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Res 2011-11 PP 10-302 The Magnon Companies DMV Facility
CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: APPROVAL OF A PRECISE PLAN OF DESIGN FOR A NEW DEPARTMENT OF MOTOR VEHICLES (DMV) FACILITY, LOCATED AT 36-400 TECHNOLOGY DRIVE, NORTH OF GERALD FORD DRIVE. THE PROPOSED BUILDING TOTALS 11,280 SQUARE FEET ON A VACANT 2.22 ACRE SITE. SUBMITTED BY: Tony Bagato Principal Planner APPLICANT: The Magnon Companies 815 Marlborough Avenue, Suite 200 Riverside, CA 92507 CASE NO: PP 10-302 DATE: January 18, 2011 CONTENTS: Draft Resolution Legal Notice Architectural Review Commission Minutes, November 9, 2010 Planning Commission Minutes, January 18, 2011 Comment Letters Plans Recommendation: That the City Council waiver further reading and adopt Resolution No. 2011-1 iapproving Precise Plan 10-302, subject to conditions attached. Architectural Review Commission Action: On November 9, 2010, the Architectural Review Commission approved the preliminary landscape and building design on a 5-0-1-1 vote with Commissioner Gregory abstaining and Commissioner Touschner absent. Staff Report Case No. PP 10-302 February 24, 2011 Page 2 of 4 Planning Commission Action: On January 18, 2011 the Planning Commission approved the proposed Precise Plan of the DMV Building on a 4-1 vote with Commissioner Limont voting No. Staff presented the project and stated that it complied with all of the development standards of the zone and that the design had been approved by the Architectural Review Commission. Staff answered questions about the interior design, building design, carports and solar panels. Commissioner Limont requested the installation of solar panels, but the applicant indicated that the building will meet LEED Silver standards and will be energy efficient by design. It will be constructed with the option to install solar panels in the future. The State will have to decide whether or not it is feasible to install solar panels. Executive Summary: This project was approved by the Architectural Review Commission and the Planning Commission, as is required for approval of a precise plan. However, the Planning Commission's action was called up for review by the City Council. Approval of staff's recommendation will approve a new Department of Motor Vehicles (DMV) facility located at 36-400 Technology Drive. The property is located north of Gerald Ford Drive, west of the Cook Street Interchange. The building will be energy efficient meeting the US Green Building Council LEED Silver standard. The project complies with all the development standards of the zone, and has been approved by both the Architectural Review Commission and the Planning Commission. Background: A. Property Description: The property is located north of Gerald Ford Drive, west of Cook Street on Technology Drive. The site totaling 2.2 acres is vacant, and has been rough - graded as part of the previous parcel map that created the individual lots on Technology Drive. B. General Plan Designation and Zoning: Industrial Business Park (I -BP) / Planned Community Development (PCD) C. Adjacent Zoning and Land Use: North: None / Union Pacific Railroad and Interstate-10 South: PCD / Vacant (Holiday Inn 4-story hotel approved) East: None / Cook Street Interchange West: PCD / Vacant GAPlanning\Tony Bagato\Word Files\Formats\Staff Reports\PP\PP 10-302 DWCouncil Meeting= Staff Report.doc Staff Report Case No. PP 10-302 February 24, 2011 Page 3 of 4 Project Description: The applicant is requesting approval of a Precise Plan to allow the construction of a new DMV facility totaling 11,280 square feet located on a 2.22-acre site. Site Plan: The project site plan is designed with two (2) driveways on Technology Drive, 124 parking spaces, bicycle parking, a motorcycle testing lane and two (2) driving test stacking lanes. Access to the facility is provided by the two (2) driveways located on Technology Drive. As part of the conditions of approval, the applicant will construct a bike path outside the north and east property line. The bike path will be part of a City project to provide a bike/trail system in north Palm Desert. The applicant will also construct a portion of a regional storm channel that is located north of the project site, which is indicated as a private retention basin on the site plan. Building and Landscaping: The building is one-story totaling 24 feet high. The design can best be described as "Desert Contemporary", utilizing concrete tilt -up panels painted in earth tone colors of "Burnt Orange", "Red Rust", "Autumn's Bronze", and a non -earth tone color of "Light Grey". In addition to the painted concrete tilt -up panels, the building design includes tinted "Vision Glass," aluminum storefront trim, a standing seam metal roof, and metal canopies. The building will be energy efficient meeting the US Green Building Council LEED Silver standard. The proposed landscaping plan provides for 22% landscaped area, which consists of drought tolerant landscaped material and natural bioswales for stormwater pollution management. On November 9, 2010, the Architectural Review Commission granted preliminary approval of both the building design and landscape plan. Analysis: The following table compares the development standards of the zone and the proposed development standards of the project: STANDARD PCD PROJECT Height 35' 24' 0" Front Setback 20' 93' Rear Yard Setback 0' 78' Side Yard Setbacks 0' / 32' 55' / 191' GAPlanning\Tony Bagato\Word Files\Formats\Staff Reports\PP\PP 10-302 DMV\Council Meeting\CC Staff Report.doc Staff Report Case No. PP 10-302 February 24, 2011 Page 4 of 4 Parking 45 124 Landscaping 15% 22% On November 9, 2010, the Architectural Review Commission granted preliminary approval of both the building design and landscape plan. The proposed project complies with all the development standards of the Palm Desert Zoning Ordinance and is consistent with the approved General Plan. The proposed site plan supports the proposed use and will provide the Coachella Valley with a third DMV Facility. Environmental Review: For the purposes of CEQA, the application is a Class 3 Categorical Exemption and no further environmental review is necessary. Fiscal Analysis Approval of the project will allow the construction of a new 11,280 DMV Building resulting in revenue to the General Fund from Building Permit fees. Submitted by: Tony Bagato Principal Planner WE J . Wohlmuth, City Manager Department Head: Lauri Aylaian Director of Community Development CITY COUNCIL+�ITON APPROVED DENTED RV�CEIVfD OTHER NOE0. rt• ABSEN'h ABSTAINt VERIFIED BY: OrigiW on File with 's Office GAPlanning\Tony Bagato\Word Files\Formats\Staff Reports\PP\PP 10-302 DWCouncil Meeting\CC Staff Report.doc RESOLUTION NO. 2011-11 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN OF DESIGN FOR A NEW DEPARTMENT OF MOTOR VEHICLES (DMV) FACILITY, LOCATED AT 36-400 TECHNOLOGY, DRIVE NORTH OF GERALD FORD DRIVE. THE PROPOSED BUILDING TOTALS 11,280 SQUARE FEET ON A VACANT 2.22 ACRE SITE. CASE NO: PP 10-302 WHEREAS, the City Council of the City of Palm Desert, California, did on the 24t" day of February 2011, hold a duly noticed public hearing to consider the request by THE MAGNON COMPANIES for approval of the above noted; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 18t" day of January 2011, hold a duly noticed public hearing to consider the said request and by its Resolution No. 2542 approved PP 10-302; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act", Resolution No. 10-26, the Director of Community Development has determined that the project will not have a negative impact on the environment and is a Class 32 Categorical Exemption for the purposes of CEQA; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts and reasons to exist to justify approval of said request: That the proposed Precise Plan for a new DMV Facility complies with all the development standards of the Palm Desert Zoning Ordinance and General Plan. 2. That the proposed Precise Plan is compatible with all the surrounding land uses and will not be detrimental to the public health, safety or general welfare, for be materially injurious to the surrounding properties or improvements in the City of Palm Desert. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the City Council in this case. 2. That the City Council does hereby approve Precise Plan 10-302, subject to conditions attached. RESOLUTION NO. 2 11-11 PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council, held on this 24t" day of February 2011, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: RACHELLE KLASSEN, City Clerk City of Palm Desert, California JEAN M. BENSON, Mayor 2 RESOLUTION NO. 2011-11 CONDITIONS OF APPROVAL CASE NO. PP 10-302 DEPARTMENT OF COMMUNITY DEVELOPMENT: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development/Planning, as modified by the following conditions. Construction of said project shall commence within one (1) year from the date of final approval unless an extension of time is granted. Otherwise said approval shall become null, void and of no effect whatsoever. 2. 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: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building & Safety at the time of issuance of a building permit for the use contemplated herewith. 3. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. The final landscape plan shall include a long-term maintenance program specifying, among other matters, appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All work is to be consistent with the Property Maintenance Ordinance (Ordinance No. 801), the approved landscape plan, and the current addition of the City of Palm Desert Plant Maintenance Guide. 4. Trash/recycling enclosures must be consistent with the Palm Desert Municipal Code Chapter 8.12. Burrtec Waste and Recycling Services must review the plans to ensure that the vehicle circulation pattern is sufficient to service the building, that the proposed orientation of the trash enclosures are such that Burrtec's trucks will be able to service dumpsters, and that the proposed number of enclosures meets the capacity needs of the building. Please contact Jennifer at Burrtec at (760) 340-6445 regarding this matter. 5. All sidewalk plans shall be reviewed and approved by the Department of Public Works. 6. The project is subject to the Art in Public Places program per Palm Desert Municipal Code Chapter 4.10. 3 RESOLUTION NO. a i _11 7. In the event that Native American cultural resources are discovered during project development/construction, all work in the immediate vicinity of the find shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the overall project may continue during this assessment period. If significant Native American cultural resources are discovered that require a Treatment Plan, the developer or his archaeologist shall contact the Morongo Band of Mission Indians. If requested by the Tribe, the developer or archaeologist shall, in good faith, consult on the discovery and its disposition (e.g. avoidance, preservation, return, or artifacts to tribe, etc.). 8. The applicant shall provide designated parking spaces that can be used for electric vehicles, golf carts and/or bicycles. 9. All conditions of approval shall be recorded with the Riverside County Clerk's office before any building permits are issued. Evidence of recordation shall be submitted to the Department of Community Development/Planning. DEPARTMENT OF PUBLIC WORKS: 1. Submit a precise grading plan for review and approval. Any changes to the civil or landscape plans must be reviewed for approval prior to work commencing. 2. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall identify the Best Management Practices (BMPs) that will be used on the site to control predictable pollutant runoff. Prior to the issuance of grading permit, the Operation and Maintenance Section of the approved final WQMP shall be recorded with County's Recorder Office and a conformed copy shall be provided to the Public Works Department. 3. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources Control Board. Such evidence shall consist of a copy of the NOI stamped by the State Water Resources Control Board or the Regional Water Quality Control Board, or a letter from either agency stating that the NOI has been filed. 4. Submit a PM10 application to the Department of Public Works for approval. The applicant shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 5. Submit a site -specific geotechnical study. The geotechnical report shall be prepared by a registered civil engineer or certified engineering geologist. 6. Drainage fees shall be paid in accordance with Section 26.49 of Palm Desert Municipal Code and Palm Desert Ordinance Number 653. n RESOLUTION NO. 2011-11 7. The applicant shall pay the appropriate signalization fee in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55. 8. The project shall be designed to retain storm waters onsite associated with the increase in developed vs. undeveloped condition for a 100-year storm. Any drainage facility construction required for this project shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to the start of construction. Should the applicant choose to utilize the Mid -Valley channel for the onsite retention requirements, then the applicant must address and demonstrate to the City how they would satisfy the onsite retention requirements permanently by utilizing the channel. The Mid -Valley Channel was intended for regional flows only. 9. The applicant shall either construct the channel lining for the portion along their property or submit an in -lieu construction fee in the amount of $102,880 to contribute proportionately for the lining of the channel adjacent to the subject property. If the City does not use the full amount of the fee during construction, the applicant will receive the difference at the time of acceptance of the channel lining by the City. Should the applicant choose to construct the channel lining, the design shall be included on the grading plans and is subject to review and approval by the Public Works Department. 10. The applicant shall either pay an in -lieu construction fee in the amount of $64,220 or construct a 10-foot wide bike path along the north side and the east side of the property. If a retaining wall is required along the east side of the property the applicant shall construct it at their own expense. Should the applicant choose to construct the bike path, the design shall be included on the grading plans and is subject to review and approval by the Public Works Department 11. Pad elevations, as shown on the preliminary grading plan, are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 12. The project is required to landscape/stabilize the Cook Street overpass slope. 13. A landscape plan must be submitted concurrently with the grading plan for review and approval. Applicants are advised to use the City of Palm Desert Design Guide when designing plans. Landscape plans must meet the following criteria: a. Must be water efficient in design and meet the City of Palm Desert's Water Efficient Landscape Ordinance. b. Planting plans must show location of proposed and existing utilities. C. Must match approved civil plans. d. All specs and details must be site specific. 5 RESOLUTION NO. 2011-11 e. Applicants must have CVWD approval of their irrigation plans prior to City approval. DEPARTMENT OF BUILDING AND SAFETY: 1. Project must conform to the current State of California Codes adopted at the time of plan check submittal. The following are the codes enforced at this time: 2007 CALIFORNIA BUILDING CODE (Based on 2006 IBC) 2007 CALIFORNIA MECHANICAL CODE (Based on 2006 UMC) 2007 CALIFORNIA PLUMBING CODE (Based on 2006 UPC) 2007 CALIFORNIA ELECTRICAL CODE (Based on 2005 NEC) 2007 CALIFORNIA ENERGY CODE (2008 Energy Efficiency Standards) 2007 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE 2007 CALIFORNIA FIRE CODE *Note the 2010 California Codes will be applicable to all projects submitted for plan check after December 31, 2010. 2. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1173. 3. A 1-inch diameter electrical conduit shall be provided for installation of future solar PV systems as per City Ordinance 1203. 4. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per Palm Desert Municipal Code, Title 5. 5. All contractors and/or owner -builders must submit a valid Certificate of Worker's Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. 6. Address numerals shall comply with Palm Desert Ordinance No. 1173 (Palm Desert Municipal Code 15.15). Any possible obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1173 or Municipal Code Section 15.15 from the Department of Building and Safety counter staff. RIVERSIDE COUNTY FIRE DEPARTMENT: 1. The Fire Department requires the following fire protection measures be provided in accordance with the City of Palm Desert Municipal Code, 2007 California Building and Fire Codes with applicable NFPA and or any other nationally recognized Fire Protection Standards. The Fire Department shall set the N. RESOLUTION NO. 2011-11 minimum fire flow for the remodel or construction of al buildings per California Fire Code Appendix B. 2. The applicant shall provide a fire flow of 1500 gpm for a 1-hour duration at 20 psi residual pressure from a permanently installed Fired Hydrant before any combustible material is placed on the job site. 3. The applicant shall provided proof the water system is capable of providing the minimum necessary gpm fire flow for 3000 gpm for commercial buildings prior to any project approvals. 4. The applicant shall provide the required fire flow from a permanent wet Barrel Super Hydrant with 1-4" and 2-21/2" discharge outlets located not less than 25' and nor more than 150' from any portion of a commercial building measured via vehicular travelway way prior to any building permits approvals. 5. The applicant shall submit water plans to be reviewed and approved by the Fire Marshal and include verification that the water system is capable of providing the required fire flow. 6. The applicant shall install a complete NFPA 13 fire sprinkler system. This applies to all buildings with a 3000 square foot total cumulative floor area. The Fire Marshal shall approve the locations of all fire appliances including Post Indicator Valves, Fire Department Connections and Fire Hydrants. All Fire Appliances shall not be within 25 feet of a building and all Fire Department Connections shall be within 50 feet of a Fire Hydrant. 7. All valves controlling the water supply for automatic sprinkler systems and water - flow switches shall be monitored and alarmed per the 2007 California Building and Fire Code. 8. The applicant shall install a fire alarm as required by the USB Chapter 3. 11. The applicant shall install an all weather Fire Department accessible roadway extending to any portion of the building where as a 150' hose lay can be utilized for the inaccessible building perimeter. Construction type of the same shall be approved by the Fire Marshal and be rated for 80,000 lbs. Turf block will not be accepted. Fire lane access roadway minimum width is 20' and height clearance is 13'6" Public roadway minimum unobstructed width is 36' with parking on both sides. A Fire Apparatus Turn around shall be provided for dead end streets in excess of 150' in length with approved cul-de-sac or hammer head dimensions. 12. Whenever access into private property is controlled through use of gates, barriers or other means, provisions shall be made to install a "Knox Box" key over -ride system to allow for emergency vehicle access. Minimum gate width shall be 16" with a minimum vertical clearance of 13'6". 7 RESOLUTION NO. 2011-11 13. A second access is required. This can be accomplished by two main access points from a main roadway or an emergency gate from an adjoining development. 14. The applicant shall install an illuminated building address in accordance to the city standards for size and location. The building address shall be installed on the building in an unobstructed locale and the color shall be contrasting to background. 15. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately to the Fire Marshal for approval prior to construction. 16. Conditions subject to change with adoption of new codes, ordinances, laws or when building permits are not obtained within 12 months. 17. If the front entrance changes all access routes must be maintained for Fire Department access. Minimum radius shall be not less than 31" inside and 52" outside. 18. All revised plans shall be approved by the Fire Marshal Office. 19. All changes shall be clouded on the plans. 0 73-5io FRED WARIN(i DRIVE PALM DLSER'I', CALIFORNIA 92260-2578 TEL: 76o 346-o6ii FAX: 760 341-7098 infoC�palm-Jeserc.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 10-302 NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE PALM DESERT CITY COUNCIL FOR APPROVAL OF A PRECISE PLAN OF DESIGN FOR A NEW DEPARTMENT OF MOTOR VEHICLES (DMV) FACILITY NORTH OF GERALD FORD DRIVE LOCATED AT 36-400 TECHNOLOGY DRIVE. THE PROPOSED BUILDING TOTALS 11,280 SQUARE FEET ON A VACANT 2.22 ACRE SITE. PUBLIC HEARING: Said public hearing will be held before the City of Palm Desert Planning Commission on Tuesday, February 24, 2011 at 4:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. PUBLISH: Desert Sun Rachelle Klassen, City Clerk February 12, 2011 Palm Desert City Council, California CITY OF PALM DESERT, CALIFORNIA REQUEST FOR CITY COUNCIL REVIEW DECISION OF THE: Planning Commission (Name of Determining Body) Case No. PP 10-302 Date of Decision: Jan. 18, 2011 Project Proponent: The Magnon Companies (DMV) Applicant � c Address: 36-400 Technology Drive, Palm Desert Description of Application or Matter Considered. r r- �r C) G!1 D n Approval of a precise plan of design for a new Department of Motor Vehicles (DMV)DIRacilityr located at 36-400 Technology Drive, north of Gerald Ford Drive. The proposed building totals 11,280 square feet on a vacant 2.22 acre site. COPY T ._ DATE Merybet df the City Counc FOR OFFICIAL USE ONLY Date Filed: _ I — 3 (� Received by: Action Taken: Date: Rachelle D. Klassen, City Clerk WACity Templates\City WordPerfect Templates\cncl req for review -no lines.wpd 5/21/03 MINUTES PAL11 DESE anything with these two lots. Theoretically however, they could be developed at a future date. Commissioner De Luna queried about Parcels #1 and #2 and noticed that their lot -lines extended farther out than their neighbors' and asked if this would block their neighbors' views. Mr. Carey stated that the CC&R's allow a lot -line fence up to 32" in height, so as to protect the view of the lot holder and the neighbor(s). He didn't anticipate that this would be an issue when the lots were developed. Mr. Carey stated that both houses are `end' houses and have privacy walls that were allowed to be built just short of the property line. Parcels #1 and #2 would not be impacted by these fences because their location allows their view to be straight on facing the fairway. Commissioner De Luna followed up by asking about the size of the houses that would be built. Mr. Carey stated that the houses would range from 2,400 to 3,800 square feet. Commissioner Campbell asked if there were any two-story houses in Avondale. Mr. Carey stated that there were none but that some houses have decorative cupolas on their roofs. Chair Limont heard no other questions presented and declared the public hearing closed. Action: Commissioner De Luna moved and Commissioner Campbell seconded the motion to approve case TPM 36338 / HTE 10-388 with conditions. The motion carried for approval 5-0. Commissioner De Luna moved and Commissioner Campbell seconded adopting Planning Commission Resolution No. 2541, recommending approval of TPM 36338 / HTE 10-388 with conditions. Motion carried 5-0. B. Case No. PP 10-302, The Magnon Companies, (DMV) Applicant Approval of a precise plan of design for a new Department of Motor Vehicles (DMV) facility, located at 36-400 Technology Drive, north of Gerald Ford Drive. The proposed building totals 11,280 square feet on a vacant 2.22 acre site. Principal Planner Tony Bagato verbal) resented his staff report verbally p and PowerPoint presentation. The site is in the north sphere of the city off of Technology Drive, north of Gerald Ford Drive. The M MINUTES PALM DESERT PLANNING COMMISSION -JANUARY-1-&2041 building would be over 11,000 square feet and would have two drives to accommodate both ingress and egress. There would also be a motorcycle testing area, porte-a-cochere and other amenities to the facility. The architecture and colors are described as "desert contemporary". The Architectural Review Committee endorsed the project as proposed with no changes and with that, staff recommends approval of the project. Mr. Bagato entertained questions. Commission De Luna began by asking about the interior design: there were circles showing on the design and she wanted to know what they were. Mr. Bagato said that they represented people standing in tine. She then asked about emergency egress in case of fire and were there enough exits and any issues. Mr. Bagato stated that the Fire Marshall looks at safety requirements and had no issues. Commissioner De Luna continued by asking about the seating. She noted that the building occupancy limits was nearly 300 people, but there was only seating for 50. She suggested that some of the empty space in the southeast corner of the building and even outside could use more chairs or benches to accommodate more people and prevent them from having to stand or congregate in groups. Mr. Bagato said he would let the designer speak to this. Her final question for staff was about the look of the entrance and could it have more stone around it, making it look more important. Mr. Bagato stated that he would let the architect speak to that, but it was his (Mr. Bagato's) opinion that this particular design wouldn't support stone with the rest of the building. Chair Limont asked about covered parking. Mr. Bagato stated that there was one tree per three spaces per city ordinance and this met that requirement. Chair Limont stated that she would like to see more shade in some form for people waiting in the heat. She also asked if this building had solar panels. Mr. Bagato stated that presently no solar would be built on it, but it is a LEED-Silver certified building and that met and exceeded 'green' requirements. Hearing no other questions, Chair Limont declared the public hearing open. Carter Reddish of Carter Group Architects, 1810 S. El Camino Real, San Clemente, CA approached the podium and answered Commissioner questions. Doug Magnon of Doug Magnon 5 MINUTES PALM DESERT PLANNING QQMMISSION JANUARXA1 Companies, 4284 Arcada, Palm Springs, CA also was present to answer questions. Commissioner De Luna began by thanking the gentlemen for their dynamic designs, but wanted clarification on the colors. Mr. Reddish presented the Commissioners with new renderings of the colors to show them more accurately. Commissioner De Luna, in the mean time wanted to return to the seating issue. Mr. Reddish stated that the State regulates state buildings and the DMV has a fixed program and 'formula' for the specifications of the building, number of seats, placement of windows, etc. He stated that until the DMV changes their 'formula', the items are subject to these regulations and that is what is drawn. Commissioner De Luna understood and asked if her request for more stone around the entry fell under that dictation. Mr. Reddish said no, that they could look at that. They were very pleased to be able to use color out here. Commissioner De Luna mentioned that color fades fast here and would that be kept up? Mr. Reddish said that the State would be responsible for upkeep of the building and making sure everything was maintained over time. Commissioner De Luna wanted to clarify elevation and directions. She mentioned that on an earlier rendering, the elevation said south, but was told that it was actually east. Mr. Reddish stated that there was a discrepancy from the very first rendering, which had the wrong label listed, to the one they are looking at now and that this one was correct. Commissioner De Luna asked about screening of the windows and could they be set back farther than they are now. Mr. Reddish reconfirmed that, again, that was up to the DMV specifications, but that all windows have awnings over them for shade. Mr. Reddish wanted to inform the Planning Commission that the State asked that a misting system be installed outside for the people waiting in the heat. Commissioner Schmidt asked about the drainage channel behind the building. Mr. Reddish and Mr. Magnon stated that it was part of the drainage of the area. Mr. Bagato informed the Commissioners that this was a CVWD drainage channel that flows throughout the north part of the valley. Each abutting developed business would be responsible for developing their portion of the channel. The 0 MINUTES PALM DESERT PLANNING COMMISSION JANUAR Action: developers of the DMV would be developing their portion of the channel as required. Chair Limont wanted to ask about installing solar panels. Mr. Magnon stated that the building is LEED-Silver certified. The State will have the option to install solar panels, but that they would determine at a future date if it were economically feasible depending on their electric bills. Chair Limont stated that she wasn't looking at this from a cost standpoint, but more from the standpoint that this is `Palm Desert -a leader in energy' and she felt that the State, of all entities, should be leading the way on saving energy. Mr. Magnon stated that the building is designed to accommodate solar panels if the DMV later chooses to install them. Commissioner Schmidt asked one final question of staff if the Commission had any authority to require solar on this project. Mr. Bagato stated that the Commission could make it a condition of approval, but if that became a condition that the Developer/State could not or would not implement, then that could possibly halt or `kill' the project. The City Attorney, Jill Tremblay, confirmed that fact. Commissioner De Luna moved and Commissioner Tanner seconded the motion to approve case PP 10-302 with conditions. The motion carried for approval 4-1 (Commissioner Limont voting NO). Commissioner De Luna moved and Commissioner Tanner seconded adopting Planning Commission Resolution No. 2542, recommending approval of PP 10-302 with conditions. Motion carried 4-1 (Commissioner Limont voting NO). C. Case No. CUP 10-413, West Coast Barber College, Applicant Approval of a Conditional Use Permit to allow the use of a Barber College at 74-350 Alessandro Drive, Suite A-1, located in the R-3 (4) Zone, (Residential Multi -Family). Mr. Swartz approached the podium to present his staff report and oral presentation. He began by alerting the Commissioners that a letter was presented to staff just before the meeting tonight and asked that the Commissioners take a moment to review it. 7 73-5 to FRE,D WARING DRIVE. PAI.+t DESERT, CALIFORNIA qz 26o-2578 TEL: 760 346-o6i i infoo citynfJ3a1Mde,ert.org November 10, 2010 ARCHITECTURAL REVIEW COMMISSION ACTION CASE NO: PP 10-302 APPLICANT (AND ADDRESS): THE MAGNON COMPANIES, 825 Marlborough Avenue, Suite 200, Riverside CA 92507 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of a new 11,280 square foot building; Department of Motor Vehicles. LOCATION: 36-400 Technology Drive ZONE: PCD Upon reviewing the plans and presentations submitted by staff and by the applicant, the Architectural Review Commission granted preliminary approval subject to staff reviewing working drawings for mechanical wells and roof access. Date of Action: November 9, 2010 Vote: Motion carried 5-0-1-1, with Commissioner Gregory abstaining and Commissioner Touschner absent (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be re -submitted to Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Building and Safety. ARCHITECTURAL RE _zW COMMISSION 9 MINUTES November 9, 2010 B. Preliminary Plans: 1. CASE NO: PP 10-302 APPLICANT (AND ADDRESS): THE MAGNON COMPANIES, 825 Marlborough Avenue, Suite 200, Riverside CA 92507 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of a new 11,280 square foot building; Department of Motor Vehicles. LOCATION: 36-400 Technology Drive ZONE: PCD Mr. Swartz presented the project and stated that the applicant is requesting preliminary approval of a new 11,280 square foot building for the Department of Motor Vehicles. Mr. Carter Redish, applicant explained the plans to the Commission. Commissioner Vuksic stated that this was a good looking building and he liked the forms, but he had some concerns with the slopped roof and the water issue. Mr. Redish stated that they have a built in gutter at the bottom of the slopes that tie into a down spout that goes into the drain. It then ties into the area over the main entry that also has a drain and it all goes down inside the walls and then out. The Commission discussed the location of the signage and Mr. Douglas Magnon, applicant stated that the sign program has not been developed yet and it will come back for review at a later date. Commissioner Stendell stated that sheet metal gutters are good except the joints become a tremendous maintenance problems. He stated that hot mopping and water sealing the gutter before placing it down will greatly enhance the gutter. Commissioner Lambell asked about the roof access and Mr. Redish stated that the access area was inside in the electrical room. He mentioned there are three mechanical wells on the roof that will be behind a 6' parapet. Commissioner Vuksic stated that on the roof plan he saw one roof access into one of the mechanical wells, and asked how they were getting to the other two. Mr. Redish stated that the roof doesn't have a steep slope so it will be a matter of climbing over it. Commissioner Vuksic was concerned with someone climbing up high since it was a 6' parapet. Mr. GAPlanning\Janine Judy\Word Files\A Minutes\2010\AR101109min.doc Page 9 of 10 ARCHITECTURAL RE =W COMMISSION MINUTES November 9, 2010 Bagato asked if the building permit would require a ladder or an opening through it. Mr. Redish stated they wouldn't be able to go through it because you would be going through the roof on the other side so you would have to have a ladder on both of the mechanical areas to get into it. Commissioner Vuksic said they would then have this beautiful building with hoops going over the tops of the parapets. Mr. Magnon stated they would probably drop the wall down and take the ladder up keeping it below the top of the parapet. Commissioner Stendell asked if there could be a couple more accesses and Mr. Redish stated they may be able to put an access in the front area. The Commission reviewed the materials being used. Commissioner Van Vliet and the applicant discussed the concrete tilt up walls. ACTION: Commissioner Vuksic moved and Commissioner Stendell seconded, to grant preliminary approval subject to staff reviewing working drawings for mechanical wells and roof access. Motion carried 5-0-1-1, with Commissioner Gregory abstaining and Commission Touschner absent. C. Miscellaneous Items: VI. ADJOURNMENT Commissioner Levin moved and Commissioner Stendell seconded to adjourn the meeting. Motion carried 6-0-0-1, with Commissioner Touschner absent. The meeting was adjourned at 2:05 p.m. TONY BAGATO PRINCIPAL PLANNER GAPlanningWanine Judy\Word Files\A Minutes\2010\AR101109min.doc Page 10 of 10 CITY OF PALM DESERT PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM To: Tony Bagato, Principal Planner From: Christina Canales, Assistant Engineer Date: November 23, 2010 Subject: PP 10-302 DMV at 36-400 Technology Drive Public Works has completed the review for the proposed DMV located at 36-400 Technology Drive. The following are Public Works conditions of approval: Prior to the issuance of grading permits the applicant shall: 1. Submit a precise grading plan for review and approval. Any changes to the civil or landscape plans must be reviewed for approval prior to work commencing. 2. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall identify the Best Management Practices (BMPs) that will be used on the site to control predictable pollutant runoff. Prior to the issuance of grading permit, the Operation and Maintenance Section of the approved final WQMP shall be recorded with County's Recorder Office and a conformed copy shall be provided to the Public Works Department. 3. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources Control Board. Such evidence shall consist of a copy of the NOI stamped by the State Water Resources Control Board or the Regional Water Quality Control Board, or a letter from either agency stating that the NOI has been filed. 4. Submit a PM10 application to the Department of Public Works for approval. The applicant shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 5. Submit a site -specific geotechnical study. The geotechnical report shall be prepared by a registered civil engineer or certified engineering geologist. 6. Drainage fees shall be paid in accordance with Section 26.49 of Palm Desert Municipal Code and Palm Desert Ordinance Number 653. 7. The applicant shall pay the appropriate signalization fee in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55. 8. The project shall be designed to retain storm waters onsite associated with the increase in developed vs. undeveloped condition for a 100-year storm. Any drainage facility construction required for this project shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to the start of construction. Should the applicant choose to utilize the Mid -Valley channel for the onsite retention requirements, then the applicant must address and demonstrate to the city how they would satisfy the onsite retention requirements permanently by utilizing the channel. The Mid -Valley Channel was intended for regional flows only. 9. The applicant shall either construct the channel lining for the portion along their property or submit an in -lieu construction fee in the amount of $102,880 to contribute proportionately for the lining of the channel adjacent to the subject property. If the City does not use the full amount of the fee during construction the applicant will receive the difference at the time of acceptance of the channel lining by the City. Should the applicant choose to construct the channel lining, the design shall be included on the grading plans and is subject to review and approval by the Public Works Department. 10. The applicant shall either submit an in -lieu construction fee in the amount of $64,220 or construct a 10-foot wide bike path along the north side and the east side of the property. If a retaining wall is required along the east side of the property the applicant shall construct it at their own expense. Should the applicant choose to construct the bike path, the design shall be included on the grading plans and is subject to review and approval by the Public Works Department. 11. Pad elevations, as shown on the preliminary grading plan, are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 12. The project is required to landscape/stabilize the Cook Street overpass slope. 13. A landscape plan must be submitted concurrently with the grading plan for review and approval. Applicants are advised to use the City of Palm Desert Design Guide when designing plans. Landscape plans must meet the following criteria: 1. Must be water efficient in design and meet the City of Palm Desert's Water Efficient Landscape Ordinance. 2. Planting plans must show location of proposed and existing utilities. 3. Must match approved civil plans. 4. All specs and details must be site specific. 5. Applicants must have CVWD approval of their irrigation plans prior to City approval. CITY OF PALM DESERT ART IN PUBLIC PLACES INTEROFFICE MEMORANDUM To: Tony Bagato, Principal Planner From: Deborah Schwartz, Public Art Coordinator Date: 10/15/10 Subject: APN 694-190-051, DVM The Art in Public Places Department recommends that the public art fee for the Department of Motor Vehicles be left in the Public Art Fund. We estimate that the total fee is under $15,000, which will not allow for a significant project. i CITY OF PALM DESERT BUILDING & SAFETY DEPARTMENT INTEROFFICE MEMORANDUM To: Tony Bagato, Principal Planner From: Sam Szymanski, Plan Check Manager Date: October 14, 2010 Subject: PP 10-302, 36400 Technology Dr (DMV) I have reviewed the information provided and have the following comments: 1. Project must conform to the current State of California Codes adopted at the time of plan check submittal. The following are the codes enforced at this time: 2007 CALIFORNIA BUILDING CODE (Based on 2006 IBC) 2007 CALIFORNIA MECHANICAL CODE (Based on 2006 UMC) 2007 CALIFORNIA PLUMBING CODE (Based on 2006 UPC) 2007 CALIFORNIA ELECTRICAL CODE (Based on 2005 NEC) 2007 CALIFORNIA ENERGY CODE (2008 Energy Efficiency Standards) 2007 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE 2007 CALIFORNIA FIRE CODE "Note the 2010 California Codes will be applicable to all projects submitted for plan check after December 31, 2010. 2. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1173. 3. A 1-inch diameter electrical conduit shall be provided for installation of future solar PV systems as per City Ordinance 1203. 4. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per Palm Desert Municipal Code, Title 5. 5. All contractors and/or owner -builders must submit a valid Certificate of Worker's Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. J 6. Address numerals shall comply with Palm Desert Ordinance No. 1173 (Palm Desert Municipal Code 15.15). Any possible obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1173 or Municipal Code Section 15.15 from the Department of Building and Safety counter staff. J CITY OF PALM DESERT COMMUNITY SERVICES DEPARTMENT INTEROFFICE MEMORANDUM TO: TONY BAGATO, PRINCIPAL PLANNER FROM: FRANKIE RIDDLE, DIRECTOR OF SPECIAL PROGRAMS SUBJECT: PP 10-302 DATE: SEPTEMBER 29, 2010 The precise plan has been reviewed to determine the need for a bus shelter/stop at the project location and inclusion of required trash/recycling enclosure for each project. Bus Shelter: After reviewing the Precise Plan, it has been determined that this project will not be conditioned with a requirement for a bus shelter and turnout. Trash Enclosures: The plan does appear to reflect trash enclosures. However, the plan must provide for a trash/recycling enclosure that is consistent with the Palm Desert Municipal Code Chapter 8.12. Burrtec Waste and Recycling Services must review the plans to ensure that the vehicle circulation pattern is sufficient to service the complex, that the proposed orientation of the trash enclosures is such that Burrtec's trucks will be able to service dumpsters, and that the proposed number of enclosures meets the capacity needs of the complex/business. The Applicant may contact Jennifer at Burrtec at (760) 340- 6445 regarding this issue. FRANK RI LE DIRECTOR OF SPECIAL PROGRAMS cc: Mark Greenwood, Director of Public Works Russell Grance, Director of Building and Safety a ) P"11111 Deg iert Fire DfOartlo'cilt Fire #'reventioa Bureau f❑ omperitili Nith il11 ei Nine G-1111\ Vile 14-11:111ink lit rrA'-`. inn_ DI ;111tc 1'1, I';i',t1 1 4-,11 ('.1 o-', k._I;t'�� Palm Desert Fire Marshal's Office 73710 Fred Waring Drive #102 Palm Desert CA 92260 (760)346-1870 TO: Tonty Bagato DATE: 9/27/2010 REF: PP 10-302 /Caw- tt)-Z,4"A If circled, conditions apply to proiect With respect to the conditions of approval regarding the above referenced project, the fire department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, CFC, and CBC or any recognized Fire Protection Standards: The Fire Department is required to set a minimum fire flow for the ? A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual pressure must be available before any combustible material is placed on the iob site. Provide or show there e-visty a water systent capable o f providing a gpui f low c f- 3. 1500 gpm for single family dwellings 4. 2500 gpm for multifamily dwellings ( 5) 3000 gpm for commercial buildings The required fire flow shall be available from a wet barrel Super Hydrant (s) 4"x 2 %a" x 2 %a", located not less than 25' nor more than: 6. 200' from any portion of a single family dwelling measured via vehicular travelway 7. 165' from any portion of a multifamily dwelling measured via vehicular travelway (S. 150' from any portion of a commercial building measured via vehicular travelway (9 Water Plans must be approved by the Fire Marshal and include ,.yT ►���"' verification that the water system will produce the required fire flow. 10. Please be advised the proposed project may not be feasible since the existing water mains will not meet the required fire flow. t 1/� Install a complete NFPA 13 fire sprinkler system. This applies to all buildings with a 3000 square foot total cumulative floor area. The Fire Marshal shall approved the locations of all post indicator valves and fire department connections. All valves and connections shall not be less than 25' from the building and within 50' of an approved 12 All valves controlling the water supply for automatic sprinkler systems and Water -flow switches shall be monitored and alarmed per CBC Chanter 9. 13 Install a fire alarm system as required by the UBC Chapter 3. 14. Install portable fire extinguishers per NFPA 10, but not less than one 2A IOBC extinguisher per 3000 square feet and not over 75' walking distance. A "K" type fire extinguisher is required in all commercial kitchens. 15.. Install a Hood/Duct automatic fire extinguishing system per NFPA 96 in all public and private cooking operations except single-family residential usage. 16. Install a dust collecting system per CFC Chapter 76 if conducting an oueration that produces airborne particles. 17 All building shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall not be less than 24' of unobstructed width and 13' 6" of vertical clearance. Where parallel parking is required on both sides of the street the roadway must be 36' wide and 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn -around 55' in industrial developments. All radius shall be not less then 31' inside and 52' outside. VWhenever access into private property is controlled through use of gates, barriers or other means provisions shall be made to install a "Knox Box" key over -ride system to allow for emergency vehicle access. Minimum gate width shall be 16" with a minimum vertical clearance of 13'6". 19. A dead end single access over 500' will require a secondary access, sprinklers or other mitigative measures approved by the Fire Marshal. Under no circumstance shall a dead end over 1300' be accepted. ('2 A second access is required. This can be accomplished by two main access points from a main roadway or an emergency gate from an adioinina development. 21. This project may require licensing by a state or county agency, to 1 facilitate plan review the applicant shall prepare and submit to the Fire .Marshal a letter of intent detailing the proposed usage and Occupancy type. 23,)AIl buildings shall have illuminated addresses of a size approved by All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately to the Fire Marshal for approval '*.Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. All questions regarding the meaning of these conditions should be referred to the Fire Marshal's Office at (760) 346-1870 in Palm Desert. Location: 73-510 Fred Waring Drive, Palm Desert CA 92260 Other: Special Notes: If front entrance changes all access routs must be maintained for Fire Department access. Minimum radius shall be not less then 31" inside and 52" outside. All revised plans Shall be approved by the Fire Marshals Office. Sincerely, Steven Brooker Fire Marshal 1 8 ! APP VAL RIVERSIDE COUNTY IRE DEPARTal BY:-. EAL STEPHEN SON - FSS DATE CASE#�a THE FIRE DE T. APPROVAL FOR PLA VALID FOR ONE YEAR - SUBJECT COMPLIANCE WITH APPLICABLE C( 1) Provide Fire Alarm Plans 2) Provide Fire Sprinkler Plan Ian � ITT ,: ,i, i in 1,J 13 ris i hu()lic _:,; ,rc-/ iF ,� Coachella Valley `Water (District T RiG ' rhicia A Larscn, �'r.mident :na�;er Cli- et Er'r;1r-gar Pater Nelson, vice President Juba F,?rrandez. ?ucrrJ :ecratmy i?i;is Coriakas Franc N. Ce Kkclz R9(.l,rrine gird )terrill. Altofreys ei..sell Ochcna September 24, 2010 File: 0163.1 0421.1 0721.1 Tony E3agato Department of Community Development C� I City of Palm Desert 73-5 10 Fred Waring Drive Palm Desert, CA 92260 r, fUY.(h'.�'ff1r'P:1K'f.';Ir".MVP r Dear Mr. Bagato: rY'Ir `'11'�I�rsFfiT Subject: PP 10-302, 36-400 Technology Drive This area lies on the sandy area in the northern portion of Palm Desert and is considered safe from regional stonnwater flows except in rare instances. This area is designated Zone X on Federal Flood Insurance rate maps, which are in effect at this time by the Federal Emergency Management Agency (FEMA). Drainage from this area is contributory to the Mid -Valley Stormwater Project. The city may require mitigation measures to be incorporated into the development to prevent flooding of the site or downstream properties. These measures may include on -site retention of water from the 100-year storm, dedication of right-of-way for regional flood control facilities or other participation in the financing of regional flood control facilities. This project lies within the Study Area Boundary of the Coachella Valley Water Management Plan (September 2002). The District will provide domestic water and sanitation service to this area and such service will be subject to the satisfaction of terms and conditions established by the District and exercised from time to time, including but not limited to fees and charges, water conservation measures, etc. The District may need additional facilities to provide for the orderly expansion of its domestic tivatcr and sanitation systems. These facilities may include pipelines, wells, reservoirs, booster pumping stations, lift stations, treatment plants and other facilities. The developer may be required to install these facilities and provide land and/or easements on which some of these facilities will be located. These sites shall he shown on the tract map as lots and/or easements to be deeded to the District for such purpose. rolls li,igato City of Pahrl Desert September 24, _)O1O this notice of (loinestic water and sanitation service availability can only be used and relied upon fir the specific property for which it was issued and shall expire three (3) years from date of Issuance. Donlestic water and sanitation service remains at all times subject to changes In regulations adopted by the District's Board of Directors including reductions in or suspensions of service. Plans for grading, landscaping and irrigation systems shall be submitted to the District for review. This review is for ensuring efficient water management. The project lies within the Upper Whitewater River Subbasin Area of Benefit. Groundwater production within the area of benefit is subject to a replenishment assessment in accordance with the State Water Code. All water wells owned or operated by an entity producing more than 25 acre-feet of water during any year must be equipped with a water -measuring device. A District Water Production Metering Agreement is required to ensure District staff regularly read and maintain this water - measuring device. If you have any questions, please call Tesfaye Demissie, Stormwater Engineer, extension 2605. Yours very ly, Mark L. Johnson Director of Engineering cc: Mike Mistica County of Riverside, Dept of Environmental Health Water Engineering Section =4050 North Lemon Street, 2nd floor Riverside, CA 92501 cc: Douglas A. Magon The Magon Companies 815 Marlborough Avenue, Suite 200 Riverside, CA 92507 rD ch eng ;w 10 SLPT IT 10-302 040(,33-1 September 21, 2010 City of Palm Desert Mr. Tony Bagato Principal Planner 73 -5 10 Fred Waring Drive Palm Desert, CA 92260 Re: PP 10-302 Dear Mr. Bagato: We appreciate the opportunity to review and comment on the referenced project. At this time we do not have any concerns with respect to the impacts to the City of Rancho Mirage. Sincerely, Randy Bynder Community Development Director % m � ip11 w-zM :¢5� >hs s ca�f c a r O�_ O 110 a cOIIca' a ¢o ;1wwO2 - p a O k Q G O e. F s HI 6d& aii•P p,_.S d aww a ty o C i ¢ $ .7j�}3c $S Lea i - O V 8e C•9 41 •1 CI-%' LFu UJ m Ywp' g$ 3i3g gpgp gg ¢¢ g^� ran 9J E'Sb%b8 ji fpgp3s �i kw� a c O a- �� yyK3 G.F� dd' {pCFg 3 a x e° � b d a pig s g i� �d 0M-tea sad �4z�g� 0y1 COOK STREET N 1 g§ 16 gi cts Fug Cf) 9� b � oom�00000���onr�or� CZ10 6"gg LLQF—i a i; C s j _ OW! 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