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HomeMy WebLinkAbout2/16/2005 - STAFF REPORTS (2) DATE: February 16, 2005 TO: City Council FROM: Director of Public Works/City Engineer TRAMVIEW ROAD RIGHT-OF-WAY VACATION RECOMMENDATION: It is recommended that the City Council, after considering testimony received at the Public Hearing, adopt a resolution vacating a portion of the right-of-way dedicated for Tramview Road in Section 34, Township 3 South, Range 4 East; File R-04-016. SUMMARY: The Streets & Highways Code of the State of California requires that the City hold a Public Hearing to discuss and review proposed right-of-way vacations. After consideration of testimony received at the Public Hearing, the City Council can consider denial or approval of the requested right-of-way vacation. BACKGROUND: For years, Tramview Road ended at its westerly end with a sub-standard cul-de-sac, as dedicated on the map of Desert Highland Estates, recorded on May 2, 1951. In 2002, Century Vintage Homes submitted an application for construction of the Mountain Gate development, Tentative Tract Map 30963. Its application proposed extension of Tramview Road to the west, intersecting with the extension of Eastgate Road to the north. The remainder of the development was proposed as a gated and private development. In reviewing the proposed development application, staff recognized the need to remove the existing sub-standard cul-de-sac and have Tramview Road reconstructed to intersect with Eastgate Road. Staff's recommendations were reviewed by the Planning Commission during its hearing on January 22, 2003, at which it recommended denial of Tentative Tract Map 30963. The recommendations were again reconsidered during an appeal of the Planning Commission's denial at the February 26, 2003, City Council meeting. The City Council reversed the Planning Commission's recommendation and approved Tentative Tract Map 30963, including the recommendations to remove the existing cul-de-sac and vacate the remaining surplus right-of-way. Staff forwarded the requested right-of-way vacation information to the City Clerk, and pursuant to Section 8320 of the Streets & Highways Code, the City Clerk administratively scheduled a public hearing for February 16, 2005, to hear all persons interested in or objecting to the right-of-way vacation. Notices of the proposed right-of-way vacation have been posted within the vacation area, published in the local newspaper, mailed to all public utility companies, and sent to all City departments managing City facilities within public streets. City staff coordinated with the public utility companies and verified that Verizon and Southern California Gas Company have existing facilities within the vacated area requiring reservation of an easement for their continuing use. City staff has also coordinated with the affected property owners, who have indicated their approval of the proposed right-of-way vacation. Century Vintage Homes has also completed the required street improvement removals and reconstruction, including installation of new front yard landscaping. Tramview Road Right-of-Way Vacation February 16, 2005 Page 2 If the City Council desires to approve the proposed right-of-way vacation, adoption of the attached Resolution will vacate and close to public use a portion of the public right-of- way for Tramview Road, located adjacent to 581 and 597 West Tramview Road, consistent with the conditions approved by City Council. SUBMITTED: A/KLI�' DAVID J. BARAKIAN Director of Public Works/City Engineer APPROVED: DAVID H. READY City Manager ATTACHMENTS: 1. Vicinity Map 2. Exhibits "A" and "B" AlO(?ALMSop . City of Palm Springs CA + Department of Public Works and Engineering * NCO"aonareo'"3 3200 E.Tahqui[z Canyon Way • Palm Springs, California 92262 ��FOR O-4 *% Tel: (760)323-8253 • Fax: (760) 322-8360 • Web: www.ci.palm-springs.ca.us AFFIDAVIT OF POSTING NOTICES I, the undersigned, the City Engineer for the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing (File No. R-04-016), for the vacation of a portion of Lot "A" of the Desert Highland Estates, Map Book 24, Pages 53 and 54 as described In Exhibit"A" and shown in Exhibit"B" (attached), was posted in three (3) locations (as indicated on Exhibit "B"), on January 28 , 2005. A copy of said notice is attached hereto. OrL David J. Barakian Director of Public Works/City Engineer Department of Public Works & Engineering City of Palm Springs California Post Office Box 2743 0 Palm Springs, California 92263-2743 t NOTICE OF CITY COUNCIL MEETING NOTICE OF PUBLIC HEARING CITY OF PALM SPRINGS File No. R-04-016 A Portion of Tramview Road NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a Public Hearing to consider the proposed right-of-way vacation at its meeting of February 16, 2005. The City Council meeting begins at 7:00 P.M. in the City Council Chamber of City Hall, located at 3200 E. Tahquitz Canyon Way, Palm Springs, California. The purpose of the Public Hearing is to consider vacating a portion of an existing public right-of-way for Tramview Road adjacent to the properties located at 581 and 597 West Tramview Road, more particularly described and shown on Exhibits "A" and "B", attached hereto and made a part hereof, all in Section 34, Township 3 South, Range 4 East; City File R-04-016; an application made through the City of Palm Springs. If any individual or group challenges the proposed right-of-way vacation action in court, issues raised may be limited to only those issues raised at the Public Hearing described in the notice or in written correspondence submitted at, or prior to the City Council Hearing. An equal opportunity will be given for all interested persons requesting to be heard at the Public Hearing. Questions regarding this proposed right-of-way vacation may be directed to Marcus Fuller, Senior Civil Engineer, Department of Public Works and Engineering, (760) 323-8253, ext. 8744. JAMES THOMPSON City Clerk RESOLUTION NO, OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, VACATING AND ABANDONING ALL OF ITS RIGHT, TITLE AND INTEREST IN A PORTION OF THE RIGHT-OF-WAY DEDICATED FOR THE PUBLIC STREET NAMED TRAMVIEW ROAD IN SECTION 34, TOWNSHIP 3 SOUTH, RANGE 4 EAST; FILE R-04-016 WHEREAS, the City Council of the City of Palm Springs, California, is authorized by Chapter 3, Part 3, Division 9 of the Streets and Highways Code of the State of California (the "statute"), to vacate and close to public use streets, or parts of streets, within the limits of the City; and WHEREAS, it has been determined that the right-of-way vacation is consistent with the Circulation Element of the City's General Plan; and WHEREAS, pursuant to Section 8320 of the statute, the City Clerk administratively set a public hearing for February 16, 2005, for City Council consideration of vacating and closing to public use a portion of the right-of-way dedicated for the public street named Tramview Road; and WHEREAS, the City Clerk did cause to be published a notice of the public hearing, and did cause to be posted notices of vacation along the line of the subject portion of the public street named Tramview Road, as required by the statute; and WHEREAS, the City Council did hold a public hearing as required by the statute, and has considered all evidence submitted concerning the subject portion of right-of-way dedicated for the public street named Tramview Road, being the vacated area described and shown on Exhibits "A" and "B" attached hereto and made a part hereof, and the need therefor for present and prospective public road purposes. NOW THEREFORE BE IT RESOLVED by the City Council of the City of Palm Springs, as follows: Section 1. The City Council does hereby find that the subject portion of the public street named Tramview Road is unnecessary for present or prospective public use. Section 2. Subject to Section 3, the City Council does hereby vacate and abandon all the City's right, title and interest in the subject portion of right-of-way dedicated for the public street named Tramview Road, as the vacated area is described and shown on Exhibits "A" and "B", attached hereto and made a part hereof. Section 3. The City of Palm Springs reserves and excepts from the foregoing vacation a public utility easement to operate and maintain pipelines, cables, wires or any other facility of any governmental agency or utility corporation existing in, under, or over the vacated area, unless quitclaimed or released by the owner thereof. V Resolution No. Page 2 Section 4. The City Clerk is hereby directed to cause a certified copy of this Resolution, attested by him under the seal of the City, to be recorded in the Office of the County Recorder of Riverside County. ADOPTED this 161h day of February, 2005. AYES: NOES: ABSENT: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA By: James Thompson, City Clerk David H. Ready, City Manager EXHIBIT "A" VACATION OF RIGHT-OF-WAY LEGAL DESCRIPTION: BEING A PORTION OF LOT "A" OF DESERT HIGHLAND ESTATES, AS SHOWN BY MAP ON FILE IN BOOK 24, PAGES 53 AND 54 OF MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE CENTER QUARTER CORNER OF SECTION 34, TOWNSHIP 3 SOUTH, RANGE 4 EAST; THENCE S00°08'00"W ALONG THE WESTERLY LINE OF SAID LOT"A"A DISTANCE OF 100.00 FEET TO THE NORTHWEST CORNER OF LOT 258 OF SAID MAP, SAID POINT ALSO THE TRUE POINT OF BEGINNING; THENCE S89031'40"E A DISTANCE OF 40.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 40.00 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 60000,00" AND AN ARC LENGTH OF 41.89 FEET TO THE BEGINNING OF A TANGENT REVERSE CURVE CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 40.00 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 60-00,001,AND AN ARC LENGTH OF 41.89 FEET TO A POINT OF CUSP; THENCE FROM SAID POINT OF CUSP N89031'40"W A DISTANCE OF 109.57 FEET TO A POINT ON THE WESTERLY LINE OF SAID LOT"A"; THENCE S00008'00"W A DISTANCE OF 40.00 FEET TO THE TRUE POINT OF BEGINNING. COMPRISING 2,993 SQUARE FEET, MORE OR LESS. OnFE3SIpNq� No, C-28931 Exp,03-31-2007 `I;j' BIVIL F OF CAVF� DATE, 0 - FILE NO.: R-04-016 SHEET NO.: 1 OF 0 s EXHIBIT )'By' 17CENTER C. Ya COR, SECTION 34 T.3S.,R.4.E. N89'31'40"W j TRAMVIEW ROAD LOT "A" i, N89'31'407W 109.57'i;' N 10 T.P.O.B. ip NW COR. OF LOT 25840.001 � w i N 669-381-002 0 LOT 259 ip o \ , io CURVE DATA of � I0101 DELTA LENGTH RADIUS PImo \ 60'00'00" 669-381-001 41.89'z 000 1 41.89 40.00' 40.00' n LOT 258 �N oryl �OFESSI(A,,. \p J. BgRq�i OP is No, C-28931 Exp.03-31-2007 qTe OF uF DATEi PALM CITY OF PALM SPRINGS VACATION PUBLIC WORKS & ENGINEERING GCIFORP�� DEPARTMENT RIGHT-OF-WAY LEGAL DESCRIPTION: DESIGN BY: SCALE: FILE NO.: PORTION OF LOT A, OF THE DESERT JRM V. = 40' R-04-016 HIGHLAND ESTATES, MB 24 53/54. CHECKED Br. DATE SHEET NO.: DJB 3/30/04 1 OF 1 d }4 I 9 y q l Y I } 2y 26 Y Pf� �I°1 �"i fife ol'I � 11 i 3 � IIIl TJ 1 Ft y l A w 0 J t I i + 1 it - A 111 § f tm 35 '�(y y r I r I i � t er -i� it it Y� lTkrA I AJ � ELM 19-1P + (11e' tkt# e Iq�� t3� j 3el�a��,�4'� A lro,Allf � Ili 2 P'EI II^.-I F A �i ]�� �, ➢W a LAs DFk�S l �VGA oIMAs � s I LLh: AD I r h I � l - la dr C JCr r�"� ■ i � Alj ( + Y � A0.0 tT clue +P+ l� At 4 fL I i`3' s If'�a I9 ° a I I iqd N64krn�& �n"'Lngutfo Yaluu w n fkl[ gi ✓ri4 9 'r � In lk I 1 � a I ib "` �s� + � yl �e� �� � I f f I"`I-*r'- : Y�I 14.E j �"o J, + ry, , I n -"�� 1 � ✓� + '�' � m o v r m Jr � � ' 4 I/ V11' + I iI daR INW4 $ 1M iI 4➢ll rb ;I IE:4 !v Y� f iltl ' AAAS 9 C'fi !. s� d tl I.a 19+ s n � e5kiI1N eo R q 9re IIO Ile ¢e c ifiGilW P6t la � Ly�7-jd -} 5 ny II N V' dUL l� o I f l r Yfo }�s uet i f fy' 1 k .. {EVENS 3P0 IeP e� l2 !e �r:ll� f ntyr nd7%ln ii IAix: pAL CITY OF PALM SPRINGS PUBLIC WORKS & ENGINEERING VICINITY MAP �� DEPARTMENT NOTICE OF CITY COUNCIL MEETING NOTICE OF PUBLIC HEARING CITY OF PALM SPRINGS File No. R-04-016 A Portion of Tramview Road NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a Public Hearing to consider the proposed right-of-way vacation at its meeting of February 16, 2005. The City Council meeting begins at 7:00 P.M. in the City Council Chamber of City Hall, located at 3200 E. Tahquitz Canyon Way, Palm Springs, California. The purpose of the Public Hearing is to consider vacating a portion of an existing public right-of-way for Tramview Road adjacent to the properties located at 581 and 597 West Tramview Road, more particularly described and shown on Exhibits "A" and "B", attached hereto and made a part hereof, all in Section 34, Township 3 South, Range 4 East; City File R-04-016; an application made through the City of Palm Springs. If any individual or group challenges the proposed right-of-way vacation action in court, issues raised may be limited to only those issues raised at the Public Hearing described in the notice or in written correspondence submitted at, or prior to the City Council Hearing. An equal opportunity will be given for all interested persons requesting to be heard at the Public Hearing. Questions regarding this proposed right-of-way vacation may be directed to Marcus Fuller, Senior Civil Engineer, Department of Public Works and Engineering, (760) 323-8253, ext. 8744. f J MES THOMPSON �� ity Clerk _ No.0910 NOTICE OF CITY COUNCIL. MEETING NOTICE OF PUBLIC HEARING CITY OF PALM SPRINGS File No. R-04-016 A Portion of Tramview Road NOTICE IS HEREBY GIVEN that the City Council PROOF OF PUBLICATION of bps He in Palm Springs, California, will held a Public City of to consider the proposed right-of- way a way vacation at Its mestlnq of February 16, 2005. (2015.5.C.C.P) The City Council meeting beums at 7 00 P M in the City Council Chamber of City Hall, located it C3200 E. Tahquitz Canyon Way, Palm Springs, alifornia. The purpose of the Public Hearing is to consider vacating a portion of an existing public ugh[-of- way for Tramview Road adlacont to the pm tles per located at 581 and 597 West Tramview Road, mere Particularly described and shown on Echlb- its "A' and "B", attached hereto and made a part hereof, all in Section 34, Township 3 South, Range 4 East; City File R-04-016, an application made through the City of Palm Springs. If any individual or group challenges the proposed w nght-of- ay vacation action in court, issues raised may be limited to only these Issues raised at the PWllc Hearing described in the notice or in written correspondence submitted at, or Ti to the City Council Hearing. STATE OF CALIFORNIA An equal opportunity will be given for all Imerest- ed pereons requesting to he heard at the Public County of Riverside -- - _- _ - _ .oarmq. Onestions ieqq�i ding[his pi onoscd norl �"fwdjrUaoatbn -nay be dlrecled no i, ammo-I'ulk- - er. Senior Civil Engineer, Department of Public Works and Engmeenng, (760) 323-B253, ext. D744. JAMES THOMPSON City Cledi EXHIBIT "A" VACATION OF RIGHT-OF-WAY I am a citizen of the United States and a resident of LEGAL DESCRIPTION: the County aforesaid;I am over the age of eighteen BEING A PORTION OF LOT "A" OF DESERT years,and not a party t0 OC interested in the HIGHLAND ESTATES, AS SHOWN BY MAP ON y P ty FILE IN BOOK 24, PAGES 53 AND 54 OF MAPS, above-entitled matter.I am the principal clerk of a RECORDS OF RIVERSIDE COUNTY, CALIFOR- NIA, MORE PARTICULARLY DESCRIBED AS printer of the,DESERT SUN PUBLISHING FOLLOWS: COMPANY a newspaper of general circulation, COMMENCING AT THE CENTER QUARTER tinted and published in the cityof Palm Springs, CORNER OF SEC LION 34,TOWNSHIP 3 SOUTH, RANGE p 1 ALONG THE WESTERLYCLINE D. c1\ID LOT "A E S County of Riverside,and which newspaper has been A DISTANCE OF 100.00 FEET TO THE NORTH- adjudged a newspaper of general circulation by the WEST CORNER OF LOT 258 OF SAID MAP, SAID POINT ALSO THE TRUE POINT OF BE- I Superior Court of the County of Riverside,State of GINNING; California under the date of March 24, 1988.Case THENCE S89dEgr.Ea31'4WE A DISTANCE OF Number 191236;that the notice,of which the 40.00 FEET TO TH ' t E BEGINNING OF A TANGENT 'CURVE CONCAVE NORTHWESTERLY AND HAV- annexed is a printed copy(set in type not smaller ING A RADIUS OF 40 00 FEET; than non pariel,has been published in each regular THENCE NORTHEASTERLY ALONG SAID CURVE and entire issue of said y F newspaper a er and not in an 'gTHROUGH A CENTRAL ANGLE OF 60de- PET TO THE BEGINNING OF A TANGENT RE- V OF ERSE supplement thereof On the following dates,t0 wit: VERSE CURVE CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 40.00 FEET; January 22,id THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 60de- ' ------------------"--""- ----- 99rees00'00" AND AN ARC LENGTH OF 41.89 PEE-T TO A POINT OF CUSP; ----------_--------------------_____---------_---------___---- THENCE FROM SAID POINT OF CUSP N89de- All in the year 2005 grees3l'40"lN A DISTANCE OF '109.57 FEET TO A POINT ON THE WESTERLY LINE OF SAID LOT A"; I certifyor declare under penalty of perjury that the THENCE S00degreesOB'00"W A DISTANCE OF ( P y' P 1 ry 40.00 FEET TO THE TRUE POINT OF BEGIN- foregoing is true and correct. NING. COMPRISING 2.993 SQUARE FELT, ivQFF OR LESS. Dated at Palm Springs,California this----240'---day D ate of------January ,2005 Signature I I I — -- %�� I I mIR .iar go Pnns RESOLUTION NO. ) / ,I)r',. OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, VACATING AND ABANDONING ALL OF ITS RIGHT, TITLE AND INTEREST IN A PORTION OF THE RIGHT-OF-WAY DEDICATED FOR THE PUBLIC STREET NAMED TRAMVIEW ROAD IN SECTION 34, TOWNSHIP 3 SOUTH, RANGE 4 EAST; FILE R-04-016 WHEREAS, the City Council of the City of Palm Springs, California, is authorized by Chapter 3, Part 3, Division 9 of the Streets and Highways Code of the State of California (the "statute"), to vacate and close to public use streets, or parts of streets, within the limits of the City; and WHEREAS, it has been determined that the right-of-way vacation is consistent with the Circulation Element of the City's General Plan; and WHEREAS, pursuant to Section 8320 of the statute, the City Clerk administratively set a public hearing for February 16, 2005, for City Council consideration of vacating and closing to public use a portion of the right-of-way dedicated for the public street named Tramview Road; and WHEREAS, the City Clerk did cause to be published a notice of the public hearing, and did cause to be posted notices of vacation along the line of the subject portion of the public street named Tramview Road, as required by the statute; and WHEREAS, the City Council did hold a public hearing as required by the statute, and has considered all evidence submitted concerning the subject portion of right-of-way dedicated for the public street named Tramview Road, being the vacated area described and shown on Exhibits "A" and "B" attached hereto and made a part hereof, and the need therefor for present and prospective public road purposes. NOW THEREFORE BE IT RESOLVED by the City Council of the City of Palm Springs, as follows: Section 1. The City Council does hereby find that the subject portion of the public street named Tramview Road is unnecessary for present or prospective public use. Section 2. Subject to Section 3, the City Council does hereby vacate and abandon all the City's right, title and interest in the subject portion of right-of-way dedicated for the public street named Tramview Road, as the vacated area is described and shown on Exhibits "A" and "B", attached hereto and made a part hereof. Section 3. The City of Palm Springs reserves and excepts from the foregoing vacation a public utility easement to operate and maintain pipelines, cables, wires or any other facility of any governmental agency or utility corporation existing in, under, or over the vacated area, unless quitclaimed or released by the owner thereof. Resolution No. Page 2 Section 4. The City Clerk is hereby directed to cause a certified copy of this Resolution, attested by him under the seal of the City, to be recorded in the Office of the County Recorder of Riverside County. ADOPTED this 161h day of February, 2005. AYES: NOES: ABSENT: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA By: James Thompson, City Clerk David H. Ready, City Manager EXHIBIT "A" VACATION OF RIGHT-OF-WAY LEGAL DESCRIPTION: BEING A PORTION OF LOT "A" OF DESERT HIGHLAND ESTATES, AS SHOWN BY MAP ON FILE IN BOOK 24, PAGES 53 AND 54 OF MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE CENTER QUARTER CORNER OF SECTION 34, TOWNSHIP 3 SOUTH, RANGE 4 EAST; THENCE S00°08'00"W ALONG THE WESTERLY LINE OF SAID LOT"A"A DISTANCE OF 100.00 FEET TO THE NORTHWEST CORNER OF LOT 258 OF SAID MAP, SAID POINT ALSO THE TRUE POINT OF BEGINNING; THENCE S89031'40"E A DISTANCE OF 40.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 40.00 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 60000,001, AND AN ARC LENGTH OF 41.89 FEET TO THE BEGINNING OF A TANGENT REVERSE CURVE CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 40.00 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 60°00100" AND AN ARC LENGTH OF 41.89 FEET TO A POINT OF CUSP; THENCE FROM SAID POINT OF CUSP N89031'40"W A DISTANCE OF 109.57 FEET TO A POINT ON THE WESTERLY LINE OF SAID LOT"A"; THENCE S00"08'00"W A DISTANCE OF 40.00 FEET TO THE TRUE POINT OF BEGINNING. COMPRISING 2,993 SQUARE FEET, MORE OR LESS. PROFESS/0/yq� P 9 * No. C-28931 Exp.03-31-2007 Sx C I V I\- F OF CPS\F� r 8 DATEt FILE NO.: R-04-016 SHEET NO.: 1 OF 2 4,�� EXHIBIT "B" P.O.C. CENTER X COR. SECTION 34 T.3S.,R.4.E. N89'31'40"W I� TRAMVIEW ROAD 0 LOT "A" N89'31'40"W 109.57' n 23.90' N 1 T.P.O.B. o NW COR. OF LOT 258 © lO 40.00' w I N 669-381-002 0 LOT 259 Ip w \o to CURVE DATA z 101 DELTA LENGTH I RADIUS pI 101 60'00'00" 1 o- � 41.89 1 40.000' 9.z669-381-001 . 40.0 '` F(g) rrynn-nn- C6 LOT 258 Ra^, t2 1Nti1/y0 O V / �tOFESSi, * No. C-EB931 Exp.03-31-2007 1pox' CIVIC- F OF CPUFO DATEt Hof PALI/SQP CITY OF PALM SPRINGS VACATION h PUBLIC WORKS & ENGINEERING RIGHT-OF-WAY DEPARTMENT LEGAL DESCRIPTION: DESIGN BY: SCALE: FILE NO.: JRM 1" = 40' R-04-016 PORTION OF LOT A, OF THE DESERT HIGHLAND ESTATES, MB 24 53/54. CHECKED BY: DATE SHEET NO.: DJB 3/30/04 1 OF 1 l 1 28' 27 26 \ SITE E� a { 6 i II 33 'a.4 44�t r, 35 1NfN AV t Fl a� J 4. 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