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HomeMy WebLinkAboutDP 19-78 - 160 UNIT CONDOS 1978 Thomas H. Taylor 1333 Padres Tr. La Canada, Ca. 91011 DP 19-78 1 of 1 #621-230-006-6 University Plaza Inc. c/o Floyd M. Lewis 333 So. Hope St. 27th Fl . Los Angeles , Ca. 90071 #621-240-001-2 Charles S . Gibbs c/o Charles & June Gibbs 70673 Oroville Cir. Rancho Mirage , Ca. 92270 #621-240-003-4 Richard C. Uhlman P.O. Box 1746 Encino Ca. 91316 #619-060-001-9 Irwin Siegel P.O. Box 1746 Encino, Ca. 91316 #619-060-003-1 Los Cocineros Ltd. c/o E. G. Marzicola P.O. Box 47 Palm Desert , Ca. 92260 #619-060-015-2 oil al.,116 1,117.1 V7 ......... ....... Is W-41"NA IL'til I.,f:sm ARM!AA if 1 RU'Sl ME LN. jog; Al" V*V. ifil 7.'41 a CIE I- is st-It' at rIll 'ffA Zff�V�A L4§ I., d4bl1al.111 1. XA 0MUITAf PM4:;AC3 man RAM f $.a:I i 01I A r. I I MR so III 11"Aff,i��Mtl WIRTim, ff"a IVA/ 11 MW AF JIM I I a Olv; 49;Com I I 11. I "M.7.I j.45 C.&EM z jAQj� ...... ..... IIJV. 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GEORGE MARZICOLA 73-743 Highway 111 Palm Desert , CA 92260 CASE NO. : DP 19-78 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of Dec. 5, 1978 , CONTINUED TO DENIED XX APPROVED BY PLANNING COMMISSION RESOLUTION NO. 436 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 ICI 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. File Minutes Palm 'Desert Planning Commission December 5, 1978 Page Seven VI . PUBLIC HEARINGS (Cont . ) Case No. DP 18-78 - T&D INVESTMENTS/PRO-CON DEVELOPMENT, pplicant Req st for approval of a Development Plan to allow 24 re 'dential condominium units on approximately 5 gross cres within the PR-5 zone on the south side Of Hovel y ane, west of Portola Avenue. Mr . Crump reviewe the staff report and in response to a question by Commissioner Berkey ab t sidewalks noted that the City will create a street scene criteria for he area. Chairman Kelly declared t e Public Hearing open and asked if the. applicant wished to speak at thi time . Mr . Moss noted his agreeme t with the staff report and the Conditions of Appro 1 . Chairman Kelly asked if there was a one wishing to speak in FAVOR or in OPPOSITION to the proposal . B 'ng none, she declared the Public Hearing closed and asked for the plea re of the Commission . Commissioner Kryder asked what the width o the entry between the quest parking area would be. Mr . Crump state 30 ft . which is sufficient . On a motion by Commissioner Snyder , seconded by C missioner Berkey, the Commission approved the Development Plan by P nning Commis- sion Resolution No . 435; carried (4-0-1 ) AYES : Berkey, Ke y, Kryder, rSnyder, ABSTAIN: Fleshman `- J. Case No. DP 19-78 LOS COCI.NEROS, LTD. /E . GEORGE MARZICOLA, Applicant Request for approval of a Residential Development Plan to allow 160 condominium units, recreational amenities and open space on approximately 35. 2 gross acres within the PR-5, S.P. (U.A. ) zone at the northeast corner of Hovely Lane (extended ) and Cook Street . Chairman Kelly and Commissioner Fleshman both excused themselves from this case due to a conflict of interest . Mr. Williams reviewed the staff report and the conditions of approval and noted that the project was oriented away from Cook Street . He then noted the concerns of the Design Review Board . Commissioner Kryder noted that more trees were needed in the parking area for a better sight . Mr. Williams noted that the planters would be 9 'x20 ' in the parking area. Vine-Chairman Snyder declared the Public Hearing open and asked if the applicant wished to speak at this time . BRONSON HOWELL, representative of Los Cocineros & E. George Marzicola , noted his agreement with the staff ' s recommendation and the Conditions of Approval . Vice-Chairman Snyder asked if there was anyone wishing to speak in FAVOR or in OPPOSITION to the proposed project . Being none, he declared the Public Hearing closed and asked for the pleasure of the Commission. On a motion by Commissioner Kryder , seconded by Commissioner Berkey, the Commission approved the Development Plan by Planning Commission Re- solution No . 436; carried (3-0-2) AYES : Berkey, Kryder, Snyder ; ABSTAIN: Fleshman, Kelly. CITY OF PALM DESERT STAFF REPORT TO : PLANNING COMMISSION REPORT ON: RESIDENTIAL DEVELOPMENT PLAN APPLICANT: LOS COCINEROS , LTD. / 'E . GEORGE MARZICOLA CASE NO : DP 19-78 DATE : DECEMBER 5 , 1978 I . REQUEST: Request for approval of a Residential Development Plan to allow 160 condominium units , recreational amenities and open ,space on approximately 35 . 2 gross acres within the PR-5 , S .P . (U.A. ) (Planned Residential , Scenic Preservation Overlay, Upon Annexation) zone at the northeast corner of Hovely Lane (extended) and Cook Street . II . BACKGROUND: A. Previous Pertinent Cases : 1 . C/Z 11-78 - A change of zone from "S" Study to PR-5 , SP (U.A. ) , PR-5 (U.A. ) , SI , SP (U.A. ) and SI (U.A. ) on 158 . 4 total acres . 2 . DP 14-78 - A Planned Residential Development encompas- sing 115 . 2 acres (only minimum details were provided for the subject 35 . 2 acres) . 3 . PM 13406 - A Parcel map to create four parcels (subject property is designated as parcel No . 1 of said map) . B. Environmental Assessment : The subject request was -.pr.eviou-sly-assessed .under C/Z. 11-78- -. and no'=further documentation is deemed necessary.r,oVerSe C. Zoning : Existing - PR-5 , SP (U.A, ) , approved by City Council Or finance No . 195, on October 26 , 1978 . Adjacent - North - County R-1-12 , 000 South - SI , SP (U.A. ) East - ,PR-5 (U.A. ) West - PR-4 (U.A. ) D. Description of Design Elements : 1 . Perimeter Streets - Improvement and/or installation of Cook Street , Hovely Lane, and access Street "A" (per PM 13406) . 2 . Internal Private Streets/Driveways - Major central loop , with nine vehicle parking courts . 3 . Recreation Amenities - Three (3) swimming pools.= - Fourteen (14)--E-e_n is courts - Club house/Recreation building 4 . Open space analysis •) - Required, 50% of net site - 16 . 1 acres . - Proposed, 55 . 4% of net site - 17 . 8 acres l Case No. DP 19-78 December 5, 1978 Page Two ? x� 4 = II . BACKGROUND ; (Cont, ) 5 . Dwelling Unit Configuration One hundred, sixty (160) units arranged in duplex and four- plex buildings with attached garages , around nine clusters . 6 . Parking Analysis - - Required, 2 covered spaces per unit, plus 0 . 5 guest spaces per unit. (total 400 spaces) - Proposed, 2 covered spaces per unit , plus 1 . 58 guest spaces . (total 573) III. DISCUSSION: The 'subject `Irequest concerns a 35 . 2 acre area involved in an overall Development Plan for 115 . 2 acres . Only minimum details were submitted for this area in the previous review, and there- fore, a new Development Plan has been filed for this portion' s specific design. Perimeter and access Street development was the subject of the noted parcel map; installation of those im- provements will be a prerequisite to development of this site. The planned theme orientation of the proposed development is focused around a "tennis club" . The central area of the project is devoted to a main exhibition court , seven practice courts , and a club house building. A group of two tennis courts with swimming pools are illustrated in three common open space areas around the perimeter of the project . For purposes of balancing the site distribution of pool areas , it appears that some relocation would be desirable, or installation of one additional pool between the unit groups along the eastern side of the ,prpject . Entrance to the development is gained from the proposed cul-de-sac street running north from Hovely Lane (extended) . The Street also provides access for the parcel to the east. The project has a median strip boulevard-type entrance leading to the main re- creation area. A private loop street circles this area with nine unit cluster and parking courts around the perimeter, Typical unit clusters incorporate a center guest parking island and twenty-five foot wide driveway circling the island. Individual garages with minimum (less than 20 ' ) aprons then connect to this driveway. Under normal vehicular use it would appear that these areas would function quite well , but large emergency and trash trucks would have a problem negotiating the radius at the end of the driveways . Modification: of the radius to achieve a minimum of 35 feet, or some other alternative needs to be studied. The parking islands could further be enhanced by increasing the end planter areas to screen parking stalls as viewed from the internal loop street . The Site Plan and Architectural Rendering for this project was discussed with the Design Review Board at their November 21, 1978 , meeting for purposes of design input , The major focus of the Board' s attention was directed toward provision of driveway aprons in front of garages . The design proposed in this application makes use of an alternate scheme where open parking is provided in islands (and scattered bays) across from units . Comparing the proposed approach with a typical arrangement, Staff finds it to be an acceptable alternative in general application. Certain aspects of the Board' s suggestions appear to warrant additional consider- ation. Projecting garage structures could easily be shifted to accommodate a 20 foot driveway apron; and, the staggering of four unit buildings would achieve both an increased driveway apron and add visual relief to the front elevations of the four unit buildings . Perimeter treatment of the development will need to include a project wall around the site, wind/blow sand protection planting along the north and west boundaries . One alternate, emergency Case No. DP 19-78 December 5, 1978 ';Page Three III . DISCUSSION: (Cont . ) --- access corridor will need to penitrate the perimeter to Cook Street or Hovely Lane. Ornamental landscaping, berming, and sidewalk detail should also be provided for Cook Street and Hovely Lane to carry out a unified street scene. One conceptual view (rendering) of the project has been provided to illustrate how it might appear , but the. precise architectural details will have to be resolved through the Design Review Process . IV. STAFF RECOMMENDATION: The land plan appears to be a logical , well thought out design concept , which may be improved with some minor modifications presented at the Design Review stage. Therefore , based on the justification provided in the Resolution, Staff recommends : Approval of DP 19-78 , by adopting Planning Commission Resolution No . 436, subject to conditions . PLANNING COMMISSION RESOLUTION NO. 436 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A DEVELOPMENT PLAN TO ALLOW CONSTRUCTION OF 160 RESIDENTIAL CONDOMINIUM UNITS, RELATED RECREA- TIONAL AMENITIES AND OPEN SPACE ON APPROXIMATELY 35 . 2 GROSS ACRES AT THE NORTHEAST CORNER OF HOVELY LANE (EXTENDED) AND COOK STREET. CASE NO. DP 19-78 CCC WHEREAS, the Planning Commission of the City of Palm Desert , California, did hold a duly noticed Public Hearing on December 5, 1978 , to consider a request by LOS COCINEROS, LTD. /E. GEORGE MARZICOLA to allow construction of 160 residential condominium units, related recrea- tional amenities and open space on approximately 35 . 2 gross 'acres within the PR-5, S .P. (U.A. ) (Planned Residential , max. 5 du/acre, Scenic Pre- servation Overlay, Upon Annexation) zone at the northeast corner of Hovely Lane (extended) and Cook Street , more particularly described as: Parcel No. 1 of Tentative Parcel Map 13406 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 this project will not have a significant adverse effect on the environment and the appeal period has expired ; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, the Planning Commission did find the following facts and reasons to exist to justify the approval of the subject Development Plan and Preliminary Design Review: 1 . The proposed development is consistent with , the City ' s adopted General Plan . 2 . The proposed use is similar to and compatible with those contemplated on nearby properties. 3 . The design or improvements of the proposed development will be consistent with the Palm Desert Zoning Ordinance. 4. The site is physically suited for both the type of develop- ment proposed and the proposed density. 5. The design of the development and the proposed improvements are not likely to cause substantial environmental damage or have a serious effect on the public health, safety, or general welfare. 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 consti- tute the findings of the Planning Commission .in this case. 2 . The Planning Commission does hereby approve Development Plan DP 19-78 for reasons stated, subject to conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 5th day of December, 1978, by the following vote, to wit : AYES : Berkey, Kryder , Snyder NOES : None ABSENT: None ABSTAIN: Fleshman , Kelly GLORIA KELLY, Chairman PAUL A. WILLIAMS, Secretary /ks PLANNING COMMISSION RESOLUTION NO. 436 Page Two CONDITIONS OF APPROVAL CASE NO. DP 19-78 Standard Conditions : 1 . The development of the property shall conform substantially with _ Exhibit A (Case No. DP 19-78) on file with the Department of En- vironmentl 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 includes, but not limited to, Design Review, Subdivision process, and build- ing 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 a single project . 4 . Construction of a portion of said project shall commence within one year from the date of inal approval otherwise said approval shall become null, void and of no effect whatsoever . Further , the total project shall be completed by January 1 , 1985 . After said date, this approval shall automatically expire for those remaining undeveloped portions of the subject property and the City Council may initiate rezoning procedures to revert said un- developed areas to an S (Study) Zone Designation . 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 addition to all municipal ordinances and State and Federal Statutes now in force, or which hereafter maybe in force. 7. All existing electrical distribution lines, telephone, cable antenna television , and similar service wires or cables, which are adja- cent 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 November 21, 1978 . 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 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 obtain per- mits 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. 436 Page Three Standard Conditions : (Cont . ) 13 . No development shall occur on the subject property prior to recordation of a tract map. l Special Conditions : 1 . Perimeter tennis court/pool facilities shall be redistributed to provide convenient access for dwelling unit clusters in the eastern portion of the site; or , an additional pool shall be placed between unit cluster in the eastern portion of the site. 2 . The end of parking courts shall provide turning radiuses required to maneuver large emergency and trash vehicles. 3 . Provide 20 ft . driveway aprons for end units with projecting garage structures, by moving garage structures back. 4. Stagger four unit buildings to provide relief in front elevations and allow additional driveway apron (potentially using side en- trance radial driveways) . 5. Provide additional landscape planter area for the ends of parking islands. 6. Provide wind/blowsand protection treatment along north and west boundary. 7 . Provide ornamental parkway landscaping along public street front- ages. 8 . Provide minimum six (6) foot high decorative masonry wall around the site. 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 oc- cupancy on the use permitted until this signed confirmation has been received by the Department of Environmental Services. (Date) (Applicant ' s Signature) PLANNING COMMISSION RESOLUTION NO. 436 Page Four RIVERSIDE COUNTY i - FIRE DEPARTMENT S % h�'t- IN COOPERATION WITH THE ,I<kt "J J CALIFORNIA DEPARTMENT OF FORESTRY Qyh}Y BIV]5'R, nF DAVID L. FLAKE COUNTY FIRE WARDEN 210 WEST SAN JACINTO STREET IIr � PERRIS, CALIFORNIA 92370 TELEPHONE (714) 657-3183 November 20, 1978 I i Paul A. Williams Director of Environmental Services City of Palm Desert 45-275 Prickly Pear bane Palm Desert, CA 92260 Re: Case No. DP 19778- Dear Mr. Williams: Prior to construction of any of the proposedbuildings, the following conditions must be met: 1. Install a water system capable of delivering 2500 GPM fire flow for a (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. i 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 19-78 is in accordance with the requirements prescribed by the Fire Marshal. " 5: Prior to delivery of combustible materials to the building site, the water system shall be installed, operating and delivering the required flow. Very truly yours, DAVID L. FLAKE 5 re Chief ENVIRONMENTAL s_>ViCES David J. Ortegel ` CITY OF PAU.1 DESERT Fire Marshal vld PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A DEVELOPMENT PLAN TO ALLOW CONSTRUCTION OF 160 RESIDENTIAL CONDOMINIUM UNITS, RELATED RECREA- TIONAL AMENITIES AND OPEN SPACE ON APPROXIMATELY_ 35. 2 GROSS ACRES AT THE NORTHEAST CORNER OF HOVELY LANE (EXTENDED) AND COOK STREET. CASE NO. DP 19-78 WHEREAS, the Planning Commission of the City of Palm Desert , California, did hold a duly noticed Public Hearing on December 5, 1978 , to consider a request by LOS COCINEROS , LTD:/E . GEORGE MARZICOLA to allow construction of 160 residential condominium units, related recrea- tional amenities and open space on approximately 35 . 2 gross acres within the PR-5, S .P. (U .A. ) (Planned Residential , max . 5 du/acre, Scenic Pre- servation Overlay, Upon Annexation) zone at the northeast corner of Hovely Lane (extended) and Cook Street , more particularly described as: ' Parcel No. 1 of Tentative Parcel Map 13406 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 this project will not have a significant adverse effect on the environment and the appeal period has expired; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, the Planning Commission did find the following facts and reasons to exist to justify the approval of the subject Development Plan and Preliminary Design Review: 1 . The proposed development is consistent with the City ' s adopted General Plan. 2 . The proposed use is similar to and compatible with those contemplated on nearby properties. 3 . The design or improvements of the proposed development will be consistent with the Palm Desert Zoning Ordinance. 4 . The site is physically suited for both the type of develop- ment proposed and the proposed density. 5. The design of the development and the proposed improvements are not likely to cause substantial environmental damage or have a serious effect on the public health, safety, or general welfare. 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 consti- tute the findings of the Planning Commission in this case. 2 . The Planning Commission does hereby approve Development Plan DP 19-78 for reasons stated, subject to conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 5th day of December , 1978 , by the following vote, to wit : AYES : NOES : ABSENT : ABSTAIN: GLORIA KELLY, Chairman ATTEST: PAUL A. WILLIAMS, Secretary /ks PLANNING COMMISSION RESOLUTION NO. Page Two CONDITIONS OF APPROVAL CASE NO. DP 19-78 Standard Conditions: 1 . The development of the property shall conform substantially with Exhibit A (Case No. DP 19-78) on file with the Department of En- vironmentl 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 includes, but not limited to, Design Review, Subdivision process, and build- ing 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 a single project . 4 . Construction of a portion of said project shall commence within one year from the date of inal approval otherwise said approval shall become null , void and of no effect whatsoever . Further , the total project shall be completed by January 1 , 1985. After said date, this approval shall automatically expire for those remaining undeveloped portions of the subject property and the City Council may initiate rezoning procedures to revert said un- developed areas to an S (Study) Zone Designation . 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 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 adja- cent 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 November 21, 1978 . 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 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 obtain per- mits 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 recordation of a tract map . S Special Conditions: 1 . Perimeter tennis court/pool facilities shall be redistributed to provide convenient access for dwelling unit clusters in the eastern portion of the site; or , an additional pool shall be placed between unit cluster in the eastern portion bf the site. 2 . The end of parking courts shall provide turning radiuses required to maneuver large emergency and trash vehicles. 3 . Provide 20 ft . driveway aprons for end units with projecting garage structures, by moving garage structures back. 4. Stagger four unit buildings to provide relief in front elevations and allow additional driveway apron (potentially using side en- trance radial driveways) . 5. Provide additional landscape planter area for the ends of parking islands. 6. Provide wind/blowsand protection treatment along north and west boundary . 7 . Provide ornamental parkway landscaping along public street front- ages. 8. Provide minimum six (6) foot high decorative masonry wall around the site. 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 oc- cupancy on the use permitted until this signed confirmation has been received by the Department of Environmental Services. (Date) (Applicant ' s Signature) PLANNING COMMISSIO- RESOLUTION NO. Page Four I I i RIVERSIDE COUNTY ik FIRE DEPARTMENT $ pl 17- COL \ l } x`y'.t IN COOPERATION WITH THE .f�, CALIFORNIA DEPARTMENT OF FORESTRY E, RIVERSID u,; �;i;J �— DAVID L. FLAKE <--, COUNTY FIRE WARDEN I _ 410 WEST SAN JACIN TO STREET - _� PERRIS, CALIFORNIA 92370 TELEPHONE (714) 657-3183 November 20, 1978 - i 4 Paul A. Williams Director of Environmental Services City of Palm Desert I 45-275 Prickly Pear Lane Palm Desert, CA 92260 Re: Case No. DP 19-78 Dear Mr. Williams: Prior to construction of any of the .proposed buildings, the following conditions must be met: i 1. Install a water system capable of delivering 2500 GPM fire flow for a (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. I 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. I A. Hydrants +shall not be located closer than 25 feet to any building. l 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 inleither 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 19-78 is in accordance with the requirements prescribed by the Fire Marshal." I 5. Prior to delivery of combustible materials to the building site, the water system shall be installed, operating and delivering the required flow. ( Very truly yours, Il g; DAVID L. FLAKE ire Chief ENVIRONMENTAL SETACES David J. Ortegel � CITY OF PALt.I DESERT Fire Marshal vld Minutes Palm Desert Design Review Board November 21 , 1978 Page Three IV. DISCUSSION ITEMS (Not on Agenda) DP 18-78 2.. Provide additional tree/shade canopy treatment in guest parking areas. 3. Provide 20' driveway apron for units with projecting garage structures by moving garage structure back from private street/driveways. 4. Utilize designated "passive area" for spacing between units. 5. Consider turning buildings and providing radial driveways. DP 19_78 1 LOS COCINEROS, 160 residential condominium units on the north- ast _c her of Hovely Lane (extended) and Cook Street. 1 . Sink perimter tennis courts if proposed to be lighted. 2. Add one swimming pool to common area between unit custers along the eastern site boundary. 3. Provide 20' driveway apron for units with projecting garage structures, by moving garage structure back from private street/driveways. 4. Stagger four unit building to achieve additional driveway apron and allow design of radial driveways into the side of garages. The meeting was adjourned at 3:50 p.m. MURREL CRUMP, Principal Planner me/ks INTEROFFICE MEMORANDUM City of Palm Desert TO: Director of Environmental Services FROM: Director of Public Works SUBJECT: DP 19-78 DATE: November 17, 1978 1 . Safety street lighting shall be installed at the intersection of Hovley Lane and the cul-de-sac. Lighting should also be installed at the end of the cul-de-sac, where it enters the development. . Safety street lighting shall also be provided at the intersection of Hovley Lane and Cook Street. 2. This tract shall pay the applicable park fees for the City of Palm Desert, 3. An emergency entrance should be provided on the northwesterly corner of this property for fire ingress and egress, 4. Sandblow protection should be provided on the westerly and northerly sides of this development. 5. Cook Street, Hovley Lane and the cul-de-sac shall be fully improved with curb, gutter and tie-in paving, including sidewalks. 6. This development shall make a contribution in the amount of $8,000 to the signalization fund of the City of Palm Desert. 7— Right-of-way shall be dedicated on Cook Street, as required, to enable a 110' right-of-way. RECEIVED NOV 2 2 107a ENVIRONMENTAL SERVICES CITY OF PALM DESERT it I NOTICE OF DETERMINATION (Negative Declaration) TO. Office of the County Clerk From: City of Palm Desert County of Riverside 45-275 Prickly Pear Ln. 4050 Main Street Palm Desert, Ca. 92260 Riverside, Ca. 92501 ( ) Secretary for Resources 1416 Ninth St. , Room 1311 Sacramento, Ca. 95814 SUBJECT: Filing of Notice of Determination in compliance with Section 15083(f) of the State EIR Guidelines. Project Title/Common Name Los Cocineros, Ltd. /E. George Marzicola State Clearinghouse Number if submitted to State Clearinghouse Contact Person Telephone Number Murrel Crump Area Code (714) 346-0611 Project Location Northeast corner of Hovely Lane (extended) and Cook Street Project Description Residential Development Plan to allow 160 residential units, recreational amenities & open space on approx. 35. 2 gross acres This is to advise that the City of Palm Desert has made the following determinations regarding the above described project: 1. The project has been approved by the City; - 2. The project ( ) wil�) will not have a significant effect on the environment; 3. An Environmental Impact Report was not prepared in connection with this project; and 4. A Negative Declaration was prepared for this roject pursuant to the provisions of CEQA. A copy of the Negative Declara n may a examined at the above City Hall address . Date Received for Filing Dated: �ouFlry ESTABLISHED IN 1918 AS A PUBLIC VCY �fSTRICt COACHELLA VALLEY COUNTY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (714)3W2651 DIRECTORS OFFIQRS RAYMOND R. RUMMONDS, PRMI)ENT LOWELL O. WEEKS, GENERAL MANAGER-CHIEF ENGINEER TELLS CODEKAS, VICE PRESIDENT OLE J. NORDLAND, SECRETARY C. J. FROST November 28, 1978 DENNIS M. HAOKETT, AUDITOR WILLIAM B. GARDNER REDWINE AND SHERRILL,ATTORNEYS STEVE D.BUXTON File: 0163. 11 o421 . 1 0721 . 1 Department of Environmental Services City of Palm Desert P. 0. Box 1977 Palm Desert, California 92260 Re: P.D. Case No. DP 19-78, SW,' Sec. 10, T5S, RISE Gentlemen: This area is protected from stormwater flows by the Whitewater River Stormwater Channel and may be 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 Districts Nos. 16 and 70 of the Coachella Valley County Water District for domestic water service. This area shall be annexed to Improvement Districts Nos. 53 and 80 of the Coachella Valley County Water District for sanitation service. Very truly youingineer , Lowe 0. Week General Manager-Chief KEH:od cc: Department of Public Health 46-209 Oasis Street Indio, California 92201 RECEIVED DEC 41Q'R ENVIRONMENTAL SERVICES C17Y OF PALM DESERT PROOF OF PUBLICATION (20109 2015.5 CCP) PROOF OF PUBLICATION OF LEGAL NOTICE OP 19-78 1. am a citizen of the United CITY OF PALM DESERT LEGAL NOTICE States and a resident of the REQUEST FOR APPROVAL OFA RESIDENTIAL DEVELOP- MENT PLAN TO ALLOW 160 RESIDENTIAL UNITS. RE- County aforesaid ; I am over the CREATIONAL AMENITIES A OPEN SPACE AP- PROXIMATELY 35.2 GROSS ACRES AT THE NORTHEAST age of eighteen years, and not CORNER OF HOVELY LANE (EXTENDED) AND COOK STREET. a party to or interested in the CASE NO. D�$PI{19-MIN, 78 g � above entitled matter. I am the heV(U4Ce the V0lT OesGIVPlann that atommisslHearing n to consd a request by LOS COCINEROS.LTD.for oplroyal of a ResldVial principal clerk of the printer Development Plan to allow 160 resident al units, recreatlonal amenities and open space on aooroximatelyy 35.2 arms acres Of PALM DESERT POSTE a newpaper of within the PR-5. S.P. W.A.) (Planned Residentlal, max. 5 du/ acre. Upon Annexation) zone at the northeast corner of Hovels general circulation, printed Lane (extended) and Cook Street, more particularly described . as: and Published daily in the parcel l of TT 13406 city of Riverside, County of = -� Riverside , and which newspaper has been adjudged a newspaper of I s z- general circulation by the Superior Court of the County ofP"- Riverside , State of California, — �3 under date of October 59 19641 j. 9- ; KEY M„ Case number 83658; that the notice, of which the annexed is -- a printed copy, has been Published in each regular and entire issue of said newspaper and not in any SAID Public Hearing will be held on Tuesday, December 5 supplement thereof on the following 19{t7va,y(gpt7:agp75m. i tlye Councils Chambers almDnthe Palm Desert{ wh(ch fllme antl place all Inte�e9led Persons ore Invited to oftentl dates, to-wit: and be heard. PAUL A. WILLIAMS, Secretary Palm Desert Planning Commission PDP-I1/2311 11 /23 91978 - I Certify (or declare) under penalty of perjury that the foregoing is true and correct. Dated November 239 19T8 at Riverside, California CITY OF PALM DESERT 45-275 PRICKLY PEAR LANE, PALM DESERT,CALIFORNIA 92260 TELEPHONE (714) 346-0611 NOTICE OF PREPARATION OF A "DRAFT" NEGATIVE DECLARATION The Director of Environmental Services has determined that the follow- ing listed projects will not have a significant adverse impact on the environment and that a Negative Declaration should be adopted: CASE NO. CUP 13-78 Request for approval of a Conditional Use Permit to allow for sale of packaged beer in conjunction with an existing automobile service station within the P.C. (4) , .S.P. zone at the southeast corner of High- way 111 and 44th Avenue. --------------------------- CASE NO. CUP 14-78 Request for approval of a Conditional Use Permit to allow a Pre-School facility on approximately one-half acre at the northwest corner of Alessandro Drive and Cabrillo Avenue. --------------------------- CASE NO. DP 17-78 Request for approval of a Residential Development Plan to provide for 50 condominium units on approximately 10 acres within the PR-5 zone on the north side of Hovely Lane, east of Monterey Avenue. --------------------------- CASE NO. DP 18-78 Request for approval of a Development Plan to allow 24 residential units on approximately 5 gross acres on the south side of Hovely Lane, west of Portola Avenue. ---------------------------- CASE NO. DP 19-78 Request for approval of a Residential Development Plan to allow 160 residential units, recreational amenities and open space on approximately 35.2 gross acres at the northeast corner of Hovely Lane (extended) and Cook Street. nN " -2- CASE NO. PM 13558 & VAR 06-78 Request for approval of a Tentative Parcel Map to create a 15,170 sq. ft. parcel and a 12,634 sq. ft. parcel from a 27,804 sq. ft. parcel within the R-1 zone generally located at the northeast corner of El Cortez Way and Santa Ynez Avenue and related Variance for lot width. 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 Dept. of Environmental Services located at 45-275 Prickly Pear Lane, Palm Desert, California. If no appeal is filed within the said time, this determination shall become final . PAUL A. WILLIAMS, AIP Director of Environmental Services Date of Public Notice Date Appeal Period Expires METHOD OF NOTICING: /Posting Mailing to owners of property within 300' Publication in newspaper /Z1 Other mailing (agencies and other persons requesting notice) CufLq0P off° IlDalnzlm nDcAomwWa 45-275 PRICKLY PEAR LANE, PALM DESERT,CAUFORNIA 92260 TELEPHONE (714) 346-0611 November 17, 1978 - CITY OF PALM DESERT LEGAL NOTICE REQUEST FOR APPROVAL OF A RESDIENTIAL DEVELOPMENT PLAN TO ALLOW 160 RESIDENTIAL UNITS, RECREATIONAL AMENITIES AND OPEN SPACE ON APPROXIMATELY 35.2 GROSS ACRES AT THE NORTHEAST CORNER OF HOVELY LANE (EXTENDED) AND COOK STREET. CASE NO. DP 19-78 NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the Palm Desert Planning Commission to consider a request by LOS COCINEROS, LTD. for approval of a Residential Development Plan to allow 160 residential units, recreational amenities and open space on approximately 35.2 gross acres within the PR-5, S.P. (U.A. ) (Planned Residential , max. 5 du/acre, Upon Annexation) zone at the northeast corner of Hovely Lane (extended) and Cook Street, more particularly described as: Parcel 1 of TT 13406 Alt {SITE � : J DP F1t i� I 19-78jj ` — . . KEY MAP a ea n — inn SAID Pub) ' Hearin will be held on Tuesday, December 5, 1978, at 7:00 p.m. in the,Council Cha bers 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 November 22, 1978 !— 45-275 PRICKLY PEAR LANE, PALM DESERT,CALIFORNIA 92260 TELEPHONE (714) 346-0611 REQUEST FOR COMMENTS AND CONDITIONS OF APPROVAL Case No. : DP 19-78 Project: Residential Development Plan Applicant: LOS CICINEROS, LTD. Enclosed please find materials describing a project for which the following is being requested: Approval of a Residential Development Plan to allow 160 resi- dential units, recreational amenities and open space on ap- proximately 35.2 gross acres within the PR-5, S.P. (U.A. ) zone at the northeast corner of Hovely Lane (extended) and Cook Street. 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. Nov. 24 , 1978, in order to be discussed by the Land Division Committee at their meeting of Nov. 29th 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/ks PLEASE RETURN MAP WITH COMMENTS 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-0611 REQUEST FOR COMMENTS AND CONDITIONS OF APPROVAL r Case No. : DP 19-78 Project: Residential Development Plan Applicant: LOS CICINEROS, LTD. Enclosed please find materials describing a project for which. the following is being requested: Approval of a Residential Development Plan to allow 160 resi- dential units, recreational amenities and open space on ap- proximately 35.2 gross acres within the PR-5, S.P. (U.A. ) zone at the northeast corner of Hovely Lane (extended) and Cook Street. 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. Nov. 24 , 1978, in order to be discussed by the Land Division Committee at their meeting of Nov. 29th . 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/ks 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. Palm Desert Director of Building & Safety - Jim Hill �3. Palm Desert Director of Public Works - L. Clyde Beebe 4. Palm 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) A. Ferguson Imperial Irrigation Dist. Power Div. P. 0. Box 248 4/*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 ) 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. Kermit Martin Southern California Edison Company P. 0. Box 203 Palm Desert, California 92260 (Phone: 346-8660) 12• Chuck Morris General Telephone Company 62-147 Desertaire Road Joshua Tree, California 92252 (Phone: 366-8389) 13. R. W. Riddell Engineering Department Southern California Gas Company P. 0. Box 2200 Riverside, California 92506 (Phone: 327-8531, ask for Riverside extension 214) 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 737271 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) 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) n6-7411) 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 E1 Paseo Palm Desert, Ca. 92260 CITY of PALM DESERT INITIAL STUDY OF ENVIRONMENTAL IMPACT STAFF ONLY Case No. : DP - ) I -79 Related Case(s) : Received By: TO ACCOMPANY APPLICATION FOR �QV2�OfJ �Pw1 r�q,� �jp��ICp ✓1GCiJcrlau (Type �o7f Permit) tt ii APPLICANT P�/cl P Mar I �a r-p aLoro Y!14✓ w L 5 (D(' V hP OS L 1 �^1 I (Please P int or Type) ADDRESS , ?� — �`Y3 I tiL 1 10 (Please Print or Type) treet 0 �zz6c7 ( ) 34-b - 11� City State Zip Code Telephone I. Background Information: . So�V,C�e_ � yes nc�Q �u6Ck)V)S1,5A 1. Nature of project or activity: No. of Units (if residential) : Sb dwelling units. Gross Floor Area (if commercial or industrial) : r square feet. 2. General Location and Size: 3 4-1 a4r r,_ /?f\ coo µn t/A Co-yh,- 3. Is the project a phase or a portion of a larger project? t/YES NO If so, identify the larger project: T�, g pr rco_ 13 ra 4. Has an Initial Study or Environmental Impact Report previously been prepared that includes all or part of the project? YES ✓ NO If so, give date submitted and title of project: II. Environmental Impacts: Please answer the following questions by placing a check in the appropriate space. The applicant should be able to substantiate his response to every question. Ex- planations of all "yes/maybe" answers are required in the final section of this re- port. 1. Land (topography, soils, geology) YES or MAYBE NO (a) Does the project site involve a unique landform or biological area, such as beaches, sand dunes, marshes, etc.? (b) Will there be construction on slopes of 25% or greater? (c) Will the project result in the removal of natural resources for commercial purposes, such as rock, sand, gravel, oil, plants, or minerals? Department of Environmental Services Form 9 City of Palm Desert Initial Study of Environmental Impact Page Two II. Environmental Impacts: (continued) YES or MAYBE NO (d) Will the project involve grading in excess of 300 cubic yards? (e) Is the project site located on or adjacent to a known earthquake fault or an area of soil in- stability (subsidence, landslide, or severe blowsand)? ✓ 2. Water (a) Is the project located within a flood plain, a natural drainage channel, or streambed? (b) Will the project significantly increase the rate and amount of surface water runoff? ✓ (c) Will the project result in the contamina- tion or deterioration in quality of ground water? ✓ 3. Flora and Fauna (a) Are there any rare or endangered species of plant life in or near the project area? (b) Will any nature trees be removed? (c) Is the project site adjacent to, or does it include a habitat, food source, water source, nesting place or breeding place for a rare or endangered wildlife species? (d) Is the project located inside or within 200 feet of a wildlife refuge or reserve? 4. Pollution (Air, Water, Noise, Land) (a) Will the project create dust, fumes, smoke, or odors? (b) Will the project .result in the generation of noise levels in excess of those currently existing in the area or in the exposure of people to noise levels above 65dBA? (c) Will the project involve potentially hazardous materials, including pesticides, herbicides, other toxic substances, or radio-active material? (d) Will the proposed project produce light or glare? ✓ (e) Does the project require variance from estab- lished environmental standards (e.g. air quality, noise, water quality)? V 5. Circulation (a) Is the project expected to cause an increase in motor vehicle traffic patterns or volumes? (b) Will the project involve the use of off-the- road vehicles? (c) Will the project overload existing parking facilities? City of Palm Desert Initial Study of Environmental Impact Page Three II. Environmental Impacts: (continued) YES or MAYBE NO 6. Public Services and Utility Facilities (a) Will septic tanks be utilized for sewage disposal? (b) Will the project overload any of the fol- lowing: (1) Fire Protection? ✓ (2) Police Protection? (3) Schools? (4) Parks or Other Recreational Facilities? i (5) Electric Power or Natural Gas 1 (6) Communication Systems? i- (7) Water Supply? (8) Sewer System? (9) Stormwater Drainage System? ✓ (10) Solid Waste and Disposal? �- (c) Will the project require the extension of existing public utility lines? (d) Will the project employ equipment which could interfere with existing communication and/or defense systems? (e) Is the project located within the flight path or noise impact area of an airport? ✓ (f) Does the project incorporate measures for the efficient use or conservation of energy and water? ✓ 7. Land Use (a) Is the proposed project expected to result in other changes in the land use, either on or off the project site? ✓ (b) Could the project serve to encourage development of presently undeveloped areas, or increase de- velopment intensity of already developed areas? t� (c) Is the project inconsistent with any adopted General Plan, Specific Plan, or present zoning? ✓ (d) Does the project involve lands currently pro- tected under the Williamson Act or an Open Space Easement? ✓ (e) Is the site for the proposed project within the Scenic Preservation Overlay District or will the project obstruct any scenic view from existing residential areas, public lands, or public roads? ✓ (f) Will the proposed project displace a large number or people from an established area or create a de- mand for additional housing? v City of Palm Desert Initial Study of Environmental Impact Page Four II. Environmental Impacts: (continued) YES or MAYBE NO 8. Mandatory Findings of Significance (a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or pre-history? ✓ (b) Does the project have the potential to achieve short-term, to the disadvantage of long-term en- vironmental goals? ✓ (c) Does the project have impacts which are indi- vidually limited, but cumulatively considerable? .(d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either direcly or indirectly? V III. Discussion of Impacts: Please briefly explain your answer to question 6(f) and, if you% have answered yes to any of the questions in Section II, why you believe that that aspect of the project will have no significant adverse environmental effect. TO THE BEST OF MY KNOWLEDGE, THE ABOVE IN RMA ON I T AND COMPLETE. q- (Date) (Project Sponsor CITY OF PALM DESERT DEPARTMENT OF ENVIRONMENTAL SERVICES PLANNING DIVISION APPLICANTS' GUIDE TO PROCEDURES I. FILING PROCEDURE: Prior to submittal the applicant shall discuss his pro- posal with the Planning staff to determine whether or not the proposal is in conformance with the General Plan and to determine zoning ordinance, subdivision ordinance, or other requirements. II . GENERAL INFORMATION: A., Meetings: 1 ) City Council meetings are held on the second and fourth Thursday of each month, at 7:00 PM in the Council Chambers in the City Hall , 45-275 Prickly Pear Lane. 2) Planning Commission meetings are held on Tuesday, nine (9) days prior to the first Council meeting of the month, also at 7:00 PM in the Council Chambers and Wednesday, eight (8) days prior to the second Council meeting of the month, at 1 :00 PM in the Council Chambers. 3) The Design Review Board convenes on Tues- day, a week before the Planning Commission, at 5:30 PM in the Council Chambers. B. Public Hearing: Public hearings are held when the City considers re- quests for a change of zone, variance, conditional use permit, general plan amendment, etc. Legal notices for these hearings are published in the Palm Desert Post at least ten (10) days prior to the hearing. Public hearing items before the Palm Desert Redevelopment Agency are published in the Desert Sun. C. Appeals: Where the Zoning Ordinance provides for appeal to the City Council or Planning Commission, the appeal shall be made within fifteen (15) days of the date of the decision by filing an application of appeal with the Director of Environmental Services. D. Fees : All required fees are listed in the Fee Schedule , as approved by the City Council . E. Building Permits: Building permits are issued by the Department of Building and -Safety and are required before any new construction , re- construction , plumbing, mechanical work is commenced. F. Business License: Prior to engaging in an enterprise for profit, zoning and building code clearance for the proposed use is required and a city business license obtained. Application should be made to the Code En- forcement Supervisor. G. Private Deed Restrictions: Many parcels of land in the City of Palm Desert are subject to private covenants , conditions , and deed restrictions which may conflict with the requirements of the City Zoning Ordinance. The applicant is responsible for resolving conflicts with deed restriction requirements. -2 III . DESCRIPTION OF THE TYPES OF APPLICATIONS AND REQUIRED FEES: ACTION REQUESTED GENERAL INFORMATION PLANNED DISTRICT -PD Provides detailed information on new DEVELOPMENT PLAN development in the Planned Residential (PR) , Planned Commercial (PC) , or Plan- (Planning Commission and Council ned Indistrial (PI) zones. Action Required) Application Fee: PR Zone with C/Z re- quest $450 + $2 DU - $1 ,000 Max. No C/Z request $325 + $2 DU - $1 ,000 Max; PC or PI Zone with C/Z request $650 without C/Z request $550. CONDITIONAL USE PERMIT -CUP Where certain uses may create potential problems, the Palm Desert Municipal Code (Planning Commission Action Required) provides that conditional use permits shall be required "so that they may be located properly with respect to the ob- jectives of the zoning regulations. " Application Fee: A, RE, R-1 , R-2, R-3, C-1 , SI , P & OS zones - one acre or less $140, one acre plus $250 + $10/acre. D, S, N, SP, H overlays - same unless base district requires CUP + 500%. ADJUSTMENT -ADJ The Palm Desert Municipal Code provides for an adjustment to the terms of the (Approval of Zoning Administrator zoning ordinance to allow minor reductions Required) in yard setbacks or parking requirements. Application Fee: S30 VARIANCE -VAR A variance from the terms of the zoning ordinance may be obtained only when , be- (Planning Commission Action Required) cause of special circumstances applicable to the property, including size, shape, or topography, the strict application of the Ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. Application Fee: $50 residential lot; other. CHANGE OF ZONE -C/Z A change of zone request may be initiated by the owner or authorized agent of the (Planning Commission and Council owner of property. All zoning designations Action Required must be in conformance to the General Plan or any specific plan for that area. Application Fee: $325 -3- ACTION REQUESTED GENERAL INFORMATION GENERAL PLAN AMENDMENT -GPA Amendments of these plans are processed in REDEVELOPMENT PLAN AMENDMENT , -RPA conformance to State Law and the ordinances SPECIFIC PLAN AMENDMENT -SPA and resolutions of the City of Palm Desert. (Planning Commission and Council Application Fee: $500 Action Required. Redevelopment Agency Action Required) TEMPORARY USE PERMIT -TUP To regulate temporary uses such as art sales , Christmas tree sales , garage sales, subdivi- (Approval of Zoning Administrator sion sales office, and model homes so that Required) they will not be detrimental to surrounding property. Application Fee: $10 HOME OCCUPATION PERMIT -HOP To regulate the use of business activities (Approval of Zoning Administrator in residential neighborhoods. Required) Application Fee: $0 CERTIFICATE OF USE -CRT A use certificate insures that each new or expanded use of a structure or site complies (Approval of Zoning Administrator with all applicable provisions of the Palm Required) Desert Municipal Code. Application Fee: $0 SIGN PERMIT -S Regulates the size, color, and location of signs throughout the City. No sign may be (Approval of Planning Disision erected without an approved sign permit. Staff Required; Design Review Board/Planning Commission Action Application Fee: Staff Review - SO- Required for Large Signs - See (less than $100 in value) ORB Process) $10-($100 - $500 in value) DRB & PC Review $15 TIME EXTENSION Where permits or approvals have been granted for a specific time period, time extensions (Depending on use, may require ap- may be granted by the appropriate agency or proval of Zoning Administrator, Plan body. ning Commission or City Council ) Application Fee: $50, if public hearing is required. AMENDMENT OF DEVELOPMENT Assures flexibility of the City' s regulatory PLAN, CUP, VARIANCE, PLOT process due to unforeseen problems. PLAN APPROVAL Application Fee: $50, if public hearing is nF r5n.,vino bocy varies with nature required. r�+.!rest) -4- ACTION REQUESTED GENERAL INFORMATION DRB PROCESS -SF Review of landscaping, architecture, colors -MF and materials, and other zoning requirements (Requires approval of Planning -C prior to submittal for a building permit. Division staff or Design Review Board and Planning Commission) Application Fee: Single family $15 Other- $50 TENTATIVE PARCEL MAP -PM To regulate the subdivision of property involving 4 or less parcels. (Review by Planning Commission) Application Fee: $50 FINAL PARCEL MAP Final adoption of plans and performance bonds on required subdivision improvements. (Approved by City Council ) Application Fee: $100 TENTATIVE TRACT MAP -TR To regulate the subdivision of property involving 5 or more parcels. (Review by Planning Commission and City Council ) Application Fee: $250 + $2.50 per lot FINAL TRACT MAP Final adoption of plans and performance bonds on required subdivision improvements. (Approved by City Council ) Application Fee: $100 + $6.00 per lot REVISED TENTATIVE MAP To provide for flexibility in the sub- division process necessitated by unfore- (Review by Dir. of Environmental seen circumstances. Services, may be reviewed by Planning Commission) Application Fee: $50 + $2.50 per add. lot APPEALS - ALL TYPES -APL The Palm Desert Municipal Code establishes the appeal process for various types of (Appeal agency based upon nature projects to insure maximum consideration of project) of individual applications. Application Fee: $50, if public hearing is required INITIAL STUDY OF ENVIRONMENTAL IMPACT The California Environmental Quality Act of 1970 requires an assessment of the impacts (Submit to Planning Division Staff) of proposed projects which require a dis- cretionary approval by the City. Application Fee: $30 -5- ACTION REQUESTED GENERAL INFORMATION EIR REVIEW Detailed environmental analysis of pro- posed impacts resulting from a project (Requires Planning Commission action, which may have adverse environmental con- may require City Council action) sequences. Application Fee: $550 OTHER CITY of PALM DESERT INITIAL STUDY OF ENVIRONMENTAL IMPACT STAFF ONLY Case No. : Related Case(s) : Received By: l nn /n� rr TO ACCOMPANY APPLICATION FOR leVe\O (1 I IL QS irXP�1 F (� C t` (Type 1of Permit) APPLICANT E, �eor�e Mpe, r_Qla ( Powrak Pa✓ r La Q©CIv ,9r c. LJ_ n (Ple se Print or Type) ADDRESS -1 3 - -7 43 �4 1 ti.h uJa (Please Print or T e) N Street 1)C&Vy\, 3�)eSer� C IS Q_zz(.o t > 34 6-1123 City State Zip Code Telephone I. Background Information: 1. Nature of project or activity: 1?ICt_yXvxe/1 No, of Units (if residential) : 213G dwelling units. Gross Floor Area (if commercial or industrial) : square feet. 2. General Location and Size: 55. cxcces og� Coo k_ �re CIrX . �kl PCy Ln yl 3. Is the project a phase or a portion of a larger project? I/YES NO If so, identify the larger project: 4. Has an Initial Study or Environmental Impact Report previously been prepared that includes all or part of the project? YES _ENO If so, give date submitted and title of project: II. Environmental Impacts: Please answer the following questions by placing a check in the appropriate space. The applicant should be able to substantiate his response to every question. Ex- planations of all "yes/maybe" answers are required in the final section of this re- port. 1. Land (topography, soils, geology) YES or MAYBE NO (a) Does the project site involve a unique 'landform or biological area, such as beaches, sand dunes, marshes, etc.? (b) Will there be construction on slopes of 25% or greater? (c) Will the project result in the removal of natural resources for commercial purposes, such as rock, sand, gravel, oil, plants, or minerals? Department of Environmental Services Form 9 City of Palm Desert Initial Study of Environmental Impact Page Two II. Environmental Impacts: (continued) YES or MAYBE NO (d) Will the project involve grading in excess of 300 cubic yards? J� (e) Is the project site located on or adjacent to a known earthquake fault or an area of soil in- stability (subsidence, landslide, or severe blowsand) ? �( 2. Water =ter (a) Is the project located within a flood plain, a natural drainage channel, or streambed? (b) Will the project significantly increase the rate and amount of surface water runoff? (c) Will the project result in the contamina- tion or deterioration in quality of ground water? 3. Flora and Fauna (a) Are there any rare or endangered species of plant life in or near the project area? (b) Will any nature trees be removed? (c) Is the project site adjacent to, or does it include a habitat, food source, water source, nesting place or breeding place for a rare or endangered wildlife species? (d) Is the project located inside or within 200 feet of a wildlife refuge or reserve? 4. Pollution (Air, Water, Noise, Land) (a) Will the project create dust, fumes, smoke, or odors? (b) Will the project result in the generation of noise levels in excess of those currently existing in the area or in the exposure of people to noise levels above 65dBA? AL (c) Will the project involve potentially hazardous materials, including pesticides, herbicides, other toxic substances, or radio-active material? X (d) Will the proposed project produce light or glare? X (e) Does the project require variance from estab- lished environmental standards (e.g, air quality, noise, water quality)? x 5. Circulation (a) Is the project expected to cause an increase in motor vehicle traffic patterns or volumes? (b) Will the project involve the use of off-the- road vehicles? X (c) Will the project overload existing parking facilities? x City of Palm Desert Initial Study of Environmental Impact Page Three II. Environmental Impacts: (continued) YES or MAYBE NO 6. Public Services and Utility Facilities (a) Will septic tanks be utilized for sewage disposal? (b) Will the project overload any of the fol- lowing: (1) Fire Protection? (2) Police Protection? i (3) Schools? (4) Parks or Other Recreational Facilities? (5) Electric Power or Natural Gas (6) Communication Systems? (7) Water Supply? / (8) Sewer System? (9) Stormwater Drainage System? ✓ (10) Solid Waste and Disposal? _ (c) Will the project require the extension of existing public utility lines? (d) Will the project employ equipment which could interfere with existing communication and/or defense systems? (e) Is the project located within the flight path or noise impact area of an airport? (f) Does the project incorporate measures for the efficient use or conservation of energy and v _ water? Il 7. Land Use (a) Is the proposed project expected to result in other changes in the land use, either on or off the project site? _ (b) Could the project serve to encourage development of presently undeveloped areas, or increase de- velopment intensity of already developed areas? (c) Is the project inconsistent with any adopted General Plan, Specific Plan, or present zoning? }� (d) Does the project involve lands currently pro- tected under the Williamson Act or an Open Space Easement? (e) Is the site for the proposed project within the - Scenic Preservation Overlay District or will the project obstruct any scenic view from existing residential areas, public lands, or public roads? (f) Will the proposed project displace a large number or people from an established area or create a de- v mand for additional housing? V G City of Palm Desert Initial Study of Environmental Impact Page Four II. Environmental Impacts: (continued) YES or MAYBE NO 8. Mandatory Findings of Significance (a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or pre-history? (b) Does the project have the potential to achieve Short-term, to the disadvantage of long-term en- vironmental goals? (c) Does the project have impacts which are indi- vidually limited, but cumulatively considerable? (d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either direcly or indirectly? III. Discussion of Impacts: Please briefly explain your answer to question 6(f) and, if you. have answered yes to any of the questions in Section II, why you believe that that aspect of the project will have no significant adverse environmental effect. 1\� S�IYJC 7/rts wi1( Go-mp( w 1 �� l 16- ZS TO THE BEST OF MY KNOWLEDGE, THE ABOVE INFOKMTIO RUE iD COMPLETE. (Date) (Project Sponsor) CITY OF PALM DESERT DEPARTMENT OF ENVIRONMENTAL SERVICES PLANNING DIVISION APPLICANTS' GUIDE TO PROCEDURES I. FILING PROCEDURE: Prior to submittal the applicant shall discuss his pro- posal with the Planning staff to determine whether or not the proposal is in conformance with the General Plan and to determine zoning ordinance, subdivision ordinance, or other requirements. II . GENERAL INFORMATION: A. Meetings : 1 ) City Council meetings are held on the second and fourth Thursday of each month, at 7:00 PM in the Council Chambers in the City Hall , 45-275 Prickly Pear Lane. 2) Planning Commission meetings are held on Tuesday, nine (9) days prior to the first Council meeting of the month, also at 7:00 PM in the Council Chambers and Wednesday, eight (8) days prior to the second Council meeting of the month, at 1 :00 PM in the Council Chambers. 3) The Design Review Board convenes on Tues- day, a week before the Planning Commission, at 5:30 PM in the Council Chambers. B. Public Hearing: Public hearings are held when the City considers re- quests for a change of zone, variance, conditional use permit, general plan amendment, etc. Legal notices for these hearings are published in the Palm Desert Post at least ten (10) days prior to the hearing. Public hearing items before the Palm Desert Redevelopment Agency are published in the Desert Sun. C. Appeals: Where the Zoning Ordinance provides for appeal to the City Council or Planning Commission , the appeal shall be made within fifteen (15) days of the date of the decision by filing an application of appeal with the Director of Environmental Services. D. Fees : All required fees are listed in the Fee Schedule , as approved by the City Council . E. Building Permits : Building permits are issued by the Department of Building and Safety and are required before any new construction, re- construction , plumbing, mechanical work is commenced. F. Business License: Prior to engaging in an enterprise for profit, zoning and building code clearance for the proposed use is required and a city business license obtained. Application should be made to the Code En- forcement Supervisor. G. Private Deed Restrictions : Many parcels of land in the City of Palm Desert are subject to private covenants, conditions , and deed restrictions which may conflict with the requirements of the City Zoning Ordinance. The applicant is responsible for resolving conflicts with deed restriction requirements. -2- III . DESCRIPTION OF THE TYPES OF APPLICATIONS AND REQUIRED FEES: ACTION REQUESTED GENERAL INFORMATION PLANNED DISTRICT -PD Provides detailed information on new DEVELOPMENT PLAN development in the Planned Residential (PR) , Planned Commercial (PC) , or Plan- (Planning Commission and Council ned Indistrial (PI) zones. Action Required) . ApRlication Fee: PR Zone with C/Z re- quest $450 + 2 DU - $1 ,000 Max. No C/Z request $325 + $2 DU - $1 ,000 Max; PC or PI Zone with C/Z request $650 without C/Z request $550. CONDITIONAL USE PERMIT -CUP Where certain uses may create potential problems, the Palm Desert Municipal Code (Planning Commission Action Required) provides that conditional use permits shall be required "so that they may be located properly with respect to the ob- jectives of the zoning regulations. " Application Fee: A, RE, R-1 , R-2, R-3, C-1 , SI , P & OS zones - one acre or less $140, one acre plus $250 + $10/acre. D, S, N, SP, H overlays - same unless base district requires CUP + 50%. ADJUSTMENT -ADJ The Palm Desert Municipal Code provides for an adjustment to the terms of the (Approval of Zoning Administrator zoning ordinance to allow minor reductions Required) in yard setbacks or parking requirements. Application Fee: S30 VARIANCE -VAR A variance from the terms of the zoning ordinance may be obtained only when , be- (Planning Commission Action Required) cause of special circumstances applicable to the property, including size, shape, or topography, the strict application of the Ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. Application Fee: $50 residential lot; of er. CHANGE OF ZONE -C/Z A change of zone request may be initiated by the owner or authorized agent of the (Planning Commission and Council owner of property. All zoning designations Action Required must be in conformance to the General Plan or any specific plan for that area. Application Fee: $325 ACTION REQUESTED GENERAL INFORMATION GENERAL PLAN AMENDMENT -GPA Amendments of these plans are processed in REDEVELOPMENT PLAN AMENDMENT -RPA conformance to State Law and the ordinances SPECIFIC PLAN AMENDMENT -SPA and resolutions of the City of Palm Desert. (Planning Commission and Council Application Fee: S500 Action Required. Redevelopment Agency Action Required) TEMPORARY USE PERMIT -TUP To regulate temporary uses such as art sales , Christmas tree sales , garage sales, subdivi- (Approval of Zoning Administrator sion sales office, and model homes so that Required) they will not be detrimental to surrounding property. Application Fee: $10 HOME OCCUPATION PERMIT -HOP To regulate the use of business activities (Approval of Zoning Administrator in residential neighborhoods. Required) Application Fee: $0 CERTIFICATE OF USE -CRT A use certificate insures that each new or expanded use of a structure or site complies (Approval of Zoning Administrator with all applicable provisions of the Palm Required) Desert Municipal Code. Application Fee: $0 SIGN PERMIT -S Regulates the size, color, and location of signs throughout the City. No sign may be (Approval of Planning Disision erected without an approved sign permit. Staff Required; Design Review Board/Planning Commission Action Application Fee: Staff Review - $0- Required for Large Signs - See (less than $100 in value) ORB Process) $10-($100 - $500 in value) ORB & PC Review $15 TIME EXTENSION Where permits or approvals have been granted for a specific time period, time extensions (Depending on use, may require ap- may be granted by the appropriate agency or proval of Zoning Administrator, Plan body. ning Commission or City Council ) Application Fee: $50, if public hearing is required. AMENDMENT OF DEVELOPMENT Assures flexibility of the City' s regulatory PLAN, CUP, VARIANCE, PLOT process due to unforeseen problems. PLAN APPROVAL Application Fee: $50, if public hearing is (Annrovinr bodv varies with nature required. nF r9ounst) -4- ACTION REQUESTED GENERAL INFORMATION DRB PROCESS -SF Review of landscaping, architecture, colors -MF and materials , and other zoning requirements (Requires approval of Planning -C prior to submittal for a building permit. Division staff or Design Review Board and Planning Commission) _Application Fee: Single family $15 Other $50 TENTATIVE PARCEL MAP -PM To regulate the subdivision of property (Review by Planning Commission) involving 4 or less parcels. Application Fee: $50 FINAL PARCEL MAP Final adoption of plans and performance (Approved by .City Council ) bonds on required subdivision improvements. Application Fee: $100 TENTATIVE TRACT MAP -TR To regulate the subdivision of property (Review by Planning Commission and involving 5 or more parcels. City Council ) Application Fee: $250 + $2.50 per lot FINAL TRACT MAP Final adoption of plans and performance (Approved by City Council ) bonds on required subdivision improvements. Application Fee: $100 + $6.00 per lot REVISED TENTATIVE MAP To provide for flexibility in the sub- division process necessitated by unfore- (Review by Dir. of Environmental seen circumstances. Services, may be reviewed by Planning Commission) Application Fee: $50 + $2. 50 per add. lot APPEALS - ALL TYPES -APL The Palm Desert Municipal Code establishes the appeal process for various types of (Appeal agency based upon nature projects to insure maximum consideration of project) of individual applications. Application Fee: $50, if public hearing is required INITIAL STUDY OF ENVIRONMENTAL IMPACT The California Environmental Quality Act of requires an assessment of the impacts of p (Submit to Planning Division Staff) of proposed projects which require a dis- cretionary approval by the City. Application Fee: $30 ACTION REQUESTED GENERAL INFORMATION EIR REVIEW Detailed environmental analysis of pro- posed impacts resulting from a project (Requires Planning Commission action, which may have adverse environmental con- may require City Council action) sequences. Application Fee: $550 OTHER 45-275 PRICKLY PEAR LANE, PALM DESERT CA. 92260 1s����ZS�lszS��S�A�S�I �Ozsl�2SiZS **DEVELOPMENT PLAN** DEPARTMENT OF ENVIRONMENTAL SERVICES RESIDENTIAL PLANNING DIVISION Applicant (please pdrtt) _ �31.74S btu 3�(0 1173 Mailing ddrpgs , /�,, Tele;hone City State Zip-Code REQUEST: (Describe specific nature of approval requested II01 n2n U PROPERTY DESCRIPTION: IJ coa{� �I- . -�- ►�,�,,r�cl � � ITT ►3d-o� . ASSESSOR IS PARCEL N0. ovof ��� f�SdHthap� EXISTING ZONING �Q "S 5��� • Property Owner Authorization THE UNDERSIGNED STATES THAT THEY ARE THE OWNER(S)OF THE PROPERTY DESCRIBED HEREIN AND HEREBY GIVE AUTHOR- ATjAk FOR THE FILING QF H4 APP CA TIO • f�/ /�� ATURE ,DATE AGREEMENT ABSOLVING THE CITY OF PALM DESERT OF AL IA BI CITIES flELATI O ANY DEED RESTRICTIONS. 1 DO BY MY SIGNATURE ON HIS AGREEMENT, ABSOLVE THE CITY OF PALM DESERT OF ALL LIABILITIES REGARDING ANY DEED RES- LD� RICT N T Y BE APPLICABLE TO THE PROPERTY DESCRIBED H•EEREIN. ' , • — P GN DA E Applicants Signature LOA ' SIGNAeq E ATE (FOR STAFF USE ONLY) ENVIRONMENTAL STATUS ACCEPTED BY ❑ MINISTERIAL ACT E.A. No. 1.�,�•3�V T o (� ly o ❑ CATEGORICAL EXEMPTION ❑ NEGATIVE DECLARATION CASE NO. J ❑ OTHER - - - REFERENCE CASE N0: L -- -- --- — — — _-71 - - - yet I.wk ed _ +9- -------- --- - - - - -- - - (d vL OF a • — — -- — -- --4,Oe4 IL - - a 0 i i N - - - - , 1 - Ask- � I I,I I/A AUA t '011,05 AAZ& ;wr— y -/ l{,t- ! r � . petoAh j Qaj PLANNERS & ARCHITECTS AA 1I-- l 17848 SKY PARK BLVD IRVINE. CALIF 92714 (714) 7514623 A CALIFORNIA 74075 EL PASEO SUITE A 7 PALM DESERT, CALIF 92260 (7141 568 5696 CORPORATION r