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HomeMy WebLinkAbout20223 - RESOLUTIONS - 11/28/2001 RESOLUTION NO. 20223 ' OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, OVERRULING, THE PLANNING COMMISSION DENIAL AND APPROVING CASE 5.0858, A CONDITIONAL USE PERMIT, AND ARCHITECTURAL APPROVAL FOR A RESTAURANT WITH A DRIVE- THROUGH, LOCATED AT THE NORTHEAST CORNER OF S. PALM CANYON DRIVE AND SUNNY DUNES ROAD, C-2 AND C-M ZONES, SECTION 23. WHEREAS, Lyons Warren & Associates (the "Applicants") filed an application with the City pursuant to section 9402.00 of the Zoning Ordinance for a Conditional Use Permit and architectural approval to allow a freestanding drive-thru restaurant for the property located at the northeast corner of South Palm Canyon Drive and Sunny Dunes Road, C-2 and C-M Zones, Section 23; and WHEREAS, community meetings were conducted to provide for early public participation and input; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider an application for Conditional Use Permit 5.0858 was issued in accordance with applicable law; and WHEREAS, on September 12, 2001, a public hearing on the application for Conditional Use Permit 5.0858 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Planning Commission 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, all written and oral testimony presented; and WHEREAS,on September 12, 2001,the Planning Commission voted,3-2,to deny the project without prejudice; and WHEREAS, on September 21, 2001. the applicant filed with the City Clerk, an appeal to the City Council requesting that the City Council consider the appeal and overrule the decision of the Planning Commission and approve the conditional use permit; and WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to consider an appeal of the Planning Commission denial of the application for Conditional Use Permit 5.0858 was issued in accordance with applicable law; and WHEREAS,on November 7, 2001, a public hearing on the appeal of the Planning Commission denial of Conditional Use Permit 5.0858 was held by the City Council in accordance with applicable law; and WHEREAS, the City Council 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, all written and oral testimony presented; and yA Resolution 20223 Page 2 THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to Section 15303 of the California Public Resources Code, the , California Environmental Quality Act Guidelines, New Construction of Small Structures (Class 3). the City Council finds that this project is categorically exempt from further environmental review. Section 2: Pursuant to Zoning Ordinance Section 9402.00, the City Council finds that: a. The use applied for at the location set forth in the application is properly one for which a Conditional Use Permit is authorized by the City's zoning ordinance. Pursuant to the Zoning Ordinance, a drive-thru restaurant is a use that is conditionally permitted in the C-2 and C-M zones. The Conditional Use Permit process is intended for those types of uses which require special consideration in a particular zone due to the size of the area needed for full development of such use; the unusual traffic, noise, vibration, smoke or other problems incidental to its operation; special location requirements not related to zoning; or to the effect that such uses may have on property values, health, safety and welfare in the neighborhood or in the community as a whole. b. The said use is necessary or desirable for the development of the community, and is in harmony with the various elements or objectives of the General Plan, and is not detrimental to the existing or future uses specifically permitted in the zone in which the proposed use is to be located. The proposed project is desirable in that it will enhance the ama in which the project is proposed. The project is consistent with the objectives of the General Plan Resort- Commercial(R-C)designation,as the project is oriented towardsthe provision of visitor- oriented services. The proposed uses and improvements are necessary and desirable forthe development of the community and will enhance the existing pedestrian-oriented village atmosphere of the area. The proposed project will provide additional or new services for travelers to and residents within the City that are not presently available within the immediate vicinity of the site. C. The site for the intended use is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust said use to those existing or permitted future uses of land in the neighborhood. The site is adequate in size and shape to accommodate the proposed drive-through restaurant facility. The proposed development and uses will not conflict with existing or future uses either adjacent to the property or in the vicinity. d. The site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. Adjacent to the project site South Palm Canyon Drive is designated as a Major Thoroughfare. Adjacent to the project site Sunny Dunes Road is designated as Secondary Thoroughfare. The intersection is signalized. �� Z Resolution 20223 Page 3 A Traffic Study for the Jack in the Box Development,dated July 16,2001 was prepared ' by Katz, Okitsu and Associates. The study evaluated traffic which would occur as a result of the proposed project. The study found that local roadways would continue to operate at acceptable levels of service with the proposed project; the southbound left turn pocket at the Palm Canyon Drive/Sunny Dunes Road intersection is sufficient to accommodate increased demand resulting from the project; the proposed parking supply meets City code requirements; and that prohibiting vehicles from area businesses from parking on site will ensure that on-site parking is adequate to met demand. Therefore, a traffic report has been prepared which indicates that both corridors are adequate to accommodate vehicular trips generated by the project. Section 3: Based upon the evidence presented at the meeting of November 7, 2001. the City Council finds that the site for intended use is not in conflict with the adjacent residential neighborhood of Vista Santa Rosa. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby overrules the decision of Planning Commission; approves Conditional Use Permit 5.0858 with conditions;the related architectural application; and refers the final landscape plan and sign program back to the Planning Commission for its review and approval. ADOPTED this 28th day of November, 2001. AYES: Members Hodges, Jones, Oden, and Mayor Kleindienst NOES: Member Reller-Spurgin ABSENT: None ABSTAIN: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager REVIEWED AND APPROVED AS TO FORM yA 3 Resolution 20223 Page 4 EXHIBIT A CASE 5.0858-CUP , LYONS, WARREN & ASSOCIATES CONDITIONS OF APPROVAL December 5, 2001 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning, 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. 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. la. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.0858, The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs 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. If the City of Palm Springs 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 City of Palm Springs. 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 judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 2. Pursuant to Fish and Game Code Section 711.4 a filing fee of $78.00 is required. This project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption shall be completed by the City and two copies filed with the County Clerk. This application shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. The fee shall be in the form of a money order or cashier's check payable to Riverside County. #64 y Resolution 20223 Page 5 3. The appeal period for a Conditional Use Permit application is 15 calendar days ' from the date of project approval. Permits will not be issued until the appeal period has concluded. 4. Conditional Use Permit approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 5. Final details of all property line and screening walls, including location, colors and materials, shall be submitted for review and approval by the Director of Planning and Building prior to the issuance of a building permit. Additionally, walls shall be designed, installed and maintained in compliancewith the corner cutback requirements as required in Section 93.02.00.D. 6. Final landscaping, irrigation, and fencing plans shall be submitted and approved by the Planning Commission prior to issuance of a building permit. A. Revisions to the landscape plan shall include additional trees and shrubs for incorporation into the existing landscaping along South Palm Canyon Drive and Sunny Dunes Road and in the parking lot to provide additional shade. The landscape plan shall also be revised to adequately screen the drive through area and related "preview and ' order" menus. B. The landscape plan shall be approved by the Riverside County Agricultural Commissioners Office. C. Additional parking lot shade tress shall be required to achieve parking lot shading requirements of fifty percent (50%),pursuant to Section 9306.00 of the Zoning Ordinance. D. All landscaping shall be allowed to grow and mature in a natural form and shape and shall not be trimmed excessively. E: 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 per City of Palm Springs Engineering specifications. 7. 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 table in the Uniform Building Code, the fee being 0.5% for commercial projects total building permit valuation. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Building 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. IIAS Resolution 20223 Page 6 8. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape , Document Package to the Director of Planning and Building for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 9. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 10. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 11. A sign program shall be submitted and approved by the Planning Commission prior to the issuance of building permits. Separate permits shall be required for all signs. 12. No sirens, outdoor paging systems or any other type of signalization will be permitted, except for approved alarm systems. 13. Not used. 14. All roof mounted mechanical equipment shall be screened from all possible ' vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipmentto be located on the roof of the building,the equipment heights,and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 15. No exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 16. The parking lot shall be signed to prohibit area businesses from utilizing the parking area. 17. A revised wall and screening plan shall be submitted and approved by the Planning Commission, priorto issuance of a building permit.The drive through screen wall along Sunny Dunes shall be upgraded with the setback varied,the addition of cap and pilasters,the wall height increased adjacent to service side of building and the service area completely closed off and separate from patio area. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 18. The street address numbering/lettering shall not exceed eight inches in height. Resolution 20223 Page 7 19. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning & Building prior to the issuance of building permits. A photometric study and manufacturer's cut sheets of all exterior lighting on the building, in the landscaping, and in the parking lot shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. Parking lot light fixtures shall not exceed eighteen (18) feet in height from grade to top of fixture. 20. Not used. 21. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 22. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 23. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 24. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s)of the project. Said transformer(s)must be adequately and decoratively screened. 25. loading space facilities shall be provided in accordance with Section 9307.00 of the Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior to issuance of building permits. 26. The applicant shall revise the sign program, per the direction of the City Council and eliminate signs A-2, C-1 and C-4 and redesign signs C-2 and C-3 to a stacked sign to reduce the width of the proposed 4'-0" tall sign from 3'-2" to T-7."The final sign program shall be submitted to the Planning Commission for review and approval. 27. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U"design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 28. Concrete walks with a minimum width of two(2)feet shall be installed adjacent ' to end parking spaces or end spaces shall be increased to eleven (11) feet wide. 29. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. #04 Resolution 20223 Page 8 30. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall ' be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not: less than one (1), shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 31. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 32. Compact and handicapped spaces shall be appropriately marked per Section 9306.00C 10. 33. Curbs shall be installed at a minimum of five(5)feetfrom face of walls,fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feel: from the face of walls, fences or buildings adjoining driveways. 34. All patio covers shall be maintained and periodically cleaned. ENGINEERING DEPARTMENT: STREETS 35. Any improvements within the street right-of-way requires a City of Palm Springs Encroachment Permit. Work shall be allowed according to Resolution 17950 - Restricting Street Work on Major and Secondary Thoroughfares. PALM CANYON DRIVE SOUTH 36, All broken off grade CURB, GUTTER,AC PAVEMENT AND SIDEWALK shall be repaired or replaced. SUNNY'DUNES ROAD EAST 37. All broken off grade CURB, GUTTER,AC PAVEMENT AND SIDEWALK shall be repaired or replaced. y*41 Resolution 20223 Page 9 SANITARY SEWER ' 38. Connect all sanitary facilities to the City sewer system. Lateral shall not be connected at manhole. GRADING 39. A copy of a Title Report prepared/updated within the past 3 months and copies of record documents shall be submitted to the City Engineer with the first submittal of the Grading Plan. 40. Submit a Grading Plan prepared by a Registered Professional to the Engineering Department for plan check. Grading plan shall be submitted to the Planning Department for comments prior to submittal to the Engineering Department. Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal includes the following: A. Copy of Planning Department comments regarding the grading plan. B. Copy of signed Conditions of Approval from Planning Department. ' C. Copy of Site Plan stamped approved and signed by the Planning Department. D. Copy of Title Report prepared/updated within past 3 months. E. Copy of Soils Report, IF required by these conditions. 41. Drainage swales shall be provided adjacent to all curbs and sidewalks-T wide and 6" deep - to keep nuisance water from entering the public streets, roadways, or gutters. 42. In accordance with City of Palm Springs Municipal Code, Section 8.50.00,the developer shall post with the City a cash bond of two thousand dollars ($2,000.00) per acre for mitigation measures of erosion/blowsand relating to his property and development. 43. A soils report prepared by a licensed Soils Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed site. A copy of the soils report shall be submitted to the Building Department and to the Engineering Department along with plans, calculations and other ' information subject to approval by the City Engineer prior to the issuance of the grading permit. yA � Resolution 20223 Page 10 44. Contact the Building Department to get PM10 requirements prior to request for ' grading permit. 45. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving an engineered grading plan and the export of native soil from the site 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" (RIFA Form CA-1)or a verbal release from that office priorto the issuance of the City grading permit. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRXNAGE 46. The developer shall accept all flows impinging upon his land and conduct these flows to an approved drainage structure. On-site retention/detention or other measures approved by the City Engineer shall be required if off-site facilities are determined to be unable to handle the increased flows generated by the development of the site. Provide calculations to determine if the developed Q exceeds the capacity of the approved drainage carriers. 47. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is$9,212.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. ON-SITE 48. The minimum pavement section for all on-site parking areas shall be 2-1/2 inch asphalt concrete pavement over 4-inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction OR equal. The pavement section shall be designed, using "R" values, determined by a licensed Soils Engineer and submitted with the Fine Grading Plan to the City Engineer for approval. 49. The on-site parking lot shall be constructed in accordance with City of Palm Springs Zoning Ordinance, Section 9306.00. 50. Adjacent auto related business parking shall be prohibited from parking on the project site. y� lip Resolution 20223 Page 11 GENERAL ' 51. Any utility cuts in the existing off-site pavement made by this development shall receive trench replacement pavement to match existing pavement plus one additional inch. See City of Palm Springs Standard Drawing No. 115. Pavement shall be restored to a smooth rideable surface. 52. All proposed utility lines on/or adjacent to this project shall be undergrounded prior to issuance of a Certificate of Occupancy. 53. All existing utilities shall be shown on the grading plans. The existing and proposed service laterals shall be shown from the main line to the property line. The approved original grading plans shall be as-built and returned to the City of Palm Springs Engineering Department prior to issuance of the certificate of occupancy. 54. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Standard Drawing No.203. 55. 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 per City of Palm Springs Engineering specifications. TRAFFIC 56. The developer shall provide a minimum of 48 inches of sidewalk clearance around all street furniture, fire hydrants, and other above-ground facilities for handicap accessability. The developer shall provide same through dedication of additional right-of-way and widening of the sidewalk or shall be responsible for the relocation of all existing traffic signal/safety light poles, conduit, pull boxes and all appurtenances located on the PALM CANYON DRIVE SOUTH and SUNNY DUNES ROAD EAST frontages of the subject property. 57. Construction signing, lighting, and barricading shall be provided for on all projects 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 State of California, Department of Transportation, "MANUAL OF TRAFFIC CONTROLS FOR CONSTRUCTION AND MAINTENANCE OF WORK ZONES" dated 1996, or subsequent additions in force at the time of construction. 58. This property is subject to the Transportation Uniform Mitigation Fee based on ' the STAND-ALONE FAST FOOD RESTAURANT ITE Code A land use. Resolution 20223 Page 12 POLICE DEPARTMENT: 59. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs ' Municipal Code. BUILDING DEPARTMENT: 60. Prior to any construction on-site, all appropriate permits must be secured. FIRE: 61. - Premises Identification:Approved numbers oraddresses shall be provided for all new and existing buildings in such a fashion as to be plainly visible from the street or road fronting the property. 62. Vertical Fire Apparatus Clearances: Palm Spring Fire: Apparatus require an unobstructed vertical clearance of not less than 14'-6". 63. Construction shall be in accordance with the 1998 California Fire Code, 1998 Building Code, Desert Water Agency requirements, NFPA standards plus UUCSFM listings and approvals. 64. Fire Department access shall be in accordance with the 1998 California Fire Code. 1 65. A portable fire extinguisher and a domestic water hose equipped with an adjustable spray nozzle shall be provided covering alf areas of combustible construction. 66. A Commercial H-2 type Fire Hydrant is required. Installation shall be in accordance with Desert Water Agency engineering standards and requirements. 67. A fire sprinker system with 24 hour monitoring is required in accordance with NFPA Pamphlet 13. 68. Portable fire extinguishers shall be installed in accordance with the 1998 California Fire Code and UL-300. 69. A ventilating hood & duct system is required in accordance with NFPA 17A and 96 plus UL-300. 70. A hood & duct fire extinguishing system is required per NFPA 17A, 96, and UL-300. 71. A fire alarm system is required per NFPA 71, 72, and 760. . Y1412. Resolution 20233 Page 5 EXHIBIT ..B11 C"28D .m �C EXP 1 N 69'4Y 26'E 14.W N 69'4Y 26'E 95AW _— 30' I r LOT 1 s s TRACT 14711 M.B. 19/14 -1 W Ld 8 a � 1 z_ g 1" 30, g 2 Q = N 69'4S 26'E 76.19, U 14.U0' N 59'4S 26'E 30' CAMINO PAROCELA N 89' 43' 10" E SITE NO. DELTA RADIUS LENGTH TANGENT { { 1 1 89' 03' 10" 1 20' 31.09' 19.67 j@�y 2 89' 03' 10" 20' 31.09' 19.87 e2 ".wn oNK ,o.M pf P�L4!$o CITY OF PALM SPRINGS w � a PUBLIC WORKS & ENGINEERING VACATION PLAT * DEPARTMENT DESIGN BY: SCALE FRE NO.: LOT "A" OF TRACT NO. 14711. AS FILED IN J.R.M. 1" = 30, R-01-028 MAP BOOK 116. PAGES 33-34, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA CHECKED BY: DATE SHEET NO.: SECTION 23 T.4.S. R.4.E. M.L.F. 11/07/01 2 OF 2 Resolution 20223 Page 13 72. Flame retardant treatments and standards shall be in accordance with the 1998 California Fire Code and 1998 California Building Code. 73. Floor level exist signs are required. Signs shall be internally or eternally illuminated or self luminous. The bottom of the sign shall not be less than 6'or more than 8'above the floor level and shall indicate the path of exit travel. Sign locations shall be determined by the fire inspector. 74. Floor wall ceiling coverings: Textile floor, wall and or ceiling coverings shall meet the requirements of the 98 CFC and 98 CBC. Submit critical flux data, certificates and listing to the Fire Inspector. 75. Business Hour Unlocked Sign: Provide a sign with 1"high letters stating"THIS DOOR TO REMAIN UNLOCKED DURING BUSINESS HOURS."Poston door directly above doorway. 61.4 3 Resolution 20233 EXHIBIT' ..A.. Page 4 VACATION OF , RIGHT-OF-WAY LEGAL DESCRIPTION: LOT "A" OF TRACT NO. 14711 , AS FILED IN MAP BOOK 116, PAGES 33-34, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. {J ll FILE NO.: ' R-01-028 SHEET NO.: 1 OF 2 �� 04y