� --- -------� - . I I I ,0 % .I I� I. � I . I % . .7�'L : I I . I � I : I - ;o � � , I I I I - � 1. L . 11 f + +.I . li I . I . I � -- ----- -%- -- '. . � . wl-�,I L-1 I t ! ril I � � I I I I, . *-d - -w ,I 1, I I . - "-..--- - � i I I I � I I . - I 11 I I . I lK I I �. I . - I A o-=-9 I I , I � 1, I L, . i %- 4 1 :1 I - �l I I I --�� I I I � " .I... . I L.I .� I I� . I L I � I L 9 A .. I I I � I I I � .1 I I I I I 1, I I I � I I I � I I ,,J� I L. I I I I I I 110-4*p 0 F - 1� . . I 1 .06 1 �l I - � 4 1 .- -, . � � I I I I I : � .11 I .� 10 %41 ' 1 � . . � � � - -::--- 4 -------"." .. I �- 0 � I 11 If � , I - I - .�4- - . � -d It 4--d to 4�)I ----�-, -,- - - ,�.' i . . - --- I I I , F -,15 - V--.,- L �L,ra 1 **41 -4-.,-- --� ,,, � I I . �� I . � ---� . I I I I ;� I LLL . I . -i ; 1 $I 4;rJF-T --, 101", i .I - � I -:A I I I I . I I . + -----a . le . � I I �l , '! - I - - - I " � I L I L I � I I i - � � . . I . --4---- - - . , . i� -4 , -, -1� � I i : I I i I � � - � 1 14 � - lk L ,,z , I I . I - � I �� 11 . I - "I � - - � ::::::r- . I I c, I , I I . I � I �l � --- . - - I I 'L I,. I I I -. . �'I, I � . L ..�::=7 1 1 1 �� .t =-F �� � �- 1�, 1%. � , � I I I � � 11 .� I I A . I . . 14 � I � I A�l,i I . I � I -,,--,--- .I I I 11- . I I i . I . - � I L I I 1 14- � I I -1--* - 11 I A .I I �,�,,'.," I � I I. I I L . I I I I � - I I '. I ' I � "I'll , . --- � I . I � - I . �1. . - L . , u .&.- i � I I- - -�-- i '-,�, - L _ L � I I -1 I I - . , + 1. I I I . . I . �'�' - , I I I I I� I I L, I - . . � - ,�- , - .I - � - I� -�, ---, �� � L L - L - . , I 'L � -�I � : I I - -I ,% , , 'I - I - -�I I I . I 'L L L I . L . .. I � - �� I L : . I I 'L L . � X , , . I - I I � . , � 11 . . I �.� 'I , . I - �,� , , I I . . I .. . I \ f . ,' - ' L I � , I . . L .;I � .�, --::: I -, ��L' "�' - � I I - I I 11, � L, -' �'�L:' , , . .I- # I � .. -- I _�, ,L,, , I I 11..11 L � I . I . �� � I �l- �===�F P, Y ,� , "t,:'-;,-,�,�1-1[ ,, ,�, I 11 I - � ' I I . 7 1� - - ,� " �,,t"'i, ,, I . - � I � � . I I . �. i i - .. I . � , .. L .1 I ���' L I L . .. I I I - - � I . I --- , . �"L I - 11 . . . - " . - %%% I I . .1 � L 11 L - � I L. t . . � T- --------- . � , I I 11-1 I � I ,�. L I I I . I I : I . I �*'�� - - . �L,L , I -`---- � -I � ....- � - I � , I . ,1 .I, I I 1, , I I.., � . I : 'L I.I 11 ,, e . � . . I I--- -- �"- -1.- . � � , , 11 I � I � -- I 11 1, I I I � I � 11 L ` I ��--I � � �- � - , I . ; I � . t I� 11 � . . I I I % I I . . . I ­ � . :� , � : . . i, - �� � ,� .. " I � -� f��` T -. I I-- - , . .. I I - -" "I I - - ,, �, I � . I . s I I I , I I I . . I � . -I t H I I - ,,, , . f vt I I I . :� 1,�I , , , . -- r L , I I : L L I - � � . - . I 11 I � � I 11 t , - I . I � -�----�-,"', -- --- �, . " " z ` I If-I, �l I I . � I I , , I I a I � - .16 t -----4- . I i . � i I � I -I I -'- 'LL It = . I �1..I + . -- I L -ls�-os ti I 0- 1. .1 I I I . p ,- 41"', ____-*-' -�� th � - - - --- -- - -- - I . t , I � . - . � --- -= - - L-- - � 11 - .. . -�� ,� L I .I ­- - -- � � 01, � � I I K j � � � I", I : � . L . . I 71A I a -- - - - - --- -----A ----. 0 -;:� -_-�:-- ,;, I . . � �11 - I � I I I . I - --,---,------zzm 1. ��` .. L,;,_ - I t I X I I . 1� I I 1 I � - I . -'-­- - - - - - - , I . L I - . . ',',� , -�, I . 11 I L . .p -- - - I �� , � I I I ; 1 1 -i � = �'.�" I - --w I I . , I I L . - � � - I I . I I . I � I - ----�1111111 ",',,',',,'"'I'll, %,� �"!7�-,11....� -L_ , - � - e�z==;-A-,,T!;----- - =1 I - 11 11 . . .. � c I '' L I I � ---- Z� , L . L ; . L � , - -- --- --�ff ,- . � - I 1�p . � ." -- 11 L I . � I - I- I 11 0 1 : I % " .�, % L I . 1. I , I I . I TTTTT �. I �1�I . I I- ,...4�--, - . . , I -� '-11 I I I AM L 4 1 I------ - I � I � T, � I L Am I , It �� . � I 'L - I I � .V* . , I - 1� I , L' 'i t &�iAL-� I � , , �l L I I : . 11 I I� I . I I I � .. I - L� � I % � l I - I i I I -1 I I I � . I -------� � . I L L�,"', . I > . I . I I � I� "I �I- .� .,L-� . I .- - . I'll-11 '', I I. I .1 - .� I. . I I a I I 1. 11 I 1L.1- i . I . I �1� , � w � ,-. . I � I -�,", ; I i -1� . I I - I - I % - I I I I - � L I 1; . . I I" I . 11 � r I � I , ''--�-�- --�7 "I f �-t I I L I q I : , , _ - I -� - � I , . �z I I ,�,, 11 11 � I . � I 1. I I - I - .&--- ...I...".0Z .�� . . I'll,............� 11 . � I * � I I I J1 � ---- - . . . ----- � -- - 9� 1. i =� I I - L I, I � - L - - L - I -1 - " , I I . I I --,- " : 1 � .1 1,� I � . I I . 11 . I. . I I -�l I ,�i �',%, �,�, I . I -I L- -�""" 'I" * I -- -, � ; i �11- �, I , � � , I I I I '. I I .1 ,--" 11 ---l- 0� , . , , L . I I I. 11 11 i I .� I �� � . I , �­ - . i I I I �111 ", - . . I I I I 1: I . �- I ,, I , - , �� .� -.I �--� I'o - I . I . � .-- - .- , , � "I I 1. . W11-- -, .. I :I � I - � I � I . --"--�� - �� 1; I - � , V'i�, . I% p__.!::!:_, , , I L . L I L I L' I LL - -- I., - -,-- -I- -1 ,p - - _ � �' i . - ' � � . � - - , % � I I % . 11 I L t � .. I. � I L L I . I I ,� .�.-. ,%, 12 'i . I I - . ..+I + I . _L - . _L � ���� �� . . I I I . � .. . ,", I . I � I I I I . � I ,- I I�:,'l I I 11, , I I + . " . .I � . I - ., . I - . 11 -, 1. .. I I . I I � . I � ��-7 , I - --- � . I !.lol. -� I . I I . . I , � I 1 I , � I I �� - .. . � -,. . 11.1% --- --- , - � % I I " 1 oll 11 I - � " - I I 11. - I , - . I I 11 - I . I . I -- -----,------- -- = ill lllllmlw�l . I I , �", ,- 11 , L : - 11. . . I I .'-_,,L, I �. �I I 'L I 1.11 -11 . , - - , I . � , , I I I , 'a.. - --- . ----.--- - ------ -- - - - ---ww� L �� I , I . '-A < < I� I I - I -L I �' � L , � L : ,", Li�- �L- ----- - I � I � .. I . . :11, :,t,�.,,1! I - I I , " I . I I 4�, ,I I I 1 - I-- I I . - I 111�1? -.. I � It . � 11 , . . I % , o�. I � - I I . � L I % �'11 I - .0 . �-% - I � : � " . I 1� ; I J . - I I I I I t . I ,- I , . � I I I � 'L 7 I ,e" 4 `LL­'L' " .16 � . I I I I �V, �' ".:_" "' 'L-� '�`L�' "�� ,f� ' 7 .. I � - I I L , I I I I I ,1 1 1 1 I I I I I I �I . 4 1 - ,"� '� -O�r , ; I , . I I I : 1:,� ", ,L�"' :, 'L . � I . I 11.. . � I L L'�� , �Y � I �1:L, . - . ,I I . � L ... I I � I , 'P,�, -11 2�,,,1-I I I ,11Z ll�zt 1�lt'l', � . I I � ,� .! 4 +,,, ,. I . I I . I I I � I I I I I .I . I � � t. � . . ,L", � - I e L i � 11 I - - - . I I I . .,� �l � I I - I r, .,I I I 19 � ,-, I "�� - I I , I I 11 . I - � . I� - - � . I I I I - I � " L I I �, �.I � I ,- I I, I � , I - . I I I ... I I 1.I!�.l ;, 11 - ,� , L O%RTOLA . AAXIE a. - , � � - L- - -.- . - -I L' . ,"_ v%* , 1. ,-�-'�,� , . � I � 1�-- .� L, I '.1 I I I I ----- 1"Fu K--tiff I L , � 1. . I 1, ,- ' ,, ' I I I . I I I I I � -�ll L I - . I I . �L I I I I I "�t,L' ,� ", '� , I I ',� '' ,L . , . I ;, �" . I I . , � ".I, . L I I I -�, % . 7A-,-,�7.- L I I., '. I I I I 111 11 I � . . . . L 1, I I�L� " I '. , ,, L I I . '"'L' , , , 1� I , , "I I � � I I I I I I I'., , 1, I L' I . I I I . I 1. I . . 11 L I It I I I . I I ,I I I I . I I I . . I I I I . I I :1 I-, , li� I li� . L' I _L L . , . I , l "I . .I I l. . I � L, � � .� L I . I I . I . - 1. '. 1, I I I. � ��� I �� . L 1, I . I. . , I ;- I " . ,- % I I I I .� I I . I I I I � I ?"t , . L ,, I . , I I I I . . " � I % 't I I . � I I I , � � I - I . "I % ,:, . � . '"' - ,� I I � % - I "7 L . . ' L ' � � . I . -I, - - LL . !il % I 1� I I I I . L I � ,7 i I . I I . I I � I I . I , I ,." I w � I � I "t . I .��: I ��I, 'jt",� , - _ D, 0 Z!M I I . : I I ,I " " - _.,. I . . , . I I I I � , I I i . .. . I I. � I I . .'�: 1�,I , I I . I .� I . % I ,- I I I 1 1, I I ; � + I ..� I -V I I - I 11 . I � , l . I I - . I I I.11 I � L . , * I I I , 11 Now I1. �. . � " , I. , I ,, I L - - I I I I I �I I . I I I I I I I� I I - ,:.I I I I I I I - I I I I �� ' I I L I � � L 11, . I , �"I I � � . �I I � I I= I . . . ,I � L�"- `� "' I I I . , �, 11E � , . I ,l I" 'L I I . I I .1 . I I x - -'-.­�----. % -. I 11 I L . I I I I - .�I ., , I - � % -, � "�+ I � . I . L. " I I .L � t;, IV 'I, , . I I -. I . li , I- , . I I I .. I i I t L � I � I I . I . 11 L - I I E>[0 , I I . L L I I . I I . � . I L % I ,t .I ,�.11 I I I� t,' 11 . I I LAY.aW\,A I I I I I � �. � I, I I I , . s OLP"AN . I I"I I . I I - I I I I I �� I,- w I 1� I : I I I I- I I I , I I I -� L I 11 . I I I I I I. L � ,. 11 I t I . "I %� L � I I I I � I I , , . I . I I I � I I I I.. . I I I ,�� . ..., I I - ' I L � I I I , I 11 I � �1: "I , I -'I, , -�,", - 11 1� 111.�.L . . I I I I I I I . � I L", � - ", � I �� . I I I : I I �1. I'll , 7 1 - I � I I . '1� I ,�" I � 11 I I . I.. I L �, . .11, I � 1 I L L I , I �� L ,, I '- . I" I .." '11,11;- � W Q I I I 11 , I I � .. I I I I , ,I � , I, L L ,� I .. " ,� � 1. I 11�, ,L I � 11 . I . I.- , , � , . I . , I I i".I� -. I I , I 11 � I I �l , � , �.... I . 'i L � I � , I I . , I � . � ;,L, � I I - 11 I L . I" L , P�::�, �L�,��,I, . � ..�� 'L., " , . I I I � ",. I I . � � . � l " , "I I ,i � I , � : -� , , ,, . I L I "',� I� I , �l I � �,�� :�,L'_, � . I 11 I .- . .% I I I .I L � I ., I I 11,I ,;��(, I .� +'4e'tl\ - -r--e,Ajl,,e-I r\i - L-4,�W-��vii I I , I I I % . I I I % L . "I L I , � I�, 1, z , � . I I L I . . 1, I : ,,,-- :: � I - I I ,�",,�,,,��I :% ,- . . L I � , I 'L 11� � , , , I I .. �� ., I I I I % - -. - - . . � I - I t��-�,�.;���1,,-�"'. I I I � 1� , I I I I I I Ir , I , � . I I �, ., , "'- %, I I 7: Q I .I I , I I , I I � . I L I I �I 41 I - I �11, . I ' I . �-I I��''I' i��'V�. ' I 1, I I L � I . ?, I t� I I , , . ,; -�- :I lll��I L�I 1. L . � i L I , L 11 I . 1,� � I 1� - , j L I � I tl I , . �L I ��'-,v.� .. " I I t � . , ?� - L" I �, I � � I 'A � ,, I I I � ,,-: 1' .�� L � I �,L � , � , I , , ,'If: r, L 1 - , - .-,�I i I I ",� I - I . I � I 11 I � L � , � , , ,I . I I � : , - . I �1*t ,�t , : ,,-ll, ,I . � I '? - 11 I ,� . I I I I , I , 1, I , , 0',,��� ,,,, � -, � I I I I I � I I -, I I , � ,, I . I L I I I� I I � . . I ,- I , . I I � ,, . . ;L. �--I "' ... I -I!-- !��-r , 1 If I V* . I� " I . I I 11 L�� �, L - I� ,..�L - I , 4* - �.�L ' I I� , I � 11.1 L ` . � I . . I I I I ��'L' ' I I I . ,�"_L I . ,� . I % , �,- ,,� � � 11 I I ,,,, I I . I I , I � ,,) . � I I I ,,, %, � ;- I I I% � , �� I 1) I I � . I . . I I I . �, -, . I .- . I . ,- I I I I ;, L I ", I ; % , , 1 1,4. ;, I� . I %, I 11 1 ,- I I .. e � I I I . I I L I ;: I � ," .- �� I I -, ,; 11-, 'i I -I -: . . %t, . 3 1 1 '7-4, , .�� '�-, ,, , � I I I I L � "I'::�'�'�- 4t "' - i ��I I ; L I � I I I , , I - 1. �I I � ,", --, , �, I I 'L I � I . I I I L I . : I X,I ��� , I LL I I L I I " "I - + 1. I ' - I.,� - - 't I , I I - ,-; , L� % � I ,I� I - 111, , , '. I � L I I ", I ,% L I " 1. ,�,. ,L � I I I V A'O r- . I ,". I . � 6 - .Ll!� 1 8�1-, 1�� !! . I , � I I I . I- I ' ' ,, '�l� i I . I � ,-1, I % I I�.I �l ,� � y, � -, , I � I I � ,. . I . I " 11 . , I I " � L ' I '.' 1�- I I I 11;I ": :1 � � I . � " I . I -,,�, 1. L I ,� . I. �* . , . ,.. , �; I� � I I�: I- L .. . I., I "I L I , I I . ,� . I I . r - �. I L I I I, I _�L ,,� "''- � L I I -. "I I �L ,� I . I I , �- k,, , I I .1,, 1� I i� , I I . ll 1 1 1 1 ! - I . I I .- " -L " L ,., . I L . I" . I I - I � . � I I I �, I I ,, , , , - I . . , * - 2U-C)" L . .I 1, - ,�'" ,�,� ,� L , L�,""�'" T P ,* �, , I , . . t .I I . I I - -- I �l . , � ,", , , L I :, I . I I` �' ,"' . �,;;i i I " � . I I I I I . "`�l I `',LL - I . I '-��L-'.��: ' I '. I ": L I I�w � - '. " !L, ' I , � , I I . I I I . LLL I -, :�* , 4�` , - - ,:,, I , L 11 I I ", , I �� . ,!�,--,L, _,, I - I- '. , I - L,.., I ,. � " L I I L I ,I . I 1 , 'L, �j , I I I '' I %, - ,It" , sl� I 11 I I I . 11 I-_I',� , 4 ��' I, t -4 4 , . . . .. I � I I I ,,,,"', �,I,. 'It, I., , ,, �l.5 6,r-I Sl , - , I il, *I 1 1 % - I I - -1� , . I '. 1�� �, I I� �. I I I I I 1, : 0. L I � L ,1,�.�, I , .I . I I I I, I- I `� ,I � I � , � I �� � .I- ,I,,,,,, I I L I I I I I " I. : .�; I I I. I I I I �l " -:'L ,1% I 1� I ,� ,�. I I � " I .1, ­ ,,, , � .I I I L ,. I I .I � I- I .�,,. I, " I 1. I I , - I � \ I I .. I I - , ,-T �I . � 11 . I I I I I I I . �t - � �.l: . I I � ., L � . . It . . I . L �' ,, . , 4,,. ,, % I , L., '� . ­ .. I I I , , -� I I I I . I � -­ ' L I I I L I ,, I I ,I�:- ,�,�� . �l I� I , . . LLL I . �p"� , , �, . � ,� I - . � I I I �l I .��" �F. 11 I I - ��-L , 11 , , , L - I I I I - I , I -� � I - ���," I I� - ,�',,i , I L L L I I p I , 'a I , � I I I , I I'll I , L . I ,-F,� ,I � I I L . ,. I I 1. I . � I 1, �, . . � , . I -,, I ,: I � I . . I , 1� . .. . 1; - , " - ,IF -� I . . I I, I I - L - I , , ;� I I I I jL , ...�' �l ' -��, -,'� . . '. , ,", �,,,�f ,,: . I I '� L' I ��.1 11.L I"L I I .- . , I .1 - I� , L - 'L� .�� � - '" -,4' L I , � I . I � � �- I-`,�,'L''yt��, - I � . , I�1� - � I � I , ; � I I L I- , I"I L ,I , , " I I , 1 I I , I . I L'� . I I . I � ,L . I I I L . I � ls� � . , . , I . . ,-,,% �� ly, , � , . . I I � I �11/I , I 'v � 11 I I I : .1 I . . ` L- . " 4 7� , . I I , . "- I I 1: �,"," , l �,, ",, I, , I 1, � ,� , ., , , I, ,� L­ . I % I . . . "I I,,L I , ,#, . 11 �, �'L"I'�' L . I- '�L, %1� . � .. , � L - , ",, . 1� � .,,�, I I I -, I - I� � I 411 I I I . I . ... 1 I I , 11 I . ��� 'L � 1�1 ,�� I I - I � I , . ,- , �,� ; I I 1, . ,-,!� � I -4,,,. , ,,- " : , .1 I I I I L I 1�� I *I I L L . I % I O ",� `7� I I % I I � , . I � I, I"I . _�. ,",L+, _, � , , I . � ,�' , L� , 11,- �I , . . I I I . I I . .. � � . , � I � I I , - � �,, '� I I I I I � � I � ,�L I I I . "I . . . I �' ,,, I I I . � . . L I i 1� _",',,,% I.1 I I I 'L', ,,, � ... ,� . , , :, I I I I I I � . � , .� - �, , 11 , I :, "'I I % I I . I I . I � - . ,I � ,: ,- I I " I, ,,, ", I I . . " � C I L � . I �'' L . I � . � C 4,� ' I I I 1 I . I . . I I I , , , :, -�,�, L� . ,;, I , I ,�' -" ,- , o - - `,"I . I I I' -, � l L ��+, . . , . . � It �' I I I . I I I � I I �! , I . I I� I - % 11 '� - , I I � , � - , I - i, , 11 . - I, "' -' L . I I I '. L I y . L . I I � li, ,, , , 11 , -, , . I . I � I L -L I I %I L I 1� ::,�� "� ,�, � , , I � ': ,'�, , ":,"���� ,j L . I I . L I L - I L , IL". ,� I L . I I . I I I , , � I . I �I , �L: ,�, I I . ,� � . �,, ': 'i- - , .1 I '. . - - - �--,- L I ", I I % - I I : �. I LL 11 ,, 11 1 2222222 1 11 , I . . -� , ,�,," ,. � ,1, ­7,`�'A-',��-1�2 1 1 . � ,. � L ' � ,-. . 1, I 11 I .1 ;l ��.-, �: I I �,%��- I I I .1: �, , , ,I L.-, L I I " �I � I . + . I I I I '..L`' � , - � , , I L I - �.1 I-,,, ,� ` L , - _"�., , : . � I , �l I I r 4- - ! ,.�I I I - - I I I . � . I � . ,�, I ', �L . I, , j � ,, ! - I 1--, - --, � � I I'L I I ,,, I I . ;,.� I'll , I I" . � , , I � - ., .1 , I I ! 11 � 1. .1,t I L "I I �`, , �-�� , ,L,-,' % _ - . I.1. I I 11 :'r ",- I " � I I � I I I I . � e.��� , - -- � - I I I I L I .1 - t -- �I - - I --� I � �+;"L: �' : �, :� ," .� � I I 11 - I � � I I 11 I I , I ll�,'- L � , I , -I : ' ,, ­, , ,�� , � . � � .L- � I I . , , I' L ' 7'� �' ­ . I 11�,1.'I",I , ,:', ,��, , L � . . � . I � I I ' I I - , ,� , I . I � - ,� ., I i I W!�t I- �. . I I -' L .1, I -,, ,91. - , - I , ,� I I I , %'�:"'.L� _' ,_ t . I -V."' ��L I L � �I - ��' "" ,,, -.-:1 -- -, - . L'L ' I I ,, I , L I - L . � p � � '. , L . _� "L, . I I I I . L I , I I L � I 'L , ' I I I I I I I I I ,,I 1�11�-. I I I -,-­ - -J - - �-1.I -,- - -11 4' --�.�,'.�--,,, - , ,, - . -� I � - .� - �­ ­ -I - I - - - I - I � -�� --�-� I -,,- --; -!'t-L -- . I L . . I I - ­ - � I . -- -'L "L� � ,- - . � , Z" �L �� -1- - I I . I , I-- - 1 � �' �--�,­ - �,�, ,� I . I 1. 1, I I - I L L I +1 I I L, 11 I . .I , L � , . I I � L ',..L ' L I I I 7 -, ,,7, -, L I . � I I� , - , , � I I : , L . 4 ,;, , - � � � � . __ _ . .L L , �,�_ I- , I . � -� � L 4 ,�-,% " - I I I I L ; I I , �, I � 'T . - , . - � , , :Y,-,, ,,- I � I I I I � L I I " ,� ,` , , I � - . 1, . i I � I ' ; � i I L�, - 4, '� 11 . �-� I-I'-7 t , , .,� " �, � ': -� 11 I . I � I I 1, I I - L , , I L �, � , , - '. � I I I I . . I . . '14� I,, -. I 'I% - I ­,� � L I L I � . , ,- 11 o .;;�,, , , I :_�, I� If I . -,,1 . � �l ,. , � 1, I I I � I I I - - -11 I '�, ',�_.'4. - I I I � �, ,� I - . ,,, �l � , '� 'L �, ', , ,I--�, � I ,I , . ,� - � , , , ". , . 1 - I - - � L I � �;;, *, I � I 1. L I I Sh�et No. � i . L . L - 11� L, - I 11 I �. � t I 1+ , I I �� �. I � " - - ? I . - � , �4,, -, , , , I . I I I � I L y,;,-l--'- -�,t�l , , - . L I I I . I I I � I - + - I - � 11 %, . -" I � -..`� -- - .,- I I,,-- .!� , 1 - � L , , I %L - I _ L I � I , I I . I I I . I L I "I, ,�l " I � � I . � �� , , , , , . I I , ' , , ,,,, "- , '.�, � I "I,-",, I L' -,%L" � I I . , � .lL, � 11 11, I I I I If I I . I I 1, I I .Ll ,- , I I I .. �- , � I I , 1; �- , ,:. - , L � I I ,� . . '� ,��':�', ":�, �. I , ,� - ,'- , "I t: � � L I L % . I L L' ; : �L��L'�':' �l , L 1, - , - , , -�,,, � � I I ,�I I I I - I 1, . . . I I I 1 4 ,,, . I , I -I. -� I - I � - I I I . , � L � . I . , I I I . � I - * i %L � I I �f� . � � I I � . � I : L . I - , , L I O , I � , �,t I L �L I: , .� . �, . ,� I L.'�' �,�,, �, �, � ,, t �,: ,�,%-�,� , �- � , I I I , , I I. 11 � � I I� �I, I L � � , .,, � I . I ,� , . , -'� -- %, , I I , �, � . % . I , I .. I � I I , - �, f�L , : � L L , - , . "- ,;.-� : , ;,�,, - .'t� - ", , I I � I . I I I � ,- I . ""L�I 11 �� � I I . "- . I I 11 I I . . I I - I. 'r I� , .��;, � ,� I � I , : ; .� �� ` � .,, ., ,L ,,% . 1, I I " - I 1 I - � � ��, � I , . � , "i L L �, -� � � , I ;l � - L co - I . I ­ : I -1 , �, ;- � ��t�, " t -, - I � I �I � � - - I . � , . 0 , : . , I I . I I i � � L, � . . I I " ,I.I � , �� I - � w L �.,- � I, 1 ' ' ' - ­'v-,,Lg ' � . , 11. . I . I �l 4�,��" -.-:-, .� , I . ,I. . I . I �I � I I 11 N , - , - I, , , I . ��",L'� � � . ,I� � I I I I -L , ':- I t I - ,I I .1 � e I I I. ,- , I ,� , � `�� , , . , . I ,, r. .�- i�o- I I I . I L - . � I : + I I ,. I; I - I �� � L I . � �l , I I 1. . I"Z'+ 4�'" ,, L I I� I I �, , � I I - , I L , I ,I .�:ll"I - ., ��, �I � .1� . 11 ��� " I . .I .��.;"I 11 �1' -1 I 11, , `' �' 1 t':,, .r, , ,I I I I., � ," -'L-" ' I .I � I I I I%. I ,. " I 1, , � , , -,", . L I L - . 11:. I � � .� I I.'1,,", % � � I,�, , I I I , .4 1 � , L , I � 6 . , ,-�, I g � W I - . L L I . I - � r I � I , "I L , , �, , I I� � � , L . I ,:�,� I I . I L I .� � I I 1. I I � , , � 1� . I , ., , I,--1 . i.� � I � _ L ,, ', :���� ,. .1 I I ,., , il. ., , 4e, , . ,� , I ,I L',,,, L,��",�,,�I,,, . I I . L) .I I I ��� - I - I I I L I , L, � , , . I I I �,�, L, : �,.� � I, ," - � , I I �1, " ,, �, ,, ,I � .,-�, ; I L I I � I I I I � � 1,411 . I I � I I I - , - I I " I � I . I I L � , -� � , I. , L, -,I i�,, �" ,1.� , I I I I I . , �,,,�,. �,�,�r L, f� I . I, . � , , ,,",� I f L I I I I 11 2 , - , I � , ,� , . 1,, , : , 1, ' I . l+,,t,,V,'-, � L",1�- . I . A . I . 1, I I 11, � . ; - I . ,f '. I- � a . -I % �"', , ,,L., i,"L �1., I I .1 I .,, 4 , , ,�, , . I , I - I i I .-1 I , ,� � , , , , � � I . I � I , �� � ,%., I � � - I; L . I . I I I I, ,-, I I�.,� I �I . , , I " � - 1, �, � , or , - ,.-,.� - I I I L �,I I , 11 �� . I L I I � , ,I . I ;l I I I ; - ! L ,� �, � I . -: � - .,I L .- , -, , , -, I". �­L, ' '.I I I�-,N4��.'�',, - �� � - - , , I L , , -, �- 't� I",, I I I - L . - . I I I I � � -1 I I I I I I I I 1 L I L - . I r I 1.,� L ,, ` � , - I L ,�� . -,L�: .� . I I -I I .. 1� . L'�' ; " ,� :1, ' ' ; . I I I � . I . I I I m&iL% � - . � - I I �L � ,,� ­4 ,' I � . ' jw,-, 2 , 1 I � I I ' -�' ,� � -I I, 1, � � . I .1 I I ;,t.'��, V I I�, I - I . I I I � .. -:"_ �,t­","� L' '? :' �.,�,1��,�, . - -, . , I I / , :?� ,t� ,�l .-�: - ,. �;,; ,L' , %I I I I �. 1.::-,�t I I ,�,�,- I I I - �, I I 11 11 * .� I � I L I ,� L I I I I L , , - I'll I I . I , 1. ; , , .1 . �L. ., � , , L � I I I � I � . - 1, � . �l� . I I I It ,. I . L 1". I . I . 1 1 : I I , 11 I 11 I I ,� �L' � I I I "I I r � L . 0 % I t� , , �, � I 1. - ,-, 1� � 1 .7 .� L I I . . i -I � � : .I t ,,,�.,�, . I I *'�,,, L �, , ' , I I ,,. - I I , I I I I � I 1�tl , I;, , , ,�,-r",,-t,,;, L �-' . '.,L I, � 4,- , I �, ��I � : �, I "I I I � I I I I L, I I I 11 ,��, t. , � _ _ _:�%��', - ,I- , , I I� , ,-, �: ,. -, - , -, . `J�, I L L I - L I I �,�, " L JobNo. I - : I . ' ' L' ,"I . -1 I "I I , , �l I . . 'L I z " f , , 1. I : :" I L - � . � � I , , � I I I I I - . � I I L � I I , L - I I , ­ I I � L . 4 ., I -, I - I I t w - - j I L I I � - � I , I - I � � I,! -� - ,-1.1 I .1. - �I' 1, , � ,-,-� , -- , � I , 1� - 4 I- L - - � -4'!��, � I L I I -I I - I L -I I -1­L -- %_.�,----" 11 4;,-- -dl�-, I I 1:�-� � , I I- �� I 11 I I I ,� , , I I I I .� .� % L.'L�� , , ,, - ,� � . 1:1 � I�,� , ,,, 1, - . 11 I '.1", I , , I � I I I L I I I I I 'L � ___ __ ;,,,t- ,-L�,I ­.,� L"".'�,� ­ , 1,I I I ��l � "�L', ',�L,�,_� - ,� ,, - , U- � �� ,, � I I�� �"�I I -� ' � ,�, 'L, '! , !",,,,- �I I L - I I ." I 1, I--�-L% - �,,�. , I L L I I 11 11 , ,�­,,�_:�. , I - I 1 2, < I , I , I � . . 1� � " ,#�, �� , I, '. -� . I 1. 1, . I � - ­�' L I I 1. 1� 1. 11- - - 111;1��, ---�� ,�7 - I 11�11� 'ljl"�-1, .- �l "I ,� . � '' , �� e , � '.�f,�"­."`f,�I, � � 1 . ,,�� A. �;'"�F, . � �,,.6-_",'";,'r�'�' - - L km*Almhm*&---1119,�l 'L� ,I-,�,,, I , , . - , . ," . I I � " . I � L'� , ,L %I',- � 11 --,'-- � wmwmft.�V,A-�,-�--fm�-, , , 1, I - -�,,,� -�i- - %I - I - , .-� L �LL : , , - -- ---- - - " % "lw�,�,, - ,,�- � , I I 11 . I I - - I L I I , �` L lwd!lwq�,�- " I ,,Iw,��t-'� �-,�,�-*-�,*� �-�, �, % I I , ,� I L �-,--%I I �) L I 11 . � 11', L, -�":�Z L�,, - � -�.- . I I � , �,,, , ", ,`�,-,"11�,-�-"",-A,-,-.,;',�I'��L I 11 ,,��,j L.L" 4"- ,L 11 I ".�I--1- , , � . �' ,�-,,,',, -4",L��'L'- 4 , I � I *� 1 1 � I I I - o'- I", I I I 11 . . ,� ,,L,,",",. -� , _,_L,,"" L, '7 `� ,7 ,-�; �k�- I 1��4tl I I- L�;l-� ��, <�,,--- ��L -- I � .- �-- ---,-�1�,1 :"'. I - , ,"­­�­ -I­­t­ lll�., , ��-�- :�- ��-.,- , , 11, --�� W�'­_L�,%,L�', I., I I " I., I -�l�, �� �', - , .1 � 'L , . L,- I - I 1,� I I I� -7 1,�,­ I I-, ------ -, I I I I I ,� _ � , � �,�-7"�%,-", , I I 1, I , I , `�'tl -�11,�­� , � I , - 04', ,,�,2 � � - 1, �I I I I �lt - I I . L I ��, I-1 11� :"K:I "�t, , ----- - - � , 11 I . I I , I ; Ir,1%- ,I . � , � - - -,� � �4i, - I,--11-I- I % I I -�-,," I I � % _, . -,I-I �W�,�,, ,,01.," I I ,;,�, ,n�, . �--,� , . , I I I I - I I I , ,�,L_ L,�� . -� . 11 � . . - I I I I . I I I I : I I I I I � t _ �,,�:I I,� , ,- � �;�,,, _-, �, - -­­ -- I - I - -1 1. 1 . , , L L - . - - �� ' . �I I I'I I ,i I I I I ,�- ,ll� -, �,, I I L � , I L I I -� � -: I I I - -.��,"I 4�-� ��,,�1,, ,, I . , � I A, . �I� - - I . I . I L I % I I I . I I . 1,I'. L", , ,, I, I .. , '"!L." f��"- - ,, � ,I " ,, .1 ��, ,,�,.; - I . I � I I � . � - -- , ",, ,,, � :L � 11 ",�"�-,'L. + '�� � I I I 1 -� I ­ � , I I - I'.I .11; I L I �, *, , , , I �, .,� � -, ,ll�I I � .L �l. '� , - �! ' '- � � t - , � �,.' . L ,I I " , �--'�L ,� - L I I ... I I �, '�'J'����:�j-' -��.�I':-'�.4"'-L', - je!�- - ' � - �'_�, r L,, , "� -I,- 1� I I � I ". I , : ,I . ' I �, " � �- �� � " �' �l �.' ; ­ �� ,t� � L I . I I . . � %� I-, I I I , ,- I L �'. � I L , ' I - - - . . , , L I� ." .. I � - - 1, I ,��l I ' L , � ':, ,'� ,I I I I . - ,I - - � . .`�', ',I 4' L� , r , , � I , - -��ltl�.��,, " , -, I I ," 'L_� ,�� , I L'I I +, I 1� � . I� v , , ,� I� : L 7�� , ' ,L"'� � ,� �. � � I - , - . I I � . � I _ _ I I I L � , ,I _ , , -1*�, , , 11 , - I � �- I�-� "_ ,_ ,_,, _ _ ,�j,'L -I .I I I , L- I .L I- � I I . I ,,- , - , - 11 � ,� � - - L l ': I � � - -' ' , ', f" I - , ,, I , L -1 � ,� , ____".�L ; . , .� � - "---, , �-, -�� , � ,: � ­ 'L I . " ,; .,% � -, , 1, I I ,. ��: " .- I �l I - v � ' � I I 1, - I ,�I�.-L, �,: ,� ��',�, ."," :,,,-..�- I'll '� :,�l - 2 1 - I I t, - , -� ,I� , I�I I L I I I- , , 11 �, - I ". �I. - , - " ,, . � , "_�_,�.��, , . � -L_ I -4t,�� �, , I I - � ,�" I,',_ !,,,,'. , I I I . L , �, I - , . �� �,�:',, % �,� I -I I I I L ''L , 1� .� ",,.- � , , -� �, t I I�----- ' ---'I �' -,-1�-0-, 1,. I . , " ,4 1 1 1 1 L I , I . �:,�­", .4--L- '--- - 11-,.���'--" -� � ,­.-' -- .'�I �, , - " L , _ , - I L L I . ,_�, � � . , ." � . . I . 1�- , , I I I, , � , . ,, � - �"., , � � , , . I + . . I I 1, i .� I I I I_ _ , �,L - 11-1 I -1-- - - - % , I . I .- . I � , " , I �' , . ,% - . . I . I . I I . I - I I � . I . , , %,q I --� , � I- 1,- 11 I , :, -� �� I - � ', ,% L I I I - ; . .� ,,1. � - - - I I L 11 11 I I - -'L ­­­- ­ I - -- . L . . . , . , . . I � � . �,, �I�':'." � � � 4- -�.''� ,� �;­"-' r , -,,­ _-.._-- ­t:-­--. . -.-�­---.­1--- , - , , , . , L", ­ L . - - � �, � ,i. �- �l 'I I I,�,tx���"� , ,`� - I t I . . � ,,,) . � , �, 11 L� I , �,- ��I_,�� I . z, I ,I -, , ­ ,;­,� I -- , Il- . -- �,� - - f . � I . I i � - - � � �";, �,I 5 -t��'-"t"i I L�--I- I I -- ---1 7-I �--- � --� - - ---- ---- ------ - -- % I � L I I L L L I L . � . - . � . � . � . � . � I . . . . . � . � . . . � I . - � � � � . . . . � . � . . - I I � . . . . . . . . . 11 I . 11 I . 11 I . 1. . 1. I . . . .1 . .. I . 11 . .. . . - . 1. . .. . 11 . L I - . - . � - . - . - . . . I - . I - . . - . I - . . - . . . . � . . � . I I I I , , I I I I � I I I or tow lw �w , 400, tow 4w A, lw . *1 or �w , IW �w , . . . . . . . . . . . . . . . . . . . . . . . � � . I I I - . - I - - . - I - I - I - I - I - I - I - I - I - I . . L � L � I . . . � . I . . I . . . . . . . . . . I . . L . I I . I L . I . . - - - - - . . � � . . . � I I L . L I I L I . . . I I . I � I . I . I . I � I . I � . � . � I � I � I . I . I I '. I , '. I I I 1. ,. 1. I 1. '. I . . - . - . . . . . � . . . I L L I I . I . . I . I . L . I I I I I + .1 .1 +1 +1 .% I. IL IL .% .1 .L I. . I I I I . I . I . I . . I I � I � I . � . L I . I . . , . � I I I . I L L � . I I I L I . � I I I � I . . . I . . . � . . � . . . . . . I - I I . � I . I . L - I I . I I I . I I I . I I . . I . % I - L' I L' I L' � I I I I 11 � I L' I . I . I . I . I . - . I I . I . I . I . . . I . . - � I I , . . . . . . . . . . . . . . . I . , L . . . . . I . . I . . . I . , I I I I I � I � � . I I . 1. . .. I . I .. .. I I .. ., I I " ., . I I . I I I I L I I I L L L L L L I . . . . . . . . . . . . . . I I % . I % I I % % L I . . .. . L I . L . L. . .I . . L. . L I I. . .� . I� . � .. . L .I . I I . I I. . L I I . L I I I L L L L I . I L I I L . I � � I I . � I I I . . I I I . L I . . . . . . L I . . % .. s - * .. % .. * 1. . - . - . - . - . - % - . - . - * + . . I . I I . . . . I I . . . � . I � . . L � . I . . . - . . . . . . . . . . - - L . . . . L . . . . . . . . . . . - I I I . I I . I I I I � I . � I . � I I . � � � I L L , L . . . + . I I L I I . . . . I . , . . . L . . . , I I I " , L r I i- . "t; I , I. I ;� I 11 '�IL -1 I ` ""- - I I ,A -M t I'., I ,3�51 I .c I I, I i, I_-- 'I I I I � n� I � . I . I . I . I . I . � . I . I . . . I . I . I . I . . - . - I . - . - I � - . - . - . .. . - . .. . .. . .. . .1 L L I I . L . . I . . L . . . � � . � . . . - . I� . . L , . . - . I . I- - - . I . , . . . I . I . I- . I I I� - . . � . I I I- - . - . . I I- - . L I . . . I I L I . I I I I L . . . . . . . I . . . . L I . . . . . . . � . I . � . . L . L . . . I . I . I I . . L � I I - . I . . . . . . . . . . + . . . ' jot w i FAN, lio rY • T&D INVESTMENTS VELY LANE*