HomeMy WebLinkAboutContract R24310 & R24320 - Alessandro Alley ProjectPALM DESERT REDEVELOPMENT AGENCY
STAFF REPORT
REQUEST: (A) AUTHORIZE STAFF TO SOLICIT PROPOSALS FOR
PROFESSIONAL SERV{CES FROM ENGINEERING FIRMS TO
DESIGN ALESSANDRO ALLEY PROJECT �ontract No. R24310
(B) AUTHORIZE AWARD OF PROFESSIONAL SERVICES
CONTRACT NO. R-2432o TO MUNIFINANCIAL IN THE AMOUNT
OF $14,800 PLUS REIMBURSABLE EXPENSES NOT-TO-
EXCEED $3,000 TO PROVIDE SERVICES TO FORM PROPERTY
AND BUSINESS IMPROVEMENT DISTRICT TO MAINTAIN THE
ALESSANDRO ALLEY IMPROVEMENTS
SUBMITTED BY: BRYCE LYNN WHITE, PROJECT ADMINISTRATOR
CONSULTANT: MUNIFINANCIAL
27368 VIA INDUSTRIA, STE. 110
TEMECULA, CA 92590
DATE:
SEPTEMBER 22, 2005
CONTENTS: SCHEMATIC MAP OF PROPOSED
PROJECT
MUNIFINANCIAL'S PROPOSAL
LETTER TO COMMERCIAL PROPERTY
ALESSANDRO ALLEY
Recommendation:
By Minute Motion, that the Agency Board:
ALESSANDRO ALLEY
OWNERS ADJOINING
1. Authorize staff to solicit proposals for professional services from engineering
firms to design the Alessandro Alley Project; Contract rro. R24310
2. Authorize the award of professional services Contract No. R- 2432o to
MuniFinancial for $14,800 plus reimbursable expenses not-to-exceed $3,000
in the agg�egate to provide services to form Property and Business
Improvement District to maintain the Alessandro Alley Improvements;
3. Authorize the Director of Finance to set aside an additional amount of $1,480
as 10% contingency (use of contingency requires additional action); and
Contract No. R24310
Contract No. R24320
Staff Report
Authorize Staff to solicit proposals from engineering firms to design Alessandro Alley
Project; Authorize award of Contract to MuniFinancial to form PBID
Page 2 of 5
September 22, 2005
4. Authorize Chairman to execute said contract.
Funds are available in Account No. 850-4195-466-3092.
Executive SummarY:
Staff was authorized by the Agency Board to select and retain consultants to analyze
the proposed Alessandro Alley Project. The investigation has been completed and the
consultants estimated the total cost for the proposed project to be $3,400,000. A
meeting was held with the commercial property owners adjoining the Alley wherein the
proposed project and the process of forming an improvement district were presented to
them.
Backaround:
The "Alessandro Alley" runs behind the commercial area on the north side of Highway
111 from Las Palmas Avenue to approximately 300 feet east of Monterey Avenue.
In June of 1985, the Alessandro Alley and adjoining properties were included in the
Palma Village Specific Plan, and again in July of 1987 in the Core Commercial Area
Specific Plan. These plans proposed acquiring the residential properties adjoining the
north side of the Alessandro Alley and converting them into parking, similar to
President's Plaza.
Most of the commercial lots between the Highway 111 frontage road and the
Alessandro Alley are sixty feet wide and relatively shallow in depth. The size of these
lots does not allow for efficient parking layout and access. The lack of parking spaces
and adequate access has adversely impacted this business area and has restricted
building expansion and further development.
In October of 2003, the Planning Commission held public hearings on the
Comprehensive General Plan Update, which included the Alessandro Alley. The
Commission discussed several alternative conceptual plans that would widen the alley
and provide parking along its length. This proposed project conforms to their
recommendations. In January of 2004, the City Council unanimously approved the
recommendations of the Planning Commission.
At the September 23, 2004 City Council meeting, the owner of 73-400 Highway 111, Hal
J. Paradis, presented a petition and letters requesting that the Agency Board initiate
improvements to the Alessandro Alley. These requests to improve the alley were from
fourteen of the twenty commercial property owners adjoining the alley. On October 14,
C �RDA�Mana Hu�t�WP�ATAWOUSING�WMiTElsd�pts�092205aiessantlroauey aoc
ContracC No. R24310
Contract No. R24320
Staff Report
Authorize Staff to solicit proposals from enginesring firms to design Alessandro Alley
Project; Authorize award of Contract to MuniFinancial to form PBID
Page 3 oi 5
September 22, 2005
2004, the Agency Board by minute motion authorized staff to select consultants for
appraisal, relocation, and engineering consulting services to analyze the proposed
Alessandro Alley Project.
The proposed Alessandro Alley project includes the alley behind the commercial
properties on the north side of Highway 111 from Las Palmas Avenue to approximately
300 feet east of Monterey Avenue. The conceptual plan that is proposed would widen
the alley by 26.5 feet to a total width of 46.5 feet; providing parking at a 90° angle on the
north side of the alley; and close off San Marcos Street from the alley to San Clemente
Circle. The conceptual Alessandro Alley design contains 169 parking spaces along the
north side with landscaping and a barrier wall protecting the adjoining residential
properties.
Discussio�:
The real estate appraisal firm of R. F. Sweet and Associates provided real property
appraisal consulting services. These services included estimating the fair market value
of any adjoining residential properties or portions thereof that may be acquired for the
proposed Alessandro Alley project. They also provided an estimated remainder
valuation of any residential properties or portions thereof necessarily acquired but
outside of the completed al(ey corridor. R. F. Sweet and Associates estimated the
acquisition costs to be $1,300,OQ0 and the remainder valuation to be $300,000.
Overland Pacific & Cutler, lnc. provided relocation specialist consulting services. Their
services included an estimate of the cost to provide a relocation plan, coordination of
services, and the estimated relocation costs for one owner-occupied household with an
in-house business and three tenant occupant households. Overland Pacific & Cutler,
Inc. estimated the costs to be $200,000.
RCE Consultants, lnc. provided the engineering consulting services to determine the
scope and analyze the cost of the proposed project improvements. Their services
included:
A topographic survey and plan reflecting existing property lines,
improvements, and utilities within the proposed 46.5 foot sight-of-way and
adjaining properties for preparation of a preliminary design;
Estimates for alternatives to elements of the conceptual plan to assist the
deliberative process;
An estimate ot the cost of undergrounding existing overhead electric lines
and services;
G WDAV6ena riunt�W PDAS AwOUS�NG�W rStiSE�stl rpis�09220Sa�wsa�oroeuey doc
Contract No. R24310
Contract No. R24320
Staff Report
Authorize Staff to solicit proposals from engineering firms to design Alessandro Alley
Project; Authorize award of Contract to MuniFinancial to form PBID
Page 4 of 5
September 22, 2005
• A conceptual plan and estimate of the cost to permanently close San Marcos
Street;
• An estimate of the cost of all right-of-way facility improvements to the alley,
including, but not limited to, demolition, paving of the alley, and installation of
curb and gutter;
• Conceptual plans and estimates of the cost of a sound attenuating wall to
buffer the adjoining residential properties, lighting of the alley and parking
area, and landscaping improvements;
• Estimate of the cost of replacing certain private property improvements;
• Estimate of the total cost of improvements including technical and
professional services.
RCE Consultants, Inc. estimated the cost for design and construction of the project,
which does not include electrical undergrounding, to be $1,900,000.
On August 4, 2005, staff presented the proposed Alessandro Alley project to the Retail
Committee for its review and direction. The Retail Committee considered the
engineering consultants estimated cost for the electrical undergrounding of $1,500,000
to significantly outweigh the benefit and recommended not to include it in the proposed
project. The Committee considered the appropriate "In Lieu Parking Fee" to charge
affected commercial applicants for allocation of nonspecific parking spaces within the
alley corridor that want to expand but lack sufficient parking per current ordinance. It
was determined that $7,500 is the appropriate amount to be apportioned per space until
all of the spaces are allocated. The Retail Committee recommended proceeding with
the Alessandro Alley project as currently designed.
On September 13, 2005, staff met with the commercial property owners who adjoin the
Alessandro Alley. The purpose of the meeting was to inform the property owners of the
proposed project and to ascertain their willingness to form an assessment district to
maintain the Alessandro Alley improvements in the event they are constructed.
Included in the discussion at the meeting was the process and details of forming an
assessment district and the estimated annual levy and budget for this particular district.
Staff has requested proposals for professional services to form a Property and Business
Improvement District (PBID) among the property owners. City staff has received a
G WDA�Mana H��t�WPDATAwOUSiNG�WHiTElsdrpts�092205aiessand�oaueyaoc
Contract No. R24310
Contract No. R24320
Staff Report
Authorize Statt to solicit proposals from engineering firms to design Alessandro Alley
Project; Authorize award of Contract to MuniFinancial to form PBID
Page 5 of 5
September 22, 2005
proposal from MuniFinancial to provide all the necessary services for the PBID
formation for the Alessandro Alley in the lump sum amount of $14,800.
Staff will make a future recommendation to Council regarding Fa�ade Enhancement
Program funds specifically for improvements on the rear side of the commercial
properties adjoining the alley.
Staff recommends soliciting proposals from engineering firms to design the Alessandro
Alley with a present estimated project cost of $3,400,000, and authorizing the award of
contract to MuniFinancial in the amount of $14,800 to provide professional services to
form the PBID for the Alessandro Alley.
Submitted by:
1
ry y W ite `"
ject mi istrator
mh
Department Head:
�,,�c ,u.��e�-� ,
Dave Yrigoy � � '
Director of RedevelopmenUHousing
Approval:
�-���..�'/
nt Paul S. Gibson, Director of Finance
G WDAV�Aana Munt�WPDATAWOUSING�WHITE�sprpts�092?OSa�essantlrpaliey tloc
� MuniFinancial
Septembcr 1, 2005
Mr. �4artin Al�-arez
Scnior Managcmcnt Analyst
Cit}• of Palm I�esert
73-51 � rrec� Waring Drive
Palm Desert, C�1 922G0
Re: Proposal to Ptorfde Property and Business Improvement District (PBID)
Formation Servrces to the Crty ofPalm Desert
I�ear �tarun:
I�1uniFinancial is plcascd to submit this proposal to assist thc Ciry of Palm Desert in forming
and implcmenting a properry-based business impro�•ement district for a commercial corridor
area within the Cit}' located near Highwav 111 and Alessandro Alle}�.
Wc ha��c asscmbled a team of our most expericnccd staff to ensure you our }ughest quality work
product. I�vill scrvc as 1'roject I�lanager �f the effort and will be }'our primar�' contact
throughout the formation process. I�ts. Camille I�lahant will �rovide analytical support. We arc
committcd to pro�•iding the Cit}� of Palm I�cscrt with excellent service thr�ughout che P131I�
formation proccss.
As you know, MuniFinancial is a leading public sector ftnancial consulting firm in the statc of
California. Wc arc proud of our reputation for providing qualiry service through �ersonahzcd
attcntion anci encourage }�ou to contact the client referenccs pr�vided.
Thank you for this opportunit�• to present our credenvals for your review. We hopc to be of
ser��ice to y�u in the ncar fururc. If you ha�-c an}� yuestions, please fecl free to contact mc at
(800) 755-G8G4 or ���a cmail at brianj@muni.c�m.
Sincercly,
I�1uniFinancial
.
�'C�.P�-G i��
I�rian �ewctt
Ui��ision I�lanager
l�inancial Consulting Scrvices Group
Enclosure
273G�S Vru Indut/na, Sre. 110
Ttmnula, Ca/ifornru 92590
u�u�w. munr. � um
'1 i/. (951� 587. j>UO
huh• (951) 587.j5)0
TABLE OF CONTENTS
PROJECT UNDERSTANDING ...................................................................1
SCOPEOF SERVICES ............................................................................ 2
Task 1: Initiate Planning Process ................................................................2
Task 2: Prepare Property Owner and Business Owner Profile ................2
Task 3: Establish Stakeholder Input ............................................................2
Task 4: Establish Preliminary PBID Budget ...............................................2
Task 5: Establish PBID Area Boundaries ...................................................2
Task 6: Prepare Optional Assessment Spread Formulas .........................2
Task 7: Prepare Final "Draft" Assessment Spread Formula .....................3
Task 8: Prepare Petition, Management District Plan, Engineer's
Report, Assessment Diagram and Resolutions .........................................3
Task 9: Petition Circulation ...........................................................................4
Task 10: Proceed With Requirements to Establish PBID .........................4
Meetings.........................................................................................................5
QUALI FICATIONS ........... .. ........... .................... ........... ........... ........... ...... 6
Introduction to MuniFinancial ...........................................................................6
Financial Consulting Services Group ...............................................................7
Property-Based Improvement District Experience ...........................................8
FEEFOR SERVICES .............................................................................. 9
Invoicing..........................................................................................................9
Rates for Additional Professional Services ......................................................9
PROJECTTEAM .................................................................................. 1 O
APPENDIX — RESUMES .......................................................................... 1
Pa�c i
�MuniFinancial
Project Understanding
� _ ,
The Ciry of Palm Descrt is located in thc Coachclla Valley and is h�me to o��er 41,000
residents. The Ciry is committcd to cc>nrinuously enhancing local rctai] o�portunitics for
re�idcnts and businesses. Projccts are underway to beauafy thc area and cncouragc
ccvnomic activity. The Ciry envisions forming a business improvement district in a
commercial corridor area adjacent to Highway 1 l 1 and Alessandr� rllley to contribute to
the rcvitalization efforts.
The prunary goal of a business impro��ement district is t� provide a source of funding
for business district programs and ser�-ices to improve the safety, aestheac appeal and
cconomic vitality of a busincss area.
P�r,gc 1
� MuniFinancial
Scope of Services
� �
Mun�Financial �vill work wich the Ciry� of Palm Uesert to accomplish thc following:
Task 1: Initiate Planning Process
I�1uniF�inancial will irunate the planrung proccss de�igned to idenrify issues rele�•ant t� thc
economic development of the retail center and consensus support among stakeholders
�n specific implementation suategies. It is during thts task that we will work with the
stakeholders to idennfy area needs and issues, assist in de�•elopinp a"wish hst" c>f
im}�rovement acaviues and gau�► an o�•erall sense of what the PBID can acc�m}�lish
during its term. We anticipate one (1) meetin� with Ciry staff and the property owncrs
and business owners for this task.
Task 2: Prepare Property Owner and Business Owner Profile
�'�Iunil-inancial will preparc a detailed properry owner informanonal profile. We will
gather informarion from stakcholders, the Ciry and Count}� Assessor data to prepare a
dctailcd database of properucs �vithin thc pro�osed area for the PBID.
Task 3: Establish Stakeholder Input
,tilunil-�inancial will establish, with stakeholder input, desirable enhanced ]evels of
im�ro��ements, acaviues and retail ccnter managcmcnt functions.
MuniFinancial will work with the Cit}� to develop, implement and document the process
to acri��ely engage the district stakeholders, propert}� owners, properry management
businesses, communiry and poliacal leaders to educate and build a consen�us to
unplement the establishment of the I'BI1�.
Task 4: Establish Preliminary PBID Budget
In conjuncaon with the City, Munirinancial will establish a preliminary program budget
that will identify the costs to support desired enhanced levels of unprovements, activities
and retail center management functions. We will plan an annual service �r�gram of
acti��iues and develop a budget to finance the admuiistrati��e and propram c�sts.
Task 5: Establish PBID Area Boundaries
I�tuniNinancial will work with the Citv to finalize the boundaries of the I'BID.
Task 6: Prepare Optional Assessment Spread Formulas
Munil-�inancial will identify, analy�e and prepare optional assessmcnt sprcad formulas for
steering committcc re�•icw and considerati�n. If necessary, wc will present up to two (2)
draft assessment scenanos based on sc�aratc assessment spread methodologics.
Aa�; c 2
�MuniFinancial
Task 7: Prepare Final "Draft" Assessment Spread Formula
MuniFinancial will prepare and �rescnt a Final "Draft" Assessmcnt S�rcad T�rmula t�
the Cir�� and stakeholciers. t3ased on Cih� revie�v �f the draft formula, �ve will de�•elc>p the
final assessment formula and methodology. MuruFinancial will de��elop the computer
program necessary to analyze the assessment �rogram and dctemune thc assessment on
individual properaes. 'I'he assessment formula and computer program developcd by
;�Iunil-'Lnancial will bc used to bill the property owners on the County pro�erry tax rolls.
Task 8: Prepare
Engineer's
Resolutions
Petition, Management District Plan.
Report, Assessment Diagram and
With riry input, I�iuniHulancial will prepare the Petition, hianagement District ]'lan,
I�etailed �ngineer's Report, �lssessment I�ia�ram and ltesolutions in accordance �vith
Prop�sition 218 and proccdural reyuircments undcr State and local laws.
PET/T/ON
We will �repare the �etition to be accompanied by the I�lanagement I�istrict Plan to be
signed by the property owners �vithin the PBID boundancs.
MANAQEMENT O/8TR/CT PLAN
Muni}-'inancial �vill develop a database of properties within the district. Pertinent
information will be gathered and updated as necessar}� from ��arious sources. Data
mauitaincd will include owncr namc and address, situs address, land use, acreagc,
assessor� parcel number, assessment criteria, and so forth.
In accordance with the Properry� and Business Improvement District I,aw of 1994, and
thc Go��crnment Code, I�lunif �ancial will prcparc the [vlanagement District Plan. 'l�hc
plan shall includc thc follo�ving itcros:
• r1 map of the district in sufficient detail to locate each parcel of property within the
district.
• Z�hc name of the proposed district.
• A descri�u�n of the boundaries �f the district.
• The impro��ements and activitie� prop�sed f�r each year of operation of the district
anci the maximum cost chcrcof.
• The total annual amount proposed to be expcnded for PAII� program
im�rovements and ser��iccs for cach ycar of operation of thc discrict.
•'1'he proposed source or sources of financing including the proposed method and
basis for le�yin� the assessment in suffiaent dctail to allow each property owner t�
calculate the amount of the assessment to be levied against his or her propert��.
• The �ime anci manner of collecang the assessments.
• The specific number of ��ears, to a ma�imum of fi��e, in which assessments will be
le�-ied. 'l�he Management District 1'lan may set f�rth s�ecific increases in assessments
for each year of operation of che district.
Pn„c 3
�MuniFinancial
• The proposed time for im�lementaa�n and com�letion of the �lanagement District
Plan.
• I'roposec3 rules and regulations t� be applicable to the district including how, anci b��
�vhom, the district will be govcrned.
• A list of the properties to be assessed, including the assess�r's parcel numbers
(r1PNs), and a statement of the method or mcthods by which the expcnscs of the
district will be imposcd on benefited real properry, in proportion t� the bencfit
recei�-ed by the �ropert}', t� ciefra�� the cost thereof, including operaaon and
maintenance.
• nther items or matters required to be incor�orated therein by the Ciry Council.
OETA/LEO ENQ/NEER�S REPORT
In accordance with the requirements of 1'roposition 218, MuniC'inancial will prepare a
detailed and certified Engineer's Keport that will include designation of benefit (special
vs. general), the asscssment meth�ci�log��, method of assessment spread, assessment
ratcs and proposed inflator, assessment district boundary diagram and the asscssmcnt
roll, which will ineiicate the proposed assessment for each property within the district.
We will also be responsible for the proper recording of the assessment diagram,
including gauung �ignatures of the Cit}' Clerk, Public Works Uirect�r anci the Countv
Rec�rder.
RESOLUT/ONS
We will draft necessary resolutions for the Intent Meeting and the 1'ubl�c Hearing. We
will �end the resoluaons to thc City of Palm Desert attorney for revic�v and comment.
Task 9: Petition Circulation
We will �vork with the City to identify which Cit�� staff or stakeh�lciers will be
responstble for contacring inciividual properry ownrr� to secure signarures on the
petitions. We anticipate that the stakeholder committee, volunteers, other interested
property owners anci/or City staff will be responsible for collecting the necessan-
signatures �n the peadon. Some property owners will have to be contacted by mail or
tcicphone or both. I�lunif inancial is not responsible for circulatinn the petition�. It has
been our experiencc that the City or property owners are best suited to perform this task
and ha��e the hi�hest potcnaal of sceking signatures on the peati�ns.
Task 10: Proceed With Requirements to Establish PBID
�lunif�inancial will guide the Ciry through the technical requirements of unplementing
the I'BID. I�turuFinancial will de��elo� and mail notices and ballots t� be matled to each
pr�perry owner within the district. Prop�sia�n 218 requires that any new or increaseci
assessment be submitted to thc properry owners �vho are proposed to pay the
assessment. 1'roposition 218 contains scrict requirements as to the content of the notices
and ballots. Munil-��nancial will �repare for the Intent Meeting and 1'ublic Hearing to
offcr tcchnical assistance and other tesrimony as needed. r1s a final task, wc will tabulate
the pr�perry �wner ball�ts recei�•ec3 by the City Clerk after the close �f the �ublic
hcaring.
Pab c �t
� MuniFinancial
Meetings
Wc anticipate a total of three (3) meetings thr�ughout the pr�ject period incluciing: onc
(1) meeting wich City Staff, property owners and business owners, one (1) Intcnt
Meeung, and one (]) Public Hearing. We expect that the entire PBID formanon J�rocess
�vill take 4 to G month� dcpcnding on the level of outreach effort desued by the Cin� and
�takcholciers.
P.•r;; c 5
� MuniFinancial
�ualifications
. _ �
Introduction to MuniFinancial
�TuniFinancial is a customer-oricnted firm that del�vcrs qualit}� financial and economic
sen•�ces to public agencies and, ultimately, to the public.
I�tuniFinancial is one of the largest public sector financial consulring firm� in the Unitecl
States, with corporate headquarters in Temecula, California, and regional offices in
(�akland, Lancaster, and Sacramento, Calif�rnia, as well as offices in Arizona, �lorida,
and Washington. Since 1988 w•e have hel�eci over G00 public agencies successfullv
address a broad range of financial challen�;es, such as financinp the c�sts �f gr�wth anci
generating re�•enues t� fund desire�i senices.
niunifinancial assists l�cal �ubl�c agencies with long-term financial plans and cash flow
modelin�, cost all�carions, de�-el�pment unpact fees, rate studies, and property tax
audits. In addition, we assist ]ocal public agencies with arbitrage rebate, im�estment
consulting, municipal disclosure, and spccial district administration.
MuniJ�inancial has the largest special district formation and administration practice in the
nation. We are known as the preeminent municipal disclosure firm as �vell as a ma�or
�r���ider of arbitra�e rebate ser�•ices.
'I'he firm currently has a staff �f �ver 70 ciec�cated profes�ionals with the range of
ex�errise necessar�� to provide hi�h-qualitv sen-ice to all our chents. C;i��en the breadth
and depth of ex�ertise among �ur staff, ;�tuniFinancial is able to offer clients a full range
�f financial scrviccs:
• Financial planning and revenue enhancement, including financial
projections and policy analysis, plus rate, user fee, and cost allocation
srudies;
• Capital improvement planning and finaneing, incluc.iin�
infrasuvcrure financinp plans and impact or connection fee srudies;
• Economic and fiscal policy analysis of proposed projeccs and plans,
including government reorgani�ations studies;
• Special disuict implementation and administration, including discricc
formaa�n and voter campaigns, plus administrative services such as
levies and delinquency management and
• Federal compliance services for bond issues such as continwng
disclosurc and arbitrage rebate analysis.
Many of our projects havc an cnginccring componcnt as well, hi�hl��hung thc bcnefits
of Munil-�inancial as one of The Wi�(dan Group of�Companier. Our affiliate firm, Willdan, is a
leading engineering consulttng firtn consisting �f �ver 400 personnel in the Western
United States. Willdan provides contract staff for building, planning anc� engineering
dcpartmcnts plus a rangc of civi] enginccring services.
With the combined expertise of our firms �ve can provide a comprehensi�-e approach to
�ur clients' financial, economic and public fac�h� engineering challenges.
Pah e G
�MuniFinancial
Financial Consulting Services Group
�1uniFinancial has been built on dccp, continuing relauonships with local go��ernment
dcpartmcnt staff. Wich hundreds of ongoing client relationships in finance, enginccring
and �ther services, we have been consistently called upon to assist staff with a range of
s�ectal �ro�ects. In response to this need, the Financial Consulting Services Group was
created �vith ex�erienced staff in offices in boch northern and southern Cahfornia.
r1ll our work incorporates excellent public communication strategies and skills. �1s
��oter approval becomes the norm for rcvenue mcasures, we offer expertise in
communicaung �ersuasive inf�rmauon to the targeted group, whether de�•elopers, lanci
o�vners or the general electoratc. We pro��ide clearly �vrittcn report summarics, on-p�int
public �resentations and strong meeung facilitation skills.
Th� table bel�w provic�es an oven�iew of Financial Consulting Services Group services.
Developer impact and utility connection
fees for capital facilities
Real estate market analysis and
development forecasts
Community Facilities District, including
special tax analysis
1972 Act Landscaping and Lighting Act
Benefit Assessment act of 1982
1913/1915 Act bonded assessment
districts
Construction acquisition services
User fee analysis
Cost allocation studies
Infrastructure and public facilities
financing plans
Capital improvement plans
Proposition 218 benefit analysis
Fire suppression districts
Bridge and Thoroughfare districts
Refunding bond analysis and
reporting
Notice and ballot preparation and
mailing
Utility rate modeling
Budget planning
LAFCO annexation, consolidation, or new Financial modeling, budget analysis,
governmental agency formation studies and feasibility studies
Fiscal impact analysis of projects, pians, Economic development and economic
and policies impact studies
Pa�; e 7
�MuniFinancial
Property-Based Improvement District
Experience
I�9uniFinancial is deepl}� experienccd in local improvement district formati�n and
administration. The tablc below lists P�ID �rojects. Selected project summaries follo�v
for y�ur rc��iew.
Downtown Pomona
Garment District (Fashion District), Downtown Los Angeles
Hollywood Entertainment District, Phase I
Historic Core, Downtown Los Angeles
Hollywood Entertainment District Phase II
Sherman Oaks Village
Tracy, California
Palm Desert, California (President's Plaza I and III)
Westwood Village (PBID to replace existing tenant based PBID)
Hollywood Entertainment District (Combined Phase I and Phase II).
P�r� e 8
� MuniFinancial
City of Union City, California
Fee for Services
- — —
Wc �r�pose a fixcd fee of $14,800 for our ser�-ices, including expenses such as tra�-cl,
phone, pnnang, copyuig, assessment dia�ram preparation, and mailing and des�gn cc�sts
for the n�aces and ballots.
This fee does not include services listed outside our proposed scope of services.
Invoicing
We will in�•oice chc Cir�� for our services on a monthly basis. Fach invoice will rcflcct
work performed on each respective task for each preceding month.
Rates for Additional �rofessional Services
Charges for addirional meetings and consulting with counsel, the City, or other partics
regarding services n�t listed in the scope of work above �vill be at our prevailing hourl}�
rates. ()ur current hourl�� rates are as follows.
Division Manager
Principal ConsUliani
Senior Project Manager
Project Manager
Senior Project Analyst
Senior Analyst
Analyst
Analyst Assistant
Property Qwner Services Fiepresentative
Support Staff
� MuniFinancial
$194
$170
$150
$12�
$110
$100
$80
$65
$50
$45
Pa�; e J
Project Team
. _ _ ._.
Wc ha��e sclected senior professionals for chc Ciry of Palm Dcsert's PBID formation
�roject. Thc �roject will be headquartered out of our Temecula, CaGfornia office. We are
confident that our expenenced tcam will providc thc levels of attention and work
performance that the City of Palm Desert dcs�res.
I�Ir. Brian Jewett, Divis�on ;�fana�er in the rinancial Consulting Sen��ces C�r�up, will
sen-e as Project Manager and �ur prunary contact with the City of Palm Desert. He
will organize and direct consultant tasks, �rovide quality control for work products anci
ensure that the dchverables are completed on time and within budget. He will be the
City's day-to-day contact and will be prescnt at ke}' meetings.
I�i�. Camille Mahant, a Senior Analyst in thc firm's Financial Consulting Services
Group, will proti•ide anal}�tical support for the project. Ms. Mahant will �vork under the
du�ection of Mr. Jewett, whc.> �vill assign additional resources to the team if necessary.
Detailed resumcs are included in the appcndix.
PaKe 10
� MuniFinancial
Appendix - Resumes
Resumcs for thc professionals I�1uruFinancial will devote to the Cir�� of Palm Dc�crt's
projcct follow.
P:r�re A-1
�MuniFinancial
11 Years Experience BRi.4iv ✓EwErr
QIVISI4N MANAGFR
Areas of expertise
!;r,. :.,,•,: ! ; •; i� •: , , ..�„�
i);,ri.�•r �;,•,:,.rrir,.��,
!'r, ,. ,�,, i �„ �,i �'.%�� �< -
, •,. . ..��•..� _ .����li<:•.,
, i :� �� .,i'���.",� ,
'�l::i�•�:,.� „:
;..i .,:�::•r� :>i����.'�
;��r.<<,.;,ur.
Project Highlights
� :�� :�� l r.r. ti I'l>!I1
�; ,,. ��.�: .�,�tl N!3!!1
.,.,. ��, • ,� i�,. .,�,,,,,1
1 �;l..�r
Education
'•1.:•.�.. ,�� ;'�„�1�,'
1,. .:!rfr�'r.. � �rin,
: :��,c. � . �'I '1�'l.t,i :�.
lf.,, i;c ir» , 1 iir�.
1 i�:�, i..��� ,�1�( �., .�:�r��.r.
ti.!••I. lt.l�l�.tr.r
Mr. Bri:tn Jc�vett �s the I��vision Managcr of thc Financial C:�nsultin�
Serviccs Group at I�1uniFinancial. Hi� background is in publ�c
admuustration for state and local government. Hc speciahzcs in fiscal
analysis and financial scrvices to local agenctes. He is expert in cost of
servicc studies, Proposiaon 218 rc-cngineering stuclies and Busincss
Improvcment 1)�stricts.
Prior to �oining I�1uniFinancial, Mr. Jewett gained over fivc years �f
experience working for state and local government, including staff
positions within the Ciry and County of San Trancisco and the Count}� of
San Dieg� and an incernship posiaon with the City of Poway, California.
He c�nsulted on land use planning issue� for communities �vithin the
State �f Uela�vare, and was a consultant t� the Go�•ern�r's Cabinet
Committee on State Planning.
Rclated E.�pericncc
• PBID Formation and BID Conversion, Westwood Village
Community AIllance PBID: Mr. Jewett was the �roject managcr for
this project. This project requixed the conversion �f a tenant-baseci
business impro�-ement d�strict to a pr�perry-based business
improvement district. T}us conversion �vas succe�sful, �vith 83 �ercent
of rhe i•ores rcturned ind�caring approva] of the new• formation and
assessments.
• PBID Re-establishment, City of Tracy: ;�ir. Jewctt was the
principal in charge for this �roject. After the ex�iranon of the 1'BID,
the Ciry en�aged I�4uniFinancial to assist in the re-establishmcnt of
the district. The project was successful, �vith over 90 �ercent of the
votcrs a�provin� the district for another five years.
• PBID Formation, President's Plaza III PBID, Crty of Palm
Desem. I�Ir. Jewett was thc projcct managcr for this �r��ect. T}us
ptojcct included the formation of a property-bascd business
improvcmcnt disu-ict.
• PBID Formation, Hollywood En�enainmenr District, City of
Los Angeles: Mr. Jewett was the project manager for this project.
This project included the formation of a pr��erry-based business
impro�•ement �strict.
Pake A-Z
�MuniFinancial
2 Years' Experience c.an�i��E MAHANT
���JALYST II
Areas of Expertise Ms. C:tmille Mal�ant is an Analyst II within �tunif-�inancial's �inancial
.•; �, �� •.�. �-!),. �,: �•� Consulting Scr�•ices Group. She provides support for disuict formation
; , �r;, �,,; ;, �„ and anncxaaon projects.
'���'�'' "`Y'"'��'• Ms. Mahant's experience includes preparing public reports for the
��•�''�''�' formation of Assessment And Communiry Factliries Districts,
;. .�'�• ;�.%:.��. �::.i dc��el�ping a�scssment methodologies, and special tax rates and
�I� �!�� ,l ��1� Niethods of Apportionment, special tax analyses and calculauons,
;; .�,, ,; �„ ,,,,,, ,,,, feasibiliry studies, financial modeling, ballotin� processes, database
•;�. ., ,; ; ,, ; ;��.:;� ,,,.,, creation, �lssessor �arcel research, and client and pr�ject team
/;, +,,,,;,,1, ��,: , •, • .. consultation.
. ..�.�r�. ...r. 1'r'r,� •.ri�:
, �� �; �; Community Facilities Districts
N[s. ,'1lahant's background is in heaichcare planning, reimbursement and
business dcvelopmcnt. Most recently, at Sharp HcalthCare in San
Projeet Highlights Dicgo, she pro�-idcd financial and utilizati<�n staastics; and prepared
r •; � , , r ; ; : � . : ., /�/;; )1 strategic planning reports and map and graph analyses of �a��er and
,�:,,�., „�•� •�;,,i,, �,,, , patient finance, area demographics, and market share.
I.�il��i•/rl, li,,.;•tillc'.
Related Eaperience
i �'�i.. ��t!l.i. .t1•ri
� ••"�� �����' � ���� Property Business Improvement District
ti, .i, �� <:'. c'„ ,�..,.�,�ir� . CityoPArtesia.
Education
1l.•,�ci �,� litrrii<<••,
i, '.;; it�;�-t�., li�•��,
� �.,�,,.,r �,.� �r.:r�
( . -��•�••,••. 1�,1'.•��,:,
• Antioch Uni�ed Schoo! District: CFD No. 2004-01 and
anncxation No. l.
• City of Chula Vista: CFD No. 11 M; CFD No. 97-2, annexaaon
No. 4.
.
�; ,, .�.�,,: ,,, �.,, „�.� • City of Fair�e.ld: C1-��D No. 4-A and anncxacions No. l(l, l 1 and 12;
1 i-�� �,.ir� ��: ' i,,1�:.-,r,,. CFD No. 2004 and annexation No. 1; CFUs No. 2 and No. 3
� ��` � annexations.
1�i,,��
• Jurupa Area Recreatron and Park Drsutct: CI-�D No. 2004-1.
• City of Perris: C1��1� No. 2004-2; CFD No. 2003-4; C�D Nc�. 2004-
5; CFD No. 2001-3 annexations.
City of Clovis: Cf D N�. 2004-1 and anncxation No. 1.
City oPElk Grove: CTD No. 2003-2 and annexaaons.
City ol'Roseville: C}=D No. 3 annexations.
City ofSacramenro: CFI� No. 99-04.
• Truckee Donner Public Utility Distrrct: Old Greenwc>od (:FD
No. 03-1, Gray's Cr�ssing CF=1� No. 04-1.
• City oPUpland.• CTD No. 2004-01.
• Val Vecde Uni�ed School Distrrct: Citarion Homes Cl-D No.
�MuniFinancial
Page A-3
2003-1, John Laing Homes CFU No. 2003-2.
Landscaping and Lighting Districts
• City of Cathedral City: Landscaping and Screet Lighang
R4aintenance I�istrict No. l— Bencfit Zones l 5, 1 G and l 7, 2004.
• City ol' Chino Hills: Los Scrranos Lighting Maintenancc District,
2004.
• City of Falr�eld.• Annexations into Landscapin� and Lighting
Districts No. 14, 2004; annexanons into Landscapulg ana Lighting
Districts No. 10 and 13.
• City of Roseville: Dunmore Juncaon Landscape and Lighting
Distnct annexaaon.
Map and Assessment Diagram Research
• Clty ofAmerrcan Canyorr. Reasscssment l�istrict No. 2004-01.
• Antloch Unifred School Distrlct: School Facilities Improvement
l�istrict No. l, Urbanization rlrea No. l.
• City of Cathedra! City: Rio Vista r1.D. 9G-1 (Reassessment and
Rcfundinp of 2004).
• City oPlrvit�e: Asscssment l�istrict 93-14, Amended Asscssment
Uiagram, Parcel Map 2002-213.
Pa,�e A-4
�MuniFinancial
September 2, 2005
Dear
P�L��D���R� R�DEVELOP����� ��f����
73-5io FRED WARING DRiVE
PALM �ESERT, CALIFORNIA 92260-2578
TEL: 760 ;46-06��
Fnx: 760 34i-637z
info@palm �desert.org
The Palm Desert Redevelopment Agency retained consultants to investigate and analyze a
proposed Alessandro Alley Project; that investigation has been compteted.
The proposed Alessandro Alley project includes the alley behind the commercial properties on
the north side of Highway 111 from Las Palmas Avenue to approximately 300 feet east of
Monterey Avenue. The conceptual plan that is proposed would widen the alley and provide
parking along its length.
As proposed, the alley would be widened by 26.5 feet to a total width of 46.5 feet; providing
parking at 90° angle on the north side of the alley; and closing off San Marcos Street from the
alley to San Clemente Circle. The conceptual Alessandro Alley design contains approximately
169 pa�icing spaces along the north side with landscaping and a barrier wall protecting the
adjoining residential properties.
A meeting for the commercial property owners who adjoin the Alessandro Alley has been set for
Tuesday, September 13, 2005 at 6:00 p.m. in the Administrative Conference Room of the
Palm Desert Civic Center next to the City's Council Chambers located at 73-510 Fred Waring
Drive, Palm Desert. The purpose of the meeting will be to ascertain the willingness of the
abovementioned owners to form an assessment district to maintain the Alessandro Alley
improvements in the event they are constructed. Included in the discussion at the meeting will
be the process and details of forming an assessment district and the estimated annual levy and
budget for this particular district.
We encourage your participation at this meeting. The response of the property owners to the
formation of this assessment district will be reported in staff's recommendation to the Agency
Board at a future meeting regarding proceeding with the proposed project.
Sincerely,
ry W ite
ject ministrator
mh
� Rrm � nnw �re .
' ' ' /.'!!<< li�(
; � `:i; �_,:. :. � . �.,.�� �: - . t ' ,�.�
� �,�,4 `l�. 4'...� ^- _ - "iP^'-_- -ti 'Ys� e_ "
t. _'.___ "__. ?__ M1h: ,/ � �--1' 't.�.,."J' ��,�, .�'_
, � f� ~ .CJpyy' .. ` ��`K i.+
� . r . . ;.� �.
� - - i��.i':� _ .y .. ... ' �. . �`, ' i
.', 1uV)!ai i..� . wa.iw -'. m+ne'�. ] j.i+Y
i.; � _. -. -n +� y -
. 2 i, ., . -,��s. _.j_u� _ Ra - . t�vi':. �r �.
:.. : _.,. ic9
� - .... -. ' . .�... ...i _': , � `}����
� "'_. ��: �:,;_ f' _ e�y.�
>3^ ...,_ "'3.1.-';:.^�. �.� ' 1'3it�
a�"�-si'-uWm'yt'n � ..-_ S'.�'.' � _.,m+.' ' =.s.�..�: _" ".
3 � a_." - ' _ ���;g���;�� _"#:::t _, ,1.:.
2 }� w� �
� � ;�> �
_ S y � r/
i -' + i' � _ �,� �' _ �z
_. .,-a:� y. �_ F ;:'. _ � _ '_�" -m=•"�-'.y�
- -' ��:.� .-ij :�3 `r�� � _ -.;�..� = J- � p.. _
: —.'-^'_.,R��Ua-:`w-..: �=�`�y.� _�� `±�� _----
4�_ . -YMNOF5F11TIXtMplSif��.'.
S.EC�.,.'_-�n�t . .
( i
-- _- _. . �. . _ _ ._� - _
� . . ..st._ _'_�x- �......,,,�-�.:.-� .n�rat¢xicRlAmN- '-. '. �.. .i _ --�
_- __ . �- n. :_ .� . ��..._ _ ""�a='=-:T^v�qum;: . n � : •.�5��•._.f�vit`��y-':w-�.. _ - - ` • t�
��: "
���` i_
�r,:++".1�
>sH. 4.
\
.: ;r'.�.�:, i
_ _ _' . . . . r . _ `l ' '
w . � _
... � •.. - �� -`(.•-+ _ � M8�tIX8F.M0¢Ap�T�1 '-�
- . _ . "y � �. �._ ..
i
�
3
i
��
i ' � � r5sa ew. co-.�. a StAMP 8A515 OF EEARiNC,S
� � s,a �x
� t YG•uivaE a.[.--�.— .mr Ca 3.d�E
�n ha^e 4e9�5}p::
� iot 9;9�5}-0+^
� i 'Consuitants, Inc.
F`E.1�'IONS G42 P.Y�.KR i�.,�fxrC 4TCL SCALE' 7 f�I.E N6 �
�OATE;Y.,,:�,;nre,ae ces Yv.+¢� z.:e:c5 + NT.B. C P5t0
6ENCHMARK hP1=RCVc�BY:
g
1
�
PALM DESERT '�
i Q�WWGNAMG �
� EX-AlGSSANQRO-0VERALI y
ALESSAfi,IDR{� ALLEY i ��{ecr� g
PftELIMlNARY tMPi20VEM;FA7T LAYOUT 3
(
3F�ET 1 4F t j
LEGEND
SAN ANTONIO CIR.
FIt F 627-071-013 627-071-014
627-071-061 627-071-012
ILI_
LU
ALES SAN 5_R_(jAL__LEY_
Uj
Ui
LIJ F_ _N O-T-ES F0_R_ E-ASEIVIENTS:
I - _' - tt '_f �L �V L_ F I I
�w"� c r 2
- ' , ' ' - - I -
L, FIL% T: P: j I, J-n -7
I �F
LL"-_ Z 1 7
LU
627-071-062 627-071-045 627-071-035
(527-0711-046
PALM DESERT DR, NORTH
B1, �,79 PALM DESERT %L-VE
ALESSANDRO ALLEY
'*Consultants, Inc.
PRELIMINARY IMPROVEMFNI LAYOU F
/
1
1,`"�
, `� `
% � ``r
��
/ �
,� ��- .
_� ��
.��_
1
�,
./ -
.�
�
�
� �
\ �
--- ---- -------------_---'
SAN CLEMENTE CIR.
-- -
-; -- :. � , -
r- - - _
� ' � �'-�------ n'-_�---� .. T�------�-- -�"_
� ' - � i
\ � ' � �
� �
` 627-071 Q25 , t. - t `� `� 62?-0i4-046 �
\ � . . t <V:�i:.h::'.F:'�4:�v...t t' (- I `, i t
_ . . � 627-071-023 � -.,�..L;'k l�' :�'' �';2, ; I., -: -..:<� ... . ,, ;.
627�Q71-Q1fi � �` 527-071-024 „`'f1>$^'✓��;.X�{'��_�`:, - - - �:: �''t�':��':i.v'%�:
, \ I.;::.,:�. . � - � ��n:-�":
i : .\{ l � Lfla�.,-`' '.�.' � . q� . �t� � �\ f �4� r` I
. � f.":.�.:�.1.. \t I � _ t. � ! `� Tti'j �•'44''..
1 = _ i �..1: �j`. 'cl,.ri( !i'.�'1
G �t � i ,A M1__.�( .,�`�`. Y'�fI a
_ - i - _ e _ _ _'" t�,?:j/;,V': }•;•,t` ___n . - irti, ' F�.:.!i :e.n
_ , i '_' 'r i. :;_{�{t,.!,.,.< "'__'_ ,�,r
627-071-015 \ . ....: �_ � __ _ � _ ,. � Y; :%/Y _;:;, �t'��f.;:
„ �� _ _ _ _ �___ _._._ - `r,.� �t`�? , i , I - �Y}h` .
� t �
'✓ �`� '�
`4 ' �� Y�J - � ft �
- -`- _. c . � - �1` 4 < � • 1 ',r� -
v: *-, `:. _ - - __ /, "- - _ � ' � �.4 �.. - I S�.Y`; „�f� _ n.
i.� _' _. _ � � . �� r ��y i _ � 1 �.�, I t - _ _
�� r4,.YJ� �` - +_ � :�r G n �.sz `�,�, r ��i_ ' ?;?' -
- � - � I I� _'
�� j , :
.. - , f I � . ..:..,..I �
t. ` r:� r � '
F.,. r
W �� , ' _"'_ ' � � — y�,t' � � - { -.-� e x l. Fzrt �: n M
_'
_ 'Y'i.' �. . k �", _�} 7 ': j.�y„,s. - .. „�.._ t ` , i. T. � e (y�
. d � 3!' :X Y `'Y .f.`� ' �V`.".
F
.
: � W
`�'` i: .� � N
W����--�Y��-��_��� �'-� �� __ � �"��� � �� ������--��� ��ffi�-��_� �--��� �.`r: ^_�_}___� � ��-�_.�����_�;S _____���--�_ � ��
,� z . , _ ,.. ;, __ _ . � . .. -- _ --- - _ -- _m- �.
Z _ .n_ F._ 2•( ' ' "' �fz�.� __. .-" ' ' ' . ' �i_
-.ry
.i _ _ _ _ _ _ __ _ _ _ _ _ _ __ _ _ _ _ _ _ _
' 'x_y•__ '_ ' �'
� _ ' . ______' ^ '___J__ti,..,.: . 1 I _ . v.§ A F^e.:-..-"'� Z
. _ _ ' _ _ __ _ _ _ - -_ :
_ ._, � - - - � - - + - — - - ` - - — - = �= j ALESSANDRO ALLEY - _
�� -- T ., :.�...,�,_ � �"-�----�--- _fF_ = ... - ---- ; ------
_ _. r_:� �
ru S
Q ' I , , ., .i . � _ � U
� � _ � Q
. - _____._- ,
' 1 1
�. , � , , �
( �, ` � _ � w --- — -----
I � y � `
� ' - -�— -- --- 7I Q,
, 627-071-049 ; 627-071-b50 � 627-071-040 i d27-071-Q41 � 627-071-042 I � ( 62�-07A-t?11
-- _'-_,._ _ � i
� „ - , __ ..
- �. _..,,:, : --- _ �
,-_
� F:. r___-,. , I
.._ _y
- --
- - - -.. .
, , - i_ - - -- -- - - - --'i . ,
fi � � - - -- :
� -
�-- -__ (. -j( - -- ' - - -
r
__ ' _ _ ' _ _ � _ ,_'_.'t -' I__. ___ .I
�
- - - , ev _.: _ .. _ - . . _; �, t Q �
_ _ ' -�- --' ' "
�" '_ '- ,'.: ' ..
� � ' � - (n - -
-- -- -
�
� . _...,.._- ,
L_-------- -�`- � --- - .
- ----_=- -
- - --�. _ __� - - - -
. t
--- ----- _ � .
------- � _. f _ - .
-. . - . .- .
�
�_
�
�
l�E: SK.tJS
� ��� _
� �Consultants, Inc.
'�,c:.r� Ei�;1-.--",..- _ � ..-._ � ,.------
r, � r.. . [ . . _ ,
_� ,:.
--- -- - - --- - ----
5'Fu= FI:EA�
t"-:"C "s�t0
� E�s�-,�'e��-�:._ ' `�,�r's'�`r _-Fr.-,.�
_ c e:
�r�� -r-_
-- - ----
PA�P.1 DESEP,T rF , u� - -
��.,F: =�
A�ESSANDRO A��EY �' ``'
PRELIt�11NP,RY IPAr POVEhAENT �AYOUI" ''
SnEE� 2 �F r
1� �
� "�,�. -- j �
_ "` � ` ��.. /'� J •l
� i 1 �`.` % � _ �
�
%� `�. r-�' �
� �
, ,
, ,
� � �'
� I
N
H
L11
W
S
� _�
W
W
N _
W
Z _.
J
__
U
Q
�
627-074-013 � 627-07A-Q12 { , _ 627-052-004 /
k t
' i - ,
r ^ '
� �I { ---_`-- --
I ,
� a __ /
._ - r.F -_ i # /
� r � _ _ " _- _ ... � a._
� sf: � �/ ��C_ .
�F
' , -. - �v r , _
�_"__'_ _._
' _____' __._ ___'__ $ _' ___ ---
__ _ __ _ " __ _ _ '__" _'_'r— �a,,.� �
i � i
__' _ _ _i
i
I I �
j t - ; ,., � 4 '. i t , I ! '
�
—___"'_ ( _ � Fx`p�-.. � �_--_;re.-? � _ _ ___ _ ____-__"_". � + 1 { � � _ , i
( �_ '._- -_ � � �' �
0.___ ____ "___"_ - { -- .
_ ___ 2 ________ "_
_ -__-__- "A , � ��_ __ — `_ _- 1
i 627-074-049 i 627-074-010 � 627-092-II2C3 -- - � �27-092-422 � 627-Q92 _441 i 627-D92-025 i 62?-t}92-t�2&, i 627-092-034
627-092-421 - —
_ � � �-- - _ � �
� ^--__" _ '
� (�
� , • � ---
_�
r
t
627-092-605 � 627-092-006
i
�
I
i
it
!
- _.. _""__ , a t'-=
SAN BENITC} CIR.
' """"___.-- /
- --- --- �
_� ' �_ -�-�
� � }
{ __ - ___ I _ _ �__ _ i
_— __
� 627-P32-b67 . I---- �27-6$2-4p$- � 627-092-043
+ c i
� r �
� i - �—.- . -- -- - - �
3 - � —_a_��"t
' :.:..`� f. ,___�_.:
� --- I � w
-} }_— ' ' _' �
'rl�-� �,-#-_� `�-'"___��� t�_��iai r+s� �_ 7=� tW
_ ���' i_ �
,.. _ -_ . _ _ '___-- - - ._.. _-__ . �- ____ '_ .__ . _.___-___-__' _-_. . .-
W
- __ ___'_ _ _ '____-__ __ ____-' _ `_ _____ _ __>_ _� _ _ _ ____-_ -_'___ ` _ ` '_ _-_— _ _- Z
� - f ALESSAN[7Fi0 ,4L�EY _,,_ - - - - - � --
-- ---�— — - s- - �
��� - -- —
�-_ -�----_ .,-, �._. ----� - --- -- -------_
, - - �- 7 � � �-- � �
,
I I I "_ ,� v_ � i � ! V Q
i i � � �
' � 's. - i; � ' - ' _
� r
. . �- t--...__ __� ' __'
i t t-__ _ i _.__ ___j t
� � ' __.. _j _ } � �
—_
-- "-`_' � _F_----. _ f , �,;_�� �,_ } "_:�-� . } � :.
� i t -'- �:' 7 , f -� -_ f - �- -_
i , , :: -- .,��. _�_�- r __. _.. � � . - .h .._.�_: S __ -,. .: ...
� � - ,,., '....- i ---• -._ .., r - � --''..--- � -
_ �
� - -- --- — - - -
i
- -----�- - -- ---�-- � - - � f - -
_�
- ' - - -- - _ ___�___ _ __` __ I - -- ' ' `
__` _� ___-- _�------- .____---=--�-=--------�
� 1 ! � � � ! s
���� 'r't:IC':qS
- - •
� __
� �Consultants, Inc.
.,�.Te u•: _ $_ � _ _ � "t "_ _ � _ ,
-_ ..,-.r EPo'1:=E=:.Etl}< I -_3,^t1Pft� ' _- ,
__- -- ',_ _ _ _-_ , CB=
-- ------ --- -
� ..v `..55�
'
�-
�
''
:li�i-tiIC _ �._L
�_ll�_ �___�_ ____
P�.�rv� aFseRr :�,.; �.: ...._
A�ESSANDRQ A�LEY "; c �
PRELItv91NARY IP�hPR6VEP�ENT LAYOUT '
�
FE'fi.�";ryc.
� _ ' - - '�
- - — -=- ---
�- - - --------
- ' --
- -- --..
_ � `` '�:-.-
J `� � _.z �,
: ���A I
; r --
� - = � �-
, �
�
` � - '
1 - - .._ ; :.;'. -.. � { '�
� �- --_� I
. 627-fl92-OA4 827-q9�-�
� -. ..- �
, ,____
''T ' 627-092-035 ` �
&21-092-043 ^ �:� { . �- - .
F r ��.\ � - �~���{ . � -- . t
- `-_ `, \ _ �{ . -- i
. , _ _'�.�� -- , k�_
. !
,_
_ �.
�_ - -
,
�,.� \1- - .�h I' _� -� _ . -_ 1
F— - -n"F ..F � . �. _ ..__.--- � w. - - `'° ,. , .- _ I
1 i.
W� .] _ ' \ - c� � -F F ••' Yis'.'.T _:,,-` � .. Z..
�
...�-. . _ _ _ _ _ _ _ __
= r -� f i 1 f 1.4� �mzm� J} �{'.1 ..�
�F\—�r � �
1
`� )7 C vr Yi '''� �
} ,
,
� �fi'A� �-Y T'�_ —�� � �—[—�t6,1� a_ _ _ 't- 1r Y�� ___ L _ —_ '
�a ? ut _
�'� ' ' _ �.S .,_ - � -" `-a''__- - ' �""
' ' _ ' ' _.. _.� �_ _._ __ " ' '" _' _'_
W -_' _ �_�-:x.�c-.:_ _' _ _ _� ,", _ _'_"-__"__ _ _ _."'__ __. . �5.i _ . afa� .: 'n_.__.— _ __ _'
_ ' �:
__ . _
__.L` _'
Z" _= "� ' _',,;-� "_' ""':: _ _._ . _
.' " _ _ ' _-__ "�'_ _..___`_'_"' __"__-_ ' _ ___'_
-` '� A�ESSANC?RO A�LEY
z_ -- _---- _____- _�- - - �
,
� 1-------------�--_�.-,-.--- ----
¢ �
�, , _
� ,., .
i- — —.
, t
, , __ _, ,
, __ __,
� a �� � � �
, ' � t �
f , ,_, �
� 627-492-Q38 �. __527-492-Q34.__- _-� F27-092-037 � � 827-092-040 --- �--�
r- � �
� -� -- — -- ------.. _- --- -- . t -- - � �. ; ,,,, i
_' _— ___ -_i . � --____'_'}_
t
_
.. .' '
i_ ' � _ _ � �' I
I z!{' N`.i _ - _ - � ' { � (
� '
� - , � �-- --- � � - '
.. -� �� .
b 0. ••
1' . _ .. � . _.G _ {_ �
..
" }
I 4
i' � 1
! � � i
C �
___ __' _ �_ _ _ --_— _ _-__.-_. _ _ _.._..��_� .�_...._�..� _ �=_c _ _ ___ _ '
� — ..-..._� _ _ __ _ _' __._.�
-'�
� "Consultar7ts, Inc.
- -'-- - � - - - I
:�F1E� :�'.� - r,�. .i , ,_ _ _ - ,
PALM DESERT OF�. NQRTN
-:x;� , _cF �_, ,_. FE,,:.�r,=:.:.
�:-- _cE,
,. ..-___ _ -- ___-_ -
_ �_ ';�E��.
� l2' : .
W
�
Q
�
�c
G
^d
(LLn
Vl
�
'
�
'`
, �F1: - � _
PF�Ltw1 DESEFi
ALESSANQRd A��EY
PRELIFr1INf,RY IPPPRt�tiEtAENT ��,YOU (
�F ,;� -
..` ,
, ^.
:�eE < „' 4
�
�
�
� _ _ _'
�' " _
� ' _
� __ .<
=_Z;
� _.. , �;:
�
F.E'JISI4NS
• � � �
�_ _ , ,1 : _ ..%{3r
s=�==:�=-�- --*--3-_�-__.
:#
- - 'I J.
�
Y
F,
;� .
� '
�
�' :
627-074-010
�
� ��
sc.anta '.E.--�
� c�.
f �'�onsuitants, Fnc,
(�:s.c.!c ay.,a.x ���_ c. ex rs. °CAI.E'
�DfTEiNC{ �.� ar: CSS �cn;E ^nflbS . i'= 74'
, . - V��'V.7L�Q�`t
V ��.7
�� v.
.- '_:- __ ..•.�1: ��.- � � .
�
• . �'i�
1.
*ss> >...x cnm a.
�,��. ,�
wm. Co 9351fl
tmnm: a<4<5301�f
s•awsa.am�
FItE N6, t
a�o i
�X. Ptt,"!0
jt-icl'tER
�L7�U�G�VQ�
,�
� �
�
,4
`�
'�- _
_�
�.
� '_.
�
�
_ � __
— - ' - !. µ.__.-_ - "�-
�<
EX. SEVdER F.A"` C;�C
� �� (TYP.) ....� -
_ �_ .
(E ' i�
... . .. � , - ��
_ . � �: . ., _' _ ' ' �.
�v _ ' - _ '_' _" " ��
� '
3
/ � ���— "��,
I
�(`, '+ �c_ 3
t . v �-
, .. . . _ - --�-- � — ' -
:�:i. _ ..'.___.. . ---- ��_. '
r. i
��_..__. �`v;_ -- �__ '--.—...__ '�#
�,�i� � l' ..,.�..,-�a �. �;
' �,,✓,' //.,//% �, °
j //`� ; : ;
� ' ' � _. - - �,/,�/�� -- -- — ,
_ L ��'fr r/ ��'...
� � ,.: , .-' � '•� ' . IY'�f� � �/ � / . ..r: $
� � - C2Zs2!�2-022 ..; j,�,������-��2,-.041" ' �` _ �
�27-092-021 � r,�'„ �;, . , ,. �
� �;�� /if� ;�i �;�,r%�rl�f ff; �r� � •� 3 .
.,,, . ,, , .
<�,; / �, ,
I "
�
/
i
i� �
�� t�v>1, �
r ` �
� �
1i /
�Y
- - - �! —� _ ...
. '
�
�� ., ' ,
.� FRtIP ?' .. ' �• nr...� � ....., ,
� � '-- ?.. �--� -_ ..,_ ,_
i '
� \..._..
� . � � " _ '_"- .
i \t
i � _
EXIST. 9UI�QING �
;TYP.} � -
' -
' ' _ _._ _ � _ — -
� ._. _ .- � _ -
��... J `_�..
t —
5't'AMi' j EASiS Cf [E4.G:NG.^.
REF3:HiAARK � hFFFGVE08Y'
GRAPN3C SC0.lE
b 0 6 b & M
�_ J—I��e���iYL��
{�MFf»i}
• 0.
FAI.MUEStK( J�a3wtn.�cwaaE:
jEX-flGESSANDR4-SLOTS
A�ESSANDRO AI.LEY I �;'��T"°
PREiIMlMAi2YIMPR4VEMEN7E.AYQti7 ,
SHEE'f i OF t
�
3
�
�
�