PP 1994-530CITY OF IA OUINTA
PLANNING & DEVELOPMENT DEPARTMENT
78 -495 CALLE TAMPICO
LA QUINTA, CA 92253
Case No.:
b � Date received:
OD
j Fee: �j
Cpi"l ptTl �1I( &LAN
NT f AND CO R RESIDE MME C APPLICATION
In order to process your application in a timely manner, please complete and sign this form.
The information which is required to be shown on the plans and submitted with the application
is stated on the attached information sheet. Failure to provide the required information is
justification for rejection of the application.
THIS APPLICATION MUST BE ACCOMPANIED BY A NON - REFUNDABLE FILING FEE OF $ ��
AND COPIES OF THE COMPLETE AND ACCURATE PLOT PLAN, LANDSCAPE PLAN AND ELEVATIONS.
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Name of Applicant: ��( PG��.,�4fL /Sac. Phone:
Mailing Address: �Pf a2ft ,At�d I ry�
(Street) - (City)
Legal Owner:(�-
Address:
(Street) (city) (State) (Zip)
Proposed Use: -� f 0�C5
The net and gross square footage for each proposed use and building:
The square footage allocated for sidewalks /walkways, parking, landscaping, and building:_
IN
�i jUt/k, 9 1994 1
Location of Property (Address if known):
Assessor's Parcel Number: � ���oR C%Cj`?---
Legal Description of Property (give exact legal description as recorded in the office of the
County Recorder) - (may be attached):
Signature of Applicant: �+l-C, ce a Date:
Signature of Owner:
Date:
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PLOT PLAN APPLICATIONS MUST INCLUDE SUCH INFORMATION AND DOCUMENTS AS MAY BE REQUIRED BY THE
PLANNING DIRECTOR, IN ADDITION TO THE FOLLOWING:
1. A plot plan,'drawn to scale, that shows the following:
a. Boundary and dimensions of property.
b. Topography of the property.
C. Location of adjacent streets, drainage structures, utilities, buildings,
signs, and other features that may affect the use of the property.
d. Proposed development, including planned buildings and structures, access,
drainage, yards, drives, parking areas, landscaping, signs and walls or
fences, with dimensions.
2. A complete set of elevations of the proposed buildings.
3. A landscape plan showing size, type (botanical and common name) , and location of
proposed plant material.
4. A list of the exterior materials and colors to be used, including identification
of where each will be painted or used; also, an 8" X 13" color and materials
board which contains color swatches and representative likeness of the materials
to be used.
5. The net and gross square footage for.each proposed use and building.
6. The square footage allocated for sidewalks /walkways, parking, landscaping, and
building.
7. If the application requires a public hearing:
a. One complete set of colored renderings for the elevations, plot plan and
landscape plan.
b. A list of the names and addresses of all owners of real property located
within 300 feet of the exterior boundaries of the property to be
considered, as shown on the last equalized assessment roll and any update
issued by the City Assessor. the list must be certified by a title
company, architect, engineer, or surveyor.
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RECEIPT City of La Ouinta, 78-495 Calle Tarr1�i o, P. O. Box 1504, � a Ouinta CA 92253
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RECEIVED FRO
ADDRFSS
N06621
ACCOUNT I HOW PAID
AMT. OF I CASH
ACCOUNT
AMT. PAID I I CHECK
BY
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STAFF REPORT
PLANNING COMMISSION
DATE: SEPTEMBER 13, 1994
CASE: PLOT PLAN 94 -530 (COMPATIBILITY REVIEW)
PH; x1
HLE COR
APPLICANT: ROGER SNELLENBERGER (ROGER SNELLENBERGER AND
ASSOCIATES)
REQUEST: APPROVAL OF 2 -CAR GARAGES IN LIEU OF 3 -CAR GARAGES
FOR FUTURE HOMES AT CACTUS FLOWER (TRACT 24208)
LOCATION: EAST OF DUNE PALMS ROAD AND 1,300 FEET SOUTH OF FRED
WARING DRIVE (SEE ATTACHMENT 1)
ZONING: R -1 (ONE FAMILY DWELLING)
SURROUNDING
LAND USE: NORTH:
EXISTING CACTUS FLOWER HOMES (TRACT 22982)
SOUTH:
VACANT
EAST:
VACANT
WEST:
VACANT
BACKGROUND:
Tract History
Tract 24208 was approved by the City in 1989. The land division subdivided 20 acres into 68
single family lots. This tract is south of the initial Cactus Flower project (Tract 22982) at the
southeast comer of Fred Waring Drive and Dune Palms Road (see Attachment 2). The single
family homes in the initial tract were completed prior to 1992 (± 134 homes).
The Williams Company was the original subdivider and builder of each tract, and the following
is a list of approved house sizes for both tracts.
Plan Types
Plan 1 Plan 2 Plan 3 Plan 4
Square feet 1,340 1,612 1,628 1,870
# Bedrooms 3 3 4 4
Gara es 3 3 3 3
PCST.009
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Plan 5 Plan 6 Plan 7 Plan 8
Square feet 29 057 2,328 1,805 1,731
# Bedrooms 4 4 3 4
ara es 3 3. 3 3
In 1993, the applicant purchased Tract 24208 with the intention of completing the partially build
project. Mr. Snellenberger's plans were submitted to the Building Department in October, 1993,
and building permits were acquired in January and March, 1994 for nine homes. The
applicant's grand opening was held in May, 1994. The homes ranged in size from ± 1,340 to
2,213 square feet, and were offered during the opening at $126,900 to $159,900. However,
since May, the developer has increased the size of the smallest unit to over 1,400 square feet
based on the newly adopted Compatibility Ordinance requirements.
Compatibility Review
In March 1994, the City's Compatibility Ordinance went into effect. The ordinance pertains to
subdivisions which are partially built -out. and a new developer is involved with finishing the tract
improvements and /or phases. At the present time, there are ±46 -total single family homes built
in Tract 24208 of which the applicant has built 20 homes. Therefore, ±22 lots remain to be
built on.
The Compatibility Ordinance states:
The Planning and Development Department shall make the determination of whether a design
deviation is major or minor using the following criteria:.
A. A minor design deviation can be approved by the Planning and Development Department
without a public hearing using the precise plan process (Section 9.42.110). Minor design
deviation means a modification of an approved architectural unit within a subdivision that
involves items such as, but not limited to, less than five percent (5%) change in square
footage of existing constructed or approved units; columns, dormer vents, window size
changes, plant -on locations, color, and stucco texture changes. The Planning and
Development Director may refer the minor design deviation to the Planning Commission
for a non - hearing compatibility review.
B. A major design deviation is subject to the review and approval process of Chapter 9.25
Compatibility Review Process. A major design deviation means, a five percent (5 %) or
more change in square footage of existing constructed or approved units; any exterior
architectural modification not defined as a minor design deviation.
Jn this case, the Planning Director requests that the Planning Commission examine the
applicant's request because the production units were originally aproved with 3 -car garages based
on the Planning Commission's actions in 1990 and 1992.
resTAO9
The City's current R -1 Zoning provisions mandate that the applicant provide a minimum house
size of 1,400 square feet and meet the Compatibility Ordinance requirements. The sizing issue
is based on the smallest plan (1,402 square feet) to the largest (2,328 square feet) of the original
units. Therefore, the minimum house size allowed is 1,400 square feet with the largest house
size 2,558 square feet based on Ordinance 242.
Application Request
On July 15, 1994, staff received a request by the applicant to "...to offer two -car garages with
a bonus room in lieu of three car garages as an option in the Cactus Flower subdivision." Mr.
Snellenberger believes that only 50 percent of the remaining 37 single family homeowners might
want this option. The application request would modify the building plans as follows:
3 -car garage 2 -car garage (option)
Plan 1 1,402 square feet* 1,592 square feet
Plan 2 1,684 square feet 1,834 square feet
Plan 3 1,867 square feet 2,119 square feet
Plan 4 2,025 square feet 2,256 square feet
Note: *The Plan 1 home was enlarged from 1,340 square feet to 1,402 square feet per the
recently adopted requirements of the R -1 Zoning Code.
Public Notice
The project was noticed in the Desert Sun newspaper on September 1, 1994, and notices were
mailed to the tract residents as required by the Compatibility Ordinance. No correspondence
was received from the neighbors prior to completing this report.
C C & R's /Tract Conditions
The C C & R's for Tract 24208 were recorded in 1990 with the County of Riverside. No
restrictions were placed in the C C & R's to require 3 -car garages on all existing or future
homes. Staff has reviewed the tract conditions and there is no reference to the number of garage
spaces required per single family home; therefore, the R -1 Zoning Code standards apply (i.e.,
minimum 2 -car garage).
Analysis
The existing compatibility requirements preclude staff from approving any new homes with 2-car
garages, but a private owner, once he purchases his residence from the developer, could convert
a 3 -car garage to a 2 -car garage. There are only two houses in the Cactus Flower subdivision
that do not have 3 -car garages. One home was converted by the property owner after it was
finaled and sold (Tract 22982), and the other unit is used as a model home for the applicant on
Star Flower Trail.
PCST.009
Staff supports the applicant's request because the conversion will not adversely affect the City's
Municipal Code which does not mandate a 3 -car garage nor does the C C & R's or tract
conditions require a 3 -car garage. Additionally, nothing in the City's present code requirements
would preclude a future homeowner from converting his or her 3 -car garage to a 2 -car garage
after the home was built and sold.
RECOMMENDATION:
By Minute Motion 94- , move to approve Plot Plan 94 -530 subject to the attached Findings
and Conditions.
Attachments:
1. Location Map
2. Tract Map Exhibit
3. Letter from applicant
4.• Draft Conditions
PCST.009
ITract
Acces!
Tract
Access,
ATTACHMENT 1
Phase 1 - Cactus Flower (existing homes finished by Williams Dev.)
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FRED WARING DRIVE
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R 69 68 67 66 65 64 63 20 19 18 17 16 15 WELL SITE
Model Complex DCOICArCp
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• -_. O�GL T /ON_✓FG�EO /G�TiON
North
❑ - Existing Single Family Homes (built by Williams)
O - Existing Single Family Homes (built by Roger Snellenberger)
Q - Future Homes (under construction)
Future
Single
Family
Homes
(Tract 24035)
Vacant Land
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ROGER SNELLENBERGER & ASSOC., INC. ATTACHMENT 3
LAND DEVELOPMENT
55 -695 PEBBLE BEACH
LA QUINTA, CA 92253
(619)777 -7767
July 15, 1994
Mr. Gregg Trousdell
City of La Quinta
78 -495 Calle Tampico
La Quinta, CA 92253
Dear Mr. Trousdell:
I would like to request approval to offer two -car garages with
a bonus rooms in lieu of three car garages as an option in the
Cactus Flower Subdivision. I do not anticipate more then 50% of
the home buyers in the remaining 37 units to select this option.'
However, I would like to make it available to my prospective
buyers so may I compete with other developments on a equal basis,
such as Topaz, La Quinta Del Ray and Acacia. The square footage
of the units would be affected as follows.
Current W Bonus
Plan l
1,402
1,592
Plan 2
1,684
1,834
Plan 3
1,867
2,119
Plan 4
2,025
2,256
The additional square footage will have a positive effect on the
city, with increased building fees and larger tax basis due to
higher sales prices.
I would appreciate you presenting my request to add bonus rooms the
next time planning commission meets, I plan to start 15 additional
units in August and I would like to offer this option.
If you have any questions or comments, please call.
Sincerely,
ROGE �N"ELItENBERGER ASSOC. INC.
Ro r Snellenberger
President
ATTACHMENT 4
CONDITIONS OF APPROVAL - RECOMMENDED
ROGER SNELLENBERGER
PLOT PLAN 94-530
CACTUS FLOWER (TRACT 24208)
SEPTEMBER 13, 1994
FINDINGS:
1. The architectural aspects of the development will be compatible with and not detrimental
to other existing units in Cactus Flower based on the following conditions.
2. The proposed homes are comparable in size to the existing homes. No impacts are
anticipated provided the minimum house size in the tract is 1,400 square feet or greater.
3. Allowing no more than 26 percent of the homes in Tract 24208 to have 2 -car garages
would not seriously impact the neighborhood because a future homeowner could convert
a 3 -car garage to a 2 -car garage.
GENERAL:
1. No more than 50 percent of the remaining homes to be constructed in Tract 24208 shall
have two car garages (i.e. 18 houses).
2. The garage conversion or bonus room shall be completely finished on the interior to
match the on -site residence.
3. The applicant shall pay all required school- mitigation fees for each building site and /or
garage conversion.
CONAPRVL.051
PLANNING COMMISSIOWRE 91H
NOTICE
F PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City of La Quinta Planning Commission will hold a PUBLIC
HEARING on September 13, 1994 at 7:00 p.m. in the La Quinta City Hall Council Chambers, 78 -495
Calle Tampico, on the following item:
ITEM: PLOT PLAN 94 -530 (.COMPATIBILITY
REVIEW)
APPLICANT: ROGER SNELLENBERGER
LOCATION: EAST OF DUNE PALMS ROAD AND 1,300
FEET SOUTH OF FRED WARING DRIVE
IN THE CACTUS FLOWER TRACT
REQUEST: TO PERMIT FUTURE HOMES IN THE
TRACT TO HAVE 2 -CAR GARAGES IN
LIEU OF 3 -CAR GARAGES
LEGAL: TRACT 24208
Any person may submit written comments on this case to the Community Development Department
prior to the hearing and /or may appear and be heard in support of or opposition to the project
at the time of the hearing. If you challenge the decision of this case in court, you may be limited
to raising only those issues that you or someone else raised either at the public hearing or in
written correspondence delivered to the Community Development Department at, or prior to, the
public hearing. The proposed file(s) may be viewed by the public Monday through Friday 8:00
a. m. until 5:00 p.m. at the Community Development Department, La Quinta City Hall, 78 -495 Calle
Tampico, La Quinta, California.
In the City's efforts to comply with the requirements of Title II of the Americans With Disabilities
Act of 1990, the Administration/ Community Development Department requires that any person in
need of any type of special equipment, assistance or accommodation (s) in order to communicate
at a City public meeting, must inform the City Clerk /Community Development Department a
minimum of 72 hours prior to the scheduled meeting.
PUBLISH ONCE ON SEPTEMBER 1, 1994
Hrec. osa
Rl
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Prior to the issuance of the Building Permit for
the following Dep Ftmental clearances must be
obtained. Please return completed form to the Building and Safety Department at your earliest
convenience to expedite the permit process.
Building and Safety Department
Date
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r' SEP -20 -1994 10:39 F, , ROGER SNELLENBERGU.
CACADD.XL8
TO
CACTUS FLOWER
ADDRESS LIST
7/25/1994
LOT
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APN NO.
PLAN
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78-495 CALLE TAMPICO — LA OUINTA, CALIFORNIA 92253 - (619) 777 -7000
FAX (619) 777.7101
September 15, 1994
Mr. Roger Snellenberger, President
Roger Snellenberger and Associates, Inc.
55 -695 Pebble Beach
La Quinta, CA 92253
SUBJECT: PLOT -PLAN 94 -530 (CACTUS FLOWER - TRACT 24208)
Dear Mr. Snellenberber:
On September 13, 1994, the Planning Commission held a public bearing on your request to
have 2 -car garages as an optional element for your future single family homes in Tract
24208. The Planning Commission on a 5 -2 vote (Commissioners Anderson and Butler
voting no) approved the 2 -car garage option for your Plan 1 (1,592 square feet) production
unit, however, the Planning Commission denied the request on all other units.
If you desire to appeal the action of the Planning Commission, please file your written
appeal with our office within 10 -days from the date of this letter pursuant to Chapter
9.25.060 of the Municipal Code. The filing fee is $300.00.
Should you have any questions, please contact the undersigned.
Very truly yours,
"VIilm
AND DEVELOPMENT DIRECTOR
&RECaROUSDELL
Associate Planner
GT:kaf
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MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 '�
ROGER SNELLENBERGER & ASSOC., INC.
LAND DEVELOPMENT
55 -695 PEBBLE BEACH
LA QUINTA, CA 92253
(619)777 -7767
July 15, 1994
Mr. Gregg Trousdell
City of La Quinta
78 -495 Calle Tampico
La Quinta, CA 92253
Dear Mr. Trousdell:
I would like to request approval to offer two -car garages with
a bonus rooms in lieu of three car garages as an option in the
Cactus Flower Subdivision. I do not anticipate more then 50% of
the home buyers in the remaining 37 units to select this option.
However, I would like to make it available to my prospective
buyers so may I compete with other developments on a equal basis,
such as Topaz, La Quinta Del Ray and Acacia. The square footage
of the units would be affected as follows.
Current W Bonus
Plan 1
1,402
1,592
Plan 2
1,684
1,834
Plan 3
1,867
2,119
Plan 4
2,025
2,256
The additional square footage will have a positive effect on the
city, with increased building fees and larger tax basis due to
higher sales prices.
I would appreciate you presenting my request to add bonus rooms the
next time planning commission meets, I plan to start 15 additional
units in August and I would like to offer this option.
If you have any questions or comments, please call.
Sincerely,
ROGE NEL NBERGER S ASSOC. INC.
Rog r Snellenberger
President
ROGER SNELLENBERGER & ASSOC., INC.
LAND DEVELOPMENT
November 16, 1993
Mr. Jerry Herman
City of La Quinta
78 -495 Calle Tampico
La Quinta, CA 92285
Dear Mr. Herman:
P/
55 -695 PEBBLE BEACH
LA QUINTA, CA 92253
(619) 777 -7766
As per our meeting on November 15, 1993, I would like to
reiterate in writing that the proposed changes to the previously
approved dwellings at Cactus Flower Project, will be to the
internal living space and to move or increase the windows,
sliding doors (no more than 1811) in the rear and side sectiolp" of
the homes.
The front elevations, foot prints and square footages will remain
the same. To any current homeowner or prospective homebuyer, the
street scape will remain uniform.
My intention is to upgrade the Cactus.Flower Community with
superior Quality Homes
Sincerely,
ROGER SNELLENBERGER & ASSOC.INC.
Ro r Snellenberger
President
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79 -590 MARIGOLD
LA QUINTA, CA 92253
RESIDENT
44 -580 MARGURITE CT
LA QUINTA, CA 92253
RESIDENT
44 -610 MARGURITE CT
LA QUINTA,-CA 92253
RESIDENT
44 -640 MARGURITE CT
LA QUINTA, CA 92253
RESIDENT
44 -670 MARGURITE CT
LA QUINTA, CA 92253
a
RESIDENT
44 -430 BUTTERCUP
LA QUINTA, CA.92253
RESIDENT
79 -590 MARIGOLD
LA QUINTA, CA 92253
RESIDENT
44 -580 MARGURITE CT
LA QUINTA, CA 92253
RESIDENT
44 -610 MARGURITE CT
LA QUINTA,-CA 92253
RESIDENT
44 -640 MARGURITE CT
LA QUINTA, CA 92253
RESIDENT
44 -670 MARGURITE CT
LA QUINTA, CA 92253
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Subject Site
Existing Cactus Flower Homes (Tract 22982)
f����sio�v Ica -vex 1326.26 �", Access Connection
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i �❑ _ ® Z 6 Future
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AREA
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6 rs 51 50 �. p 39 38 i , 27 2 50" Q 14 NeeECw
179.00 240.00 241.51
�• LOT •F• _
N W 30'57'91 675.51L4T 'F'STAI< FLOWER $ N 99.30'S3'E 226.0 T��L N� I'`� B � � /� C. V. W. D.
O O 0 O - --
R
69 68 67 66.� 65 64 63 20 19 18 17 16 15 WELL SITE
Model Comp ex
HEREON
1 .. N 69'30'53'E 1326.57 .�J��B'� /� /✓�' / /� /�:'� ..
❑ - Existing Single Famil-ly Homes (built by Williams)
0 - Existing Single Family Homes (built by Roger Snellenberger).
Q - Future Homes (under. construction)
Future
Single -
Family
Homes
(Tract 24035)
Vacant Land
C
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Phase 1 - Cactus Flower (existing homes finished by Williams Dev.)
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FRED WARING DRIVE
ITract
Acces!
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Tract
Access
. 1 L 1 L i . r 11
T 22982--
\� rflaJC L - t,at, UJ r I.VWC,
Roger Snellen erger
MILES AVENUE
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341 -5000.
Single- family homes in the fir§t
two phases of Cactus Flower in Lla
Quinta are priced from $141,900: A
total of 52 homes will be built
within the walled community, fb-
cated at Miles Avenue and Dun`le
Palms Road.
Four, floor plans are available,
with three and four bedrooms. The
- homes range in size from 1,5124o
2,213 square feet. They are built oil
r,:,
lots averaging 8,000 square feet. :.-
1
All floor plans include the opti66
of a bonus room of 160 to 252
square feet. The homes featui+e
breakfast nooks and family rooms?
Accents include ceramic -ti'le
flooring in the kitchens and break-
fast nooks and Corian counters.
Some homes have three-cargo-
-rages rages with doors that accommodatse
r
boats. .d
The sales office is open dai4y
from 10 a.m. to 6 p.m. For more
information, call (619) 345 -0898.
Or
Fred Waring Dr.
Miles Ave
Fred Waring Dr.
Miles Ave.
Oil' CASE: PP 94-530
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CASE: PP 94-530
Fred Waring Dr.
Mi 1 es Ave.
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Fred Waring Dr.
Mi 1 es Ave.
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Fred Waring Dr.
MIR
Miles Ave.
CASE: PP 94-530
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SHEET 2 OE 4 SHEETS
FO. I" I . P . , FLUSH, TAGGED L.S. 3018
SURVEYOR'S NOTES
171?v
THE BEARINoe SHOWN HEREON ARE BASED U90N THE CENTERLINE OF
DUNE PALMS ROAD AS SHOWN BY ? ?'�,AP OF TRACT NO. 19903 AS FILED
IN BOOK 149 OF MAPS, PAGES 8:':1 THROUGH Q7 AND BEING:
N 00* 17' 09'' W
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INDICATES MONUMENT FOUr410 AS NO I r,
O TNnTCATES A i" I P SE7,; FLUSH T QGED L S 4691
FD. i" I.P. WITH "X-TIES". PIPE DN. 1.11' AND TAGGED
R.C.E. 1 1957, REF.,'1,11_349514-_'-2.
FO. I" I.P., TAGGED L.S. 3018, FLUSH, UNLESS OTHIERWISE NOTED, FO. I" !.P., FLUSH, TAGGED L.S. 30118,
NO REF . - 7IM7 IVPICATCS ACC
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N 89930'11"E 2652.53
1326.26
2
EASEMENT NOTES
N, 89' 30 WE l9q.90
AN EASEMENT FOR ROAD PURPOSES IN FAVOR OF THE
LOT A" COUNTY OF RIVERSIDE BY INSTRUMENT RECORDED 24 A114Y
1033. IN BOOK 122, PAGE 376 OF OFFICIAL RECORDS
RECORDS OF RIVERSIDE COUNTY, CALIFORNIA.
10
G
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'AN EASEMENT FOR WATER LINE PURPOSES IN FAVOR OF
PARK HARRY H. MOORE, ET AL. BY INSTRUMENT RECORDED
2 JUNE 1952, IN BOOK 1373 PG. 398, O.R. OF RIV-
FD ERSIDE 'COUNTY. THE EXACT LOCATION OF, SAID
EASEMENT IS NOT DISCLOSED OF RECORD
1$ 4 o f
3
AREA
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FD. 1"I.P. ON. 0.8', IN MON. WELL, TAGGED
"RIV. CO SURVEYOR "I. REF. �f&
FD. I" I.P., FLUS�H, TAGGED L.S. 3018,
00N SDRY. CONTAOL SHEET. SHT. 2 — 29(0,661PIF: 24208 52 ii—Dec-89 08:27 AM / PF89006-6503