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HomeMy WebLinkAbout1994-04-20; Planning Commission; Resolution 36491 2 3 4 5 6 7 8 9 10 11 I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 3649 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA APPROVING A NEGATIVE DECLARATION FOR A GENERAL PLAN AMENDMENT AND LOCAL COASTAL PROGRAM AMENDMENT FROM PI TO C ON 10.36 ACRES AND OS ON 1.83 ACRES AND A ZONE CHANGE FROM P-M-Q TO C-2-Q ON 10.36 ACRES AND OS ON 1.83 ACRES LOCATED ON THE SOUTH SIDE OF PALOMAR AIRPORT ROAD EAST OF ITS INTERSECTION WITH COLLEGE BOULEVARD/FUTURE ALGA ROAD. CASE NAME: ENCINAS CREEK - MORGAN CASE NO: GPA 93-03/LCPA 93-03/ZC 93-03 WHEREAS, the Planning Commission did on the 20th day of April, 1994, hold a duly noticed public hearing as prescribed by law to consider said request, and I WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, examining the initial study, analyzing the information submitted by staff, and considering any written comments received, the Planning Commission considered all factors relating to the Negative Declaration. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as follows: A) B) That the foregoing recitations are true and correct. That based on the evidence presented at the public hearing, the Planning Commission hereby APPROVES the Negative Declaration according to Exhibit “ND”, dated December 2, 1993, and “PII”, dated November 4, 1993, attached hereto and made a part hereof, based on the following findings: ~ Findings: 1. The initial study shows that there is no substantial evidence that the project may have a significant impact on the environment. 2. The site has been previously graded pursuant to an earlier environmental analysis. 3. Circulation element roads are adequate in size to handle traffic generated by the proposed project. 4. There are no sensitive resources located onsite or located so as to be significantly impacted by this project. . . . , a e I/ PASSED, APPROVED, AND ADOPTED at a regular meeting of the I 1 /I Commission of the City of Carlsbad, California, held on the 20th day of April, 199, 2 3 II following vote, to wit: 4 5 6 7 AYES: Chairperson Savary, Commissioners: Schlehuber, Welshons, Erwin & Hall. NOES: None. ABSENT: Commissioner Betz. a II ABSTAIN: None. 9 10 11 12 ATTEST: 4 CARLSBAD PLANNING COMMI! 13 1 l4 : 15 11 Planning Director 16 17 18 19 20 I 21 22 23 24 25 26 27 28 PC RES0 NO. 3649 -2 - NEGATNE DECLARATION PROJECT ADDRESS/LOCATION: Southside of Palomar Airport Road east of intersection with College Boulevard/future Alga Ro; PROJECT DESCRIPTION: A General Plan and Local Coastal Plan Amendment frl Planned Industrial (PI) on 12.19 acres to Commur Commercial (C) on 10.36 acres and Open Space (OS) on 1 acres. Also proposed is a Zone Change from Planr Industrial, Qualified Development Overlay Zone (P-M-Q) 12.19 acres to General Commercial, Qualified Developml Overlay Zone (C-2-Q), on 10.36 acres and Open Space (OS) 1.83 acres. The City of Carlsbad has conducted an environmental review of the above described proj pursuant to the Guidelines for Implementation of the California Environmental Quality i and the Environmental Protection Ordinance of the City of Carlsbad. As a result of s8 review, a Negative Declaration (declaration that the project will not have a signific; impact on the environment) is hereby issued for the subject project. Justification for t action is on file in the Planning Department. A copy of the Negative Declaration with supportive documents is on file in the Plann: Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from public are invited. Please submit comments in writing to the Planning Department wit1 30 days of date of issuance. If you have any questions, please call Don Neu in Planning Department at (619) 438-1161, extension 4446. DATED: DECEMBER 2, 1993 CASE NO: GPA 93-03/LCPA 93-03/ZC 93-03 Planning Director W MICHAEL J. HOLZMLLE CASE NAME: ENCINAS CREEK - MORGAN PUBLISH DATE: DECEMBER 2, 1993 2075 Las Palmas Drive - Carlsbad. California 92009-1 576 - (61 9) 438-1 1 ( e 0 ENVIRONMENTAL IMPACT ASSESSMENT FORM - PART 11 (TO BE COMPLETED BY THE PLANNING DEPARTMENT) CASE NO. GPA 93-03/LCPA 93-03/2 BACKGROUND DATE: November 4. 1993 1. CASE NAME: Encinas Creek - Morgan 2. APPLICANT: Gene R. Moraan 3. ADDRESS AND PHONE NUMBER OF APPLICANT: 800 West First Street Los Angles, CA 90012 (800) 468-6329 4. DATE ETA FORM PART I SUBMITTED: Julv 6, 1993 5. PROJECT DESCRIPTION: A General Plan and Local Coastal Plan Amendment from Industrial (PI) on 12,19 acres to Community Commercial (C) on 10.36 acres and Opc _(OS) on 1.83 acres. Also proposed is a Zone Change from Planned Industrial, ( Development Overlay Zone (P-"0) on 12.19 acres to General Commercial, ( Development Overlay Zone IC-2-01 on 10.36 acres and Open Space (0-S) on 1.83 ac property is located on the south side of Palomar Airport Road east of its intersect Colleae Boulevard/Future Alga Road. ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City COT Environmental Impact Assessment to determine if a project may have a significant effect on the envir The Environmental Impact Assessment appears in the following pages in the form of a checkli! checklist identifies any physical, biological and human factors that might be impacted by the propose1 and provides the City with information to use as the basis for deciding whether to prepare an Enviro Impact Report or Negative Declaration. ;' A Negative Declaration may be prepared if the City perceives no substantial evidence that the p: any of its aspects may cause a significant effect on the environment. On the checklist, "NO' checked to indicate this determination. * " An EIR must be prepared if the City determines that there is substantial evidence that any aspes project may cause a sinnificant effect on the environment. The project may qualify for a 1 Declaration however, if adverse impacts are mitigated so that environmental effects can be insinnificant. These findings are shown in the checklist under the headings "YES-sig" and "YE respectively. A discussion of potential impacts and the proposed mitigation measures appears at the end of the for DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to di, mitigation for impacts which would otherwise be determined significant. 0 0 PHYSICAL ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES big) 1. Result in unstable earth conditions or increase the exposure of people or property to geologic hazards? 2, Appreciably change the topography or any unique physical features? 3. Result in or be affected by erosion of soils either on or off the site? 4. Result in changes in the deposition of beach sands, or modification of the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? 5. Result in substantial adverse effects on ambient air quality? - - 6. Result in substantial changes in air movement, odor, moisture, or temperature? 7. Substantially change the course or flow of water (marine, fresh or flood waters)? 8. Affect the quantity or quality of surface water, ground water or public water supply? - 9. Substantially increase usage or cause depletion of any natural resources? YES (insig) - - - - 10. Use substantial amounts of fuel or energy? 11. Alter a significant archeological, paleontological or historical site, structure or object? -2- v NO X - X - X - X - X - X - X - X - X X - - X - e 0 BIOLOGICAL ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 12. Affect the diversity of species, habitat or numbers of any species of plants (including trees, shrubs, grass, microflora and aquatic plants)? 13. Introduce new species of plants into an area, or a barrier to the normal replenishment of existing species? 14. Reduce the amount of acreage of any agricultural crop or affect prime, unique or other farmland of state or local importance? 15. Affect the diversity of species, habitat or numbers of any species of animals (birds, land animals, all water dwelling organisms and insects? 16. Introduce new species of animals into an area, or result in a barrier to the migration or movement of animals? YES big) - - HUMAN ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES (si@ 17. Alter the present or planned land use of an area? - 18. Substantially affect public utilities, schools, police, fire, emergency or other ? public services? -3- YES (insig) - YES (insig) X NC E - > - E - > - 3 - N( - ;k - 0 0 HUMAN ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES big) 19. Result in the need for new or modified sewer systems, solid waste or hazardous waste control systems? - 20. Increase existing noise levels? 21. Produce new light or glare? 22. Involve a significant risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation)? 23. Substantially alter the density of the human population of an area? 24. Affect existing housing, or create a demand for additional housing? - 25. Generate substantial additional traffic 26. Affect existing parking facilities, or create a large demand for new parking? 27. Impact existing transportation systems or alter present patterns of circulation or movement of people and/or goods? 28. Alter waterborne, rail or air traffic? - 29. Increase traffic hazards to motor vehicles, bicyclists or pedestrians? 30. Interfere with emergency response plans or emergency evacuation plans? v 31. Obstruct any scenic vista or create an aesthetically offensive public view? 32. Affect the quality or quantity of existing recreational opportunities? -4- YES (insig) - X X NC X x Y - - - X - x - 3 - - 3 - - E - )X - X - X - x - 0 0 MANDATORY FINDINGS OF SIGNIFICANCE WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 33. Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wild- life species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or en- dangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. 34. Does the project have the potential to achieve short-term, to the dis- advantage of long-term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) 35. Does the project have the possible environmental effects which are in- dividually limited but cumulatively considerable? ("Cumulatively con- siderable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) YES YES NI (sig) (insig) - - - 36. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? w - - -5- I. e DISCUSSION OF ENVIRONMENTAL EVALUATION This environmental analysis is confined to the proposed General Plan, Local Coastal Plan, an Change to Commercial and Open Space designations. The proposed Open Space designation i: area along the southern part of the property containing steep slopes with mixed chaparral. Creek which runs through the southern and eastern areas of the property is not propose( designated as open space with the proposed land use changes. The property owner would like t( options for addressing Encinas Creek. Possible development scenarios include no change to the I channel, removal of invasive non-native vegetation and enhancement of the channel, regrad: restoration of the existing channel, relocation of the channel, and other potential options. It conceivable that the channel size may need to be increased to accommodate larger water flov build out. Further environmental review will be required for development of the site. Wl alignment issue of the creek is resolved at the time development plans are available for the p then the creek and required buffer area will be designated as open space and the trail linkages on the Citywide Trail Plan incorporated into the site design. Physical Environment 1. The property is relatively level containing a gentle slope from east to west with the exceptic the southern area of the site which contains slopes over 40 percent. The City of Carl Geotechnical Hazards Analysis and Mapping Study, dated November 1992, prepared by Leig and Associates, Inc. indicates that the site has a moderate probability that development of the might result in risk to persons or property. The study indicates the site area may be subjel potential ground failure because of its location in a major alluvial basin which may liave sha ground water resulting in a relatively high liquefaction potential. The study indicates commercial and industrial land uses are compatible with the geologic conditions identifiec Geotechnical Study prepared for the property at the time development plans are formulated specify if any corrective measures are necessary. Based on the gently sloping topography or developable area of the site no unstable earth conditions will likely be created. 2. The southern most area of the property will be designated as open space as it contains slopes 40 percent with mixed chaparral. As a result the topography of this area of the site will nc altered. The balance of the property is relatively flat and has been previously graded as pa agricultural operations. The existing Encinas Creek channel was aligned and gr: approximately 20 years ago. Currently the developable area of the site outside the creek fallow with no unique or sensitive vegetation or features. Only a minor amount of fink grading is anticipated to be necessary to develop the property. No significant change to topography of the site will occur. Development of the site requires additional permits which be subject to environmental review. 3. The steep hillside on the property will not be altered'and the existing native vegetation remain which reduces potential erosion problems. No development on or alteration of the is proposed at this time. Erosion control landscaping will be required at the time the si, developed. The adequacy of the Encinas Creek Channel to convey water from the drainage b will also be evaluated. Public street and drainage improvements exist on the property's front No significant erosion problems have occurred on the property. -6- 0 0 4. Because Palomar Airport Road is a Prime Arterial Street the City's Engineering Standards proh access to adjoining property. Therefore, access will need to be provided from the west tho1 the Kelly property to College Boulevard. The necessary access may need to cross the Enci Creek channel requiring the modification of this stream channel. In addition, as stated previot there is a potential that the channel may be proposed to be realigned or modified to be adequal sized to accommodate drainage from this basin. No modification to the channel will occur : part of the proposed land use changes. Environmental review of any proposed chan modifications will be required when development plans are proposed for the property. 5. The proposed land use change will permit land uses which will generate additional average dl traffic (ADT) over that anticipated by the existing designations. The proposal will a1 commercial development in close proximity to planned residential and industrial land u Because of the location of the property in relation to future residential and non-residential 1, uses it may serve to maximize services to surrounding users, and result in a more efficient 1' use pattern resulting in shorter vehicle trips by area residents and workers. Development of property will be subject to further environmental review to determine the affect on air qual 6. No specific development plans are available for the property at this time. It is unlikely 1 development of the property with commercial land uses as compared to planned industrial 1 uses would impact air movement, odor, moisture, or temperature. Existing and planned mi roadways adjacent to the property result in the maintenance of significant corridors allowing air movement. 7. Changing the land use designations for the property will not change the course or flow of wi as no development is being proposed at this time. The Encinas Creek alignment will be sub. to further environmental review at the time development plans are submitted for permitting 8. Development of the property is not being proposed at this time. Drainage from the property 7 be analyzed at the time development plans are prepared including the removal of urban pollut; from runoff. Water can be supplied to the property by the Carlsbad Municipal Water Distril 9. No natural resources exist on the developable area of this previously graded site. Poten impacts to the riparian vegetation associated with the creek channel will be subject environmental review for the proposed development. 10. The project subject to this environmental review is a request to change the land use designatic The requested land use because of its location may serve to maximize services to surround users, and thereby, ultimately provide a more efficient land use pattern, which could poss: decrease fuel consumption. Any future development of the property will be subject environmental review to determine if there is an impact regarding the use of substantial amoL of fuel or energy. 11. The developable area of the site has been previously graded and does not have a signific Potential for containing archeological or paleontological objects based upon a review of ( records from the Sari Diego State Cultural Resource Management Center and the Sari Di, Museum of Man. A Cultural Resource Survey of the adjacent property to the west was comple by ERC ~~~rOnmenta1 and Energy Services Company and is documented in a JU~Y 1989 rep, -7- 0 0 The report concluded that because no important cultural resources were located within the prc area, no further archaeological study is necessary. Biolonical Environment 12. No alteration of the property is planned as part of the proposed change to open space commercial land use designations. The mixed chaparral area in the southern part of the site be designated as open space and be preserved. Potential impacts to riparian vegetation alon: Encinas Creek channel, and the plantings along Palomar Airport Road which include some wet vegetation in partial fulfillment of the City of Carlsbad’s mitigation program for native vegetz losses incurred by the road widening, will be evaluated once development plans are prep indicating if these areas may be impacted. The fallow agricultural area which is the develor area of the property contains weeds commonly associated with disturbed sites. 13. No new species of plants which would be a barrier to the replenishment of existing species be introduced onto the property. When development of the site is proposed landscape plans be evaluated to ensure that invasive non-native species are precluded from areas adjacel native vegetation to be preserved. 14. The site has been farmed historically although no recent farming activity has taken p According to the property owner it.has been over 15 years since the site has been farmed is not considered suitable for farming operations. Soils are generally considered inadequal they are non-prime. The major problem is that the ground is low-lying and bounded on the SI by higher elevation property. Compared to other properties which are higher and have bene1 exposure, the subject site is very cold for most of the growing season. The property has 1 designated for urban land use (Planned Industrial) since 1982. Any future development ol site will not reduce the amount of acreage of any agricultural crop or affect farmland of stal local importance. 15. Steep slopes on the property containing mixed chaparral which is habitat to many species wi preserved as open space. Riparian vegetation along the Encinas Creek channel and vegetb planted along Palomar Airport Road will be further evaluated when development of the si proposed. As mentioned previously the developable area of the site has been previously distul and contains weeds commonly associated with disturbed sites having very limited habitat vi 16. The commercial uses that may be proposed for the property will not result in the introductic domestic animals into the area. Maintenance of an east/west open space comdor is require the General Plan and the Open Space and Conservation Resource Management Plan. Designa of the Encinas Creek Channel and buffer area from the riparian area will be assured once the i of rhe creek’s alignment and sizing are resolved. This will occur upon submittal of develop plans to assure that a barrier to the migration or movement of animals is not created. Human Environment 17. The proposal will change the planned land use for the property from industrial to commercial open space. The proposed land use designation will resuit in uses which are compatible with adjacent non-residential uses. The southern area of the property which is adjacent to an : -8- 0 0 planned for residential development as well as open space contains steep slopes and wi designated as open space. This will maintain a buffer between the two types of land use 2 with the topographic difference. The proposed land use change appears to conflict with PO of the General Plan due to the limited access available to the site as a result of the applicatic City Standards. This however, is not an environmental issue. Any development permits reql for the property will be subject to further environmental review. 18. All necessary public utilities and services will be provided in conformance with the Local Faci Management Plan for Zone 5 or development of the property will not be permitted. 19. Sewer system improvements will be provided as needed to serve development of the proper provided in the Zone 5 Local Facilities Management Plan. Drainage systems for collecting u pollutants will be addressed at the time development plans for the site are submitted. 20. The site fronts on Palomar Airport Road a prime arterial. Noise modeling for the year 201 Palomar Airport Road prepared by Mestre Greve Associates indicates that the property may noise levels of up to 70 CNEL as a result of roadway noise. Site design and building 1 attenuation will result in the building interior noise levels attaining the levels required by guidelines. The property is within the 65 CNEL contour for Palomar Airport. The proposa been found to be consistent with the Comprehensive Land Use Plan for Palomar Airport. 21. When development plans are being developed for the property necessary lighting will be reql to be directed so as to not impact adjacent properties. 22. Changing the land use designations for the site from Planned Industrial to Commercial will r in a decrease in the risk of an explosion or the release of hazardous substances as pote manufacturing and processing uses are replaced by retail and service uses. 23. The density of the human population of the area will not be substantially altered as develop1 of the property with a nonresidential land use is anticipated by the land use designa, applicable to the site. The proposal is to change the land use designation for the site fror non-residential land use to another. 24. The possible commercial uses which could be developed on the property will not crea significant demand for additional housing. Sufficient areas in the vicinity are planned residential development to accommodate any housing demand created by development of property. 25. A Traffic Report has been prepared for the proposed land use change by Weston Pringle Assoc. and is dated June 14, 1993. The report compares the Qrojected traffic generation from the with a planned industrial use as compared to a community commercial land use. Becaus project is proposed at this time traffic projections for each use are based on a square foo estimate consistent with the growth management program methodology for calcula development potential. The traffic report is therefore based on a worst case analysi: development plans for the site will likely yield a significantly smaller amount of developm This is evidenced by the conceptual site plan prepared to demonstrate that come. development can be accommodated on the property in compliance with code requirements. -9- 0 0 The report utilizes a development of 122,316 square feet. A commercial development of this would generate approximately 8,600 daily trips, 260 AM peak hour trips (155 In, 105 Out) 860 PM peak hour- trips (430 tn, 430 Out). This compares to a planned industrial project o same size which would generate approximately 1,100 daily trips, 25 AM peak hour trips (1 10 Out) and 80 PM peak hour trips (40 In, 40 Out). The difference totals 7,500 daily 1 Project trips were assigned to the road system and combined with projected 1995 base volu An annual 3 percent growth rate was applied to existing intersection and road segment co A SANDAG model was utilized to determine conditions at buildout of the City. All intersecl are expected to operate acceptably complying with the growth management performance Stan for circulation. All road segments are also expected to operate acceptably given the improven: to the Palomar/l-5 Interchange and the Palomar Airport Road improvements east of El Cal Real. The analysis included the potential increase in traffic from the proposed land use ch to commercial on the adjacent Encinas Creek - Kelly proposal. The addition of other area prc may create the need for improvements at the intersection of Palomar Airport Road and Pasec Norte. Additional Traffic Analysis will be required at the time development plans are submil 26. Any parking demand created by development of the site will be required to be satisfied on pursuant to the City's Zoning Ordinance. Development plans will be reviewed for conform to City standards. 27. Refer to the response to number 25. The planned improvements to the circulation system accommodate the increased vehicle trips generated by the change in land use as documentt the Traffic Report dated June 14, 1993, prepared by WPA, Traffic Engineering, [nc. No signifi negative impact to existing transportation systems will be created. Development of the site be subject to approval of a Site Development Plan and further environmental review. 28. The property is within the airport influence area for Palomar Airport. The proposed land change has been found to be in compliance with the Comprehensive Land Use Plan for Palc Airport by City and SANDAG staff in their role of providing staff support to the Airport land Commission. 29. The number of access points to the site will be limited as the property fronts on a prime art€ This will help to limit potential conflicts with bicyclists or pedestrians as access to the site likely be provided off of Alga Road through the adjacent property to the west (Encinas Cre Kelly). This limited access however makes the site less desirable for commercial uses and wil evaluated for compliance with General Plan policies and City Standards. 30. Changing the land use designation for this property will not interfere with emergency respc plans. Future development plans for the property will be reviewed for potentially signifil impacts to the public roadway and for the provision of emergency access to the site. 31. Development of this site will not obstruct a scenic vista or create an aesthetically offensive p~ view. The site is located on Palomar Airport Road and is subject to the Scenic Corr Guidelines. In addition the property currently has a Qualified Development Overlay Zone wi is proposed to be retained. The overlay zone requires discretionary approval of developrr plans. -10- 0 a 32. Future development of the site with commercial uses will not create a large demand recreational facilities. Development plans for the property will be required to incorporate t shown in the Open Space and Conservation Resource Management Plan. -11- 0 0 ANALYSIS OF VIABLE ALTERNATIVES TO THE PROPOSED PROJECT SUCH AS: a) Phased development of the project, b) alternate site designs, c) alternate scale of development, d) alternate uses for the site, e) development at some future time rather than now, f) alternate sites for the proposed project, and g) no project alternative. a) No development of the site is proposed at this time. This action is limited to land use chan property. Development plans for the property will be subject to further environmental ret b) Site designs are not being considered for approval as part of the action being request property. c) No plan of development is being proposed for approval as part of the action requested on this time. d) The appropriate land use classification for the site will be considered further in the anal proposal developed for review by the Planning Commission and City Council. e) The site is not proposed to be developed as part of the action being requested. However, environmental advantage from deferring development of this site. f) While the site may be used for a range of commercial uses should the land use changes be the specific uses have not yet been determined and will be subject to an alternative sites a g) The no project alternative would not be environmentally superior as the developable area has been disturbed, contains no significant environmental resources, and is located adjacent arterial. -12- a e DETERMINATION (To Be Completed By The Planning Department) On the basis of this initial evaluation: X I find the proposed project COULD NOT have a significant effect on the environment, and a I DECLARATION will be prepared. - 1 find that the proposed projecr COULD NOT have a significant effect on the environment, bl environmental effects of the proposed project have already been considered in conjunc previously certified environmental documents and no additional environmental review is Therefore, a Notice of Determination has been prepared. __ I find that although the proposed project could have a significant effect on the environment, not be a significant effect in this case because the mitigation measures described on an att. sheet have been added to the project. A Conditional Negative Declaration will be propose( - I find the proposed project MAY have a significant effect on the environment, and an ENVIROI IMPACT REPORT is required. / .4 74-57’ I1 ,Arn?& Date Signature I \/Wh 3 Da e Planning Direczr v LIST MITIGATING MEASURES (IF APPLICABLE) ATTACH MITIGATION MONITORING PROGRAM (IF APPLICABLE1 -13- 0 e APPLICANT CONCURRENCE WITH MITIGATING MEASURES THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES AND CONCUR WITH THE ADDITION OF THESE MEASURES TO THE PROJECT. Date Signature DN:vd:lh * -14-