HomeMy WebLinkAboutCD 2017-0013; THE BEACON; Consistency Determination (CD)CITY OF CARLSBAD APPLICATION FORM FOR CONSISTENCY DETERMINATION APPLICATION
g~~~~~~~ Numbe/ _ _tj __ ~f i :.l~~ ~P-~ ) Consistency Determination Number: CVZD l1-Dl>/3
PROJECT NAME: The Beacon
Assessor's Parcel Number(s): 216-124-15, 216-124-16, 214-124-17
Description of proposal (add attachment if necessary): See attached sheet.
Would you like to orally present your proposal to your assigned staff planner/engineer? Yes [i] No
□
Please list the staff members you have previously spoken to regarding this project. If none, please so state.
Sba□□ o□ ~lemeke, ~a□ I ¥□Cb, Ste~ Bobbett, Greg e¥a□
OWNER NAME (Print): AG-CP La Costa Owner, L.P. APPLICANT NAME (Print): Eric Munoz (Hofman Planning & En~
MAILING ADDRESS: c/o Linwood Real Estate, Inc. 1640 5th St. #101 MAILING ADDRESS: 3152 Lionshead Ave
CITY, STATE, ZIP: q ~lQ-CtJG\1 -({4t;~ CITY, STATE, ZIP: Csiclsbsig C8 920:l 0
TELEPHONE: Santa Monica, CA 90401-3389 TELEPHONE: 760-692-4011
EMAIL ADDRESS: scott@linwoodventures.com EMAIL ADDRESS: emunoz@hofmanplanning.com
*Owner's signature indicates permission to conduct a preliminary
review for a development proposal. s;[Off ~1-JdN(fvD
IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE
NECESSARY FOR MEMBERS OF CITY STAFF TO INSPECT AND OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE
ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS AND CORRECT TO THE BEST OF MY KNOWLEDGE.
APPLICATION. I/WE CONSENT TO ENTRY FOR THIS PURPOSE. I
CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE
INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY
KNO~
Ma:t 22, 2017 E~ Mi/4~ ?..-2~ a:>t4-
SIGNATURE '= DATE SIGNATURE DATE
APPLICANT'S REPRESENTATIVE (Print): Eric Munoz (Hofman Planning and Engineeri,11g)r= -=--r= ,m n~ , r=--
MAILING ADDRESS: 3152 Lionshead Ave k~l!:'..'Gt:~ 'VJ t::U
CITY, STATE, ZIP: Carlsbad, CA 92010 MAY 2 2 2017
TELEPHONE: 760-692-4011 r1Tv ni= C6.RI C::.R,Q.n
EMAIL ADDRESS: emunoz@hofmanplanning.com P' A'.\!I\!!!\!(; :YV:S~:Y\l
I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE APPLICANT AND THAT ALL THE ABOVE INFORMATION IS TRUE AND
CORiETO THE BEST OF MY KNOWLEDGE.
~~_:-fi10-AA<l\. 'GZ.fi/4.~ 2'i::>/f-
SIGNATURE ~ DATE -_
FEE REQUIRED/DATE FEE PAID: $1 '3~ .--0/')2/(7
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RECEIVED BY:
P-16 Page2 of2 Revised 03/17
July 21, 2016
City of Carlsbad
AG-CP LA COSTA OWNER, L.P.
c/o Linwood Real Estate, Inc.
1640 5th Street, Suite 101
Santa Monica, California 90401
1200 Carlsbad Village Drive
Carlsbad, CA 92008
To Whom this May Concern:
I, AG-CP La Costa Owner, L.P ., property owner of The Beacon La Costa shopping
center located at 7710-7770 El Camino Real, Carlsbad, CA 92009 (the "Property"),
acknowledge the loss of the two parking stalls in connection with the construction of the
generator for Verizon Wireless and commit to the replacement of said parking stalls in
the renovation of the Property.
Sincerely,
AG-CP LA COSTA OWNER, L.P.,
a Delaware limited partnership
By: Linwood Real Estate, Inc.,
a California corporation,
its property m~
By: i~ Name: +~c-o-'-tt-S--1c'-h-o_n£_e_ld ____ _
Title: President
Background -The Beacon
The La Costa Towne Center located at the south east corner of La Costa Avenue and El Camino Real
received original entitlement approvals via SDP (Site Development Plan) 78-03. With nearly four decades
of retail operations, the Center began a redevelopment effort a couple years ago with the reconstruction
of the former Vons grocery store into the Equinox health club on the northern portion of the site. The
second phase of The Beacon project aims to redevelop and modernize the southern portion of the Center.
Aside from various quality upgrades and architectural improvements, the Beacon project proposes
revisions to improve retail tenant space, improvements to access and circulation for both vehicles and
pedestrians within the project, plaza improvements, landscaping, and related elements to rehabilitate the
Center from a business standpoint and community amenity perspective. In addition to plaza, parking lot
and landscape improvements, three buildings are involved in the current phase: 7720, 7740 and 7750 El
Camino Real. The proposed Beacon project satisfies the required findings of the City's Consistency
Determination policy, and as reflected on the exhibits submitted with this Consistency Determination
request, and are comprised of the following elements:
Project Description: (Please see the Consistency Determination exhibit package)
• Architectural updates and upgrades which are itemized under item #2 below.
• The renovation of public plaza areas and establishment of private dining areas for assigned
restaurant spaces, which are outlined in item #6 below.
• Landscaping enhancements including additional landscape area in the parking lot and
surrounding the buildings in addition to theme and support trees along El Camino Real.
• The closure of the driveway access to El Camino Real to improve circulation for both vehicles
and pedestrians and accommodate public outdoor amenity area outside of the mandated
setback area as part of the Center's revival.
Consistency Determination Findings:
1. No project condition, feature, facility, or amenity is changed or deleted that had been
considered essential to the project's design, quality, safety or function; the proposed revisions
to the project are designed to improve overall design, quality and function based on current
retail center practices, design and operations. In addition, safety is increased by improved
circulation for fire and pedestrian movements, landscaping enhancements including perimeter
enhancements, and ensuring ADA compliance throughout. In this manner, no change or
project deletion is proposed that negatively alters the approved/existing project's design,
quality, safety, or function.
2. The request represents an upgrade in overall design features and/or materials and improves upon
the compatibility with the surrounding neighborhood; a primary focus of the Beacon project is to
enhance and modernize design features and architectural materials and thus represents an
overall enhancement. This includes the activation of public plaza amenity areas that in part,
replace underutilized space and the elimination of the existing El Camino Real driveway access.
Architectural improvements are consistent with the criteria of the El Camino Real Corridor
Standards for Area 5 which require a Spanish Mission architectural theme. In addition, the
current condition of the northeastern perimeter slope will be addressed in the project site
improvement permit documents via the landscaping and erosion control measures so that
compatibility with the surrounding neighborhood will be increased. Finally, given the outdated
and economically-challenged status of the current Center, the Beacon improvements represent
a significant financial and material investment to rehabilitate the site, which will further
increase compatibility with the surrounding neighborhood and this portion of the City.
Specific elements of the architectural upgrades and improvements, which in part respond to
previous staff input, include the following:
• The addition of fabric awnings to the east and west elevations of Building 7740 and the
addition of fabric awnings to the south elevation of Building 7720.
• The green trim underneath the roof and the rafter tails of all Buildings have been modified
to receive natural wood finish.
• All the existing cornices will be repaired and refinished throughout the center as well as
the rest of the stucco to receive a new skim coat.
• Theme and support trees along El Camino Real are proposed.
• Landscape designed to better screen existing and proposed utilities.
• Added landscape to the parking lot to achieve 5% landscape coverage in that area.
• Invasive species have been removed from plant palette.
• Parking areas have been screened form adjacent property and streets.
• Long rows of parking are now broken up with landscape islands.
3. The proposed revision does not change the density (i.e. the addition of units) or boundary of the
subject property; as a commercial retail project, there are no residential units existing,
approved, nor proposed thus there is no residential density component to the Beacon project.
The proposed revision does add any commercial space. In addition, there is no proposed change
or revision to any existing project or property boundaries.
4. The proposed revision does not involve the addition of a new land use not shown on the original
permit (e.g. adding a commercial use to a residential project, replacing single family units with
attached residential units, vice versa for each example, etc.); the proposed Beacon revisions
implement the retail shopping center land use designation that are imposed by the current
approvals, the site zoning of General Commercial (C-2), and the site's General Plan designation
of General Commercial (G). This allowance includes the approved uses of typical retail, services,
dining, and office tenants. Thus, no new land uses are proposed that are outside the original
SOP permit approval, or the site's land use designations.
5. The proposed revision does not rearrange the major land uses within the development (e.g. it
does not exchange the locations of single family units with attached units); the proposed revisions
modernize the tenant space, plaza areas, and landscaping of the Center without representing a
rearrangement of major land uses. All the existing and proposeduses are consistent with current
approvals and land use requirements for the site.
6. The proposed revision does not create changes of greater than ten percent (10%), provided that
compliance will be maintained with applicable development standards of the Carlsbad Municipal
Code as follows: (Please see Sheet A0.2)
Per individual lot or structure -yards, setbacks, coverage, or height:
7720 El Camino Real: no changes to yards, setbacks, coverage or height
7740 El Camino Real: no changes to yards, or setbacks. Building height of the existing parapet
height at 7740 El Camino Real is 221411• The beacon project proposed an architectural tower
element along the west facing fafade. The new tower \would be 26" higher at 241-611 which
represents a 8.9% increase and does not provide usable floor area. The tower is necessary for to
break up the fafade along el Camino real and provide architectural interest to the beacon
project.
7750 El Camino Real: no change to yards or setbacks; building coverage decrease of 520 square
feet to accommodate new outdoor private dining area adjacent to El Camino Real (outside of
setback area) in the area of the eliminated driveway access to El Camino Real. This represents
a 2.5% decrease in coverage. Building height of the existing tower element at 7750 El Camino
Real is 481711; the Beacon project proposes an architectural upgrade to replace the pitched roof
tower with a curved cupola tower to update the Center's compliance with the mandated Spanish
Mission architectural theme. The new tower would be 14" higher at 491911 which represents a
2.3% increase and does not provide usable floor area, accommodate building equipment, does
not adversely impact adjacent properties, and is necessary for the building's design excellence
since this new tower would be a signature element of the architectural revival proposed by the
Beacon project.
On an aggregate project basis -parking, open space, common area or landscaping:
On an aggregate basis, there are no changes to the Center's open space or common area
elements; landscaping is decreased by 525 square feet to better re-distribute landscape
coverage within parking areas, and to provide for a new public amenity area anddining area
adjacent to El Camino Real (outside of setback area) in the location of the eliminated access to
El Camino Real. This represents a decrease of 3.4% which is within the allowance of 10% and is
proposed in the context of optimizing space at the Center for its overall revival and improved
public use.
I '
On an aggregate basis, parking compliance is maintained at the Center given the
approved/existing project is required to provide 471 spaces; the Beacon will provide a total of
473 spaces (See Sheet Al.OJ and reflects no new parking requirement generated since no net
new square footage is introduced, and no parking is generated by the delineation and provision
of outdoor eating areas which are central to the Center's revival proposed by the Beacon
project. As shown on Sheet A0.3 the existing Center has one outdoor eating area of 1,330 square
feet which remains unchanged; the project establishes a total of 13 new restaurants which
generate a total allowance of 5,200 square feet (up to 400 square feet of outdoor dining area is
allowed without generating new parking demand per city code. This overall allowance is
distributed within the Beacon project as depicted on Sheet A0.3. Private dining areas are
delineated by proposed fence lines to separate them from public plaza areas.
Given the above, the Beacon project satisfies the criteria of the Consistency Determination
policy with regards to various project elements on the scale of individual buildings, as well as
the aggregate basis at the project level.
7. The proposed change will not result in any significant environmental impact, and/or require
additional mitigation; since no new land uses are introduced into the site, and no increases to
project intensity or increases to the site's retail square footage is involved, there is no increase
in traffic trip generation or parking demands beyond those allowed by the 10% allowance of the
Consistency Determination policy. The proposed revisions will maintain or enhance ADA
compliance. In addition, the proposed improvements do not create any inconsistency or new
impacts relative to the environmental review process associated with the original center's
approval via SDP 78-03. Therefore, the proposed improvements do not result in any significant
environmental impacts or generate the need for new or additional mitigation measures.
8. The proposed change would not result in any health, safety or welfare impacts; by addressing
various areas of improvement and rehabilitation to the existing Center, the proposed revisions
will not result in any health, safety or welfare impacts. Enhancement and improvement to
various project elements including7 assuring ADA compliance throughout, and maintaining
compliance with the original SDP approval without creating the need for a formal amendment
to the existing SDP approval will cumulatively improve health, safety and welfare aspects of the
Center.
9. There were not any major issues or controversies associated with the original project which would
be exacerbated with the proposed change; the proposed improvements will assist to revive the
Center and provide an updated, higher-quality, modernized asset to the community. There are
no documented project issues or controversies based on the original project approval that the
Beacon project would introduce.
10. The proposed change would not be readily discernible to the decision makers as being
substantially different from the project as originally approved; given the substantial property and
architectural enhancements proposed by the Beacon project, the proposed changes will be
apparent in a positive manner. With the Center's approval in the late 1970's, and the
corresponding action by decision makers involved at that time, the Beacon project represents
an opportunity to accelerate the revival of the site. Given compliance and consistency with
original project approvals, the El Camino Real Corridor Standards regarding architectural
theme, and applicable land use designations, the changes will be apparent in a position manner
and within the context of being able to make this finding for consistency.
l_ Cit y of
Carlsbad
j INSTRUCTIONS:
STORM WATER STANDARDS
QUESTIONNAIRE
E-34
Development Services
Land Development Engineering
1635 Faraday Avenue
(760) 602-2750
www.carlsbadca.gov
To address post-development pollutants that may be generated from development projects, the city requires that new
development and significant redevelopment priority projects incorporate Permanent Storm Water Best Management
Practices (BMPs) into the project design per Carlsbad BMP Design Manual (BMP Manual). To view the BMP Manual,
refer to the Engineering Standards (Volume 5).
This questionnaire must be completed by the applicant in advance of submitting for a development application
(subdivision , discretionary permits and/or construction permits). The results of the questionnaire determine the level of
storm water standards that must be applied to a proposed development or redevelopment project. Depending on the
outcome, your project will either be subject to 'STANDARD PROJECT' requirements or be subject to 'PRIORITY
DEVELOPMENT PROJ ECT' (PDP) requirements.
Your responses to the questionnaire represent an initial assessment of the proposed project conditions and impacts. City
staff has responsibility for making the final assessment after submission of the development application. If staff
determines that the questionnaire was incorrectly filled out and is subject to more stringent storm water standards than
initially assessed by you, this will result in the return of the development application as incomplete. In this case, please
make the changes to the questionnaire and resubmit to the city.
If you are unsure about the meaning of a question or need help in determining how to respond to one or more of the
questions, please seek assistance from Land Development Engineering staff.
A completed and signed questionnaire must be submitted with each development project application. Only one
completed and signed questionnaire is required when multiple development applications for the same project are
submitted concurrently.
PROJECT INFORMATION
PROJECT NAME: The Beacon PROJECT ID:
ADDRESS: 7720, 7740, 7750 El Camino Real, Carlsbad, CA 92009 APN : 216-124-16
The project is (check one): D New Development [ZJ Redevelopment
The total proposed disturbed area is: 54,024 ft2 ( 1.2~ ) acres
The total proposed newly created and/or replaced impervious area is: 33,181 ft2( 0.76 ) acres
If your project is covered by an approved SWQMP as part of a larger development project, provide the project ID and the
SWQMP # of the larger development project:
Project ID SWQMP#:
Then, go to Step 1 and follow the instructions. When completed, sign the form at the end and submit this with your
application to the city.
E-34 Page 1 of 4 REV 02/16
,
STEP 1
TO BE COMPLETED FOR ALL PROJECTS
To determine if your project is a "development project", please answer the following question:
YES NO
Is your project LIMITED TO routine maintenance activity and/or repair/improvements to an existing building □ Iii or structure that do not alter the size (See Section 1.3 of the BMP Design Manual for guidance)?
If you answered "yes" to the above question, provide justification below then go to Step 5, mark the third box stating "my
project is not a 'development project' and not subject to the requirements of the BMP manual" and complete applicant
information .
Justification/discussion: (e.g. the project includes only interior remodels within an existing building):
The existing buildings onsite will not be reconstructed. Project includes asphalt/concrete maintenance and hardscape improvements.
If you answered "no" to the above question, the project is a 'development proiect', ao to Step 2.
STEP2
TO BE COMPLETED FOR ALL DEVELOPMENT PROJECTS
To determine if your project is exempt from PDP requirements pursuant to MS4 Permit Provision E.3.b.(3), please answer
the following questions:
Is your project LIMITED to one or more of the following:
YES NO
1. Constructing new or retrofitting paved sidewalks, bicycle lanes or trails that meet the following criteria:
a) Designed and constructed to direct storm water runoff to adjacent vegetated areas, or other non-
erodible permeable areas; □ ~ b) Designed and constructed to be hydraulically disconnected from paved streets or roads;
c) Designed and constructed with permeable pavements or surfaces in accordance with USEPA
Green Streets Quidance?
2. Retrofitting or redeveloping existing paved alleys, streets, or roads that are designed and constructed in □ IX! accordance with the US EPA Green Streets guidance?
3. Ground Mounted Solar Array that meets the criteria provided in section 1.4.2 of the BMP manual? □ ~
If you answered "yes" to one or more of the above questions, provide discussion/justification below, then go to Step 5, mark
the second box stating "my project is EXEMPT from PDP ... " and complete applicant information.
Discussion to justify exemption ( e.g. the project redeveloping existing road designed and constructed in accordance with
the USEPA Green Street guidance):
If you answered "no" to the above questions, your project is not exempt from PDP, ao to Step 3.
E-34 Page 2 of 4 REV 04/17
...
-· ----STEP3 ,
TO BE COMPLETED FOR ALL NEW OR REDEVELOPMENT PROJECTS
To determine if your project is a PDP , please answer the following questions (MS4 Permit Provision E.3.b.(1 )):
YES NO
1. Is your project a new development that creates 10,000 square feet or more of impervious surfaces
collectively over the entire project site? This includes commercial, industrial, residential, mixed-use, □ IX]
and public development projects on public or private land.
2. Is your project a redevelopment project creating and/or replacing 5,000 square feet or more of
impervious surface collectively over the entire project site on an existing site of 10,000 square feet or ~ □ more of impervious surface? This includes commercial, industrial, residential, mixed-use, and public
development projects on public or private land.
3. Is your project a new or redevelopment project that creates and/or replaces 5,000 square feet or more
of impervious surface collectively over the entire project site and supports a restaurant? A restaurant is
a facility that sells prepared foods and drinks for consumption, including stationary lunch counters and ~ □
refreshment stands selling prepared foods and drinks for immediate consumption (Standard Industrial
Classification (SIC) code 5812).
4. Is your project a new or redevelopment project that creates 5,000 square feet or more of impervious
surface collectively over the entire project site and supports a hillside development project? A hillside □ IX]
development project includes development on anv natural slope that is twentv-five percent or greater.
5, Is your project a new or redevelopment project that creates and/or replaces 5,000 square feet or more
of impervious surface collectively over the entire project site and supports a parking lot? A parking lot is IX] □ a land area or facility for the temporary parking or storage of motor vehicles used personally for
business or for commerce.
6. Is your project a new or redevelopment project that creates and/or replaces 5,000 square feet or more
of impervious street, road, highway, freeway or driveway surface collectively over the entire project 5ll □ site? A street, road, highway, freeway or driveway is any paved impervious surface used for the
transportation of automobiles, trucks, motorcvcles, and other vehicles.
7. Is your project a new or redevelopment project that creates and/or replaces 2,500 square feet or more
of impervious surface collectively over the entire site, and discharges directly to an Environmentally
Sensitive Area (ESA)? "Discharging Directly to" includes flow that is conveyed overland a distance of
200 feet or less from the project to the ESA, or conveyed in a pipe or open channel any distance as an
□ IX]
isolated flow from the project to the ESA (i.e. not commingled with flows from adjacent lands).*
8. Is your project a new development or redevelopment project that creates and/or replaces 5,000 square
feet or more of impervious surface that supports an automotive repair shop? An automotive repair □ [}() shop is a facility that is categorized in any one of the following Standard Industrial Classification (SIC)
codes: 5013, 5014, 5541, 7532-7534 or 7536-7539.
9. Is your project a new development or redevelopment project that creates and/or replaces 5,000 square
feet or more of impervious area that supports a retail gasoline outlet (RGO)? This category includes □ ~ RGO's that meet the following criteria: (a) 5,000 square feet or more or (b) a project Average Daily
Traffic (ADT) of 100 or more vehicles per day.
10. Is your project a new or redevelopment project that results in the disturbance of one or more acres of land IX] □ and are expected to generate pollutants post construction?
11 . Is your project located within 200 feet of the Pacific Ocean and (1) creates 2,500 square feet or more of
□ ~ impervious surface or (2) increases impervious surface on the property by more than 1 0%? (CMC
21 .203.040)
If you answered "yes" to one or more of the above questions, your project is a PDP. If your project is a redevelopment
project, go to step 4. If your project is a new project, go to step 5, check the first box stating "My project is a PDP ... "
and complete applicant information.
If you answered "no" to all of the above questions, your project is a 'STANDARD PROJECT.' Go to step 5, check the
second box stating "My project is a 'STANDARD PROJECT' ... " and complete applicant information.
E-34 Page 3 of 4 REV04/17
STEP4
TO BE COMPLETED FOR REDEVELOPMENT PROJECTS THAT ARE PRIORITY DEVELOPMENT PROJECTS (PDP)
ONLY
Complete the questions below regarding your redevelopment project (MS4 Permit Provision E.3.b.(2)):
YES NO
Does the redevelopment project result in the creation or replacement of impervious surface in an amount
of less than 50% of the surface area of the previously existing development? Complete the percent
impervious calculation below: (WITHIN PROJ'ECT AREA)
Existing impervious area (A) = 140,445 sq. ft. !Kl □
Total proposed newly created or replaced impervious area (8) = 33,181 sq. ft.
Percent impervious area created or replaced (B/A)*100 = 23.6 %
If you answered "yes", the structural BMPs required for PDP apply only to the creation or replacement of impervious
surface and not the entire development. Go to step 5, check the first box stating "My project is a PDP ... " and complete
applicant information.
If you answered "no," the structural BM P's required for PDP apply to the entire development. Go to step 5, check the
check the first box stating "My project is a PDP ... " and complete aoolicant information.
STEPS
CHECK THE APPROPRIATE BOX ANO COMPLETE APPLICANT INFORMATION
ocl My project is a PDP and must comply with PDP stormwater requirements of the BMP Manual. I understand I must
prepare a Storm Water Quality Management Plan (SWQMP) for submittal at time of application.
0 My project is a 'STANDARD PROJECT' OR EXEMPT from PDP and must only comply with 'STANDARD PROJECT'
stormwater requirements of the BMP Manual. As part of these requirements, I will submit a "Standard Project
Requirement Checklist Form E-36'' and incorporate low impact development strategies throughout my project.
Note: For projects that are close to meeting the PDP threshold, staff may require detailed impervious area calculations
and exhibits to verify if 'STANDARD PROJECT' stormwater requirements apply.
D My Project is NOT a 'development project' and is not subject to the requirements of the BMP Manual.
Applicant Information and Signature Box
Applicant Name: Samuel J_acoby, P.E. Applicant Title: Senior Project Manager
I
\I/
.-
Applicant Signature: lti /1/ Date: 1 /rd ,f', I
1
.. • Environmentally Sensitive Areas include but are not limited to all Clean Water Act Section 303(d) impaired water bodies; areas designated as Areas of Special
Biological Significance by the State Water Resources Control Board (Water Quality Control Plan for the San Diego Basin (1994) and amendments); water bodies
designated with the RARE beneficial use by the State Water Resources Control Board (Water Quality Control Plan for the San Diego Basin (1994) and
amendments); areas designated as preserves or their equivalent under the Multi Species Conservation Program within the Cities and County of San Diego; Habitat
Management Plan; and any other equivalent environmentally sensitive areas which have been identified by the City.
E-34
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This Box for City Use Only
YES NO
City Concurrence: □ □
By:
Date :
Project ID:
Page 4 of 4 REV 04/17