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Home My WebLink AboutV 332; Carlsbad Ocean Villas; Variance (V)c 4 APPLICATION sUBMITTAL DATE: 12/18/81 STAFF REPORT DATE : March 10, 1982 TO : Planning Commission FROM: Planning Department SUBJECT: V-332, CARLSBAD OCEAN VILLAS - Request for approval of a variance to reduce the required front and sideyards and - to permit tandem parking on property generally located on the west side of Ocean Street north of Pacific Avenue in the R-3 zone. I . PROJECT DESCRIPTION The applicant is requesting the subject variances in order to develop a four unit condominium project on a .23 acre parcel, located as described above. The subject property is a rectan- gular lot sloping downward from Ocean Street to the beach and currently occupied by a single-family residence and cabana. The applicant is requesting three variances to the Zoning Ordin- ance as follows: 1. To reduce the required sideyard setback from 7.5' to 5'. 2. To reduce the required front yard setback from 20' to 17.5'. 3. To allow tandem parking. 11. ANALYSIS Planning Issues 1) Can the four mandatory findings, required for the approval of a variance, be made for each request specif- ically: a) That there are exceptional or extraordinary circum- stances or conditions applicable to the property or to the intended use that do not apply generally to the other property or class of use in the same vicinity and zone. b) That such variance is necessary for the preservation and enjoyment of a substantial property right pos- sessed by other property in the same vicinity and zone but denied to the property in question. d) Discussion That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. That the granting of such variance will not adver- sely affect the comprehensive general plan. Reduced Side Yard The west side of Ocean Street is characterized by small lots ranging in width from 25' to 75'. These lots are further con- strained by the natural topography which slopes rather steeply to the ocean. The result is a limited amount of buildable area, and for this reason, most lots along Ocean Street have been histor- ically granted variances for reduced side and front yards. The subject property is 75' in width with topography typical of the west side of Ocean Street. The requested reduction from 7.5' to 5' would allow a sideyard setback consistent with or greater than the majority of sideyards in this area. Therefore, staff does not believe that the granting of the requested variance would be detrimental to surrounding properties and public wel- fare, nor adversely impact the general plan. Reduced Front Yard The applicant is requesting a reduction in the required front yard from 20' to 17' 6". The Zoning Ordinance makes provision for modification of front yard setbacks for lots intervening be- tween other lots having non-conforming front yards. The Engineering Department is requesting street dedication of 5' for eventual widening, as a condition of approval of a parcel map being processed in conjunction with this variance. The project, as designed, would have a front yard setback of 17 1/2' after dedication. Adjoining developments appear to set back approx- imately 16'. Utilizing the provisions of the code, the subject front yard could be reduced to a similar distance. The reduced front yard could, then, be accomplished within the provisions of the code. It is addressed here as it applies to the third request, tandem parking. Tandem Parkina The Zoning Ordinance allows that substandard lots, those with street frontage less than 50', shall be permitted tandem parking provided there is a minimum of one parking space per dwelling unit provided for within the required setback lines, and that the frontyard building setback be no less than 20'. The intent of requiring a twenty foot building setback is to provide adequate distance within this area for the second, tandem, parking space. -2- c Li The project, as designed, would provide for all resident and guest parking outside of the 17 1/2 front yard setback. The driveway area would not then be necessary for required parkinq. In the event that it was used, 17 1/2' should be adequate to accommodate most cars without obstructing the right-of-way. Due to the sloping topography of the site, limited area exists to provide the required amount of parking on-site. Staff has obser- ved other instances of tandem parking on Ocean Street and in January, 1981, the Planning Commission approved tandem parking for a 3 unit condominium project to the south of this project on Ocean Street. As all required parking would be provided on-site and out of the front yard setback, staff does not believe that approval of tan- dem parking would be detrimental to surrounding properties or public welfare nor adversely affect the General Plan. Staff believes that due to the severe topography of the lot, exceptional and extraordinary circumstances do constrain the development of the property. Staff further believes that other properties in the area do enjoy reduced setbacks and tandem park- ing and that approval of the requested variances would not adversely impact surrounding properties or the general plan. 111. ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not have a significant impact on the environment, and therefore has issued a Negative Declaration on January 11, 1982. IV. RECOMMENDATION It is recommended that the Planning Commission APPROVE the Nega- tive Declaration issued by the Planning Director and ADOPT Reso- lution No. 1924, APPROVING V-332, based on the findings and sub- ject to the conditions contained therein. ATTACHMENTS 1. PC Resolution No. 1924 2. Location Map 3. Background Data Sheet 4. Disclosure Form 5. Environmental Documents 6. Exhibit CDN : ar 2/23/82 -3- . . .. APPLICAEJT: CARLSBAD OCEAN VILLAS WT TIO ON: Reduce required front & side yards and permit tandem parking on the west side of Ocean, north of Pacific Avenue. 2479 Ocean. ~~ ~ IIM;ALD-ION: All of Lot 4 in Granville Park according to Map 1782 filed February 21, 1924. surrounding zoning and Land use: North R-3 South R- 3. East R- 3 Lard use SFR & MULTIPLE SFRS SFRS & MULTIPLE West Ocean . OCEAN Public Facilities Fee Agreement, dated FEBRUARY 4, 1982 (other: 1 * v ENVI~~ IMPACT ASSESSMENT Ibgative ,Declaration, issued E.I.R. Certified, dated .I JAN 11. ; 19 8 2 Log No. X . .? other, . +hat further information is required, you will be so advised, .. - r8 ' c~~~~~~: CARLSBAD OCEAN VILLAS, a general partnership Name (individual, partnership, joint venture, corporation, syndication) PO Box 2489, Del Mar, CA 92014 Business Address 452-5774 (Anthony De Leonardis) Telephone Number' AGEm: Anthony De Leonardis, Managing' Partner Name .. .. -. . . .,- .. * PO Box 2489, Del Mar; CA' 92014 . .. . ._ .. .. ... -. .. .. -. .- Business Address .. ... . . .. .. .. .. .. e. .. 452-5774 .. . .. ,. .. .~ .. . .. . .. Telephone Number . .. . . KE&EER!3: Lindstrom Investment Company, Inc. 3210 Carvallo Ct. , Carlsbad, CA . . Name *(individual, partner, joint . Home Address 92008 venture, corporation, syndication) PO Box 2489, Del Mar, CA 92014 Business Address 4 436 -6 185 Telephone N-r Telephone Number , .- Home Address . . . . . .. . .. Applicant . 1f after the information you have submitted has been reviewed, it is determined . --::hat further informatio=-is required, you will be so ac?-‘sed. c. - ... APPLICANT: CARLSBAD, OCEAN VILLAS, a general partnership Name (individual, partnership, joint venture, corporation, syndication) PO Box 2489, Del Mar, CA 92014 Business Address 452-5774 (Anthoq De Leonardis) Telephone Number .- ’ AGEm!: Anthony De Leonardis, Managing’ Partner Name -- ’ PO Box2489, Del Mar, CA 92014 .* -. .. Business Address -. ‘ 452-5774 Telephone Number . Home Address -_ . KEPEERS: -“x/we declare under penalty of perjury that the information contained in this dis- closure is trzle and correct and that it will remain true and correct and may be’ , relied upoa as being true and correct until - .- .. Appl ica n t DEVELOPMENTAL SERVICES 0 Assistant City Manager 0 Building Department 0 Engineering Department Housing 8 Redevelopment Department (714) 438-5598 (71 4) 4386525 (714) 4386541 3096 Hardlng St. (714) 438-5811 fl Planning Department (714) 4385591 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 Citp of Carlsbab NEGATIVE DMILARATION PROJEICT ADDRESS/LOCATION: 2~79 ooean street PROJMTT DESCRIPTTON: &quest for approval of a variance to reduce the required front and side yard setbadcs ard permit tandem parkirg and a Tentative Parcel Map and Cordaninium Pedt to develop 4 units. The City of Carlsbad has conducted an envirornnental review of the above described project pursuant to the Guidelines for Implmntation of the California Ehvirormental Quality Act and the Ehvironmental Protection Winanae of the City of Carlsbad. review, a Wative Declaration (declaration that the project will not have a significant impact on the enviromnt) is hereby issued for the subject project. Plannirg Department. As a result of said Justification for this action is on file in the A ccpy of the Nqative Declaration with supportive doarments is on file in the Pldq Department, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Carments frcm the p&lic are invited. Please smit actrments in writirg to the P1anni-q Department within ten (10) days of date of issuance. DATED: February 11, 1982 JAMES C. HPGAMAN CASE r53: V-332/8-201 APPLICANT: CaRLSBAD OcEANVITJlAs PUEUSH DATE: Ekbruq 17, 1982 NI-4 5/81 DEVELOPMENTAL SERVICES Assistant Clty Manager 0 Buliding Department 0 Engineering Department 0 Houslng 8 Redevelopment Department (714) 4365596 (71 4) 436-5525 (714) 4386541 (714) 438-581 I lanning Department 614) 4384591 PUBLIC NCYI'ICE OF PREPMION 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 PLEASE TAKE NOTICE: The Planning Department of the City of Carlsbad intends to prepare a Negative Declaration for the following project: Project Description: Request for approval of a variance to reduce the required front and side yard setbacks and permit tandem parking and a Tentative Parcel Map and Minor Condominium Permit to develop 4 units. Project address/Ijocation: 2479 Ocean Street Anticipated significant impacts: None We need to know your ideas about the effect this project might have on the environment and your suggestions for ways the project could be revised to reduce or avoid any significant environmental damage. Your ideas will help us decide what issues to analyze in the environ- mental review of this project. Your annnents on the environmental impact of the proposed project may be suhitted in writing to the Planning Department, 1200 Elm Avenue, Carlsbad, CA 92008, no later than February 17, 1982. DATED: January 29, 1982 CASE NO: V-332/CP-201 APPLICANT: CARLSBAD OCEAN VILLAS I/ PUBLISH DATE: February 3, 1982 ND3 5/8 1 . - .- .... . . . . . . . . I. - , 1* '. ENVIROXMFhTfi IMPACT ASSESSMXI' FORM - Part I1 (To Be Completed By The PLANNING DEPARIFENT) I CASE NO. v-33 7, TI. - ENVIR0"TAL IblPACTS (EXPLANATIONS OF ALL AFFIRMATIVE ANSWERS ARE TO BE WRIT" UNDER Section I11 - DISCUSSION OF ENVIROhMENTAL EVALUATICN) NO 'Maybe - - 'Yes. - 1. - Earth Will' the proposal have signi- ficant results in: a. changes in geologic substructures? Unstable earth conditions or in / I__-- .'- b. Disruptions, displacements, com- paction or overcovering of the soil? c__- c. surface relief features? d. The destruction, covering or modification of any unique geologic or physical features? Change in topography or ground e, erosion of soils, either on or off tlic site? Any increase in wind or water ' 'L .... -- '/c .... ..... -- LL . . , , . . . . . 7- f. Changes in deposition or ero- sion of bcach sands, or cliangcs in siltation, deposition or crosion which may modify the channcl of a rivcr or stream or thc bcd of the ocean or any bay, inlct or lake? . 'L . .. _cc- .. ND2 No - Yes Maybe - 2. Air: Will the proposal have signi- - results in: I a. Air emissions or deterioration of ambient air quality? / / -- -- b. The creation of objectionable odors? e. Alteration of air movement, mositure or temperature, or any change in climate, either locally or regionally? - 3. Water: FIill the proposal have sigi- Et results in: a. Changes in currents, or the course or direction of water move- ments, in either marine or fresh waters? /I -I__- b. Changes in absorption rates, drainage patterns, or the rate and amount of surface water runoff? c. Alterations to the course or flow of flood waters? d. Change in the amount of sur- face water in any water body? -__c L -- L -- L - . e. Discharge into surface waters, or in any alteration of surface water quality, including but not lhited to temperature, dissolved oxygen or turbidity? / --- f. Alteration of the direction or rate of flow of ground waters? g. Change in the quantity of ground waters, .eithcr through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? h. Reduction in the amount of water othcnvj se available for public water supplies? # ' "'/ .... ...... 7-p .. Maybe - No - 4. Plant Life. Zicant results in: Will the proposal. have signi- , a. Change in the diversity of species, or numbers of any species of plants (including trees, shrubs, grass, crops, microflora and aquatic plants)? / / ./ 'L b. Reduction of the numbers of any unique, rare or endangered species of plants? c. Introduction of new species of plants into an area, or in a barrier to the normal replenish- ment of existing species? ? ... .- d. agricultural crop? Animal Life. ficant results in: Reduction in acreage of any Will the proposal have signi- 5. a. Changes in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish and shell- fish, benthic organisms, insects or microfauna) ? ... b. any unique, rare or.endangered species of animals? Reduction of the numbers of c. Introduction of new specles of animals into an area., or result in a barrier to the migration or movement of animals? d. Deterioration to existing fish or wildlife habitat? 4 6. .. Noise. Will the proposal signi- EZZtly increase existing noise levels? 7. Light and Glare. - Will the pro- posal significantly produce new .. light or glare?. Land Use. -=ant rcsults in thc dtcration of thc prcscnt or plmncd 1mI use of ' an arca? Will the proposal have - 8. -3- .. ~ ,. 1. , Yes - Maybe No - 9. Natural Resources. Will the pro- posal have significant results in: a. Increase in the rate of use of any natural resources? b. Depletion of any nonrenewable natural resource? 10. Risk of Upset. Does the proposal 'mvolve a significant risk of an explosion or the release of haz- ardous substances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? ..... 'L ... 11. Po ulation. Will the proposal distribution, density , or growth rate of the human population of an area? -5- sagni icantly alter the location, ... Housing. Will the proposal signi- my affect existing housing, or create a demand for additional housing? 12. 13. *. ..... .. ./ -I "ransportation/Circulation. Will the proposal have significant re- sults in: .. a. Generation of additional vehicular movement? ..... * -L ..... b, Effects on existing parking facilities, or demand for new parking? c. Impact upon existing trans- portation systems? .... : ./ -- d. Alterations to present patterns of circulation or move- ment of people and/or goods? e. Altcrations to watcrborne, rail or air traffic? f,' Incrensc in traffic hazards to motor vchiclcs, bicyclists or pedcs t r in1 IS .... .4 ..... - ' "/' ..... .. 14. 15, 16. Yes Maybe No - - Public Scrvices. Will the pro- posal have a significant cflect upon, or have significant results in the need €or new or altered governmental services in any of the following areas : a. Fire protection? -- b. Police protection? -- -- c, Schools? d. Parks or other recreational # facilities? e. Maintenance of public facili- -- ties, including roads? -- f. Other governmental services? -- €&erg).. Will the proposal have Z@iXicant results in: a, L'se of substantial amounts of fuel or energy? -- b, Demand upon existing sources of energy, or require the develop- ment of new sources of energy? -- Utilities. Will the proposal have - significant results in the need for new systems, or alterations to the following utilities: a, Power or natural gas? ..... -- .... . . -. . b, Communjcations systems? -- c, IVatcr? a- ... !. .... .... .... -- . -& d. Sewer or septic tanks? ..... . ,L ..... -- e, Storm water drainage? ..... ... f, Solid waste and disposal? -- . 1. ' Ldc a 17, I-lunan Ilcalth. Will the proposal have signigicmt rcsul ts in the crcation of: any hcd th 11923rd or potential hcnl th hazard (excluding . , .. ..... .. mental licalth)? -- . I 'Yes Maybe No - - 18. Aesthetics. Will the proposal have signif icaxit results in the obstruc- tion of any scenic vista or view open to the public, or will the pro- posal result in the crcation of an aesthetically oifensivc site open to public view? / --- 19. Recreation. 1?Till the proposal have significant results in the impact upon the quality or quantity of L existing recreational opportunities? -- I 20. Archeological/Historical. Will the proposal have significant results in the alteration of a significant ' archeological or historical site, L structure, object or building? -- 21. )W&YZL: VIAELF ALTERUTTVES --- TO "E PROPOSFD PR@JFCT SUCH AS: al PHACIED l)T;'\;EI,OPI\lJ~S'I' OF THE PR0,JECT; b) AL?T:RN.ATE SITE D~SIGNS; c) ALTEF~WTE SCALE OF DEVELOPW.I\~T; (11 ALTERNATE USES FOR 'TIE SITE; e) 314N Noh!; f) PROJECT I\LTEIU"IVE. DEVELCPbEhT AT SOXE FU'TURE TINE RATER ALlERNAE SITES FOR TtiE *PIlOPOSED USE; g) NO .. I Yes Maybe No - - 22. MANDATORY FINDINGS OF SIGNIFICANCE. DOES TIE PROJECT HAVE TI-E POTEN- TIAL To DEGRADE TIE QUALITY OF THE ENVIKONbEN", OR CUIlTAIL THE DIVERSITY IN THE WIROMIENT? DOES THE PROJECT €IRE TIE POTEN- TIAL TO ACIIIEVE SHORT-TERM, TO THE DISADVANTAGE OF LONG-TERM, ENVIROh!IENTAL GOALS? (A SHORT- "ERN 1IPACT ON TIE ENVIRONbEN" . IS ONE WHICH OCCUILS IN A RE- LATIVELY BRIEF, DEFINITIVE . PERIOD OF TIME IJI-IILE LONG-TERM IMPACTS WILL WELL INTO THE FUTURE.) / --- DOES THE PROJECT I-LAVE IMPACTS WHICH AEE IhDIVIIlUALLY LIMITED, BUT CUMULATIVELY CONSIDERABLE? (A PROJECT blAY IMPACT ON TnVO OR NORE SEPARATE RESOURCES WHERE THE IblPACT ON EACH RE- SOURCE IS EIATIVELY SIhLL, BUT WERE THE EFFECT OF THE TOTAL OF THOSE IMPACTS ON THE ENVIRONMENT IS SIGNIFICANT.) / --- DOES THE PROJECT HAVE ENVIRON- MENTAL EFFECTS IWICH WILL - CAUSE SUBSTANTIAL ADVERSE EFFECTS ON HUMAN BEINGS, / --- EITHER DIRECTLY OR INDIFECTLY? . 111: IXSCUSSION OF ENVTRO"TAL EVALUTION 9 1 I. I ,. DISCUSSION OF WIRONMENTM EVALUATION (Continued) .. c *. IV. DETEl?hlINATION. (TO BE COMPLETED BY TfE PLANNING DEPmmm) &find the proposed project COULD NOT have a significant On the basis of this initial evaluation: a effect on the environment, and a NEGATIVE DECLARATION will be prepared. __ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures describcd on an attached sheet have been added to the project. A conditional negative declaration will Will be prepared. - I find the proposed project MAY have a significant effect . on the environment, and an ENVIR0”TAL IMPACT REPORT is required. J V. MITIGATING MEASJRES (IF APPLICABLE) . c ' .. 'f. MITIGATING hlI"RES (Continued). 'VI .'. APPLIC4NT CONCURRENCE \WITH MITIGATING bFASURES ~ -~ THIS IS TO CERTIFY THAT I HAVE REVIENEED THE ABOVE ~- ~~ lITIG SURES AND CONCUR IKlX THE ADDITION OF THESE FlEASUTcES TO TIONG FEA- RE PROJECT. Date : c Signature of Applicant -10- Received ENVIl?ONME:NTAI, IMPACT ASSESSMENT FORM - Part I -- DEC 18 19.81 -- - (To be Completed by APPLICANT) CtTY 06 CARLSBAD CASE NO: !J- 33 lL DATE : GEhEML INFOP\MATION: Description of Project: 4 Ud?T- CmNZIN\Uq Proj ect Locat ion/Address : 247 53 OC.S/\hr 5 T-. Assessor Parcel Number: 203 - 02-1 - 04 Zone oi Subject Property: e-?. Proposed Use of Site: ~ES(!~~TI'&L C~~oo~\urb~r -- List all other applicable applications related to this project: 3 v/aa--c-= +--o\= 6' 5\- ~LqZD-hNO t/lxlDEN\?AEV_I N NU 1 EIR 1 .- .- , I* .. 2. - 3. ' 4. 5. 6. 7. Describe energy conservation measures incorporated into the design and/or operation of the project. specific discucsion of- energy conservation requirements see of the City's ZIR Guidelines) . (For a more a-11 +c+ lqx,,,ud~w -l~puwj40v~. Gcor-L/ OYQP Q *Cf 2 *rr/ &/Y/*VM +/h4 ju,/p?.-- . If residential, ir.clude the number of units,' schedule 05 i1ni.t sizes, range of sale prices or rentsr and type of household size expected. Y Lc'IJlTS ' 2, 300 s 4udr4 fye? .' , S.RLt53 ?/L/LE 42&M&&' 93fC 060 75" */ as,,,,a~ -4 If ecriunercial , indj.cate the type, whsi.h2r neighborhood, . . ,. city or regionslly orient,ed, square footage of sales area, i. id 1:xdir:g facilities .. /A If industrial indi.cate type, estimated einployment per shift, and loading facilities. *r: 1 If institutional, indicate the major function,' estimate6 employxent per snifi-. estimated occupancy, 1.cadimg facilitics, znd community benefits to be derived fro= tht? project. -% .. . I. L: PI V I ROPJM .Z N T?, L 7 PIP ACT ANA LY S T S Answer the following qcestions hy placing a check in thc ---- appropriate space. (Iliscuss all items checked additional shcets 2,s necessary).. Could the projcc2 t sicjrlif icantly change present 'land uses i.3 the vicinity of the activity? 2) 7 ) Could the activity affect the use of a rec- reational area, or ay-ea of important . aesthetic value? Could the activity a.ffect the functioning of an e s t a.b 1 j. s h ed c orrmun i ty or ne i g hbo r hood ? Could the activj-ty result in the displacement of comiuni ty re s i deli t s ? Could the activity increase the number of low .and moderate cost housing units in the city? Could -Lhc acti-vity decr~asc the number of low and modest cost housing units in the city? hre zny of the natural or man-made features in the acti>diiy wca UiiiqU2, that is, nct' found in other parts of the County, State, or Nation? Coul d the activity significantly affect a historical or archaeological site c)r its setkings? Could the activity siqnificantly .affect the potential use, extraction, or conservation of a scarce natural resource? Does the activity area serve as a habitcit, food source nesting place, source' of water, etc. for rare or endangered wilcllife on fish specie s ? Could the activit-y siynif icantly affect fish, wildlife or plank life? Are them any rare cr endangercd plant species in the activity area? Could thc activity change exis tiny features of any of -the city's I.agoons, bays, or t id c la i?il s ? At t-ac h .- NO - x X % 'X .. X _>I<- ' x ,. ,. .I 14) .16) Couid. the ac ti.vi ty change cxis tiny f catures of any. of the ci ty s beaches? Cou:ld, the activity result in the erosion or eliiain;;t.ion 02 agricultural lands? Could the activity serve to encourage develop- ment of prescmt-ly undevclopcd area s or intesify devcl. opment of zlready devel'oped a.rea.s? x % .x 17). Will the activity require a variance from noise, cic) ? .authorization c'r issuance cf a pernit by any local , state cr federal environmental. control ag en cy? . cstablishd environmental standards (air, water, -- lt!) Will the activity require certification, I x ">( 19) V7ill the dctivity rcqzirc issuance of a variance 01' condition&L use perxit by the city? -7 x 20) Will the actjvity involve the applicztion, use, or disposal. of potentially hazardous materials? 27.) . Will the activity involve construction of f3cilii:ies in a fJ-God plain? . x ." 22) PJi.11 the ac.ti.vi ty irivclve construction of .. . . facili,ties or1 a slope oC 25 percerit rx grezt~r? '. x. ' x 23) Will the activity involve constxnctbri of . facilities in the area of an active fault? --- . of signif icaiit amounts of noise? - -II_ of significant amour<ts of dust? ' ' -- --- .. 2%)' 'Could t!ie acti'vity result in the generation .. . ... x'- 25) Coiild thc activi,ty result in the gcnerati.oi1 - x 26) Will the activity involve the burning of brush, -_I_- trees, or othcr materials? 27) Could thc actj.vity result in a significant change iii the quality of any portion of the regio!i's air or water resourccs? (Should note, .... . ... surface, ground water, off-shore) . - 28) Will the project suhstantially increase fuel x consumption (clcct:r:i.ci.ty, oil, natural gas, . ctc.)? x 29) Will. tlicre be n significant change to existing 1;tnd form? -- I_ (b) perceiitzge of alteration to the present . land fori3 -.- . 35 d/o - (c! maximuti. hciglit of cut or fill slopes Will the ac-tivity resuit in substantial increases in the use of utilities, sewers,, .drains, or streets? NO. s\spc'-r P \-POSED I 30) x- X 31) Is the activity carried out: as part of a iarger' .- . .I projecf or series of projects? 11. STATEMENT OF NON-STGNII:ICANT 1NVlIIOMENTAL EFFECTS 111. CONNENTS OR ELABORATIONS TO ANY OF THE QUESTIONS IN SECTION I (If additional space is needed for answering any questions attach additional sheets as my be needed). Date Signed /B\ //