HomeMy WebLinkAboutItem 3B - Case 3.4361 MAJ PC 12-4-24
PLANNING COMMISSION STAFF REPORT
DATE: DECEMBER 4, 2024 PUBLIC HEARING
SUBJECT: A REQUEST BY PS CANYON DEVELOPMENT, LLC, OWNER TO
CERTIFY A FINAL ENVIRONMENTAL IMPACT REPORT (FEIR)
INCLUDING THE ADOPTION OF A STATEMENT OF OVERRIDING
CONSIDERATIONS AND APPROVE A MAJOR DEVELOPMENT PERMIT
FOR A 739,360-SQUARE FOOT WAREHOUSE ON A THIRTY-EIGHT (38)
ACRE PARCEL LOCATED AT THE NORTHWEST CORNER OF NORTH
INDIAN CANYON DRIVE AND 19TH AVENUE. (CASE 3.4361 MAJ) (GM)
FROM: DEPARTMENT OF PLANNING SERVICES
SUMMARY:
This is a request for the Planning Commission to consider a Major Development Permit
and associated Final Environmental Impact Report (FEIR) to construct a two-story
industrial warehouse building totaling 739,360-square foot to include 12,000-square feet
of office space as a by-right development in the M-2 (Industrial) zone. The project
proposes 420 parking spaces for autos, 11 ADA spaces, and 306 stalls for trucks and
trailers and 110 loading docks located along the northern and southern sides of the
warehouse building.
For purposes of the California Environmental Quality Act (CEQA), the City Planning
Commission has the principal approval authority over the proposed project and is
therefore the lead agency. A Final Environmental Impact Report (FEIR) State
Clearinghouse number (2023080091) has been prepared and will be a part of the
consideration of the project. The FEIR has determined that while a number of impacts
can be mitigated, Greenhouse Gas (GHG) emissions and Transportation will cause
significant impacts to the environment that cannot be mitigated to a less than significant
levels. Therefore, under CEQA a Statement of Overriding Considerations (SOC) is
required. The Planning Commission is therefore being asked to adopt a SOC and
Mitigation Monitoring and Reporting Program (MMP) as part of the environmental review
process in conjunction with the Major Development Permit for this project.
The proposed project complies with the development standards implemented by the City
Council in 2022 when they amended the Municipal Code to permit large warehouse and
logistic centers in this area of the City. As such, no further Code amendments, conditional
use permits or variances are required as part of this application.
Planning Commission Staff Report
December 4, 2024 – Page 2 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
RECOMMENDATION:
That the Planning Commission take the following actions:
1. Certify that the Final Environmental Impact Report as complete.
2. Adopt the Statement of Overriding Considerations (for those environmental
impacts that cannot be mitigated to below the level of significance).
3. Adopt the Mitigation Monitoring and Reporting Program.
4. Approve a Major Development Permit application subject to attached conditions
of approval.
BUSINESS PRINCIPAL DISCLOSURE:
The applicant has submitted a Business Disclosure form stating that the property is
owned by PS Canyon Development, LLC, with David Snider, and Steve Disse as sole
owners of the company.
PROJECT DESCRIPTION:
The project proposes the development of a two‐story, 739,360‐square‐foot fulfillment
center. The project will also include the development of associated infrastructure such as
paved drive aisles and parking areas, as well as associated landscape and stormwater
retention areas. The proposed fulfillment center is compliant with the existing land use
and zoning designations established by the City Council on January 27, 2022 per
Ordinance #2506; therefore, the project does not propose changes to existing land use
and zoning regulations, not does it require a conditional use permit of variance.
The build-out components include the following:
• One building for industrial warehousing operations proposed in one phase.
o Proposed building is two‐stories and 739,360 square feet
• 727,360 square feet for warehouse uses
• 12,000 square feet for office uses
• Approximately 4.15 acres of landscaped and stormwater retention areas
• 736 parking stalls to be provided
• Four vehicular access points
o Primary gated truck access on 19th Avenue (Driveway 4) at the southwest
project corner with full access
o Three access points along Indian Canyon Drive
• Trash enclosures will be located at each corner of the project building.
• Metal chain‐link fencing surrounding property during project construction.
• Underground and landscaped stormwater retention basin proposed to
provide storage for a 100‐year controlling storm event
• Domestic water will connect to existing 12‐inch water main on 19th Avenue
• Onsite fire lines will connect to existing 12‐inch water main on Indian
Canyon Drive (near the northeast property boundary) and 19th Avenue
Planning Commission Staff Report
December 4, 2024 – Page 3 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
(near the southwest and southeast property boundaries).
• The project will connect to existing infrastructure provided by Southern
California Edison (SCE) along Indian Canyon Drive
• Project operations:
o 700 employees; 1,574 (actual) vehicle trip‐ends per day and 2,134
Passenger Car Equivalent (PCE) trip‐ends per day.
o Hours of operation will be 24/7
Major Development Permit
The purpose of a Major Development Permit is to ensure that the proposed development is
consistent with the General Plan, Zoning Code, and other adopted plans, regulations, and
policies of the City; that the location, height, massing, and placement of the proposed
development is consistent with applicable standards; and that the necessary
infrastructure is in place to serve the proposed development. A Major Development
Permit is required for new industrial buildings. Major Development Permit submittals shall
include a site plan; preliminary grading plan; floor plans; building elevations; roof plan;
landscape plan; material and color selections; lighting plan; and other plans or exhibits
required by the Director (Section 94.04.01(B) and 94.04.01(C)(1)(b) of the Palm Springs
Zoning Code).
Project Construction
The proposed project construction will occur in one phase. The construction activities
include site preparation, grading, building construction, paving, and architectural coating.
Construction is anticipated to begin in early 2025 and completed in 2026.
Along with the warehouse facility, construction will also include circulation and parking
facilities, public utilities, and infrastructure, and be undertaken in accordance with the
final conditions of approval for the project. Equipment utilized for the construction of the
project will meet industry standards and typical construction practices, each piece of
construction equipment will operate up to a total of eight hours per day.
In addition, to support the project development, there will be off‐site improvements
associated with the project’s connection to existing sewer lines located approximately
650 feet east of the project, along 19th Avenue. It is expected that the off‐site construction
activities would only occur during permitted construction hours.
Site Circulation
Circulation for the proposed project includes the development of gated secure access
points, internal drive aisles, and paved parking spaces. Access to the project will be
provided at three points along Indian Canyon Drive and one point on 19th Avenue. Both
public roadways are paved but have no curb and gutter improvements. They will be
improved to the standards of the City of Palm Springs General Plan Circulation Element.
The project will construct 19th Avenue from the project’s western boundary to Indian
Canyon Drive at its ultimate half‐section width as a Secondary Thoroughfare, with a
minimum pavement width of 64 feet; and construct Indian Canyon Drive from the
Planning Commission Staff Report
December 4, 2024 – Page 4 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
northern project boundary to 19th Avenue at its ultimate half‐section width as a Major
Thoroughfare, with a minimum pavement width of 76 feet.
The facility includes access on both Indian Canyon Drive and 19th Avenue, with truck
traffic/access limited to 19th Avenue. The project proposes two right‐in/right‐out access
driveways and one full access driveway along Indian Canyon Drive. The access points
along Indian Canyon Drive enter the project parking lot. The proposed full-access
driveway along 19th Avenue will be located at the southwest corner of the project and
utilized by truck traffic only.
Gated access will limit vehicular access to authorized individuals and personnel to
ensure safety and security. The access points onsite will provide emergency access to
the project. Emergency vehicles will have access to the gated areas via a Knox box.
The internal circulation system will consist of a series of drives around the project
building. The east side of the project building is designated for auto parking for
employees, while the paved drive aisles along the building’s north, west, and south sides
are designated for truck access only. Pedestrian walkways will be located along the east
side project frontage, adjacent to Indian Canyon Drive, as well as along building
frontages.
Within the Transportation chapter of the EIR vehicle trip generation rates are analyzed
for the Project, as well as a vehicle trip generation summary with daily and peak hour trip
generation estimates. The Project is anticipated to generate a total of 1,574 vehicle trip‐
ends per day with 89 AM peak vehicle hour trips and 122 PM peak hour vehicle trips. The
remaining 1,363 trips will occur at off-peak times. This analysis generates the most
conservative analysis by assuming operations will be conducted 24 hours a day and 7
days a week to account for future users that may utilize those working hours as well.
Infrastructure Plan
The utility system planned to serve the project will be designed to provide coordinated
infrastructure and public services to adequately serve the project area at full buildout. The
project will be served by the following utilities:
• Water: Mission Springs Water District
• Sewer: Mission Springs Water District
• Electricity: Southern California Edison (SCE)
Mission Springs Water District (MSWD) will provide water service for the project property.
Existing MSWD water infrastructure is located adjacent to the project, along the
surrounding roadways. The sanitary sewer service for the project area is provided by
MSWD. Sewer connections to the site will occur on 19th Avenue from an existing sewer
line approximately 650 feet east of the project in 19th Avenue. The project will extend the
sewer line to connect to the project. Private internal sewer lines will occur along the
eastern side of the project.
Planning Commission Staff Report
December 4, 2024 – Page 5 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
BACKGROUND AND SETTING:
City Council Action:
The City Council on January 27, 2022 adopted Ordinance #2056 for a Zone Text
Amendment (Case ZTA 5.1547) amending the PSZC Chapter 92 and Chapter 93 relative
to the development standards for the M-2 and E-1 zones to allow warehouse uses by-right.
This revision specifically identified the area of the City north of Interstate 10, west of North
Indian Canyon Drive as an appropriate and desirable location for future development of
large-scale warehouse/fulfillment centers and appropriately zoned the area for this type of
development. As a matter of land use, the proposed facility is permitted as of right and
consistent with the Council directive.
Related Relevant City Actions by Planning, Fire, Building, etc…
1/27/2022 The City Council, by a vote of 5-0, adopted Ordinance #2056 amending
Palm Springs Zoning Code (PSZC) Chapters 92 and 93 relative to the
development standards for the M-2 and E-1 zones to allow
warehouse/fulfillment centers.
8/7/2023 Initial Study circulated for a 30-day review period ending on 9-6-23
8/22/2023 Scoping Meeting conducted to provide an opportunity for the public to
learn about the proposed project and provide comments on the possible
environmental effects should study in the EIR process
9/13/2023 Planning Commission conducted a Study Session to discuss proposed
project and provide comments
4/30/2024 Draft Environmental Impact Report (DEIR) available for a 45-day review
period ending June 17, 2024
5/22/2024 The Planning Commission held a discussion regarding the DEIR and
requested a 4th Alternative be analyzed and requested additional analysis
of the projects impact on scenic vistas from Interstate 10
8/26/2024 The Draft Re-Circulated Environmental Impact Report available for 45-
comment period ending October 9, 2024
Property Posting
2/9/2023 Property posted with “Project Under Consideration” sign
DETAILS OF APPLICATION REQUEST:
Site Area
38-Acres
I
Planning Commission Staff Report
December 4, 2024 – Page 6 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
General Plan, Zoning and Land Uses of Site & Surrounding Areas
Existing General Plan
Designations
Existing Zoning
Designation
Existing Land Use
Site IND (Industrial) M-2 (Industrial) Vacant
North IND (Industrial) M-2 (Industrial) Vacant
South RBC (Regional
Business Center)
M-2 (Industrial) Warehouse
East IND (Industrial) M-2 (Industrial) Desert Hot Springs
West IND (Industrial) M-2 (Industrial) Vacant
ANALYSIS:
Site Plan:
The project proposes the development of a two‐story, 739,360‐square‐foot fulfillment
center on a vacant lot of approximately 38 acres. The ultimate build-out will include the
warehouse and office space and include associated infrastructure (paved driveways and
parking, landscaping, gated access points, retention area, and perimeter fencing). The
building will be situated in the center of the site with auto parking along North Indian
Canyon Drive with the remainder of the site to be used for truck/tailor parking and loading
docks.
The Palm Springs Zoning Code (PSZC) establishes setback requirements for M‐2 zones
in the City and requires a minimum setback of 25 feet from a building to the property line.
The setbacks on all sides vary from 62 feet to 312 feet and are compliant with the PSZC.
Lot size
The minimum lot area for M‐2 zones is 40,000 square feet; the minimum lot width is 200
feet, and the minimum depth is 200 feet. The project lot width is approximately 1,253 feet,
and the lot depth is approximately 1,272 feet, occupying approximately 1,588,466 square
feet (net). Therefore, the project is compliant with the lot area, width and depth
requirements.
Parking:
The proposed fulfillment center requires a total of 312 spaces for employee parking, 420
total spaces are provided in the front parking area exceeding the minimum requirement.
A total of 306 spaces for truck/tailers are located within the gated area on the north and
south sides of the building. The table below shows the parking calculation per Section
93.06.00(D)(36) of the PSZC:
Planning Commission Staff Report
December 4, 2024 – Page 7 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
Parking Square Feet Parking Ratio Spaces
Warehouse Building 739,360 – sq ft
1st 100,000-sq ft
2nd 100,000-sq ft
Remainder
1 per 800-sq ft
1 per 1,250-sq ft
1 per 5,000-sq ft
125 spaces
80 spaces
107 spaces
Total Parking Required 312 spaces
Standard Spaces Provided
Handicapped Spaces
Provided
Truck Parking Provided
420 spaces
11 spaces
306 spaces
Total Parking Provided 737 spaces
The proposed parking lot includes spaces for low emitting vehicles and EV charging
stations located within the front automobile parking lot. The applicant has indicated that
additional truck EV charging spaces may be provided within the gated parking areas to
meet future needs as the industry shifts.
Site Lighting:
Development of the project will introduce additional lighting to the area. During the period
of construction, the project is expected to utilize temporary light fixtures as a standard
measure of nighttime construction site safety. These sources of light are generally
downward‐oriented, and some are only activated by motion. The temporary construction
perimeter fencing (with wind fabric) is expected to visually screen the temporary light
fixtures, therefore preventing temporary light spillage effects.
Once completed, the project will provide nighttime lighting for security purposes to safely
illuminate the parking areas, entrances, signs, and walkways. According to the
photometric plan, project light fixtures will consist of downward‐oriented post‐mounted
and wall‐mounted fixtures located throughout the project. The wall‐mounted fixtures will
provide lighting for building entryways, sidewalks, and general exterior lighting. The
post‐mounted fixtures are proposed to be located in the parking lot areas and along the
paved driveways. The downward‐oriented fixtures are designed to not only provide
light on the project site, but also to reduce the amount of light emitted towards adjacent
properties. The primary access points (at the southwestern, northeastern, and
southeastern property corners) will include light fixtures to illuminate the project’s gated
entry points. Per the photometric plan the light fixtures proposed at the project site will
comply with the Outdoor Lighting Standards of the PSZC.
Mass and Scale:
The proposed building will be fifty (50) feet in height, and setback 152 to 156 feet from
property line along Noth Indian Canon Drive. This increased setback will reduce the scale
and visual impact of the building by placing it further away from the right-of-way, therefore
reducing the building mass viewed by the motorists on the adjacent streets. The PSZC
Sections 92.17.1.04 through 92.17.1.05 establish the development standards and
guidelines for properties within the City’s Manufacturing (M‐2) zoning designation. Per the
Planning Commission Staff Report
December 4, 2024 – Page 8 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
City Council’s 2022 amendment, Section 92.17.1.03(c)(2)(d) allows for a maximum height
of sixty (60) feet provided that: (1) the building is located on a parcel of not less than one
acre in size; and (2) the building or any portion thereof is set back one foot from any
property line for every one foot of vertical height. Further, Section 92.17.0.03(c)(2)(d)
limits buildings with a maximum height above forty (40) feet to an M-2 zoned area
bounded by 18th Avenue on the north, Indian Canyon Drive on the east, 19th Avenue on
the south, and the western boundary of the zone district on the west. The project meets
both of these standards. Thus, the project’s building height of 50 feet complies with the
development standards in the PSZC.
Building Design and Detailing:
The proposed development will be cohesive with the adjacent land uses by incorporating
improvements such as landscaping and fencing along the perimeter of the project. The
proposed warehouse structure will be constructed as a “tilt-up” concrete building and
include materials such as concrete in neutral colors such as beige, browns, and dark/olive
green, metal painted white, anodized aluminum storefront windows, and stone accents.
The natural colors of the proposed buildings will complement the existing landscape and
the proposed landscaping. Building elevations provided show the proposed materials.
The proposed project is consistent with the visual character of the surrounding industrial
area. The project’s perimeter landscaping, fencing, and the entry points will be similar in
appearance and quality to the existing industrial properties to the south and throughout
the City. Architectural details will be reviewed by the Architectural Review Committee
(ARC) upon approval of the Development Permit by the Planning Commission.
Landscaping and Buffers:
The project landscape will include drought‐tolerant trees (24‐inch boxes), 12‐foot palms,
and ground covers (15‐gallon) typically found in the region, such as willow acacia, desert
museum palo verde, thornless honey mesquite, and date palm. Shrubs and accent
plantings proposed for the project include outback sunrise emu bush, new gold lantana,
Lindheimer’s muhly, firecracker plant, various agave, cactus, yucca, and aloe. Fractured
rock, and decomposed granite will provide ground cover. Exterior irrigation will use drip
or micro‐spray applicators. One retention basin is proposed along the southern project
boundary. The landscaped areas and the retention basin proposed for the site will occupy
approximately 4.15 acres of the property. The parking spaces immediately north of the
retention basin will be separated by masonry block wall and fencing.
ENVIRONMENTAL IMPACT REPORT AND DETERMINATION
Following publication of the Initial Study in August 2023, the Draft EIR in April 2024, and
the Re-Circulation of the EIR in August 2024 and the associated public review that
concluded in October 2024, a Final EIR has been prepared and distributed to the Planning
Commission.
The EIR analyzed the following: Aesthetics, Air Quality, Biological Resources, Cultural
Resources, Energy Resources, Geology and Soils, Greenhouse Gas Emissions,
Planning Commission Staff Report
December 4, 2024 – Page 9 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
Hazardous Materials, Hydrology and Water Quality, Noise, Population and Housing,
Public Services, Transportation, Tribal Cultural Resources, and Utilities and Service
Systems. Other sections of the DEIR analyzed the Significant and Unavoidable Impacts
of the project on the environment, Significant Irreversible Environmental Changes, and
Growth-Inducing Impacts. The full analysis of the project is found in the EIR for all sections
with Mitigation Measures.
Less Than Significant Impacts:
From the conclusions of the EIR the following were determined to have less than
significant impacts and no further mitigation measures are required: Aesthetics, Air
Quality, Energy, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise,
Public Services, Tribal Cultural Resources, and Utilities and Service Systems.
Less Than Significant Impacts with Mitigation Measures:
From the conclusions of the DEIR the following were determined to have less than
significant impacts if further mitigation measures are implemented: Biological Resources,
Cultural Resources, and Geology and Soils.
Significant and Unavoidable Impacts:
From the conclusions of the DEIR the following were determined to have significant and
unavoidable impacts on the environment: Greenhouse Gas Emissions and
Transportation.
The following section of the staff report will discuss the sections of the EIR that address
impacts that are significant and cannot be mitigated to less than significant levels even
with the imposition of mitigation measures.
Greenhouse Gas Emissions:
The purpose of this section is to analyze the potential impacts of greenhouse gas (GHG)
emissions, resulting from construction and operation of the project. At the project‐specific
level, the analytical and quantitative findings are based on the N Indian Canyon/19th Ave
High‐Cube Warehouse Greenhouse Gas Analysis (GHGA), dated December 15, 2023.
The purpose of the GHGA was to evaluate project‐related construction and operational
emissions and determine the level of GHG impacts from construction and operation of the
proposed project. Based upon the modeling found in Chapter 4.7 of the EIR, the project
will have a significant and unavoidable impact on GHG Emissions even with the
imposition of all feasible mitigation measures. The following mitigation measures will be
imposed.
GHG-1: The project shall implement Screening Table Measures providing for a
minimum 100 points per the County Screening Tables. The City shall verify
incorporation of the identified Screening Table Measures within the project
building plans and site designs prior to the issuance of building permit(s). The
City shall verify implementation of the identified Screening Table Measures
prior to the issuance of Certificate(s) of Occupancy.
Planning Commission Staff Report
December 4, 2024 – Page 10 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
Transportation:
The Transportation section analyzed proposed improvements to intersections and
roadways and other mitigation required for the implementation of the project. This
evaluation is based on the information contained in the N. Indian Canyon/19th Ave High‐
Cube Warehouse Traffic Analysis (TA) Vehicle Miles Traveled and (VMT) Analysis, the
Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate
Vulnerabilities, and Advancing Health and Equity, as well as the 2007 Palm Springs
General Plan Circulation Element. Analysis of VMT is the most current measure for
identifying transportation impacts for land use projects. The City’s General Plan, however,
includes policies relating to LOS to evaluate future road network operations and to identify
improvements that will be needed to address project and other development impacts.
In terms of cumulative effects, the project is being developed in an area of the City and
the region that is still urbanizing. Vacant lands in Palm Springs and Desert Hot Springs
are designated for industrial and commercial uses and will generate additional traffic on
area roadways. However, these future projects will be required to analyze their traffic
impacts and will be required to comply with the City’s policies relating to level of service.
The level of impact and mitigation measures, if required, will be developed specific to
these projects as they occur. Similar to the proposed project, future projects will be
required to pay Development Impact Fee (DIF) fees and contribute to intersection
improvements to assure adequate LOS at City intersections. As a result, and as analyzed
in the General Plan EIR, area roadways will operate at acceptable levels through build out
of the General Plan, and the project and other projects will not have cumulatively
considerable impacts on traffic flow. Based upon analysis found in Chapter 4.13 of the
EIR there will be significant impacts even with the imposition of all feasible mitigation
measures, as follows:
TRA -1: VMT Reduction Program
The applicant will implement a VMT Reduction Program during operations
which includes the following measures:
• Implement a rideshare program and provide preferential parking for
rideshares.
• Provide opportunities for telecommuting/alternative work hour programs.
• Construct on-site bicycle racks, lockers, and shower rooms.
TRA-2: Traffic Control Plan: Prior to construction of any project related improvements,
including offsite utilities and/ or issuance of a grading permit, the applicant shall
prepare and submit to the City of Palm Springs for review and approval detailed
construction traffic management plans, including street closure information,
detour plans, haul routes, and staging plans as necessary for any off-site work
that would encroach on public right-of-way. The construction traffic
management plans shall include the following elements, as appropriate:
Planning Commission Staff Report
December 4, 2024 – Page 11 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
• Provisions for temporary traffic control during all construction activities
adjacent to public right-of-way to improve traffic flow on public roadways
(e.g., flag person);
• Construction-related vehicles shall not park on surrounding public streets;
• Provision of safety precautions for pedestrians and bicyclists through such
measures as alternate routing and protection barriers;
• Schedule construction-related deliveries to reduce travel during peak travel
periods;
• Obtain the required permits for truck haul routes from the City of Desert Hot
Springs prior to the issuance of any permit for the project; and
• Obtain a Caltrans transportation permit for use of oversized transport
vehicles on Caltrans facilities.
• Outline adequate measures to ensure emergency vehicle access during all
aspects of the project’s construction, including, but not limited to, the use of
flagmen during partial closures to streets surrounding the project site to
facilitate the traffic flow until construction is complete.
• Include the implementation of security measures during construction in
areas that are accessible to the general public to help reduce any increased
demand on law enforcement services, including fencing construction areas,
providing security lighting, and providing security personnel to patrol
construction sites.
ALTERNATIVES TO THE PROPOSED PROJECT
The EIR in Chapter 7 has considered and evaluated alternatives to the proposed project
pursuant to the provisions of Section 15126.6 of the State CEQA Guidelines.
Alternatives Considered and Rejected
State CEQA Guidelines Section 15126.6(c) requires an EIR to identify any alternatives
that were considered by the lead agency but were rejected as infeasible during the
scoping process, and to briefly explain the reasons underlying the agency’s
determination. Additionally, alternatives may be eliminated from detailed consideration in
the EIR if they fail to meet most of the project objectives, or do not avoid any significant
environmental effects. The following Alternatives were selected for evaluation of the EIR:
1. Alternative 1 – No Project
The project site, under this Alternative, would remain in its current condition as a
vacant and undeveloped lot. No development would occur at the site. The existing
visual character and visual resources would remain the same, and none of the
impacts of the project would occur. The No Project Alternative would not result in
impacts to the project site since there would be no development. Alternative 1 is
Planning Commission Staff Report
December 4, 2024 – Page 12 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
environmentally superior but it does not meet any of the objectives of the proposed
project because it would not involve development of the site.
2. Alternative 2 – Reduced Intensity
Under this Alternative, the project would develop a reduced intensity industrial
project. Alternative 2 would reduce the size of the industrial building by half.
Therefore, this Alternative would reduce the building footprint by 50 percent, for a
maximum of 369,680 square feet. This Alternative would reduce the number of
employees thus reducing the traffic generated from this Alternative. The Alternative
would still require a Major Development Permit approval, similar to the proposed
project. This Alternative would reduce impacts by approximately half, due to the
reduced building intensity, resulting in reduced employees and traffic, therefore,
reducing greenhouse gas emissions to less than significant levels. Alternative 2
would still result in impacts requiring mitigation measures to reduce them.
3. Alternative 3 – Industrial Business Park
Under this Alternative, a mixed-use multi‐building project would be developed with
uses allowed in the M-2 zone. Alternative 3 proposes to develop a 182,000‐square‐
foot storage facility on 7‐acres, a 26,000‐square‐foot vehicle storage and rental
facility (i.e., U‐Haul) on 1 acre, two 26,000‐square‐foot manufacturing buildings
(i.e., stone cutting, lighting and wiring) on 2 acres, two 26,000‐square‐foot buildings
for equipment sales on 2 acres, and two 274,000‐square‐foot wholesale,
warehouse, distribution, fulfillment, and import/export centers on 21 acres. It is
estimated that open space areas for retention, irrigation ditches and landscaping
would take up to 5 acres of the project site. Alternative 3 would likely result in
incremental increased impacts to air quality, energy (electricity, natural gas and
petroleum), greenhouse gas emissions, noise, and transportation requiring
mitigation measures.
4. Alternative 4 – Warehousing
Under this Alternative, the project would develop a distribution center, instead of a
fulfillment center. The distribution center would store and distribute goods to
retailers, wholesalers or other locations vs. processing and shipping orders to
customers directly. Typical activities of a distribution center would include receiving,
sorting, storing, and shipping goods usually in bulk quantities. The warehouse
operations will be compliant with the City of Palm Springs M‐2 zoning designation.
The warehouse building (739,360 square feet) number of parking spaces (736
parking stalls), access, and landscape will be the same as the proposed project.
Alternative 4 would not reduce the size of the industrial building or developed project
developmental area. However, the warehouse use would likely result in 338 more
employees and reduced vehicle delivery activity compared to the proposed project,
since warehousing uses require less truck access. The Alternative would require a
Major Development Permit approval, similar to the proposed project. Like the
proposed project, Alternative 4 would have a significant impact to vehicle miles
traveled and greenhouse gas emissions and would remain significant and
Planning Commission Staff Report
December 4, 2024 – Page 13 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
unavoidable.
STATEMENT OF OVERRIDING CONSIDERATIONS
Based on the analysis contained in the Final EIR, impacts to greenhouse gas emissions
and transportation have been determined to be significant and unavoidable, after all
feasible mitigation measures have been considered and adopted. These unavoidable
impacts are overridden by the project benefits set forth in the Statement of Overriding
Considerations. The City of Palm Springs finds that for each of the significant effects,
specific economic, legal, social, technological, or other considerations, including the
provision of employment opportunities for highly trained workers, make infeasible the
mitigation measures or alternatives identified in the Draft/Final EIR. However, the City
finds that with respect to the significant and unavoidable impacts described, specific
overriding economic, legal, social, technological or other benefits of the project outweigh
the significant effects on the environment.
RESPONSE TO COMMENTS
The review of the Draft Environmental Impact Report (DEIR) for the project included a
45-day comment period for the original release of the document and subsequent re-
circulation. The City received a total of nine (9) letters of comment during the initial review
period including seven (7) from public agencies and other organizations, and two (2) from
local area residents. The re-circulation resulted in an additional two (2) letters as repeats
from agencies previously sending letters.
CEQA and the CEQA Guidelines provide those written comments received during the
public review period for a EIR must be responded to in writing. The responses to
comments must provide reasoned, good faith analyses regarding all significant
environmental issues raised in the EIR comments. Responses to comments submitted
by another public agency must be provided to the commenting agency at least 10 days
before certification of the Final EIR. Comments that are only objections to the merits of
the project itself may be addressed briefly, as they do not relate to a specific
environmental concern. The complete list of response to comments is included in the
Final Environmental Impact Report attached to this staff report.
FINDINGS – MAJOR DEVELOPMENT PERMIT APPLICATION (CASE DP 2024-0002)
Section 94.04.01(D) of the Palm Springs Zoning Code (PSZC) requires an evaluation of
the proposed development. Staff has analyzed the findings in order below.
1. The proposed project is consistent with the General Plan and any applicable
specific plan;
The development proposes the construction of a 739,360-square foot warehouse building
located in an area designated as Industrial (IND) per the General Plan (GP) with a
corresponding zoning classification of M-2 (Industrial). This land use designation typically
includes research and development parks, light manufacturing, laboratories, warehouses,
Planning Commission Staff Report
December 4, 2024 – Page 14 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
and industrial services. The project as proposed is a by-right use in the M-2 zone and is
consistent with the GP designation.
The following goals and policies established in the Land Use Element of the General Plan
are relevant to the proposed project:
Goal LU3: Attract and retain high‐quality industrial and business park development.
Policy LU3.1: Encourage well‐planned research and development areas and
business parks that contain coordinated design guidelines and
enhanced amenities.
Policy LU3.2: Promote opportunities for expansion and revitalization of industrial
uses within the City.
Policy LU3.3: Ensure operation of industrial uses is unobtrusive to surrounding
areas and prohibit the development of manufacturing uses that
operate in a manner or use materials that may impose a danger on
adjacent uses or are harmful to the environment.
The implementation of the project will advance the specific goals within the Circulation
Element of the General Plan to “Establish and maintain an efficient, interconnected
circulation system that accommodates vehicular travel, walking, bicycling, public transit
and other forms of transportation” with the following applicable policies:
Policy CR1.3 Continue coordination/cooperation with adjacent jurisdictions
regarding future roadway sections, standards, and
improvements.
Policy CR1.9 Maintain a truck route system that serves business districts,
industrial areas, and the Airport.
Policy CR1.11 Encourage large employers (employers with 100 or more
persons) to adopt incentive programs that include ridesharing,
fleet vehicles and vanpools, preferential parking for
rideshares, subsidized shuttle bus services, telecommuting,
alternative work hour programs, bicycle racks, lockers and
shower rooms, and information on transit services to reduce
overall traffic volumes in the City.
Policy CR1.13 Require the owner or applicant of new development projects
to fund the cost to mitigate traffic impacts generated by the
new development project to LOS D or better.
Policy CR1.14 Pursue an aggressive regional posture advocating new and
improved transportation solutions, including continued
participation in the Transportation Uniform Mitigation Fee.
Policy CR1.16 Require developers, prior to approval of development plans,
Planning Commission Staff Report
December 4, 2024 – Page 15 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
to provide increased right‐of‐way through land dedications to
accommodate additional demand for dual left‐turn and
exclusive right‐turn lanes, interchange improvements, bus
stops and lanes, bicycle facilities or other improvements
required to maintain a minimum
2. The proposed uses are in conformance to the uses permitted in the zone district
where the site is located, and are not detrimental to adjacent properties or residents;
The parcel is zoned M-2 and the proposed warehouse per Section 92.17.1.01(11) is a by-
right use in this zone. The proposed fulfillment center is compliant with the existing land
use and zoning designations established by the City of Palm Springs; therefore, the
project does not propose changes in existing land use and zoning designations. The area
around the site consists of other industrial buildings containing a variety of uses that are
consistent with the proposed project. Street improvements will include construction of 19th
Avenue and improvements to North Indian Canyon Drive will allow access to the site and
surrounding properties. Per the determination in the DEIR the implementation of
Mitigation Measures will reduce potential impacts to the surrounding circulation system
and will not be detrimental to surrounding properties and the finding has been met.
3. The proposed project is in conformance to the property development standards for
the zone district where the site is located;
The Palm Springs Zoning Code (PSZC) establishes setback requirements for M‐2 zones
in the City and requires a minimum setback of 25 feet from a building to the property line.
The setback from Indian Canyon Drive to the project’s building varies from approximately
152 feet to approximately 156 feet (building to property line). The southern project
boundary is located adjacent to 19th Avenue. The building setback from 19th Avenue
varies from 266 feet to 312 feet (building to property line). The building setbacks from the
northern property line and western property line are 196 and 258 feet, and 62 feet and 67
feet, respectively. The proposed application conforms to current development standards
as to overall area, density, building height, and required landscaping and the finding has
been met.
4. The proposed height and massing of the project is consistent with applicable
standards and compatible with adjacent development;
The proposed building will be fifty (50) feet in height, and setback 152 to 156 feet from
property line along North Indian Canon Drive. This setback will reduce the scale of the
building by placing it further away from the right-of-way, therefore reducing the building
mass viewed by the motorists on the adjacent streets. The PSZC Section 92.17.1.00
through 92.17.1.05 establishes the standards and guidelines for properties within the
City’s Manufacturing (M‐2) zoning designation. Per Section 92.17.1.03, Property
Development Standards, building heights within M‐2 zones shall not be greater than 30
Planning Commission Staff Report
December 4, 2024 – Page 16 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
feet. However, Section 92.17.1.03(c)(2)(b) allows for a maximum height of sixty (60) feet
provided that: (1) the building is located on a parcel of not less than one acre in size; and (2) the
building or any portion thereof is set back one foot from any property line for every one foot of
vertical height. Further, Section 92.17.1.03(c)(2)(d) limits buildings with a maximum height above
forty (40) feet to areas bounded by 18th Avenue on the north, Indian Canyon Drive on the
east, and 19th Avenue to the south. This applies to the project area because the site lies
within the boundary of the area bounded by Indian Canyon Drive to the east and 19th
Avenue to the south. The industrial area adjacent to the subject site has existing buildings
of thirty (30) feet thus, the project’s building height of 50 feet complies with the
development standards in the PSZC.
5. The proposed setbacks and placement of the building are consistent with
applicable standards and consistent with setbacks of adjacent buildings;
The proposed project has setbacks greater than the required M-2 zone development
standards. The placement of the building in the center of the site with parking on the
east, south, and north side is consistent with other industrial buildings in the immediate
area. Adjacent industrial sites utilize parking and storage yards commonly present to
serve warehouse buildings. The internal circulation with automobile parking on the east
portion of the site and truck/trailer maneuvering with parking on the remainder of the stie
will allow for the separation of loading and unloading and pedestrian access to the building
and the finding has been met.
6. The site for the proposed project has adequate access to streets and highways
properly designed and improved to carry the type and quantity of traffic to be generated
by the proposed uses, and the design for the site plan enhances or continues the city’s
existing grid in accordance with the Circulation Plan of the General Plan;
Circulation for the proposed project includes the development of gated access points,
internal drive aisles, and paved parking spaces. Access to the project will be provided at
three points along Indian Canyon Drive and one point on 19th Avenue. The project will
construct 19th Avenue from the project’s western boundary to Indian Canyon Drive at its
ultimate half‐section width as a Secondary Thoroughfare, with a minimum pavement
width of 64 feet; and construct Indian Canyon Drive from the northern project boundary
to 19th Avenue at its ultimate half‐section width as a Major Thoroughfare, with a minimum
pavement width of 76 feet. The facility includes access on both Indian Canyon Drive and
19th Avenue, with truck traffic/access limited to 19th Avenue. The project proposes two
right‐in/right‐out access driveways and one full access driveway along Indian Canyon
Drive. The access points along Indian Canyon Drive enter the project parking lot. The
proposed full-access driveway along 19th Avenue will be located at the southwest corner
of the project and utilized by truck traffic only. All roads will be constructed per the General
Plan Circulation Plan and the finding has been met.
7. On-site circulation conforms to minimum standards, and accommodations are
made for safe on-site pedestrian circulation;
Planning Commission Staff Report
December 4, 2024 – Page 17 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
The internal circulation system will consist of a series of drives around the project building.
The east side of the project building is designated for auto parking for employees, while
the paved drive aisles along the building’s north, west, and south sides are designated
for truck access only. The proposed internal rights of way vary from 24‐foot‐wide drives
to 71‐foot‐wide drives. The location of the automobile parking on the east side allows for
a separation from trucks allowing direct pedestrian access into the office sections of the
building and the finding has been met.
8. Landscape areas and open space are in conformance to applicable standards, and
the design of stormwater management features are appropriately integrated with other
elements of the site design;
The project landscape will include drought‐tolerant trees (24‐inch boxes), 12‐foot palms,
and ground covers (15‐gallon) typically found in the region, such as willow acacia, desert
museum palo verde, thornless honey mesquite, and date palm. Shrubs and accent
plantings proposed for the project include outback sunrise emu bush, new gold lantana,
Lindheimer’s muhly, firecracker plant, various agave, cactus, yucca, and aloe. Fractured
rock, and decomposed granite will provide ground cover. Exterior irrigation will use drip
or micro‐spray applicators. One retention basin is proposed along the southern project
boundary. The landscaped areas and the retention basin proposed for the site will occupy
approximately 4.15 acres of the property. The parking spaces immediately north of the
retention basin will be separated by masonry block wall and fencing. The Architectural
Review Committee (ARC) will review the final landscape plan.
9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to
serve the proposed project;
The system planned to serve the project will be designed to provide a coordinated
infrastructure and public services to adequately serve the project area at full buildout.
Mission Springs Water District (MSWD) will provide water service for the project property.
Existing MSWD water infrastructure is located adjacent to the project, along the
surrounding roadways. Project water lines will connect to an existing 12‐inch water line in
19th Avenue adjacent to the project. A proposed 12‐inch water line will extend from the
existing water line within the existing right‐of‐way to a private water line within the project
boundaries. A private 12‐inch fire line is proposed within the project boundaries. The fire
line will connect to the water mains along both 19th Avenue and Indian Canyon Drive. The
existing 12‐inch and 16‐inch water lines along 19th Avenue will connect via a 12‐inch water
service line near the southeast and southwest corners of the project. The existing 12‐inch
water line along Indian Canyon Drive will connect to the project’s fire line via a 12‐inch
water service line at the northeast corner of the project. The proposed fire lines will be
along the internal paved drive aisles. A fire hydrant is proposed at each corner of the
project (four fire hydrants in total). Sanitary sewer service for the project area is provided
by MSWD. Sewer connections to the site will occur on 19th Avenue from an existing sewer
line approximately 650 feet east of the project in 19th Avenue. The project will extend the
sewer line to connect to the project. Private internal sewer lines will be 8 inches and occur
Planning Commission Staff Report
December 4, 2024 – Page 18 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
along the eastern side of the project. Based upon these existing and planned
infrastructure improvements the project will meet the finding.
10. Based on environmental review, the proposed project either has no potentially
significant environmental impacts, any potentially significant impacts have been reduced
to less than significant levels because of mitigation measures incorporated in the project,
or a Statement of Overriding Considerations has been adopted to address unmitigated
significant environmental impacts;
An EIR has been prepared with full analysis of the proposed project. As a result of the
EIR findings a Statement of Overriding Considerations (SOC) has been written that
explains why the benefit of the project outweighs the unmitigated adverse environmental
consequences associated with implementing the project. The EIR has determined that
Greenhouse Gas (GHG) emissions and Transportation will cause significant impacts to
the environment that cannot be mitigated to a level less than significant and an SOC is
required. All other impacts can be mitigated to a level less than significant.
11. The proposed project has no unacceptable adverse effects on public welfare,
health or safety.
The proposed warehouse development as analyzed in the EIR will require the
implementation of mitigation measures that will reduce impacts on public welfare, health
and safety to a level less than significant as envisioned by CEQA. The SOC provides a
detailed discussion of how the public benefit of the project outweighs as the adverse
environmental consequences associated with implementing the project resulting in
increased employment, tax revenue and improvement to surrounding street networks. A
Mitigation Monitoring Program will be implemented, and the development will be required
to be constructed with proper permits from the Building Department and require a final
inspection from the building staff prior to occupancy.
ENVIRONMENTAL DETERMINATION:
An Environmental Impact Report (EIR) pursuant to the California Environmental Quality
Act (CEQA) has been prepared for the proposed project (State Clearinghouse Number
2023080091) and will be acted upon by the Planning Commission.
CONCLUSION:
The proposed Major Development Permit as a by-right use to construct a 739,360 square
foot warehouse fulfillment center complies with all the requirements outlined in the above-
mentioned sections of the Palm Springs Municipal Code and Zoning Code. Therefore,
Staff recommends certification of the Final Environmental Impact Report and associated
Statement of Overriding Considerations, Findings of Fact, and implementation of the
Mitigation Monitoring Program and approve the proposed subject to the attached
Planning Commission Staff Report
December 4, 2024 – Page 19 of 19
Case 3.4361 MDP – Palm Springs Fulfillment Center
conditions. Further review by the Architectural Review Committee will evaluate the
building architecture, materials, and landscaping.
PREPARED BY: Glenn Mlaker, AICP – Associate Planner
REVIEWED BY: Edward Robertson – Principal Planner
REVIEWED BY: Christopher Hadwin, Director of Planning Services
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution
3. Conditions of Approval
4. Justification Letter
5. Business Disclosure Form
6. Site Plan and Building Elevations
Documents previously delivered to the Planning Commission:
1. The Final Environmental Impact Report (FEIR)
2. Response to Comments – Chapter 2 of FEIR
3. Mitigation Monitoring Program – Chapter 4 of FEIR
4. Statement of Overriding Considerations
5. Draft Environmental Impact Report (DEIR)
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM SPRINGS, CALIFORNIA, CERTFYING THE PALM SPRINGS
FULFILLMENT CENTER ENIRONMENTAL IMPACT REPORT (SCH
#2023080091) AS COMPLETE; ADOPTING A STATEMENT OF
OVERRIDING CONSIDERATIONS AND FINDINGS OF FACT PURSUANT
TO CALIFORNIA ENVIRONMENTAL QUALTY ACT (CEQA); ADOPTING
THE MITIGATION MONITORING PROGRAM; AND APPROVING A MAJOR
DEVELOPMENT PERMIT FOR THE CONSTRUCTION OF A 739,360-
SQUARE FOOT WAREHOUSE FULFILLMENT CENTER LOCATED AT
THE NORTHWEST CORNER OF NORTH INDIAN CANYON DRIVE AND
19TH AVENUE, APN 666-320-018, ZONE M-2. (CASE 3.4361 MAJ)
THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:
A. PS Canyon Development, LLC, (“Applicant”) has submitted an application with
the City pursuant to Section 94.04.01 of the Palm Springs Zoning Code for a Major
Development Permit Application for the construction of a 739,360-square foot
warehouse fulfillment center on thirty-eight (38) acres. The application includes the
certification of a Final Environmental Impact Report; Statement of Overriding
Considerations and Facts and Findings; and adoption of a Mitigation Monitoring
Program to meet the requirements of the California Environmental Quality Act (CEQA).
B. On January 27, 2022, the City Council adopted Ordinance #2056 amending the
Palm Springs Zoning Code Chapters 92 and 93 relative to the development standards
for the M-2 and E-1 zones to allow warehouse/fulfillment centers as a by-right use.
C. On August 22, 2023, a Scoping Meeting was conducted to provide an opportunity
for the public to learn about the proposed project and provide comments on the possible
environmental effects the City should study in the EIR process.
D. On September 13, 2023 the Planning Commission conducted a study session to
discuss the project and provide comment.
E. On April 30, 2024 a Draft Environmental Impact Report (DEIR) was made
available for a 45-day comment period ending on June 17, 2024.
F. On May 22, 2024, the Planning Commission held a discussion regarding the
DEIR and requested a 4th Alternative to be analyzed and requested additional analysis
of the project’s impact on scenic vistas from Interstate 10.
G. On August 26, 2024 a Re-Circulated Draft Environmental Impact Report was
made available for a 45-day comment period ending on October 9, 2024.
Planning Commission Resolution No. December 4 2024
Case 3.4361 – PS Fulfillment Center Page 2 of 9
H. A notice of the public hearing for Case 3.4361 was given in accordance with
applicable law.
I. On November 4, 2024 the Response to Comments was emailed to all
commenting parties per CEQA requirements.
J. On November 13, 2024, a public hearing on the proposed Major Development
Permit application and the certification of the final EIR, Statement of Overriding
Considerations, and adoption of the Mitigation Monitoring Program was held by the
Planning Commission in accordance with applicable law.
K. The Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including, but not
limited to, the staff report, and all written and oral testimony presented.
L. Pursuant to Section 21067 of the California Environmental Quality Act (“CEQA”),
and Section 15367 of the State CEQA Guidelines, the City of Palm Springs (“City”) is
the Lead Agency for the Proposed Project;
M. The City issued a Notice of Preparation (“NOP”) for a Draft EIR and Re-
Circulated Draft EIR for the Palm Springs Fulfillment Center on April 30, 2024, and
August 26, 2024 and it was transmitted to the State Clearinghouse, local and regional
agencies, and posted at the Riverside County Clerk’s office for a 45-day comment
period where comments and participation were sought from the public and all interested
and affected groups and agencies.
N. Upon initial circulation on April 30, 2024 and upon Re-Circulation of the EIR on
August 26, 2024, the City published a Notice of Availability (“NOA”) which initiated a 45-
day public review and comment period of the Draft EIR for the Proposed Project and
released the Draft EIR for public review and comment at those times;
O. The City prepared a Final EIR, consisting of the comments received during the
public review and comment period on the Draft EIR, written responses to those
comments, to the Draft EIR and a Mitigation Monitoring and Reporting Program for the
Project. For the purposes of this Resolution, the “EIR” shall refer to the Draft EIR, the
Final EIR, together with the other sections of the Final EIR.
P. An Environmental Impact Report (EIR), State Clearing House #2023080091 has
been prepared for the proposed “project”. A Statement of Overring Considerations
(SOC) has been prepared pursuant to the California Environmental Quality Act
Guidelines (“CEQA”). The site is zoned M-2 and is a by-right use for an industrial
warehouse and is in conformance with the General Plan and zoning, and no variances
or exceptions are required.
Q. The EIR included a complete and thorough analysis of four (4) Alternatives,
including the No Project, Reduced Intensity, Industrial Business Park, and Warehousing
alternatives.
Planning Commission Resolution No. December 4 2024
Case 3.4361 – PS Fulfillment Center Page 3 of 9
R. The EIR found that although most project environmental impacts can be reduced
to less than significant levels, impacts to Greenhouse Gas Emissions and
Transportation will remain significant and unavoidable.
S. Prior to taking action, the Planning Commission as the Lead Agency has heard,
been presented with, reviewed and considered all of the information and data in the
administrative record, including the EIR, and all oral and written evidence presented to it
during all meetings.
T. The EIR reflects the independent judgment of the Planning Commission and is
deemed adequate for purposes of making decisions on the merits of the Proposed
Project.
U. All the requirements of CEQA, and the State CEQA Guidelines, have been
satisfied by the City in the EIR, which is sufficiently detailed so that all of the potentially
significant environmental effects of the “Project” have been adequately evaluated.
V. All other legal prerequisites to the adoption of this Resolution have occurred.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1:
That the above recitations are true and constitute the Findings of the Planning
Commission.
Section 2:
That the Planning Commission does adopt the Statement of Overriding Considerations
attached as Exhibit 4, attached hereto and incorporated herewith by this reference.
Section 3:
The Planning Commission hereby adopts the Mitigation Monitoring and Reporting
Program for the “Project” attached to this Resolution as Exhibit 2. Implementation of the
mitigation measures contained in the Mitigation Monitoring and Reporting Program is
hereby made a condition of approval of the Project. In the event of any inconsistencies
between the mitigation measures set forth herein and the Mitigation Monitoring and
Reporting Program, the Mitigation Monitoring and Reporting Program shall control.
Section 4:
The Planning Commission finds that it has been presented with the EIR, which it has
reviewed and considered, and further finds that the EIR is an accurate and objective
statement that has been completed in full compliance with CEQA, the State CEQA
Guidelines and that the EIR reflects the independent judgment and analysis of the
Planning Commission.
Planning Commission Resolution No. December 4 2024
Case 3.4361 – PS Fulfillment Center Page 4 of 9
The Planning Commission declares that no evidence of new significant impacts as
defined by the State CEQA Guidelines section 15088.5 have been received by the
Planning Commission after circulation of the Draft EIR which would require recirculation.
Therefore, the Planning Commission hereby certifies the EIR based on the entirety of
the record of proceedings.
Section 5:
Pursuant to Palm Springs Zoning Code Chapter 94.04.01 (Development Permit) the
Planning Commission finds as follows:
1. The proposed project is consistent with the General Plan and any applicable
specific plan;
The development proposes the construction of a 739,360-square foot warehouse
building located in an area designated as Industrial (IND) per the General Plan (GP)
with a corresponding zoning classification of M-2 (Industrial). This land use designation
typically includes research and development parks, light manufacturing, laboratories,
warehouses, and industrial services. The project as proposed is a by-right use in the M-
2 zone and is consistent with the GP designation.
The following goals and policies established in the Land Use Element of the General
Plan are relevant to the proposed project:
Goal LU3: Attract and retain high‐quality industrial and business park development.
Policy LU3.1: Encourage well‐planned research and development areas
and business parks that contain coordinated design guidelines and
enhanced amenities.
Policy LU3.2: Promote opportunities for expansion and revitalization of industrial uses
within the City.
Policy LU3.3: Ensure operation of industrial uses is unobtrusive to surrounding areas
and prohibit the development of manufacturing uses that operate in a
manner or use materials that may impose a danger on adjacent uses or
are harmful to the environment.
The implementation of the project will advance the specific goals within the Circulation
Element of the General Plan to “Establish and maintain an efficient, interconnected
circulation system that accommodates vehicular travel, walking, bicycling, public transit
and other forms of transportation” with the following applicable policies:
Policy CR1.3 Continue coordination/cooperation with adjacent jurisdictions regarding
future roadway sections, standards, and improvements.
Policy CR1.9 Maintain a truck route system that serves business districts, industrial
areas, and the Airport.
Policy CR1.11 Encourage large employers (employers with 100 or more persons) to
adopt incentive programs that include ridesharing, fleet vehicles and
Planning Commission Resolution No. December 4 2024
Case 3.4361 – PS Fulfillment Center Page 5 of 9
vanpools, preferential parking for rideshares, subsidized shuttle bus
services, telecommuting, alternative work hour programs, bicycle racks,
lockers and shower rooms, and information on transit services to reduce
overall traffic volumes in the City.
Policy CR1.13 Require the owner or applicant of new development projects to fund the
cost to mitigate traffic impacts generated by the new development project
to LOS D or better.
Policy CR1.14 Pursue an aggressive regional posture advocating new and improved
transportation solutions, including continued participation in the
Transportation Uniform Mitigation Fee.
Policy CR1.16 Require developers, prior to approval of development
plans, to provide increased right‐of‐way through land dedications to
accommodate additional demand for dual left‐turn and exclusive right‐turn
lanes, interchange improvements, bus stops and lanes, bicycle facilities or
other improvements required to maintain a minimum
2. The proposed uses are in conformance to the uses permitted in the zone district
where the site is located, and are not detrimental to adjacent properties or residents;
The parcel is zoned M-2 and the proposed warehouse per Section 92.17.1.01(11) is a
by-right use in this zone. The proposed fulfillment center is compliant with the existing
land use and zoning designations established by the City of Palm Springs; therefore,
the project does not propose changes in existing land use and zoning designations.
The area around the site consists of other industrial buildings containing a variety of
uses that are consistent with the proposed project. Street improvements will include
construction of 19th Avenue and improvements to North Indian Canyon Drive will allow
access to the site and surrounding properties. Per the determination in the DEIR the
implementation of Mitigation Measures will reduce potential impacts to the surrounding
circulation system and will not be detrimental to surrounding properties and the finding
has been met.
3. The proposed project is in conformance to the property development standards
for the zone district where the site is located;
The Palm Springs Zoning Code (PSZC) establishes setback requirements for M‐2
zones in the City and requires a minimum setback of 25 feet from a building to the
property line. The setback from Indian Canyon Drive to the project’s building varies from
approximately 152 feet to approximately 156 feet (building to property line). The
southern project boundary is located adjacent to 19th Avenue. The building setback
from 19th Avenue varies from 266 feet to 312 feet (building to property line). The
building setbacks from the northern property line and western property line are 196 and
258 feet, and 62 feet and 67 feet, respectively. The proposed application conforms to
current development standards as to overall area, density, building height, and required
landscaping and the finding has been met.
Planning Commission Resolution No. December 4 2024
Case 3.4361 – PS Fulfillment Center Page 6 of 9
4. The proposed height and massing of the project is consistent with applicable
standards and compatible with adjacent development;
The proposed building will be fifty (50) feet in height, and setback 152 to 156 feet from
property line along North Indian Canon Drive. This setback will reduce the scale of the
building by placing it further away from the right-of-way, therefore reducing the building
mass viewed by the motorists on the adjacent streets. The PSZC Section 92.17.1.00
through 92.17.1.05 establishes the standards and guidelines for properties within the
City’s Manufacturing (M‐2) zoning designation. Per Section 92.17.1.03, Property
Development Standards, building heights within M‐2 zones shall not be greater than 30
feet. However, Section 92.17.1.03(c)(2)(b) allows for a maximum height of sixty (60)
feet provided that: (1) the building is located on a parcel of not less than one acre in
size; and (2) the building or any portion thereof is set back one foot from any property
line for every one foot of vertical height. Further, Section 92.17.1.03(c)(2)(d) limits
buildings with a maximum height above forty (40) feet to areas bounded by 18th Avenue
on the north, Indian Canyon Drive on the east, and 19th Avenue to the south. This
applies to the project area because the site lies within the boundary of the area
bounded by Indian Canyon Drive to the east and 19th Avenue to the south. The
industrial area adjacent to the subject site has existing buildings of thirty (30) feet thus,
the project’s building height of 50 feet complies with the development standards in the
PSZC.
5. The proposed setbacks and placement of the building are consistent with
applicable standards and consistent with setbacks of adjacent buildings;
The proposed project has setbacks greater than the required M-2 zone development
standards. The placement of the building in the center of the site with parking on the
east, south, and north side is consistent with other industrial buildings in the immediate
area. Adjacent industrial sites utilize parking and storage yards commonly present to
serve warehouse buildings. The internal circulation with automobile parking on the east
portion of the site and truck/trailer maneuvering with parking on the remainder of the stie
will allow for the separation of loading and unloading and pedestrian access to the
building and the finding has been met.
6. The site for the proposed project has adequate access to streets and highways
properly designed and improved to carry the type and quantity of traffic to be generated
by the proposed uses, and the design for the site plan enhances or continues the city’s
existing grid in accordance with the Circulation Plan of the General Plan;
Circulation for the proposed project includes the development of gated access points,
internal drive aisles, and paved parking spaces. Access to the project will be provided at
three points along Indian Canyon Drive and one point on 19th Avenue. The project will
construct 19th Avenue from the project’s western boundary to Indian Canyon Drive at its
ultimate half‐section width as a Secondary Thoroughfare, with a minimum pavement
width of 64 feet; and construct Indian Canyon Drive from the northern project boundary
to 19th Avenue at its ultimate half‐section width as a Major Thoroughfare, with a
Planning Commission Resolution No. December 4 2024
Case 3.4361 – PS Fulfillment Center Page 7 of 9
minimum pavement width of 76 feet. The facility includes access on both Indian Canyon
Drive and 19th Avenue, with truck traffic/access limited to 19th Avenue. The project
proposes two right‐in/right‐out access driveways and one full access driveway along
Indian Canyon Drive. The access points along Indian Canyon Drive enter the project
parking lot. The proposed full-access driveway along 19th Avenue will be located at the
southwest corner of the project and utilized by truck traffic only. All roads will be
constructed per the General Plan Circulation Plan and the finding has been met.
7. On-site circulation conforms to minimum standards, and accommodations are
made for safe on-site pedestrian circulation;
The internal circulation system will consist of a series of drives around the project
building. The east side of the project building is designated for auto parking for
employees, while the paved drive aisles along the building’s north, west, and south
sides are designated for truck access only. The proposed internal rights of way vary
from 24‐foot‐wide drives to 71‐foot‐wide drives. The location of the automobile parking
on the east side allows for a separation from trucks allowing direct pedestrian access
into the office sections of the building and the finding has been met.
8. Landscape areas and open space are in conformance to applicable standards,
and the design of stormwater management features are appropriately integrated with
other elements of the site design;
The project landscape will include drought‐tolerant trees (24‐inch boxes), 12‐foot palms,
and ground covers (15‐gallon) typically found in the region, such as willow acacia,
desert museum palo verde, thornless honey mesquite, and date palm. Shrubs and
accent plantings proposed for the project include outback sunrise emu bush, new gold
lantana, Lindheimer’s muhly, firecracker plant, various agave, cactus, yucca, and aloe.
Fractured rock, and decomposed granite will provide ground cover. Exterior irrigation
will use drip or micro‐spray applicators. One retention basin is proposed along the
southern project boundary. The landscaped areas and the retention basin proposed for
the site will occupy approximately 4.15 acres of the property. The parking spaces
immediately north of the retention basin will be separated by masonry block wall and
fencing. The Architectural Review Committee (ARC) will review the final landscape plan.
9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to
serve the proposed project;
The system planned to serve the project will be designed to provide a coordinated
infrastructure and public services to adequately serve the project area at full buildout.
Mission Springs Water District (MSWD) will provide water service for the project
property. Existing MSWD water infrastructure is located adjacent to the project, along
the surrounding roadways. Project water lines will connect to an existing 12‐inch water
line in 19th Avenue adjacent to the project. A proposed 12‐inch water line will extend
from the existing water line within the existing right‐of‐way to a private water line within
the project boundaries. A private 12‐inch fire line is proposed within the project
Planning Commission Resolution No. December 4 2024
Case 3.4361 – PS Fulfillment Center Page 8 of 9
boundaries. The fire line will connect to the water mains along both 19th Avenue and
Indian Canyon Drive. The existing 12‐inch and 16‐inch water lines along 19th Avenue
will connect via a 12‐inch water service line near the southeast and southwest corners
of the project. The existing 12‐inch water line along Indian Canyon Drive will connect to
the project’s fire line via a 12‐inch water service line at the northeast corner of the
project. The proposed fire lines will be along the internal paved drive aisles. A fire
hydrant is proposed at each corner of the project (four fire hydrants in total). Sanitary
sewer service for the project area is provided by MSWD. Sewer connections to the site
will occur on 19th Avenue from an existing sewer line approximately 650 feet east of the
project in 19th Avenue. The project will extend the sewer line to connect to the project.
Private internal sewer lines will be 8 inches and occur along the eastern side of the
project. Based upon these existing and planned infrastructure improvements the project
will meet the finding.
10. Based on environmental review, the proposed project either has no potentially
significant environmental impacts, any potentially significant impacts have been reduced
to less than significant levels because of mitigation measures incorporated in the
project, or a Statement of Overriding Considerations has been adopted to address
unmitigated significant environmental impacts;
An EIR has been prepared with full analysis of the proposed project. As a result of the
EIR findings a Statement of Overriding Considerations (SOC) has been written that
explains why the benefit of the project outweighs the unmitigated adverse
environmental consequences associated with implementing the project. The EIR has
determined that Greenhouse Gas (GHG) emissions and Transportation will cause
significant impacts to the environment that cannot be mitigated to a level less than
significant and an SOC is required. All other impacts can be mitigated to a level less
than significant.
11. The proposed project has no unacceptable adverse effects on public welfare,
health or safety.
The proposed warehouse development as analyzed in the EIR will require the
implementation of mitigation measures that will reduce impacts on public welfare, health
and safety to a level less than significant as envisioned by CEQA. The SOC provides a
detailed discussion of how the public benefit of the project outweighs as the adverse
environmental consequences associated with implementing the project resulting in
increased employment, tax revenue and improvement to surrounding street networks. A
Mitigation Monitoring Program will be implemented, and the development will be
required to be constructed with proper permits from the Building Department and
require a final inspection from the building staff prior to occupancy.
THE PLANNING COMMISSION RESOLVES:
That the findings and determinations reflected above are true and correct and are
incorporated by this reference herein as the cause and foundation for the action taken
Planning Commission Resolution No. December 4 2024
Case 3.4361 – PS Fulfillment Center Page 9 of 9
by and through this Resolution. Based upon the foregoing, the Planning Commission
hereby certifies the Environmental Impact Report (EIR), Statement of Overriding
Considerations (SOC), Mitigation Monitoring Program, and approves Major
Development Permit to construct a 739,360-square foot warehouse building subject to
the conditions set forth in the attached Exhibit A.
ADOPTED this 4th day of December, 2024.
MOTION:
AYES:
NOES:
ABSENT:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
______________________________________
Christopher Hadwin
Director of Planning Services
RESOLUTION NO._______
EXHIBIT A
PALM SPRINGS FULFILLMENT CENTER (CASE 3.4361 MAJ)
MAJOR DEVELOPMENT PERMIT
DECEMBER 4, 2024
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of Building
and Safety, the Chief of Police, the Fire Chief or their designee, depending on which
department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case 3.4361
MAJ; except as modified with the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, dated February 27, 2023, including site
plans, architectural elevations, exterior materials and colors, landscaping, and
grading on file in the Planning Division except as modified by the conditions
below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with the
provisions of the Palm Springs Zoning Code.
ADM 5. The owner/applicant shall defend, indemnify, and hold harmless the City of
Palm Springs, its elected officials, agents, officers, and employees
(“Indemnitees”) from any claim, action, or proceeding against the City of Palm
Springs or any Indemnitee(s), arising, in any way, out of the approval of this
application or the activities authorized by this Major Development Permit,
including any award of attorney’s fees and/or costs. The City will promptly
notify the applicant of any such claim, action, or proceeding and the applicant
will either undertake defense of the matter and pay the City's associated legal
costs or will advance funds to pay for defense of the matter by the City Attorney.
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
If the City fails to promptly notify the applicant of any such claim, action or
proceeding or fails to cooperate fully in the defense, the applicant shall not,
thereafter, be responsible to defend, indemnify, or hold harmless the
Indemnitees. Notwithstanding the foregoing, the City retains the right to settle
or abandon the matter without the applicant's consent but should it do so, the
City shall waive the indemnification herein, except, the City's decision to settle
or abandon a matter following an adverse judgment or failure to appeal, shall
not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including and
without limitation all structures, sidewalks, bikeways, parking areas, landscape,
irrigation, lighting, walls, and fences that extend onto private property, in a first
class condition, free from waste and debris, and in accordance with all
applicable law, rules, ordinances and regulations of all federal, state, and local
bodies and agencies having jurisdiction at the property owner’s sole expense.
This condition shall be included in the recorded covenant agreement for the
property if required by the City.
ADM 7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ)
shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of
Palm Springs may be appealed in accordance with Municipal Code Chapter
2.05.00. Permits will not be issued until the appeal period has concluded.
ADM 9. Park Development Fees. The developer shall dedicate land or pay a fee in lieu
of a dedication, at the option of the City. The in-lieu fee shall be computed
pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to
be dedicated by the fair market value of the land being developed plus the cost
to acquire and improve the property plus the fair share contribution, less any
credit given by the City, as may be reasonably determined by the City based
upon the formula contained in Ordinance No. 1632. In accordance with the
Ordinance, the following areas or features shall not be eligible for private park
credit: golf courses, yards, court areas, setbacks, development edges, slopes
in hillside areas (unless the area includes a public trail) landscaped
development entries, meandering streams, land held as open space for wildlife
habitat, flood retention facilities and circulation improvements such as bicycle,
hiking and equestrian trails (unless such systems are directly linked to the City’s
community-wide system and shown on the City’s master plan).
ADM 10. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of the
Municipal Code regarding public art. The project shall either provide public art
or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based
upon the total building permit valuation as calculated pursuant to the valuation
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
table in the Uniform Building Code, the fee being 1/2% for commercial projects
or 1/4% for residential projects with first $100,000 of total building permit
valuation for individual single-family units exempt. Should the public art be
located on the project site, said location shall be reviewed and approved by the
Director of Planning and Zoning and the Public Arts Commission, and the
property owner shall enter into a recorded agreement to maintain the art work
and protect the public rights of access and viewing.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) required. All projects within the City
of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians
reservation are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
ENV 2. California Fish & Game Filing Fee. The project is required to pay a fish and
game impact fee as defined in Section 711.4 of the California Fish and Game
Code. The applicant is responsible for payment to the City of the CFG impact
fee. Coordinate this payment with the project planner. The project may be
eligible for exemption or refund of this fee by the California Department of Fish
& Game. Applicants may apply for a refund by the CFG at www.dfg.ca.gov for
more information.
ENV 3. Mitigation Monitoring. The mitigation measures of the EIR shall apply. The
applicant shall submit a signed agreement that the mitigation measures
outlined as part of the EIR will be included in the plans prior to Planning
Commission consideration. A third-party consultant shall be hired by the City
at the expanse of the applicant to conduct Mitigation Monitoring Program.
Mitigation measures are defined in the CEQA Evaluation and summarized here
as follows:
Biological:
BIO-1: Per the 2012, California Department of Fish and Wildlife (CDFW) Staff Report
on Burrowing Owl Mitigation, a burrowing owl clearance survey shall be
performed by a qualified biologist 14 to 30 days prior to any site disturbance
(grubbing, grading, and construction). The pre-construction survey is required
to use accepted protocol (CDFW Staff Report). A final clearance survey must
be conducted 24 hours prior to ground disturbance. If owls are found to be
present during the breeding season (February 15 through September 15), a
qualified biologist will prepare a plan and submit it to CDFW for review and
approval prior to establishing a buffer area (a no disturbance zone) around the
active burrow. When it is determined that all young owls have permanently left
the burrow (fledged), the buffer area may be abandoned, and the adult owls
captured and relocated, if approved under the plan. If the presence of any
burrowing owl is confirmed in preconstruction surveys, regardless of season, a
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
qualified biologist shall prepare a plan for avoidance or relocation and submit it
to the City for review and approval. No construction activity shall be permitted
until the measures contained in the approved plan have been completed.
BIO-2: For any grading or other site disturbance or tree or vegetation removal occurring
during the nesting season between February 1st and August 31st, a qualified
biologist shall conduct at least one nesting bird survey, and more if deemed
necessary by the consulting biologist, 24 hours prior to initiation of project-related
ground disturbing activities. If nesting birds are present, no work shall be permitted
near the nest until the young birds have fledged. While there is no established
protocol for nest avoidance, when consulted, the CDFW generally recommends
avoidance buffers of about 500 feet for birds-of-prey, and 100 – 300 feet for
songbirds.
BIO-3: The project applicant will pay the Local Development Mitigation Fee (LDMF). The
payment of this fee will mitigate impact to species on the project site that are
covered under the CVMSHCP to a less than significant level.
Cultural:
CUL-1: Prior to ground disturbance (including clearing, grubbing, etc.) the
applicant/developer will retain a qualified archaeological monitor and an Agua
Caliente Band of Cahuilla Indian (ACBCI) Tribal monitor to be present during all
ground disturbing activities. If cultural materials are discovered during grading or
excavation, the construction contractor shall cease all earthmoving activity within
and around the immediate discovery area until a qualified archaeologist can
assess the nature and significance of the find. An archaeological monitoring plan
will be developed and implemented to ensure that any unanticipated discoveries
made during project-related ground-disturbing activities are properly treated. The
archaeologist, in consultation with ACBCI, shall be consulted to reduce or
terminate monitoring when it is indicated by field conditions and as appropriate.
Geology and Soils:
GEO-1 The project shall comply with all the grading and excavation codes of the County
of Riverside and shall be in compliance with all applicable provisions of the 2022
California Building Code (2022 CBC). The project shall also be in accordance with
the project-specific Geotechnical Investigation for the submittal of grading and
building plans.
GEO-2 Clearing operations shall include the removal of any trash, debris, vegetation, and
similar deleterious materials including the root balls of any trees. Voids created by
the removal shall be backfilled as well as the removal and replacement of surficial
artificial and compressible soil materials with engineered fill. Any buried deleterious
materials encountered within the site due to past site usage may need to be
removed by hand (e.g., root pickers) during grading operations.
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
GEO-3 Any existing undocumented fill and near surface native soils are considered
unsuitable for support of proposed structures and shall be removed to underlying
competent alluvial materials as approved by the project geotechnical consultant.
The estimated depth of removal is recommended to be approximately 6 feet below
the existing ground surface in proposed building areas. Consideration shall be given
to locally deepening the excavation at the location of tree roots or proposed
subterranean features (if any) in order to provide a uniform depth of compacted fill
in all areas. Soil removals could be locally deeper depending upon the actual
exposed conditions encountered during grading. At a minimum, the over-
excavation shall extend a distance beyond the perimeter of the structure equal to
the depth of the over-excavation. The actual depths and horizontal limits of
removals and over-excavations shall be evaluated upon availability of the site
grading plan and during grading on the basis of observations and testing performed
by the project geotechnical consultant. Excavated soils, if free of deleterious
materials, are considered acceptable for use as compacted fill.
GEO-4 Prior to placing engineered fill, the exposed bottom surfaces in the removal areas
shall be approved by a representative of project geotechnical consultant. The
exposed bottom(s) shall be scarified to a minimum depth of 12 inches, moisture-
conditioned or air-dried to achieve approximately two percent above optimum
moisture content and then compacted with a heavy construction equipment prior to
placement of fill. Minimum compaction of the upper 12 inches of the removal bottom
shall meet or exceed 90 percent relative compaction. The laboratory maximum dry
density, the standard for determining relative compaction, and optimum moisture
content for each change in soil type shall be determined in accordance with Test
Method ASTM D 1557.
GEO-5 If remedial grading is necessary immediately adjacent to the property boundaries,
a geotechnical consultant must prepare a plan addressing issues including:
temporary backcut slopes shall generally be restricted to a slope ratio of 1:1 (h:v)
or flatter to protect adjacent offsite improvements (including pavement, sidewalks,
walls, buried utilities, etc.). Depending on the actual horizontal extent of necessary
remedial grading, a wedge of unsuitable soil may remain in place along the site
perimeter that will extend into the site. Any new perimeter site improvements that
are anticipated to be within this zone may need to be designed and constructed
with deepened and/or strengthened foundation systems designed to withstand
relative movement that is likely to result from settlement of these likely compressible
surficial soils. Alternately, the remedial grading adjacent to the site boundaries may
be accomplished by the slot-cutting method. More specific recommendations may
be appropriate once the rough grading plan is available for review.
GEO-6 All fill materials shall be placed in approximately 6- to 8-inch-thick loose lifts,
watered or air-dried as necessary to achieve a minimum moisture content at least
2 percent above the optimum moisture condition, and then compacted in-place to
a minimum relative compaction of 90 percent. The laboratory maximum dry density
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
and optimum moisture content for each change in soil type shall be determined in
accordance with ASTM D 1557.
GEO-7 Prior to the start of earthwork, a meeting shall be held at the site with the owner’s
representative, contractor, and geotechnical consultant to discuss the work
schedule and geotechnical aspects of the grading. Earthwork, which in this
instance will generally entail removal and re-compaction of the near surface soils,
shall be accomplished under full-time observation and testing by the geotechnical
consultant. A representative of the project geotechnical consultant shall be present
onsite during all earthwork operations to document placement and compaction of
fills, as well as to document compliance with the other recommendations presented
herein. Additionally, the project geotechnical consultant shall provide observation
and testing services based on scheduling determined during the pre-earthwork
meeting during final clearing and grubbing operations to document compliance
with the above recommendations. In addition, shall unusual or adverse soil
conditions or buried structures be encountered during grading that are not
described herein, these conditions shall be brought to the immediate attention of
the project geotechnical consultant for corrective recommendations.
GEO-8 Footings:
a) Exterior continuous footings supporting one- and two-story light-weight
construction shall be founded at a minimum depth of 15 inches below the
lowest adjacent final grade. For concrete tilt up structures, continuous
footings shall be founded at a minimum depth of 24 inches. Interior
continuous footings may be founded at a minimum depth of 12 inches below
the top of the adjacent finish floor slabs.
b) In accordance with Table 1809.7 of 2022 CBC, all continuous footings shall
have minimum widths of 12 inches for one- and two-story construction. Petra
recommends all continuous footings shall be reinforced with a minimum of
two No. 4 bars, one top and one bottom.
c) A minimum 12-inch-wide grade beam founded at the same depth as adjacent
footings shall be provided across openings such as large doors or bay
windows. The grade beam shall be reinforced in a similar manner as
provided above.
d) Interior isolated pad footings, if required, shall be a minimum of 24 inches
square and founded at a minimum depth of 12 inches below the bottoms of
the adjacent floor slabs. Pad footings shall be reinforced with No. 4 bars
spaced a maximum of 18 inches on centers, both ways, placed near the
bottoms of the footings.
e) Exterior isolated pad footings intended for support of roof overhangs such
as patio covers and similar construction shall be a minimum of 24 inches
square, and founded at a minimum depth of 18 inches below the lowest
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
adjacent final grade. The pad footings shall be reinforced with No. 4 bars
spaced a maximum of 18 inches on centers, both ways, placed near the
bottoms of the footings. Exterior isolated pad footings may need to be
connected to adjacent pad and/or continuous footings via tie beams at the
discretion of the project structural engineer.
f) The minimum footing dimensions and reinforcement recommended herein
may be modified (increased or decreased subject to the constraints of
Chapter 18 of the 2022 CBC) by the structural engineer responsible for
foundation design based on calculations, engineering experience, and
judgment.
GEO-9 Building Floor Slabs:
a) For office areas, and areas with light floor loading, concrete floor slabs shall
be a minimum 4 inches thick and reinforced with a minimum No. 3 bars
spaced a maximum of 18 inches on centers, both ways. For warehouse
floors the slabs shall be a minimum of 5 inches thick and reinforced with a
minimum No. 4 bars spaced a maximum of 18 inches on centers, both ways.
All slab reinforcement shall be supported on concrete chairs or brick to
ensure the desired placement near mid-depth.
b) Slab dimension, reinforcement type, size and spacing need to account for
internal concrete forces (e.g., thermal, shrinkage and expansion) as well as
external forces (e.g., applied loads), as deemed necessary.
c) Moisture sensitive concrete floor slabs and areas to receive moisture
sensitive floor covering shall be underlain with a moisture vapor retarder
consisting of a minimum 10-mil-thick polyethylene or polyolefin membrane
that meets the minimum requirements of ASTM E96 and ASTM E1745 for
vapor retarders (such as Husky Yellow Guard®, Stego® Wrap, or
equivalent). All laps within the membrane shall be sealed, and at least 2
inches of clean sand shall be placed over the membrane to promote uniform
curing of the concrete. To reduce the potential for punctures, the membrane
shall be placed on a pad surface that has been graded smooth without any
sharp protrusions. If a smooth surface cannot be achieved by grading,
consideration shall be given to lowering the pad finished grade an additional
inch and then placing a 1-inch-thick leveling course of sand across the pad
surface prior to the placement of the membrane.
d) Prior to placing concrete, the subgrade soils below building and auxiliary
area floor slabs shall be moisture conditioned to achieve a moisture content
that is at least 1.2 times the optimum moisture content. This moisture shall
penetrate to a depth of approximately 12 inches into the subgrade.
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
e) The modulus of subgrade reaction for design of load bearing elements
depends on the size of the element and soil-structure interaction. As a first
level of approximation, a modulus of subgrade reaction of 125 pounds per
cubic inch may be assumed for floor slab design.
f) The minimum dimensions and reinforcement recommended herein for
building floor slabs may be modified (increased or decreased) by the
structural engineer responsible for foundation design based on calculations,
engineering experience, and judgment.
GEO-10 Positive surface drainage systems consisting of a combination of sloped
concrete flatwork/asphalt pavement, sheet flow gradients, swales, and surface
area drains (where needed) shall be provided around the building and within
any planter areas to collect and direct all surface waters to an appropriate
drainage facility as determined by the project civil engineer. The ground
surfaces of planter and landscape areas that are located within 10 feet of
building foundations shall be sloped at a minimum gradient of 5 percent away
from the foundations and towards the nearest area drains. The ground surface
of planter and landscape areas that are located more than 10 feet away from
building foundations may be sloped at a minimum gradient of 2 percent away
from the foundations and towards the nearest area drains. Concrete flatwork
surfaces that are located within 10 feet of building foundations shall be inclined
at a minimum gradient of one percent away from the building foundations and
towards the nearest area drains. Concrete flatwork surfaces that are located
more than 10 feet away from building foundations may be sloped at a minimum
gradient of 1 percent towards the nearest area drains. Surface waters shall not
be allowed to collect or pond against building foundations and within the level
areas of the site. All drainage devices shall be properly maintained throughout
the lifetime of the development. Future changes to site improvements, or
planting and watering practices, shall not be allowed to cause over-saturation of
site soils adjacent to the structures.
Greenhouse Gas Emissions:
GHG-1: The project shall implement Screening Table Measures providing for a
minimum 100 points per the County Screening Tables. The City shall verify
incorporation of the identified Screening Table Measures within the project
building plans and site designs prior to the issuance of building permit(s). The
City shall verify implementation of the identified Screening Table Measures
prior to the issuance of Certificate(s) of Occupancy.
Transportation:
TRA -1: VMT Reduction Program
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
The applicant will implement a VMT Reduction Program during
operations which includes the following measures:
• Implement a rideshare program and provide preferential parking for
rideshares.
• Provide opportunities for telecommuting/alternative work hour programs.
• Construct on-site bicycle racks, lockers, and shower rooms.
TRA-2: Traffic Control Plan: Prior to construction of any project related improvements,
including offsite utilities and/ or issuance of a grading permit, the applicant shall
prepare and submit to the City of Palm Springs for review and approval detailed
construction traffic management plans, including street closure information,
detour plans, haul routes, and staging plans as necessary for any off-site work
that would encroach on public right-of-way. The construction traffic
management plans shall include the following elements, as appropriate:
• Provisions for temporary traffic control during all construction activities
adjacent to public right-of-way to improve traffic flow on public roadways
(e.g., flag person);
• Construction-related vehicles shall not park on surrounding public streets;
• Provision of safety precautions for pedestrians and bicyclists through such
measures as alternate routing and protection barriers;
• Schedule construction-related deliveries to reduce travel during peak travel
periods;
• Obtain the required permits for truck haul routes from the City of Desert Hot
Springs prior to the issuance of any permit for the project; and
• Obtain a Caltrans transportation permit for use of oversized transport
vehicles on Caltrans facilities.
• Outline adequate measures to ensure emergency vehicle access during all
aspects of the project’s construction, including, but not limited to, the use of
flagmen during partial closures to streets surrounding the project site to
facilitate the traffic flow until construction is complete.
• Include the implementation of security measures during construction in
areas that are accessible to the general public to help reduce any increased
demand on law enforcement services, including fencing construction areas,
providing security lighting, and providing security personnel to patrol
construction sites.
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a photometric
site plan showing the project’s conformance with Section 93.21.00 Outdoor
Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted
for approval by the Department of Planning prior to issuance of a building
permit. Manufacturer's cut sheets of all exterior lighting on the building and in
the landscaping shall be included. If lights are proposed to be mounted on
buildings, down-lights shall be utilized. No lighting of hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the Water
Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of Planning
for review and approval prior to the issuance of a building permit. Landscape
plans shall be approved by the Riverside County Agricultural Commissioner's
Office prior to submittal. Prior to submittal to the City, landscape plans shall
also be certified by the local water agency that they are in conformance with
the water agency’s and the State’s Water Efficient Landscape Ordinances.
PLN 3. Screen Roof-mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 4. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 5. Outside Storage Prohibited. No outside storage of any kind shall be permitted
except as approved as a part of the proposed plan.
PLN 6. No off-site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the project site unless a parking management plan has
been approved by the Planning Department.
PLN 7. Pad Elevations. Final building pad elevations shall not vary more than 12
inches above or below the pad elevation established by the approved
preliminary grading plan and / or tentative map. Any deviations from this
provision shall require approval by the Architectural Review Committee and/or
the Planning Commission.
PLN 8. (add any additional conditions imposed by the Architectural Review Committee,
Planning Commission or City Council here)
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 “Building Security
Codes” of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit. All improvements are subject to inspection
and a 48-hour inspection notification is required.
ENG 2. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Services Department. The plan(s) shall be
approved by the City Engineer prior to issuance of any encroachment or
building permits.
ENG 3. Asphalt concrete paving for streets prior to completion of on-site
construction activities, will require additional paving requirements prior to
acceptance of the street improvements, including, but not limited to:
removal and replacement of damaged asphalt concrete pavement, overlay,
slurry seal, or other repairs, as required by the City Engineer.
NORTH INDIAN CANYON DRIVE
ENG 4. Dedicate an additional 10 feet to provide the ultimate half street right-of-way
width of 50 feet along the entire frontage, together with a property line -
corner cut-back at the northwest corner of the intersection of North Indian
Canyon Drive and 19th Avenue, in accordance with City of Palm Springs
Standard Drawing No. 105. A current title report; or a copy of a current tax
bill and a copy of a vesting grant deed shall be provided to verify current
property ownership. A right-of-way plan check fee shall be paid by the
applicant in effect at the time that the dedication is submitted.
ENG 5. Construct an 8 inch curb and gutter, 38 feet west of centerline along the
entire frontage, with a 35 feet radius (min) curb return, spandrel and 8 feet
wide cross gutter (cross gutter to extend across the entire intersection and
connect to existing spandrel on the south side of the intersection) at the
northwest corner of the intersection of North Indian Canyon Drive and 19th
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
Avenue in accordance with City of Palm Springs Standard Drawing No. 200
and 206.
ENG 6. Construct three proposed driveway approaches (2 - 40’ wide approaches
and 1 – 26’ wide approach) in accordance with City of Palm Springs
Standard Drawing No. 205.
ENG 7. Construct an 8 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 8. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northwest corner of the intersection of North Indian Canyon
Drive and 19th Avenue and in accordance with City of Palm Springs
Standard Drawing No. 212.
ENG 9. Construct a 12-feet wide raised, landscaped median island as specified by
the City Engineer from 19th Avenue to north property line and existing
signalized intersection. Provide left turn pockets as required and allowed by
the City Engineer. The median nose width shall be constructed 4 feet wide
and shall have stamped concrete. The left turn pockets shall be designed
in accordance with Section 405 of the current edition of the Caltrans
Highway Design Manual, as approved by the City Engineer.
ENG 10. Submit landscaping, lighting and irrigation system improvement plans for
review and approval by the City Engineer. The irrigation system and lighting
shall be separately metered from the parkway landscaping. Maintenance of
the median island under an agreement between the City (city to provide
agreement) and Applicant (HOA, entity and their successors or assignees)
for perpetual maintenance by the applicant. The plans shall be approved in
conjunction with the street improvement plans for the median and prior to
issuance of encroachment or building permits, unless otherwise allowed by
the City Engineer.
ENG 11. All median landscaping shall be guaranteed for a period of one year from
the date of acceptance by the City Engineer. Any landscaping that fails or
is destroyed during the one year landscape maintenance period shall be
replaced with similar plant material to the satisfaction of the City Engineer,
and shall be subject to a subsequent one year landscape maintenance
period.
ENG 12. Construct pavement with a minimum pavement section of 5 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter to clean sawcut edge of pavement/centerline along
the entire frontage in accordance with City of Palm Springs Standard
Drawing No. 110. (Additional pavement removal and replacement may be
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
required upon review of existing pavement cross-sections, and to ensure
grade breaks of the pavement cross-section do not occur within a travel
lane.) If an alternative pavement section is proposed, the proposed
pavement section shall be designed by a California registered Geotechnical
Engineer using "R" values from the project site and submitted to the City
Engineer for approval.
ENG 13. Remove and replace existing asphalt concrete pavement where required,
in accordance with applicable City standards.
ENG 14. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
19th AVENUE
ENG 15. Dedicate 44 feet to provide the ultimate half street right-of-way width along
the entire frontage, together with a dedication of right-of-way of an additional
14’ feet to accommodate the proposed turn pocket along the frontage. A
current title report; or a copy of a current tax bill and a copy of a vesting
grant deed shall be provided to verify current property ownership. A right-
of-way plan check fee shall be paid by the applicant in effect at the time that
the dedication is submitted.
ENG 16. Construct a 6 inch curb and gutter, 32 feet north of centerline along the
standard portion of the frontage and 46 feet to curb face along the turn
pocket frontage of the project in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
ENG 17. Construct a 90 feet wide driveway approach in accordance with City of Palm
Springs Standard Drawing No. 205.
ENG 18. Construct a 8 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 19. Construct pavement with a minimum pavement section of 4 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter pavement to clean sawcut edge of
pavement/centerline along the entire frontage in accordance with City of
Palm Springs Standard Drawing No. 110.
ENG 20. Remove and replace existing asphalt concrete pavement where required,
in accordance with applicable City standards.
ENG 21. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
ON-SITE
ENG 22. The minimum pavement section for all on-site pavement (drive aisles,
parking spaces, etc.) shall be 4 inches asphalt concrete pavement over 4
inches crushed miscellaneous base with a minimum subgrade of 24 inches
at 95% relative compaction, or equal. If an alternative pavement section is
proposed, the proposed pavement section shall be designed by a California
registered Geotechnical Engineer using "R" values from the project site and
submitted to the City Engineer for approval.
ENG 23. The gated entry is subject to review and approval by the City Engineer and
Fire Marshall. The applicant shall provide an exhibit showing truck turning
movements around the entry, demonstrating the ability of standard size
vehicles to maneuver through the entry (without reversing) if unable to enter
the project. A minimum of 50 feet shall be provided between the back of
sidewalk on the adjacent street and the gated entry directory/control panel,
with an approved maneuvering area provided between the directory/control
panel and the entry gates. The ingress and egress lanes shall be a
minimum of 20 feet wide, unless otherwise approved by the Fire
Marshall. A Knox key operated switch shall be installed at every automatic
gate. Secured automated vehicle gates or entries shall utilize a combination
of a Tomar Strobeswitch™, or approved equal, and an approved Knox key
electric switch when required by the fire code official. Secured non-
automated vehicle gates or entries shall utilize an approved padlock or
chain (maximum link or lock shackle size of ¼ inch) when required by the
fire code official. In the event of a power failure, the gates shall be defaulted
or automatically transferred to a fail safe mode allowing the gate to be
pushed open without the use of special knowledge or any equipment. If a
two-gate system is used, the override switch must open both gates.
ENG 24. On-site drive aisles or parking lot shall be constructed with curbs, gutters,
and cross-gutters, as necessary to accept and convey street surface
drainage of the on-site streets to the on-site drainage system, in accordance
with applicable City standardsSANITARY SEWER
ENG 25. Construct a private sanitary sewer system in accordance with City of Palm
Springs Ordinance No. 1084. The record property owner shall enter into a
covenant agreeing to extend the private sewer lines the necessary distance
to connect to the public sewer system within one year of official notice that
an operating public sewer has been completed within 500 feet of the lot.
The covenant shall be executed and notarized by the property owner and
submitted to the City Engineer prior to issuance of a grading permit. A
current title report or a copy of a current tax bill and a copy of a vesting grant
deed shall be provided to verify current property ownership. A covenant
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
preparation fee in effect at the time that the covenant is submitted shall be
paid by the applicant.
ENG 26. The City recommends that the applicant contact the Riverside County
Health Department for requirements related to the construction of private
septic systems. Private septic systems may require additional
environmental requirements from Riverside County Health Department
and/or the Regional Water Quality Control Board. A “Plan Check Clearance”
for septic tank systems will be performed by Riverside County Health
Department and/or Regional Water Quality Control Board, following permits
for construction of the septic system will be issued by the City of Palm
Springs.
ENG 27. Pay the Indian Canyon Commercial sewer line extension area fee of
$19,469 per EDU in accordance with Resolution No. 24899. Fees shall be
paid prior to issuance of a building permit.
GRADING
ENG 28. Submit a Precise Grading Plan prepared by a California registered Civil
engineer to the Engineering Services Department for review and approval.
The Precise Grading Plan shall be approved by the City Engineer prior to
issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant
and/or its grading contractor and submitted to the Engineering Services
Department for review and approval. The applicant and/or its grading
contractor shall be required to comply with Chapter 8.50 of the City of Palm
Springs Municipal Code, and shall be required to utilize one or more
“Coachella Valley Best Available Control Measures” as identified in the
Coachella Valley Fugitive Dust Control Handbook for each fugitive dust
source such that the applicable performance standards are met. The
applicant’s or its contractor’s Fugitive Dust Control Plan shall be prepared
by staff that has completed the South Coast Air Quality Management District
(AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or
its grading contractor shall provide the Engineering Services Department
with current and valid Certificate(s) of Completion from AQMD for staff that
have completed the required training. For information on attending a
Fugitive Dust Control Class and information on the Coachella Valley
Fugitive Dust Control Handbook and related “PM10” Dust Control issues,
please contact AQMD at (909) 396-3752, or at http://www.AQMD.gov. A
Fugitive Dust Control Plan, in conformance with the Coachella Valley
Fugitive Dust Control Handbook, shall be submitted to and approved by the
Engineering Services Department prior to approval of the Grading plan.
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
b. The first submittal of the Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Site Plan; a
copy of current Title Report; a copy of Soils Report; and a copy of the
associated Hydrology Study/Report; a copy of the project-specific Final
Water Quality Management Plan.
ENG 29. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the
applicant shall obtain written approval to proceed with construction from the
Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer
or Tribal Archaeologist ( a copy of the written approval must be provided to
the City) . The applicant shall contact the Tribal Historic Preservation Officer
or the Tribal Archaeologist at ACBCI-THPO@aguacaliente.net to determine
their requirements, if any, associated with grading or other construction. The
applicant is advised to contact the Tribal Historic Preservation Officer or
Tribal Archaeologist as early as possible. If required, it is the responsibility
of the applicant to coordinate scheduling of Tribal monitors during grading
or other construction, and to arrange payment of any required fees
associated with Tribal monitoring.
ENG 30. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed. Fencing shall have screening
that is tan in color; green screening will not be allowed. Temporary dust
control perimeter fencing shall be installed after issuance of Grading Permit,
and immediately prior to commencement of grading operations.
ENG 31. Temporary dust control perimeter fence screening shall be appropriately
maintained, as required by the City Engineer. Cuts (vents) made into the
perimeter fence screening shall not be allowed. Perimeter fencing shall be
adequately anchored into the ground to resist wind loading.
ENG 32. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed areas
on-site shall be permanently stabilized, in accordance with Palm Springs
Municipal Code Section 8.50.022. Following stabilization of all disturbed
areas, perimeter fencing shall be removed, as required by the City
Engineer.
ENG 33. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2022-0057-DWQ as adopted
September 8, 2022) is required for the proposed development via the
California Regional Water Quality Control Board online SMARTS system. A
copy of the executed letter issuing a Waste Discharge Identification (WDID)
number shall be provided to the City Engineer prior to issuance of a grading
or building permit.
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
ENG 34. This project requires preparation and implementation of a stormwater
pollution prevention plan (SWPPP). As of September 4, 2012, all SWPPPs
shall include a post-construction management plan (including Best
Management Practices) in accordance with the current Construction
General Permit. Where applicable, the approved final project-specific Water
Quality Management Plan shall be incorporated by reference or attached to
the SWPPP as the Post-Construction Management Plan. A copy of the up-
to-date SWPPP shall be kept at the project site and be available for review
upon request.
ENG 35. In accordance with City of Palm Springs Municipal Code, Section 8.50.022
(h), the applicant shall post with the City a cash bond of two thousand dollars
($2,000.00) per disturbed acre (if there is disturbance of 5,000 square feet
or more) at the time of issuance of grading permit for mitigation measures
for erosion/blowsand relating to this property and development.
ENG 36. A Geotechnical/Soils Report prepared by a California registered
Geotechnical Engineer shall be required for and incorporated as an integral
part of the grading plan for the proposed development. A copy of the
Geotechnical/Soils Report shall be submitted to the Engineering Services
Department with the first submittal of a grading plan.
ENG 37. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the
approved grading plan shall be certified by a California registered
geotechnical or civil engineer, certifying that all grading was performed in
accordance with the Geotechnical/Soils Report prepared for the
project. Documentation of all compaction and other soils testing are to be
provided even though there may not be a grading plan for the project. Prior
to issuance of Building Permits.
ENG 38. The applicant shall provide Grading Certification for all building (or
structure) pads in conformance with the approved grading plan to the
Engineering Services Department for review and approval prior to issuance
of Building Permits.
ENG 39. In cooperation with the California Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant
Project, applicants for grading permits involving a grading plan and involving
the export of soil will be required to present a clearance document from a
Department of Food and Agriculture representative in the form of an
approved “Notification of Intent To Move Soil From or Within Quarantined
Areas of Orange, Riverside, and Los Angeles Counties” (Revised - RIFA
Form CA-1) prior to approval of the Grading Plan (if required). The California
Department of Food and Agriculture office is located at 6819 East Gage
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
Avenue, Commerce, Ca 90040 (Phone(760)782-3271,(562)505-
6415),Sonia.Oran@cdfa.ca.gov
WATER QUALITY MANAGEMENT PLAN
ENG 40. This project shall be required to install measures in accordance with
applicable National Pollution Discharge Elimination System (NPDES) Best
Management Practices (BMP’s) included as part of the NPDES Permit
issued for the Whitewater River Region from the Colorado River Basin
Regional Water Quality Control Board (RWQCB). The applicant is advised
that installation of BMP’s, including mechanical or other means for pre-
treating contaminated stormwater and non-stormwater runoff, shall be
required.
ENG 41. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of
approval of any grading plan. The WQMP shall address the implementation
of operational Best Management Practices (BMP’s) necessary to
accommodate nuisance water and storm water runoff from the site. Direct
release of nuisance water to the adjacent property (or public streets) is
prohibited. Construction of operational BMP’s shall be incorporated into the
Precise Grading and Paving Plan.
ENG 42. Prior to issuance of any grading or building permits, the property owner shall
record a “Covenant and Agreement” with the County-Clerk Recorder or
other instrument on a standardized form to inform future property owners of
the requirement to implement and maintain the approved Final Project-
Specific Water Quality Management Plan (WQMP). Other alternative
instruments for requiring implementation of the approved Final Project-
Specific WQMP include: requiring the implementation of the Final Project-
Specific WQMP in Home Owners Association or Property Owner
Association Covenants, Conditions, and Restrictions (CC&Rs); formation of
Landscape, Lighting and Maintenance Districts, Assessment Districts or
Community Service Areas responsible for implementing the Final Project-
Specific WQMP; or equivalent. Alternative instruments must be approved
by the City Engineer prior to issuance of any grading or building permits.
ENG 43. For industrial facilities subject to the General Permit for Stormwater
Discharges Associated with Industrial Activity as defined by the Standard
Industrial Classification (SIC) code, prior to issuance of certificate of
occupancy (OR of “final” approval by City), the applicant shall demonstrate
that General Permit coverage has been obtained by providing a copy of the
Notice of Intent submitted to the SWRCB and a copy of the notification of
the issuance of a Waste Discharge Identification (WDID) Number or other
proof of filing.
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
DRAINAGE
ENG 44. All stormwater runoff passing through the site shall be accepted and
conveyed across the property in a manner acceptable to the City Engineer.
For all stormwater runoff falling on the site, on-site retention or other
facilities approved by the City Engineer shall be required to contain the
increased stormwater runoff generated by the development of the property.
Provide a hydrology study to determine the volume of increased stormwater
runoff due to development of the site, and to determine required stormwater
runoff mitigation measures for the proposed development. The hydrology
study shall be reviewed and approved prior to approval of any grading plan.
Final retention basin sizing and other stormwater runoff mitigation
measures shall be determined upon review and approval of the hydrology
study by the City Engineer and may require redesign or changes to site
configuration or layout consistent with the findings of the final hydrology
study. No more than 40-50% of the street frontage parkway/setback areas
should be designed as retention basins. On-site open space, in conjunction
with dry wells and other subsurface solutions should be considered as
alternatives to using landscaped parkways for on-site retention.
ENG 45. The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $7,746.89 per acre in
accordance with Resolution No. 15189. Fees shall be paid prior to issuance
of a building permit.
GENERAL
ENG 46. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing,
grinding, paving and/or overlaying existing asphalt concrete pavement of
off-site streets as required by and at the discretion of the City Engineer,
including additional pavement repairs to pavement repairs made by utility
companies for utilities installed for the benefit of the proposed development
(i.e. Desert Water Agency, Southern California Edison, Southern California
Gas Company, Time Warner, Verizon, Mission Springs Water District, etc.).
Multiple excavations, trenches, and other street cuts within existing asphalt
concrete pavement of off-site streets required by the proposed development
may require complete grinding and asphalt concrete overlay of the affected
off-site streets, at the discretion of the City Engineer. The pavement
condition of the existing off-site streets shall be returned to a condition equal
to or better than existed prior to construction of the proposed development.
ENG 47. All proposed utility lines shall be installed underground.
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
ENG 48. All existing utilities shall be shown on the improvement plans if required for
the project. The existing and proposed service laterals shall be shown from
the main line to the property line.
ENG 49. Upon approval of any improvement plan (if required) by the City Engineer,
the improvement plan shall be provided to the City in digital format,
consisting of a DWG (AutoCAD drawing filetype) and PDF (Adobe Acrobat
document filetype) formats. Variation of the type and format of the digital
data to be submitted to the City may be authorized, upon prior approval by
the City Engineer.
ENG 50. The original improvement plans prepared for the proposed development
and approved by the City Engineer (if required) shall be documented with
record drawing “as-built” information and returned to the Engineering
Services Department prior to issuance of a final certificate of occupancy.
Any modifications or changes to approved improvement plans shall be
submitted to the City Engineer for approval prior to construction.
ENG 51. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to
maintain an appropriate sight distance per City of Palm Springs Zoning
Code Section 93.02.00, D.
ENG 52. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No.
904.
ENG 53. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
TRAFFIC
ENG 54. A traffic study has been submitted by Urban Crossroads, Inc. and will need
to be submitted to the City Engineer for review and approval prior to
issuance of a grading permit. Any further mitigation measures that become
required as part of the review and approval process are incorporated herein
by reference and any subsequent plans and/or studies to be required will
need to be approved by the City Engineer prior to issuance of grading
permits as well. As determined so far by the traffic study, the following
mitigation measures will be required:
• Along the Project frontage, sidewalks shall be provided adjacent to
19th Avenue and Indian Canyon Drive.
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
19th Avenue
• Construct 19th Avenue from the Project’s western boundary to Indian
Canyon Drive at its ultimate half-section width as a Secondary
Thoroughfare (64 feet of pavement width) in compliance with the
applicable City of Palm Springs standards.
Indian Canyon Drive
• Construct Indian Canyon Drive from the Project’s northern boundary
to 19th Avenue at its ultimate half-section width plus a lane as a Major
Thoroughfare (76 feet of pavement width) in compliance with the
applicable City of Palm Springs standards.
Indian Canyon Drive / 19th Avenue
• Install a traffic signal.
• Provide separate eastbound left turn lane.
• Modify westbound striping to provide a dedicated left turn lane.
Driveway 4 / 19th Avenue
• Install a cross-street stop control on the southbound approach.
• Provide one southbound shared left-through-right lane.
• Proposed site plan incorporates an extended westbound right turn
storage area for the staging of entering trucks.
Indian Canyon Drive / Driveway 1
• Restrict left turn movements to/from Indian Canyon Drive by
providing double solid yellow line median striping from the Coachillin’
Way intersection to 300’ south of Driveway 1.
• Provide single eastbound right turn lane within driveway with cross-
street stop control.
Indian Canyon Drive / Driveway 2
• Provide 150’ northbound left turn lane within striped median of Indian
Canyon Drive.
• Provide one eastbound shared left-right turn lane with cross-street
stop control.
Indian Canyon Drive / Driveway 3
• Restrict left turn movements to/from Indian Canyon Drive by
providing double solid yellow line median striping from the 19th
Avenue intersection to north of Driveway 3 as indicated on Exhibit 8-
1.
• Provide single eastbound right turn lane within driveway with cross-
street stop control.
ENG 55. If it is determined as part of the traffic study review & approval process that
the applicant is to install/modify any traffic signals as part of this project,
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
then the applicant shall submit traffic signal installation (or modification)
plans prepared by a California registered civil engineer or traffic engineer
for review and approval by the City Engineer. The traffic signal shall be
installed and operational prior to issuance of a Certificate of Occupancy,
unless otherwise allowed by the City Engineer.
ENG 56. A minimum of 48 inches of clearance for accessibility shall be provided on
public sidewalks. Minimum clearance on public sidewalks shall be provided
by either an additional dedication of a sidewalk easement if necessary and
widening of the sidewalk, or by the relocation of any obstructions within the
public sidewalk along the frontage of the subject property.
ENG 57. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and street lights, associated with the proposed
development shall be replaced as required by the City Engineer prior to
issuance of a Certificate of Occupancy.
ENG 58. Submit traffic striping and signage plans for North Indian Canyon Drive and
19th Avenue, prepared by a California registered civil engineer, for review
and approval by the City Engineer prior to issuance of any encroachment
or building permits. All required traffic striping and signage improvements
shall be completed in conjunction with required street improvements, to the
satisfaction of the City Engineer, and prior to issuance of a certificate of
occupancy.
ENG 59. Construction signing, lighting and barricading shall be provided during all
phases of construction as required by City Standards or as directed by the
City Engineer. As a minimum, all construction signing, lighting and
barricading shall be in accordance with Part 6 “Temporary Traffic Control”
of the California Manual on Uniform Traffic Control Devices (CAMUTCD),
dated November 7, 2014, or subsequent editions in force at the time of
construction.
ENG 60. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
FID 1. These Fire Department conditions may not provide all requirements.
Owner/developer is responsible for all applicable state and locally adopted
fire codes. Detailed plans are still required for review. Conditions are
subject to final plan check and review.
FID 2. Fire Department Conditions were based on the 2022 California Fire Code
as adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
Appendix “O” Development Requirements and latest adopted NFPA
Standards. Three (3) complete sets of plans for fire sprinkler/alarms
systems must be submitted prior to a building permit being released.
FID 3. Conditions of Approval – “Conditions of Approval” received from the Palm
Springs Planning Department must be submitted with each plan set. Failure
to submit will result in a delay of plan approval.
FID 4. Plans and Permits (CFC 105.1): Permits and scaled drawings are required
for this project. Plan reviews can take up to 20 working days. Submit an
electronic file or a minimum of three (3) sets of drawings for review. Upon
approval, the Fire Prevention Bureau will retain one set.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM – 6:00 PM, Monday – Thursday
A deposit for Plan Check and Inspection Fees is required at the time of Plan
Submittal. These fees are established by Resolution of the Palm Springs
City Council.
Complete listings and manufacturer’s technical data sheets for all system
materials shall be included with plan submittals. All system materials shall
be UL listed or FM approved for fire protection service and approved by the
Fire Prevention Bureau prior to installation.
Plans shall include all necessary engineering features, including all
hydraulic reference nodes, pipe lengths and pipe diameters as required by
the appropriate codes and standards. Plans and supporting data,
(calculations and manufacturers technical data sheets) including fire flow
data, shall be submitted with each plan submittal. Complete and accurate
legends for all symbols and abbreviations shall be provided on the plans.
FID 5. Access During Construction (CFC 503): Access for firefighting
equipment shall be provided to the immediate job site at the start of
construction and maintained until all construction is complete. Fire
apparatus access roads shall have an unobstructed width of not less than
24 feet and an unobstructed vertical clearance of not less than 13'-6". Fire
Department access roads shall have an all-weather driving surface and
support a minimum weight of 73,000 lbs.
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
FID 6. Fire Department Access Roads/Driveways: Shall be provided so that no
portion of the exterior wall of the first floor of any building will be more than
150 feet from such roads.
FID 7. Required access (CFC 504.1): Exterior doors and openings required by
this code or the California Building Code shall be maintained readily
accessible for emergency access by the fire department. An approved
access walkway leading from fire apparatus access roads to exterior
openings shall be provided when required by the fire code official.
FID 8. Designated Fire Lanes: in private developments shall be not less than 24
feet wide (curb face to curb face) with no parking on either side and shall
be identified as afire lanes with red curb, stating in white lettering “ NO
PARKING FIRE LANE”, or by approved signage, or by both red curb with
lettering and signage.
FID 9. Key Box Required to be Installed (CFC 506.1): Where access to or within
a structure or an area is restricted because of secured openings or where
immediate access is necessary for life-saving or fire-fighting purposes, the
fire code official is authorized to require a key box to be installed in an
approved location. The key box shall be flush mount type and shall contain
keys to gain necessary access as required by the fire code official.
Secured emergency access gates serving apartment, town home or
condominium complex courtyards must provide a key box in addition to
association or facility locks. The nominal height of Knox lock box
installations shall be 5 feet above grade. Location and installation of Knox
key boxes must be approved by the fire code official.
FID 10. Key Box Contents (CFC 506.1): The Knox key box shall contain keys to
all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment
rooms, mechanical rooms, elevator rooms, elevator controls, plus a card
containing the emergency contact people and phone numbers for the
building/complex.
FID 11. NFPA 13 Fire Sprinkler Systems Required: An automatic fire sprinkler
system is required. Only a C-16 licensed fire sprinkler contractor shall
perform system design and installation. System to be designed and
installed in accordance with NFPA standard 13, 2016 Editions, as modified
by local ordinance. Fire pumps maybe also be required due to the size of
the building (spa, yoga studio, and gym).
FID 12. Fire Alarm Systems Required: An automatic or manual fire alarm system
is required. Only a C-10 licensed fire alarm contractor shall perform system
Conditions of Approval – December 4, 2024
Case 3.4631 MAJ – Palm Springs Fulfillment Center
design and installation. System to be designed and installed in accordance
with NFPA standard 72, 2016 editions, as modified by local ordinance.
FID 13. Private Fire Hydrants: Additional private hydrants may be required.
END OF CONDITIONS
NOPARKINGNOPARKING
INDIAN CANYON DRIVE19TH AVENUEAAPROP. TRASH ENCLOSURE(TYP.)PROP. TRASH ENCLOSURE(TYP.)BBPROP. GATED ACCESSPROP. GATED ACCESSPROP. GATEDACCESS32'8'
40'40'
32'14'8'
26'
9'
18'24'16'16'24'18'59.6'
17'55'55'20'51'60'680'60'51'55'55'5'66.6'20'
71'18'18.5'10.5'24'12'9'TYP.18'40'24'12'18'24'19'19'30'18'10'1052'10'40'12.3'9'18'24'19'19'30'18'10'PROP. TURN POCKETEX. C/L & PROJECT BOUNDARYPROP. CURB & GUTTERPROP. R/W &PROJECT BOUNDARYPROP. DETENTION BASINPROP. R/W &PROJECT BOUNDARYPROP. CURB &GUTTEREX. C/L, PROJECTBOUNDARY &CITY LIMITSOFFICE / MEZZANINE(2 STORY)OFFICE / MEZZANINE(2 STORY)PROPOSED INDUSTRIAL BUILDING727,360 SF (GROUND FLOOR AREA)BUILDING HEIGHT: 40 FTN 00°25'31" E 1223.98'N 40°35'41" E35.33'∆=13°37'40"R=248.64'59.14'∆=13°37'40"R=248.64'59.14'N 42°48'56" W36.80'40'17.4'40'10'40'EX. PROJECT BOUNDARY &PROP. WROUGHT IRON ORTUBULAR STEEL FENCEEX. PROJECT BOUNDARY & PROP. WROUGHT IRON ORTUBULAR STEEL FENCE19'19'24'11.2'24'18'10'40'
13'EX. C/L & PROJECT BOUNDARYPROP. CURB & GUTTERPROP. R/W &PROJECT BOUNDARY6'6'6'6'6'6'6'19'19'
6'
16'16'17.1'14.6'9'9'DRIVE AISLEDRIVE AISLEDRIVE AISLE
50'20'6'32'8'12'N 89°54'38" W 1270.98'N 00°25'34" E 1235.77'N 89°58'55" E 787.83'N 89°58'55" E 198.54'N 89°58'55" E 119.32'40'SECTION A-ANORTH INDIAN CANYON DRIVE(PUBLIC ROAD PER CITY OF PALM SPRINGS GENERAL PLAN)(STANDARD NO. 340)100' (ULTIMATE R/W)R/WULTIMATE50'50' (EXISTING IMPROVEMENTS BY OTHERS)8'CL12'32'4'EX. CURB & GUTTERPROP. CURB & GUTTERPROP. SIDEWALKEX. SIDEWALKBOUNDARYPROJECTPROP. R/W &8'32'4'PROP. CURB & GUTTERPROP. CURB & GUTTERN.T.S.CITY OF DESERT HOT SPRINGSCITY OF PALM SPRINGSPROP. RAISEDMEDIANSECTION B-B19TH AVENUE32'80' (ULTIMATE R/W)32'BOUNDARYPROJECTR/WULTIMATE40'40' (EXISTING IMPROVEMENTS)8'8'2%FUTURE CURB & GUTTERFUTURE SIDEWALKA.C. PAVEMENTOVER A.B.PROP. CURB & GUTTERPROP. SIDEWALKPROP. R/W &(PUBLIC ROAD PER CITY OF PALM SPRINGS GENERAL PLAN)(STANDARD NO. 325)N.T.S.MSA CONSULTING, INC.Civil Engineering Land Surveying Landscape ArchitecturePlanning Environmental Services Dry Utility Coordination GIS34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comTECHNICAL SITE PLANDATA TABLEASSESSOR'S PARCEL NUMBER:666-320-018EXHIBIT DATE: FEBRUARY 27, 2023SOURCE OF TOPOGRAPHY:ADDRESS:INLAND AERIAL SURVEYS, INC.7117 ARLINGTON AVENUE, SUITE ARIVERSIDE, CALIFORNIA 92503DATE OF TOPOGRAPHY:APRIL 13, 2022PUBLIC UTILITY PURVEYORS:EXISTING ZONING:PROPOSED ZONING:EXISTING GENERAL PLAN LAND USE:PROPOSED GENERAL PLAN LAND USE:MANUFACTURING ZONE (M-2)MANUFACTURING ZONE (M-2)INDUSTRIAL WITH WIND ENERGY OVERLAYZONE "X": AREAS OF 0.2% ANNUAL CHANCE FLOODFEMA FLOOD ZONE DESIGNATION:EXHIBIT PREPARER:ADDRESS:MSA CONSULTING, INC.34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270CONTACT:PAUL DEPALATIS, AICPTELEPHONE:(760) 320-9811REVISIONSNO. DATELIQUEFACTION:MODERATE LIQUEFACTION ZONENOTES:1.INDUSTRIAL WITH WIND ENERGY OVERLAYIN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIALEGAL DESCRIPTION:DESCRIPTIONELECTRIC:GAS:TELEPHONE:WATER:CABLE:SEWER:USA:THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER.2. THERE ARE NO EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ONTHIS PROPERTY.SOUTHERN CALIFORNIA EDISONSOUTHERN CALIFORNIA GAS COMPANYFRONTIER COMMUNICATIONSDESERT WATER AGENCYSPECTRUMCITY OF PALM SPRINGSUNDERGROUND SERVICE ALERT(760) 324-4991(877) 238-0092(800) 921-8101(760) 323-4971(877) 719-3278(760) 323-8166(800) 227-2600TELEPHONE:(951) 687-4252SCHOOL DISTRICT:PALM SPRINGS UNIFIEDAPPLICANT /ADDRESS:CONTACT:730 ARCADY ROADMONTECITO, CALIFORNIA 93108DAVID SNIDERSNIDER INTERESTS, LLCAS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS,COMMUNITY PANEL MAP NUMBER: 06065C0895GEFFECTIVE DATE: AUGUST 28, 2008LAND OWNER:EXISTING GROSS ACREAGELAND USE DESCRIPTION:PROPOSED INDUSTRIAL BUILDINGSTANDARD STALLS PROVIDED419 STALLS-ONSITE PARKING DATA:39.54 AC.AREA1,722,174 SFSF-PERCENTAGECOUNTPARKING RATIOSF727,360 SF---PARKING %-TOTAL PARKING REQUIRED727,360 SF---311 STALLSINDUSTRIAL BUILDINGBUILDING DESCRIPTION:HANDICAP STALLS PROVIDED11 STALLS---TOTAL PARKING PROVIDED736 STALLS--100%TRUCK PARKING PROVIDED306 STALLS---EASTNORTHSOUTHWESTCENTERLINEEASEMENTEXISTING(E)(N)(S)(W)C/LESMT.EX.ABBREVIATIONSACREAGEACCURB AND GUTTERC&GASSESSORS PARCEL NUMBERAPNE/P EDGE OF PAVEMENTA.C. ASPHALT CONCRETEMAX. MAXIMUMBOUNDARYBNDRYM.B. MAP BOOKEXISTING SEWEREXISTING RIGHT OF WAYPROPOSED CURBPROPOSED EASEMENTEXISTING PROJECT BOUNDARYEXISTING SEWER FORCE MAINEXISTING WATERPROPOSED LOT LINEPROPOSED RIGHT OF WAYPROPOSED AND EXISTING CENTER LINEPROPOSED PROJECT BOUNDARYMIN. MINIMUMNUMBERPROPOSEDRIGHT OF WAYTYPICALNO.PROP.R/WTYP.P.U.E. PUBLIC UTILITY EASEMENTSF SQUARE FEETRADIUSRSTANDARDSTD.P/L PROPERTY LINEN.T.S. NOT TO SCALER-L LOW DENSITY (RESIDENTIAL)UG UNDERGROUNDOVERHEADO/HOPEN SPACE / PARKSOS/PPPAGEPG.PROPOSED PARKING STALLSXA PORTION OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 3 SOUTH,RANGE 4 EAST, SAN BERNARDINO MERIDIAN.PROPOSED RIGHT OF WAY DEDICATION3.07 AC.133,708 SF-PROPOSED BUILDING AREA16.70 AC.727,360 SF46%ACCESS ROADS, HARDSCAPE & PARKING15.39 AC.670,291 SF42%LANDSCAPE, OPEN SPACE & RETENTION AREAS4.38 AC.190,815 SF12%EXISTING OVERHEAD TELEPHONEEXISTING IRRIGATIONEXISTING GASEXISTING EASEMENTEXISTING ELECTRICEXISTING IRRIGATION DRAIN LINEEXISTING CABLEEXISTING CONTOURSEXISTING SPOT ELEVATIONSLEGENDEXISTING LOT LINEEXISTING EDGE OF PAVEMENTEXISTING TELEPHONEN.T.S.VICINITY MAP19TH AVE.INDIAN CANYON DR.18TH AVE.20TH AVE.INDIANGARNET AVE.AVE.I-10CALLE DE LOS ROMOSSITE CITY OFDILLON ROADKAREN AVENUE
DESERT HOTSPRINGSCITY OFPALM SPRINGSPROPOSED NET ACREAGE36.47 AC.1,588,466 SF100%(INDIAN CANYON ROAD & 19TH AVENUE)125 STALLS1 STALL PER 800 SF -80 STALLS1 STALL PER 1,250 SF -106 STALLS1 STALL PER 5,000 SF -(1ST 100,000 SF)(2ND 100,000 SF)(REMAINDER)R:\2771\Acad\Planning\Site Plan\2771 Technical Site Plan.dwg, 2/27/2023 3:36:34 PM, dgallerani, MSA Consulting, Inc.
Palm Springs Industrial 2771 |
January 11, 2023
Overall Plan
5
5
6
9 CanyonDriveTrees and Palms
Shrubs and Accents
Hardscape
Plant Schedule
Indian19 Avenue
Warehouse
Legend
Concrete Paving
Decomposed Granite
Fractured Rock
Large Shade Trees
2
3
1
4
1
2
4
Date Palm Grove
Truck Parking
Truck Entry Gate with Guardhouse
Metal Chain Link Fence
6
7
5
8
5
67
8
TREES BOTANICAL / COMMON NAME SIZE REMARKS
ACACIA SALICINA 24" BOX
WILLOW ACACIA
PARKINSONIA X 'AZT'24" BOX
AZT THORNLESS PALO VERDE
PROSOPIS GLANDULOSA 'AZT'24" BOX
AZT THORNLESS HONEY MESQUITE
PALMS BOTANICAL / COMMON NAME SIZE REMARKS
PHOENIX DACTYLIFERA 12` CANOPY
DATE PALM
SHRUBS BOTANICAL / COMMON NAME SIZE REMARKS
EREMOPHILA GLABRA 'MINGENEW GOLD' 15 GAL
OUTBACK SUNRISE EMU BUSH
LANTANA X 'NEW GOLD'15 GAL
NEW GOLD LANTANA
MUHLENBERGIA LINDHEIMERI 15 GAL
LINDHEIMER'S MUHLY
RUSSELIA EQUISETIFORMIS 15 GAL
FIRECRACKER PLANT
ACCENTS BOTANICAL / COMMON NAME SIZE REMARKS
AGAVE DESMETIANA 'VARIEGATA'15 GAL
VARIEGATED SMOOTH AGAVE
AGAVE WEBERI 15 GAL
WEBER AGAVE
ECHINOCACTUS GRUSONII 8" DIM MIN
GOLDEN BARREL CACTUS
HESPERALOE FUNIFERA 15 GAL
GIANT HESPERALOE
HESPERALOE PARVIFLORA 'PERPA' 15 GAL
BRAKELIGHTS® RED YUCCA
GROUNDCOVER ROCK BOTANICAL / COMMON NAME SIZE REMARKS
1"-3" FRACTURED ROCK -
COPPER CANYON
DECOMPOSED GRANITE -
CALIFORNIA GOLD
PLANT SCHEDULE
IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
LANDSCAPE SHADE ANALYSIS
EXHIBIT DATE: JANUARY 11, 2023
TOTAL PARKING STALL AREA
TOTAL SHADED PARKING AREA
PERCENTAGE
70,847 SQFT
35,050 SQFT
50%
10
10
CMU Block Retaining Wall with
8’ Metal Chain Link Fence
Entry Gate
9
10
Palm Springs Industrial 2771 |
January 11, 2023
Entry Enlargement 1
4
10
Trees and Palms
Shrubs and Accents
Hardscape
Plant Schedule
Canyon1
2
3
5
6
Legend
Concrete Paving
Decomposed Granite
Fractured Rock
Large Shade Trees
2
3
1
4
Date Palm Grove
Truck Parking
Truck Entry Gate with Guardhouse
Metal Chain Link Fence
6
7
5 CMU Block Retaining Wall with
8’ Metal Chain Link Fence
Entry Gate
9
10
8 IndianDrive
PROP. BUILDING
728,000 SF
PROP. RETENTION BASIN NOPARKINGNOPARKINGM
M
STOP
19TH AVENUE INDIAN CANYON DR.NM
MTC
DESIGN BY
DRAWN BY
CHECK BY
NM
JANUARY 2023MSA CONSULTING,INC.
C i v i l E n g i n e e r i n g L a n d S u r v e y i n g L a n d s c a p e A r c h i t e c t u r ePlanningEnvironmentalServicesDryUtilityCoordinationGIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com
0'120'
SCALE 1"=60'
60'180'240'
NUMBER
PROPOSED
RIGHT OF WAY
TYPICAL
NO.
PROP.
R/W
TYP.
P.U.E. PUBLIC UTILITY EASEMENT
SF SQUARE FEET
RADIUSR
STANDARDSTD.
P/L PROPERTY LINE
N.T.S. NOT TO SCALE
R-L LOW DENSITY (RESIDENTIAL)
UG UNDERGROUND
OVERHEADO/H
OPEN SPACE / PARKSOS/PP
PAGEPG.
EAST
NORTH
SOUTH
WEST
CENTERLINE
EASEMENT
EXISTING
(E)
(N)
(S)
(W)
C/L
ESMT.
EX.
ABBREVIATIONS
ACREAGEAC
CURB AND GUTTERC&G
ASSESSORS PARCEL NUMBERAPN
E/P EDGE OF PAVEMENT
A.C. ASPHALT CONCRETE
MIN. MINIMUM
MAX. MAXIMUM
BOUNDARYBNDRY
M.B. MAP BOOK
PROPOSED PUBLIC ABOVE GROUND DOUBLE CHECK DETECTOR ASSEMBLY
PROPOSED PUBLIC WATER MATER
PROPOSED PRIVATE PIV AND FIRE DEPT. CONNECTION
M
PROPOSED PRIVATE FIRE LINE
PROPOSED PRIVATE WATER LINE
PROPOSED PRIVATE SEWER LINE
DATA TABLE
ASSESSOR'S PARCEL NUMBER:666-320-018
EXHIBIT DATE: JANUARY 12, 2023
SOURCE OF TOPOGRAPHY:
ADDRESS:
INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE "A"RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY:APRIL 25, 2022
PUBLIC UTILITY PURVEYORS:
ZONE "X": AREA OF 0.2% ANNUAL CHANCE FLOOD
FEMA FLOOD ZONE DESIGNATION:
EXHIBIT PREPARER:
ADDRESS:
MSA CONSULTING, INC.
34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270
CONTACT:PAUL DEPALATIS, AICP TELEPHONE:(760) 320-9811
REVISIONS
NO. DATE
LIQUEFACTION:MODERATE LIQUEFACTION ZONE
IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
LEGAL DESCRIPTION:
DESCRIPTION
ELECTRIC:
GAS:
TELEPHONE:
WATER:
CABLE:
SEWER:
USA:
BEING A PORTION OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 3 SOUTH,RANGE 4 EAST, SAN BERNARDINO MERIDIAN.
SOUTHERN CALIFORNIA EDISON
SOUTHERN CALIFORNIA GAS COMPANY
FRONTIER COMMUNICATIONS
MISSION SPRINGS WATER DISTRICT
SPECTRUM
CITY OF PALM SPRINGS
UNDERGROUND SERVICE ALERT
(760) 324-4991
(877) 238-0092
(800) 921-8101
(760) 329-6448
(877) 719-3278
(760) 323-8166
(800) 227-2600
TELEPHONE:(951) 687-4252
APPLICANT /
ADDRESS:
CONTACT:
730 ARCADY ROADMONTECITO, CALIFORNIA 93108
DAVID SNIDER
SNIDER INTERESTS, LLC
TELEPHONE:
AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS,COMMUNITY PANEL MAP NUMBER: 06065C0895GEFFECTIVE DATE: AUGUST 28, 2008
LAND OWNER:
PRELIMINARY WATER, SEWER,AND FIRE SERVICE PLAN
EXISTING OVERHEAD TELEPHONE
EXISTING IRRIGATION
EXISTING GAS
EXISTING EASEMENT
EXISTING ELECTRIC
EXISTING CABLE
EXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
EXISTING LOT LINE
EXISTING TELEPHONE
EXISTING EDGE OF PAVEMENT
EXISTING SEWER
EXISTING RIGHT OF WAY
PROPOSED CURB
PROPOSED EASEMENT
EXISTING WATER
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
PROJECT BOUNDARY
PROPOSED & EXISTING CENTERLINE
PROPOSED PRIVATE FIRE HYDRANT
PROPOSED PRIVATE FIRE SERVICE LINE
PROPOSED SEWER MH
PROPOSED SEWER CO
PROP. BUILDING
728,000 SF
784.5 FF784.0 PE
784.5 FF784.0 PE
780.5 FF780.0 PE
780.5 FF780.0 PE
PROP. RETENTION BASIN
OFFICE :0% SLOPE
OFFICE :0% SLOPE
PROP. TRASHENCLOSURE
PROP. TRASHENCLOSURE
NOPARKINGNOPARKINGΔ =1 3 1 8 '3 2 "
=2 2 6 4 '
=6 3 3 3 '33.97'
N89%%D58'55"E
119.32'
35.33'Δ =1 3 1 8 '3 2 "
=2 4 8 6 4 '
=5 6 '
PROP. UG RETENTION5-60"Ø PERFORATED BARRELS - 814'STORAGE PROVIDED - 137,165 CF
PROP. UG RETENTION2-60"Ø PERFORATED BARRELS - 770'STORAGE PROVIDED - 51,371 CF
STORAGE 108,883 CF
19TH AVENUE INDIAN CANYON DR.NM
MR
DESIGN BY
DRAWN BY
CHECK BY
NM
JANUARY 2023MSA CONSULTING,INC.
C i v i l E n g i n e e r i n g L a n d S u r v e y i n g L a n d s c a p e A r c h i t e c t u r ePlanningEnvironmentalServicesDryUtilityCoordinationGIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com
0'160'
SCALE 1"=80'
80'240'320'
PRELIMINARY GRADING PLAN
DATA TABLE
ASSESSOR'S PARCEL NUMBER:
EXHIBIT DATE: DECEMBER 30, 2021
SOURCE OF TOPOGRAPHY:
ADDRESS:
INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE "A"
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY:
PUBLIC UTILITY PURVEYORS:
FEMA FLOOD ZONE DESIGNATION:
EXHIBIT PREPARER:
ADDRESS:
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT:PAUL DEPALATIS, AICP TELEPHONE:(760) 320-9811
REVISIONS
NO. DATE
LIQUEFACTION:MODERATE LIQUEFACTION ZONE
NOTES:1.
IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
LEGAL DESCRIPTION:
DESCRIPTION
ELECTRIC:
GAS:
TELEPHONE:
WATER:
CABLE:
SEWER:
USA:
THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER.
IMPERIAL IRRIGATION DISTRICT
SOUTHERN CALIFORNIA GAS COMPANY
FRONTIER COMMUNICATIONS
SPECTRUM
VALLEY SANITARY DISTRICT
UNDERGROUND SERVICE ALERT
(760) 335-3640
(877) 238-0092
(800) 921-8101
(877) 719-3278
(760) 238-5400
(800) 227-2600
TELEPHONE:(951) 687-4252
SCHOOL DISTRICT:PALM SPRINGS UNIFIED
APPLICANT /
ADDRESS:
CONTACT:TELEPHONE:
LAND OWNER:
EAST
NORTH
SOUTH
WEST
CENTERLINE
EASEMENT
EXISTING
(E)
(N)
(S)
(W)
C/L
ESMT.
EX.
ABBREVIATIONS
ACREAGEAC
CURB AND GUTTERC&G
ASSESSORS PARCEL NUMBERAPN
E/P EDGE OF PAVEMENT
A.C. ASPHALT CONCRETE
MAX. MAXIMUM
BOUNDARYBNDRY
M.B. MAP BOOK
EXISTING OVERHEAD TELEPHONE
EXISTING SEWER
EXISTING RIGHT OF WAY
PROPOSED CURB
PROPOSED EASEMENT
EXISTING PROJECT BOUNDARY
EXISTING SEWER FORCE MAIN
EXISTING WATER
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
PROPOSED AND EXISTING CENTER LINE
PROPOSED PROJECT BOUNDARY
EXISTING IRRIGATION
EXISTING GAS
EXISTING EASEMENT
EXISTING ELECTRIC
EXISTING IRRIGATION DRAIN LINE
EXISTING CABLE
EXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
X EXISTING EASEMENT DELTA
EXISTING LOT LINE
EXISTING EDGE OF PAVEMENT
EXISTING TELEPHONE
MIN. MINIMUM
NUMBER
PROPOSED
RIGHT OF WAY
TYPICAL
NO.
PROP.
R/W
TYP.
P.U.E. PUBLIC UTILITY EASEMENT
SF SQUARE FEET
RADIUSR
STANDARDSTD.
P/L PROPERTY LINE
N.T.S. NOT TO SCALE
R-L LOW DENSITY (RESIDENTIAL)
UG UNDERGROUND
OVERHEADO/H
OPEN SPACE / PARKSOS/PP
PAGEPG.
LAND DIVIDER.
PROPOSED PARKING STALLS23
666-320-018
APRIL 25, 2022
ZONE "X": AREA OF 0.2% ANNUAL CHANCE FLOOD
BEING A PORTION OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 15, TOWNSHIP 3 SOUTH,
RANGE 4 EAST, SAN BERNARDINO MERIDIAN.
MISSION SPRINGS WATER DISTRICT (760) 329-6448
730 ARCADY ROADMONTECITO, CALIFORNIA 93108
DAVID SNIDER
SNIDER INTERESTS, LLC
AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS,
COMMUNITY PANEL MAP NUMBER: 06065C0895GEFFECTIVE DATE: AUGUST 28, 2008
PARKING
NO
PARKING
NO Luminaire ScheduleSymbolQtyLabelDescriptionLLFLuminaireLumensLuminaireWatts11P3WWALL MTD AREA LIGHT TYPE III DIST0.9502462219617P4WWALL MTD AREA LIGHT TYPE IV DIST0.9502364019636P522 HEAD LED AREA LIGHT TYPE V DIST0.950N.A.N.A.Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinEast LotIlluminanceFc2.143.80.73.065.43Light TrespassIlluminanceFc0.040.50.0N.A.N.A.North Drive AisleIlluminanceFc0.923.00.33.0710.00North Large LotIlluminanceFc1.452.80.52.905.60North Small LotIlluminanceFc1.392.50.81.743.13South Drive AisleIlluminanceFc0.832.80.18.3028.00South Large LotIlluminanceFc1.442.60.52.885.20South Small LotIlluminanceFc1.632.60.82.043.25Vehicular EntryIlluminanceFc1.372.50.71.963.57West Vehicular DriveIlluminanceFc1.873.21.11.702.91P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P52MH: 25P3WMH: 40P3WMH: 40P3WMH: 40P3WMH: 40P3WMH: 40P3WMH: 40P3WMH: 40P3WMH: 40P3WMH: 40P3WMH: 40P3WMH: 40P4WMH: 40P52MH: 25P52MH: 25P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 40P4WMH: 402.2 2.2 2.1 1.9 1.8 1.7 1.6 1.6 1.62.3 2.3 2.1 1.9 1.7 1.6 1.5 1.5 1.52.3 2.3 2.1 2.1 2.0 1.8 1.8 1.7 1.4 1.2 0.92.5 2.3 2.2 2.5 2.6 2.3 2.4 2.0 1.4 1.0 0.82.6 2.4 2.2 2.5 2.8 2.5 2.6 2.0 1.3 0.9 0.72.9 2.5 2.2 2.4 2.6 2.4 2.4 1.9 1.33.2 2.7 2.4 2.6 2.9 2.6 2.7 2.1 1.4 1.0 0.83.3 2.8 2.4 2.4 2.4 2.1 2.1 1.9 1.5 1.2 0.93.4 3.0 2.5 2.3 2.0 1.8 1.8 1.7 1.5 1.4 1.13.4 3.2 2.7 2.3 1.9 1.7 1.7 1.7 1.7 1.6 1.22.4 2.9 3.1 3.0 2.6 2.2 2.0 1.8 1.8 1.7 1.6 1.5 1.22.0 2.5 2.7 2.6 2.4 2.4 2.2 2.0 2.0 1.8 1.5 1.3 1.01.8 2.1 2.3 2.3 2.3 2.7 2.8 2.5 2.5 2.1 1.5 1.1 0.81.6 1.9 2.0 2.0 2.2 2.6 3.0 2.6 2.7 2.1 1.4 1.0 0.71.5 1.7 1.9 2.0 2.1 2.4 2.7 2.5 2.5 2.0 1.31.5 1.8 2.0 2.1 2.2 2.7 3.0 2.7 2.8 2.2 1.5 1.0 0.81.7 2.0 2.2 2.3 2.3 2.5 2.5 2.2 2.3 2.0 1.5 1.2 0.91.9 2.3 2.6 2.6 2.4 2.3 2.1 1.9 1.9 1.8 1.6 1.4 1.12.1 2.6 3.0 3.0 2.7 2.3 2.0 1.8 1.7 1.7 1.7 1.6 1.22.4 3.0 3.2 3.0 2.6 2.2 2.0 1.8 1.8 1.7 1.6 1.5 1.22.8 3.3 3.2 2.9 2.5 2.3 2.2 1.9 1.9 1.8 1.5 1.3 1.02.9 3.5 3.2 2.8 2.5 2.6 2.7 2.4 2.4 2.1 1.5 1.1 0.82.9 3.5 3.2 2.6 2.3 2.6 2.9 2.5 2.6 2.1 1.4 1.0 0.72.8 3.3 3.1 2.6 2.3 2.4 2.6 2.4 2.4 1.9 1.32.6 3.0 2.9 2.6 2.4 2.7 2.9 2.6 2.7 2.2 1.4 1.0 0.82.3 2.8 2.8 2.7 2.4 2.5 2.5 2.2 2.2 2.0 1.5 1.2 0.92.1 2.5 2.8 2.7 2.5 2.3 2.1 1.9 1.8 1.8 1.5 1.4 1.11.9 2.3 2.7 2.8 2.6 2.3 2.0 1.8 1.8 1.8 1.7 1.6 1.21.7 2.1 2.5 2.6 2.5 2.3 2.1 1.9 1.8 1.7 1.7 1.5 1.21.5 1.9 2.2 2.3 2.3 2.4 2.3 2.0 2.0 1.9 1.6 1.3 1.01.5 1.8 2.0 2.1 2.3 2.7 2.8 2.5 2.5 2.2 1.5 1.1 0.81.6 1.9 2.1 2.1 2.2 2.6 3.0 2.6 2.7 2.1 1.4 1.0 0.81.8 2.1 2.2 2.2 2.2 2.5 2.7 2.5 2.5 2.0 1.32.0 2.4 2.6 2.4 2.4 2.8 3.0 2.7 2.8 2.2 1.5 1.1 0.82.4 2.9 2.9 2.8 2.5 2.6 2.5 2.2 2.3 2.0 1.6 1.2 0.92.8 3.4 3.4 3.1 2.7 2.4 2.2 2.0 1.9 1.9 1.7 1.5 1.13.0 3.7 3.7 3.3 2.8 2.3 2.0 1.8 1.7 1.8 1.8 1.7 1.33.0 3.8 3.6 3.2 2.7 2.4 2.1 1.9 1.9 1.8 1.7 1.5 1.22.9 3.5 3.3 3.0 2.6 2.5 2.4 2.1 2.2 2.0 1.6 1.3 1.02.7 3.1 3.0 2.7 2.5 2.7 3.0 2.6 2.7 2.2 1.5 1.1 0.82.3 2.7 2.7 2.4 2.3 2.5 2.8 2.5 2.5 2.0 1.42.0 2.3 2.5 2.3 2.3 2.6 2.9 2.6 2.7 2.1 1.41.8 2.1 2.3 2.3 2.4 2.8 2.9 2.6 2.7 2.2 1.5 1.1 0.91.7 2.0 2.3 2.4 2.4 2.5 2.4 2.2 2.2 2.0 1.7 1.4 1.01.6 2.0 2.4 2.6 2.5 2.4 2.2 2.0 2.0 1.9 1.8 1.6 1.21.6 2.1 2.5 2.7 2.6 2.4 2.1 1.9 1.9 1.9 1.81.7 2.1 2.4 2.6 2.5 2.5 2.3 2.1 2.1 2.0 1.7 1.4 1.11.9 2.2 2.4 2.4 2.4 2.7 2.7 2.4 2.5 2.2 1.6 1.2 0.92.0 2.4 2.5 2.4 2.4 2.7 3.0 2.7 2.8 2.2 1.4 1.0 0.82.3 2.7 2.7 2.4 2.3 2.4 2.6 2.4 2.4 1.9 1.32.7 3.1 3.0 2.6 2.4 2.7 2.9 2.6 2.7 2.1 1.4 1.0 0.82.9 3.5 3.2 2.8 2.5 2.5 2.5 2.2 2.2 2.0 1.5 1.1 0.82.9 3.7 3.4 3.0 2.5 2.2 2.0 1.8 1.8 1.7 1.5 1.3 1.03.0 3.6 3.5 3.2 2.7 2.2 1.9 1.7 1.7 1.7 1.7 1.5 1.22.8 3.3 3.4 3.2 2.7 2.2 1.9 1.7 1.7 1.7 1.7 1.5 1.22.4 2.8 3.0 2.8 2.5 2.3 2.1 1.8 1.8 1.7 1.5 1.3 1.02.0 2.4 2.6 2.5 2.4 2.6 2.5 2.2 2.3 2.0 1.5 1.1 0.81.8 2.1 2.2 2.2 2.3 2.7 3.0 2.7 2.7 2.2 1.4 1.0 0.81.6 1.8 2.0 2.0 2.1 2.4 2.7 2.5 2.4 1.9 1.31.5 1.8 2.0 2.0 2.2 2.6 3.0 2.7 2.8 2.2 1.4 1.0 0.81.5 1.8 2.1 2.2 2.3 2.6 2.7 2.4 2.5 2.1 1.5 1.1 0.91.7 2.1 2.4 2.5 2.4 2.4 2.2 2.0 2.0 1.9 1.6 1.4 1.01.9 2.4 2.7 2.8 2.6 2.3 2.1 1.9 1.8 1.8 1.7 1.6 1.22.1 2.6 3.0 3.0 2.7 2.3 2.0 1.8 1.8 1.8 1.7 1.6 1.22.4 2.9 3.0 2.9 2.5 2.4 2.2 1.9 1.9 1.8 1.5 1.3 1.02.7 3.2 3.1 2.8 2.5 2.6 2.6 2.3 2.4 2.0 1.5 1.1 0.92.9 3.4 3.2 2.7 2.4 2.6 2.9 2.6 2.7 2.1 1.4 1.0 0.82.8 3.5 3.2 2.6 2.3 2.4 2.6 2.4 2.3 1.9 1.32.9 3.4 3.1 2.7 2.4 2.6 2.9 2.6 2.7 2.1 1.4 1.0 0.72.7 3.1 3.0 2.7 2.4 2.5 2.5 2.2 2.3 2.0 1.5 1.1 0.82.4 2.8 3.0 2.8 2.5 2.3 2.1 1.9 1.8 1.7 1.5 1.3 1.02.1 2.6 2.9 2.9 2.6 2.2 2.0 1.8 1.7 1.7 1.7 1.5 1.21.9 2.3 2.7 2.8 2.6 2.3 2.0 1.8 1.8 1.7 1.7 1.6 1.21.7 2.0 2.3 2.4 2.3 2.3 2.1 1.9 1.9 1.8 1.5 1.3 1.01.5 1.8 2.1 2.2 2.3 2.6 2.6 2.3 2.4 2.1 1.5 1.1 0.91.5 1.8 2.0 2.0 2.2 2.7 3.0 2.7 2.8 2.2 1.4 1.0 0.81.6 1.9 2.0 2.0 2.1 2.4 2.7 2.5 2.5 2.0 1.31.8 2.1 2.3 2.3 2.3 2.7 3.1 2.7 2.8 2.2 1.4 1.0 0.82.7 2.6 2.5 2.7 2.8 2.4 2.5 2.2 1.6 1.2 0.93.1 3.0 2.6 2.5 2.3 2.1 2.0 1.9 1.7 1.4 1.13.5 3.3 2.8 2.4 2.0 1.8 1.8 1.8 1.8 1.7 1.33.7 3.3 2.8 2.4 2.1 1.9 1.8 1.8 1.7 1.6 1.23.5 3.0 2.6 2.5 2.3 2.1 2.1 2.0 1.6 1.3 1.03.3 2.8 2.5 2.7 2.8 2.5 2.6 2.2 1.5 1.1 0.82.9 2.5 2.3 2.5 2.8 2.5 2.6 2.0 1.42.6 2.3 2.2 2.4 2.7 2.4 2.5 1.9 1.30.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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1.0 1.1 1.6 2.3 2.5 2.4 2.5 1.8 1.1 0.80.9 1.2 1.8 2.4 2.2 2.3 2.1 1.5 1.1 1.1 1.1 1.1 1.1 1.5 2.2 2.3 2.2 2.3 1.7 1.1 0.81.0 1.3 2.0 2.6 2.4 2.6 2.3 1.6 1.2 1.2 1.2 1.2 1.3 1.7 2.4 2.6 2.5 2.6 1.9 1.3 0.91.1 1.4 1.9 2.3 2.1 2.2 2.1 1.7 1.4 1.4 1.4 1.4 1.4 1.8 2.2 2.2 2.1 2.3 1.9 1.4 1.11.4 1.5 1.7 1.8 1.7 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.6 1.7 1.8 1.7 1.7 1.8 1.7 1.5 1.41.6 1.7 1.7 1.7 1.6 1.7 1.7 1.8 1.9 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.7 1.7 1.7 1.51.5 1.7 1.7 1.7 1.6 1.6 1.7 1.7 1.8 1.8 1.7 1.8 1.8 1.7 1.7 1.7 1.6 1.7 1.7 1.6 1.51.8 1.9 1.8 1.9 1.9 1.7 1.5 1.6 1.6 1.6 1.6 1.7 2.0 1.91.9 1.82.0 2.5 2.3 2.5 2.3 1.7 1.3 1.4 1.4 1.4 1.4 1.8 2.4 2.52.5 1.92.5 1.80.9 1.0 1.2 1.2 1.2 1.2 1.2 1.0 0.91.0 1.31.71.81.71.8 1.6 1.2 0.90.91.42.1 2.5 2.4 2.5 1.9 1.2 0.90.9 1.3 1.9 2.3 2.2 2.3 1.8 1.2 0.90.91.42.1 2.5 2.3 2.5 1.9 1.2 0.90.91.42.0 2.2 2.1 2.3 1.8 1.2 0.90.9 1.21.4 1.5 1.4 1.5 1.4 1.10.90.9 1.0 1.0 1.0 1.0 1.0 1.0 1.0 0.90.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.71.21.4 1.5 1.51.3 1.61.71.61.41.8 1.9 1.81.6 2.1 2.4 2.11.72.4 2.8 2.51.8 2.5 3.1 2.61.8 2.5 3.1 2.61.8 2.4 2.8 2.51.72.2 2.5 2.21.51.9 2.1 1.91.4 1.71.8 1.61.21.5 1.5 1.51.11.31.41.31.11.3 1.3 1.21.11.31.41.31.21.4 1.5 1.41.4 1.7 1.71.61.51.9 2.0 1.91.72.2 2.4 2.21.8 2.4 2.8 2.51.8 2.5 3.1 2.61.8 2.5 3.1 2.61.8 2.4 2.8 2.51.72.2 2.5 2.21.51.9 2.1 1.91.4 1.71.8 1.61.21.5 1.5 1.51.11.31.41.31.11.3 1.3 1.21.11.31.41.31.21.4 1.5 1.41.4 1.7 1.71.61.51.9 2.0 1.91.72.2 2.4 2.21.8 2.4 2.8 2.51.8 2.5 3.1 2.61.8 2.5 3.1 2.61.8 2.4 2.8 2.51.72.2 2.5 2.21.51.9 2.1 1.91.4 1.71.8 1.61.21.5 1.5 1.51.11.31.41.31.11.3 1.3 1.21.11.31.41.31.21.4 1.5 1.41.4 1.7 1.71.61.51.9 2.0 1.91.72.2 2.4 2.21.8 2.4 2.8 2.51.8 2.5 3.1 2.61.8 2.5 3.1 2.61.8 2.4 2.8 2.51.72.2 2.5 2.21.51.9 2.1 1.91.4 1.71.8 1.61.21.5 1.5 1.51.11.31.41.31.11.3 1.3 1.21.11.31.41.31.21.4 1.5 1.41.4 1.7 1.71.61.51.9 2.0 1.91.72.2 2.4 2.21.8 2.4 2.8 2.51.8 2.6 3.1 2.61.9 2.7 3.2 2.71.9 2.6 3.1 2.8PAL SPRONGS FULFILLMENT CENTER - PALM SPRINGS, CAMAINTAINED HORIZONTAL ILLUMINANCE CALCULATIONS AT FINISH GRADE1-17-23Drawn BySheet No.Job No.ScaleTitleChecked ByIssueNo.DateDateCommercial Lighting Industries81161 Indio Boulevard, Indio, CA 92201Tel: 800-755-0155 | Fax: 760-262-3940ALL PLANS AND SPECIFICATIONS ARE THE PROPERTY OFCOMMERCIAL LIGHTING IND. DO NOT SCALE DRAWINGS.ALL MEASUREMENTS MUST BE CHECKED ON SITE BYTHE CONTRACTORS AND ANY DISCREPANCIES BROUGHTTO THE ATTENTION OF THE DESIGNER OR ARCHITECT.FULFILLMENT CENTER
PALM SPRINGS
PALM SPRINGS, CA
INDIAN CANYON
PALM SPRINGS
INDUSTRIAL
INDIAN CANYON DRIVE
PALM SPRINGS, CA
CONCEPT DESIGN
IRV22-0138-00
01.16.2023
TOTAL PAGE IN THIS PACKAGE: 6
PROPOSED FUTURE OFFICE AREA11AA223344556688991010111115151616BBCCDDEEFFGGHHJJKKLLMMNNPPVV49'-10"98'-4"112'-0"112'-0"111'-11"112'-0"112'-0"112'-0"110'-3"1,052'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"44'-0"28'-9"125'-0"125'-0"125'-0"125'-0"125'-0"26'-3"44'-8"114'-0"117'-6"122'-4"125'-0"117'-0"114'-6"45'-0"QQRRSSUUTT121213131414800'-0"60'-0"60'-0"60'-0"60'-0"60'-0"50'-0"50'-0"50'-0"50'-0"60'-0"60'-0"60'-0"60'-0"60'-0"39'-6"39'-6"TYP.217TYP.216TYP.201202TYP.202214TYP.214020'40'80'1"=40'SHEETNORTHIRV22-0138-0012/21/2022Floor PlanSnider Palm SpringsPalm Springs, CA2SCHEME: 06a201 STRUCTURAL STEEL COLUMN, PAINT SAFETY YELLOW UP TO 10'-0" A.F.FAND WHITE ABOVE.202 CONCRETE SLAB. PROVIDE VAPOR RETARDER OVER SAND BASE AT OFFICEAND FUTURE OFFICE AREA (HATCHED) PER SOILS REPORT. PROVIDESEALER FOR CONCRETE FLOOR AREA IN WAREHOUSE.214 PAINT INSIDE FACE OF WAREHOUSE WALLS WHITE.216 DOCK PIT.217 6'x8' HYDRAULIC DOCK LEVELER.KEYNOTES:LEGEND
11AA223344556688991010111115151616BBCCDDEEFFGGHHJJKKLLMMNNPPVVQQRRSSUUTT121213131414SLOPE1/4" PER FOOT MIN.SLOPE1/4" PER FOOT MIN.TYP.308301TYP.3011,052'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"56'-0"44'-0"800'-0"60'-0"60'-0"60'-0"60'-0"60'-0"50'-0"50'-0"50'-0"50'-0"60'-0"60'-0"60'-0"60'-0"60'-0"SKYLIGHT: (2%)COORDINATE EXACT LOCATION TO PREVENT CONFLICT WITH FRAMING, FIRE SPRINKLER LINES, ELECTRICAL CONDUITS AND LIGHTING. SEE STRUCTURAL DRAWINGS. 020'40'80'1"=40'SHEETNORTHIRV22-0138-0012/21/2022Roof PlanSnider Palm SpringsPalm Springs, CA3SCHEME: 06a301 CLASS A BUILT-UP ROOFING (UL-ER10167-03) OVER WOOD DECK.308 SKYLIGHT.KEYNOTES:LEGENDCALCULATIONSSKYLIGHTS:SKYLIGHT SIZE: 48"x96"=32 S.F.(WAREHOUSE AREA S.F.) x 2.0%715,360 x .02(SKYLIGHT SIZE)32DESIRED: 448 SKYLIGHTSPROVIDED: 624 SKYLIGHTS
PAGE
201.12.2023INDIAN CANYON PALM SPRINGS INDUSTRIAL
PALM SPRINGS, CA - IRV22-0138-00
CONCEPTUAL DESIGN
East Elevation at Indian Canyon Drive
Perspective View at Indian Canyon Drive
This conceptual design is based upon a preliminary review of entitlement requirements
and on unverified and possibly incomplete site and/or building information, and is
intended merely to assist in exploring how the project might be developed. Signage
shown is for illustrative purposes only and does not necessarily reflect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color verification.
PAGE
301.12.2023INDIAN CANYON PALM SPRINGS INDUSTRIAL
PALM SPRINGS, CA - IRV22-0138-00
CONCEPTUAL DESIGN
Detail View at Office Entry
This conceptual design is based upon a preliminary review of entitlement requirements
and on unverified and possibly incomplete site and/or building information, and is
intended merely to assist in exploring how the project might be developed. Signage
shown is for illustrative purposes only and does not necessarily reflect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color verification.
PAGE
401.12.2023INDIAN CANYON PALM SPRINGS INDUSTRIAL
PALM SPRINGS, CA - IRV22-0138-00
CONCEPTUAL DESIGN
Perspective View at Dock Corner
This conceptual design is based upon a preliminary review of entitlement requirements
and on unverified and possibly incomplete site and/or building information, and is
intended merely to assist in exploring how the project might be developed. Signage
shown is for illustrative purposes only and does not necessarily reflect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color verification.
1 ACCENT PAINT ON CONCRETE
SHERWIN WILLIAMS
SW 6411 - BENGAL GRASS
2 PAINT ON CONCRETE
SHERWIN WILLIAMS
SW 7631 - CITY LOFT
3 PAINT ON CONCRETE
SHERWIN WILLIAMS
SW 6073 - PERFECT GREIGE
4 PAINT ON RIBBED CONCRETE
SHERWIN WILLIAMS
SW 9169 - CHATURA GRAY
5 METAL TRIM
WHITE
6 VITRO INSULATED ARCHITECTURAL GLASS
VISTACOOL (2) PACIFICA
7 CLEAR ANODIZED ALUMINUM STOREFRONT
8 STONE ACCENT
STONE DEPOT
MANGOLIA LIMESTONE-NATURAL SPLIT
KEYNOTES
EAST ELEVATION
SOUTH ELEVATION
WEST ELEVATION
NORTH ELEVATION
F.F.E
0’ - 0”
F.F.E
0’ - 0”
F.F.E
0’ - 0”
F.F.E
0’ - 0”
T.O.P
49’ - 6”
T.O.P
49’ - 6”
T.O.P
49’ - 6”
T.O.P
49’ - 6”
CLR HT
40’ - 0”
CLR HT
40’ - 0”
CLR HT
40’ - 0”
CLR HT
40’ - 0”
86
6
6
1
1
5
1
1
1
1
1
1
73
3
3
1
3
3
3
3
2
2
3
3
3
2
2
2
4
4
44
5
PAGE
501.12.2023INDIAN CANYON PALM SPRINGS INDUSTRIAL
PALM SPRINGS, CA - IRV22-0138-00
CONCEPTUAL ELEVATIONThis conceptual design is based upon a preliminary review of entitlement requirements
and on unverified and possibly incomplete site and/or building information, and is
intended merely to assist in exploring how the project might be developed. Signage
shown is for illustrative purposes only and does not necessarily reflect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color verification.
PAGE
601.12.2023INDIAN CANYON PALM SPRINGS INDUSTRIAL
PALM SPRINGS, CA - IRV22-0138-00
MATERIALS BOARD
ACCENT PAINT ON CONCRETE
SHERWIN WILLIAMS
SW 6411
BENGAL GRASS
PAINT ON CONCRETE
SHERWIN WILLIAMS
SW 7631
CITY LOFT
PAINT ON CONCRETE
SHERWIN WILLIAMS
SW 6073
PERFECT GREIGE
PAINT ON RIBBED CONCRETE
SHERWIN WILLIAMS
SW 9169
CHATURA GRAY
METAL TRIM
WHITE
VITRO INSULATED ARCHITECTURAL GLASS
VISTACOOL (2) PACIFICA
CLEAR ANODIZED ALUMINUM STOREFRONT
STONE ACCENT
STONE DEPOT
MANGOLIA LIMESTONE-NATURAL SPLIT
1 2 3 4 5 6
7
8
1 2 345867
This conceptual design is based upon a preliminary review of entitlement requirements
and on unverified and possibly incomplete site and/or building information, and is
intended merely to assist in exploring how the project might be developed. Signage
shown is for illustrative purposes only and does not necessarily reflect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color verification.
PROJECT SITEN. INDIAN CANYON DRIVE19TH AVENUEAPN 666-320-01812435EXISTING SITE PHOTOGRAPHSDATA TABLEASSESSOR'S PARCEL NUMBER:EXHIBIT DATE: JANUARY 12, 2023APPLICANT /ADDRESS:CONTACT:730 ARCADY ROADMONTECITO, CALIFORNIA 93108DAVID SNIDEREXHIBIT PREPARER:ADDRESS:MSA CONSULTING, INC.34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270CONTACT:PAUL DEPALATIS, AICPIN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIALAND OWNER:SNIDER INTERESTS, LLC666-320-018TELEPHONE:(760) 320-9811MSA CONSULTING, INC.Civil Engineering Land Surveying Landscape ArchitecturePlanning Environmental Services Dry Utility Coordination GIS34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comSHEETSHEETS1OF1PHOTOGRAPH NO. 1PHOTOGRAPH LOCATION LEGEND:PHOTOGRAPH LOCATION & DIRECTIONXN.T.S.VICINITY MAP19TH AVE.INDIAN CANYON DR.18TH AVE.20TH AVE.INDIANGARNET AVE.AVE.I-10CALLE DE LOS ROMOSSITE CITY OFDILLON ROADKAREN AVENUE
DESERT HOTSPRINGSCITY OFPALM SPRINGSPHOTOGRAPH NO. 2PHOTOGRAPH NO. 3PHOTOGRAPH NO. 4PHOTOGRAPH NO. 5R:\2771\Acad\Planning\Exhibits\2771 Existing Site Photos.dwg, 1/12/2023 2:21:04 PM, dgallerani, MSA Consulting, Inc.