HomeMy WebLinkAbout1998-07-01; Planning Commission; Resolution 4274Y
e.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
0 0
PLANNING COMMISSION RESOLUTION NO. 4274
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, APPROVING
CARLSBAD TRACT NUMBER CT 96-08 TO CREATE AND
DEVELOP A 15-LOT RESIDENTIAL SUBDIVISION ON
PROPERTY GENERALLY LOCATED ON THE NORTHWEST
CORNER OF THE INTERSECTION OF JEFFERSON STREET
AND CHINQUAPIN AVENUE IN LOCAL FACILITIES
MANAGEMENT ZONE 1.
CASE NAME: JEFFERSON/CHINQUAPIN PROJECT
CASE NO.: CT 96-08
WHEREAS, Jan Alexander Kalicki and Rosalind Jones Kalicki, hust
wife as joint tenants, “Developer”, has filed a verified application with the City of
regarding property owned by Jan Alexander Kalicki and Rosalind Jones Kalicki,
and wife as joint tenants, “Owner”, described as:
A portion of Tract 232 of Thum Lands, in the City of Carlsbad,
County of San Diego, according to Map 1681, filed in the Office of
the County Recorder of said County 12/9/15.
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Tentat
Map as shown on Exhibit(s) “A” - “H” dated July 1, 1998, on file in the Planning Dc
JEFFERSON/CHINQUAPIN PROJECT, CT 96-08 as provided by Title 20 of the
Municipal Code; and
WHEREAS, the Planning Commission did, on the 1st day of July 195
duly noticed public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all
and arguments, if any, of persons desiring to be heard, said Commission considered :
relating to the Tentative Tract Map.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the
Commission of the City of Carlsbad as follows:
% 0 0
”
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Cor
APPROVES JEFFERSON/CHINQUAPIN PROJECT, CT 96-08 basc
following findings and subject to the following conditions:
Findings:
1. That the proposed map and the proposed design and improvement of the subdi
conditioned, is consistent with and satisfies all requirements of the General I
applicable specific plans, Titles 20 and 21 of the Carlsbad Municipal Code, and
Subdivision Map Act, and will not cause serious public health problems, in th
proposed project’s effective density of 5.0 du/ac is consistent with the Gent
through the application of the special density allocation criteria containe
General Plan; 2) the project is designed in accordance with all a1
requirements of the City’s Subdivision regulations; 3) the proposed lots s
yard setbacks comply with all applicable requirements of the City’s
regulations; 4) the project complies with Section 21.10.015 governing
dwelling units; and 5) the project provides all public improvements necr
serve the proposed residential development.
2. That the proposed project is compatible with the surrounding future land use
surrounding properties are designated for RLM (Residential Low-Medium) a1
(Residential Medium-High) density residential development on the Gene]
and the proposed project is a residential development with a proposed dens
dwelling units per acre, which is consistent with the RLM General Plan dea
through the application of the General Plan special density allocation criter
designed to be compatible with the surrounding similar single-family detac
uses.
3. That the site is physically suitable for the type and density of the development
site is adequate in size and shape to accommodate residential development at th
proposed, in that the proposed lots all exceed the minimum lot size require
the zone and can easily accommodate the proposed structures while pro1
required front, side, and rear yard setbacks, and the project complies wit1
standards for lot configuration, street widths, grading and drainage
development.
4. That the design of the subdivision or the type of improvements will not con
easements of record or easements established by court judgment, or acquirc
public at large, for access through or use of property within the proposed subdi
that the project has been designed such that there are no conflicts with an!
easements.
5. That the property is not subject to a contract entered into pursuant to
Conservation Act of 1965 (Williamson Act).
PC RES0 NO. 4274 -2-
t
..
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
0 0
6. That the design of the subdivision provides, to the extent feasible, for future p,
natural heating or cooling opportunities in the subdivision, in that the projecl
dominated by westerly wind patterns which will allow the utilization of
heating and cooling opportunities and the dwelling units have been desig
oriented to maximize the passive heating and cooling opportunities.
7. That the Planning Commission has considered, in connection with the housing 1
by this subdivision, the housing needs of the region, and balanced those housi
against the public service needs of the City and available fiscal and envirf
resources.
8. That the design of the subdivision and improvements are not likely to cause SI
environmental damage nor substantially and avoidably injure fish or wildlife
habitat, in that the site contains no habitat and does not serve as a wildlife n
corridor.
9. That the discharge of waste from the subdivision will not result in violation oj
California Regional Water Quality Control Board requirements, in that the prc
been designed in accordance with City required sewer and drainage i
Pursuant to City Engineering standards, the project is conditioned to corn
National Pollution Discharge Elimination System (NPDES) standards to
any discharge violations.
10. The Planning Commission finds that the project, as conditioned here
conformance with the Elements of the City's General Plan, based on the followin
a. Land Use: The project is consistent with the City's General Plan
proposed density of 5.0 ddacre is consistent with the General P1:
designation through the application of the special density allocatio~
contained in the General Plan Land Use Element as the project is co
with the objectives, policies, and general land uses and programs e
in the Land Use Element and does not exceed the maximum alloc
more than an additional 25%;
b. Circulation: The project is consistent with the Circulation Elemel
General Plan in that 1) the project will provide dedication!
improvements for Jefferson Street and Chinquapin Avenue and
extension of southerly extension of Linmar Lane to public street SI
thus providing for adequate circulation around and within the pro
2) the project will provide all required parking for the residential
site; and
c. Housing: That the project is consistent with the Housing Element of th
Plan and the Inclusionary Housing Ordinance as the Developer
conditioned to enter into an Affordable Housing Agreement to provide
restrict two second dwelling units as affordable to lower-income house1 I
PC RES0 NO. 4274 -3 -
Y
-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
a 0
11. The project is consistent with the City-Wide Facilities and Improvements I
applicable local facilities management plan, and all City public facility poli
ordinances since:
a. The project has been conditioned to ensure that the final map will not be :
unless the City Council finds that sewer service is available to serve thc
In addition, the project is conditioned such that a note shall be placed on
map that building permits may not be issued for the project unless tht
Engineer determines that sewer service is available, and building cam
within the project unless sewer service remains available, and the
Engineer is satisfied that the requirements of the Public Facilities Elemc
General Plan have been met insofar as they apply to sewer service for thi:
b. Statutory School fees will be paid to ensure the availability of school fa1
the Carlsbad Unified School District;
c. All necessary public improvements have been provided or are rec
conditions of approval; and
d. The developer has agreed and is required by the inclusion of an ar
condition to pay a public facilities fee. Performance of that contract and
of the fee will enable this body to find that public facilities will be
concurrent with need as required by the General Plan.
12. The project has been conditioned to pay any increase in public facility fee
construction tax, or development fees, and has agreed to abide by any i
requirements established by a Local Facilities Management Plan prepared p~
Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued avail
public facilities and will mitigate any cumulative impacts created by the project.
13. This project has been conditioned to comply with any requirement approved as I
Local Facilities Management Plan for Zone 1.
14. That the project will provide sufficient additional public facilities for the c
excess of the control point to ensure that the adequacy of the City’s public faci
will not be adversely impacted, in that the Local Facilities Management Plan
1 anticipated the development of the subject site at the proposed den
consequently, anticipated the facilities requirements of the project as
making the provision of additional facilities beyond those already identifi
adopted Zone 1 Local Facilities Management Plan unnecessary.
15. That there have been sufficient developments approved in the quadrant at densil
the control point to offset the units in the project above the control point so tha
will not result in exceeding the quadrant limit.
PC RES0 NO. 4274 -4-
0 0
-_
1
2
3
4
16. That all necessary public facilities required by the Growth Management’Ordin:
be constructed or are guaranteed to be constructed concurrently with the need
created by this project and in compliance with adopted City standards, in that thc
is conditioned to comply with all applicable requirements of the Local 1
Management Plan for Zone 1 and no additional facilities beyond those ider
the Zone 1 Plan are required.
5 1) Planning Conditions:
6
7
8
9
10
1. Staff is authorized and directed to make, or require Developer to make, all cc
and modifications to the Tentative Tract Map documents necessary to me
internally consistent and in conformity with final action on the project. Devl
shall occur substantially as shown in the approved Exhibits. Any proposed devl
different from this approval, shall require an amendment to this approval.
2. The Developer shall comply with all applicable provisions of federal, state, i
ordinances in effect at the time of building permit issuance.
11
Tentative Map as approved by the final decision making body. The Tental 12
9
I 3. The Developer shall provide the City with a reproducible 24” x 36”, mylar co
shall reflect the conditions of approval by the City. The Map copy shall be sub
13 the City Engineer and approved prior to building, grading, final map, or imp
14 plan submittal, whichever occurs first.
15
16
17
18
19
20
21
22
23
24
25
26
27
28
4. The final map shall not be approved unless the City Council finds as of the tim
approval that sewer service is available to serve the subdivision.
5. Building permits will not be issued for development of the subject property I
District Engineer determines that sewer facilities are available at the time of a]
for such sewer permits and will continue to be available until time of occupant!
to this effect shall be placed on the final map. I
6. The Developer shall pay the public facilities fee adopted by the City Council 01
1987, (amended July 2, 1991) and as amended from time to time, and any de\
fees established by the City Council pursuant to Chapter 2 1.90 of the Carlsbad P
Code or other ordinance adopted to implement a growth management system or
and Improvement Plan and to fulfill the subdivider’s agreement to pay tl
facilities fee dated August 1, 1996, a copy of which is on file with the City Clc
incorporated by this reference. If the fees are not paid, this application w
consistent with the General Plan and approval for this project will be void.
7. The Developer shall provide proof of payment of statutory school fees tc
conditions of overcrowding as part of the building permit application. The 2
these fees shall be determined by the fee schedule in effect at the time of buildi
application.
PC RES0 NO. 4274 -5-
7
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
0 0
8. This project shall comply with all conditions and mitigation measures which are
as part of the Zone 1 Local Facilities Management Plan and any amendments
that Plan prior to the issuance of building permits.
9. If any condition for construction of any public improvements or facilities, or the
of any fees in-lieu thereof, imposed by this approval or imposed by law on this rt
housing project are challenged this approval shall be suspended as pro
Government Code Section 66020. If any such condition is determined to be in
approval shall be invalid unless the City Council determines that the project wi
condition complies with all requirements of law.
10. Approval of CT 96-08 is granted subject to the approval of SDP 97-22 and CD
CT 96-08 is subject to all conditions contained in Planning Commission Re:
No. 4275 and 4276 for SDP 97-22 and CDP 97-04.
1 1. This project shall comply with all conditions and mitigation measures which are
as part of the approved the Negative Declaration, as contained in Planning Cor
Resolution No. 4273.
12. Prior to the issuance of the building permit, Developer shall submit to the City
of Restriction to be filed in the office of the County Recorder, subject to the sa
of the Planning Director, notifying all interested parties and successors in intere!
City of Carlsbad has issued a Tentative Tract Map, Site Development P
Coastal Development Permit by Resolutions No. 4274, 4275, and 4276 or
property owned by the Developer. Said Notice of Restriction shall note the
description, location of the file containing complete project details and all con1
approval as well as any conditions or restrictions specified for inclusion in the
Restriction. The Planning Director has the authority to execute and record an an
to the notice which modifies or terminates said notice upon a showing of good
the Developer or successor in interest.
13. Prior to the recordation of the first final tract map or the issuance of building
whichever occurs first, the Developer shall prepare and record a Notice that thiz
is subject to overflight, sight and sound of aircraft operating from McClellar
Airport, in a form meeting the approval of the Planning Director and the City At
14. Prior to the approval of the final map for any phase of this project, the Devell
enter into an Affordable Housing Agreement with the City to provide and dec
two second dwelling units (on Lots 2 and 8) as affordable to lower-income hl
for the useful life of the dwelling units, in accordance with the requirements ar
set forth in Chapter 21.85 of the Carlsbad Municipal Code. The draft Affordablc
Agreement shall be submitted to the Planning Director no later than August
The recorded Affordable Housing Agreement shall be binding on all future 07
I successors in interest. I
PC RES0 NO. 4274 -6-
- * 0
-.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
15. The developer must obtain approval of Second Dwelling Unit permits for ea1
two required second dwelling units prior to approval of the Building Pe
those units.
16. The developer shall comply with all applicable requirements of thc
Landscape Guidelines Manual.
Engineering Conditions:
NOTE: Unless specifically stated in the condition, all of the following engineering CI
upon the approval of this proposed major subdivision must be met prior to approval (
map.
17. Prior to issuance of any building permit, the developer shall comply
requirements of the City's anti-graffiti program for wall treatments if and whc
program is formally established by the City.
18. There shall be one final subdivision map recorded for this project.
19. All concrete terrace drains shall be maintained by the homeowner's associati
commonly owned property) or the individual property owner (if on an inc
owned lot). An appropriately worded statement clearly identifying the resp
shall be placed in the CC&Rs (if maintained by the Association) and on the F:
(Note: Whenever CC&Rs are referred to, an alternative covenant
restriction may be used, subject to the approval of the City Engineer.)
20. The developer shall defend, indemnify and hold harmless the City and its agents
and employees from any claim, action or proceeding against the City or il
officers, or employees to attack, set aside, void or null an approval of the
Planning Commission or City Engineer which has been brought against the C:
the time period provided for by Section 66499.37 of the Subdivision Map Act.
21. Prior to hauling dirt or construction materials to or fi-om any proposed constrr
within this project, the developer shall submit to and receive approval from
Engineer for the proposed haul route. The developer shall comply with all cond
requirements the City Engineer may impose with regards to the hauling operatio
22. The developer shall provide for sight distance corridors at all street interst
accordance with Engineering Standards and shall record the following statemc
Final Map (and in the CC&Rs):
a. "No structure, fence, wall, tree, shrub, sign, or other object over 30 inc
the street level may be placed or permitted to encroach within the area
as a sight distance corridor in accordance with City Standard Public Stre
Criteria, Section 8.B.3. The underlying property owner shall mai
condition."
1 PC RES0 NO. 4274 -7-
0 0
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
23. The developer shall pay all current fees and deposits required.
24. Prior to approval of any grading or building permits for this project, the owner s
written consent to the annexation of the area shown within the boundarie
subdivision plan into the existing City of Carlsbad Street Lighting and Lan
District No. 1 on a form provided by the City.
25. Based upon a review of the proposed grading and the grading quantities shov
tentative map, a grading permit for this project appears to be required. The (
must submit and receive approval for grading plans in accordance with city c
standards prior to issuance of a building permit for the project.
26. No grading for private improvements shall occur outside the limits of the su
unless a grading or slope easement or agreement is obtained from the own€
affected properties and recorded. If the developer is unable to obtain the grading
easement, or agreement, no grading permit will be issued. In that case the develc
either amend the tentative map or modify the plans so grading will not occur 01
project site in a manner which substantially conforms to the approved tentativ
determined by the City Engineer and Planning Director.
27. Additional drainage easements may be required. Drainage structures shall be pr,
installed prior to or concurrent with any grading or building permit as may be re
the City Engineer.
28. The owner shall make an offer of dedication to the City for all public st
easements required by these conditions or shown on the tentative map. The off€
made by a certificate on the final map for this project. All land so offered
granted to the City fiee and clear of all liens and encumbrances and without c
City. Streets that are already public are not required to be rededicated.
29. Prior to issuance of building permits, the developer shall underground all
overhead utilities along the subdivision boundary.
30. The developer shall comply with the City's requirements of the National
Discharge Elimination System (NPDES) permit. The developer shall pro
management practices as referenced in the "California Storm Water Best Ma
Practices Handbook" to reduce surface pollutants to an acceptable level prior to
to sensitive areas. Plans for such improvements shall be approved by the City
Said plans shall include but not be limited to notifying prospective owners and
the following:
a. All owners and tenants shall coordinate efforts to establish or P
established disposal programs to remove and properly dispose of
hazardous waste products.
PC RES0 NO. 4274 -8-
*
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
0 e
b. Toxic chemicals or hydrocarbon compounds such as gasoline, m
antifreeze, solvents, paints, paint thinners, wood preservatives, and 01
fluids shall not be discharged into any street, public or private, or into st(
or storm water conveyance systems. Use and disposal of pesticides, fu
herbicides, insecticides, fertilizers and other such chemical treatments SI
Federal, State, County and City requirements as prescribed in their r
containers.
c. Best Management Practices shall be used to eliminate or reduce surface I
when planning any changes to the landscaping and surface improvements
31. Plans, specifications, and supporting documents for all public improvements
prepared to the satisfaction of the City Engineer. In accordance with City Stan(
developer shall install, or agree to install and secure with appropriate security as
by law, improvements shown on the tentative map, and the following improvemt
a. Half (?A) street improvements to Jefferson Street and to Chinql
Avenue along the project boundary, with any required transitio
existing grading/improvements.
b. Extension and full width improvements to Linmar Lane, inch
removal and reconstruction of the turnaround and existing roadway,
c. Under-grounding of overhead utilities along the frontage of this SUI
and the construction/extension of all sewer, water, and public UI
serve this subdivision.
A list of the above improvements shall be placed on an additional map sheet on
map per the provisions of Sections 66434.2 of the Subdivision Map Act. Impr
shall be constructed within 18 months of approval of the secured improvement a
or such other time as provided in said agreement.
32. The developer shall install street lights along all public and private street fro
conformance with City of Carlsbad Standards.
33. The developer shall install sidewalks along all public streets abutting the 1
conformance with City of Carlsbad Standards prior to occupancy of any buildini
34. Prior to occupancy of any buildings, the developer shall install wheelchair ran
public street corners abutting the subdivision in conformance with City of
Standards.
35. Notes to the following effects shall be placed on the final map as non-mapping C
a. No structure, fence, wall, tree, shrub, sign, or other object over 30 inc:
the street level may be placed or permitted to encroach within the area
~
PC RES0 NO. 4274 -9-
d
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
e 0
as a sight distance corridor in accordance with City Standard Public Stree
Criteria, Section 8.B.3. The underlying property owner shall main
condition.
b. Building permits will not be issued for development of the subject propen
the District Engineer determines that sewer facilities are available.
Fire Conditions:
36. Prior to the issuance of building permits, complete building plans shall be app:
the Fire Department.
37. Applicant shall submit a site plan to the Fire Department for approval, whicl
location of required, proposed, and existing public water mains and fire hydra
plan shall include off-site fire hydrants within 200 feet of the project.
38. Applicant shall submit a site plan depicting emergency access routes, drivew
traffic circulation for Fire Department approval.
39. An all-weather, unobstructed access road suitable for emergency service vehicles
provided and maintained during construction. When, in the opinion of the Fire C
access road has become unserviceable due to inclement weather or other reasons,
in the interest of public safety, require that construction operations cease L
condition is corrected.
40. All required water mains, fire hydrants, and appurtenances shall be operationa
combustible building materials are located on the construction site.
41. The applicant shall provide a street map which conforms to the following requir
A 400-scale photo-reduction mylar, depicting proposed improvements and at le
existing intersections of streets. The map shall also clearly depict street cen
hydrant locations and street names.
Water Conditions:
42. The Developer shall be responsible for all fees, deposits and charges which
collected before and/or at the time of issuance of the building permit. The Sal
County Water Authority capacity charge will be collected at issuance of applica
any meter installation.
43. The Developer shall provide detailed information to the District Engineer regardir
demand, irrigation demand, and fire flow demand in gallons per minute, and p
sewer flow in million gallons per day.
44. The entire potable water system, recycled water system and sewer system s
evaluated in detail by Developer and District Engineer to insure that adequate c,
pressure and flow demands can be met.
PC RES0 NO. 4274 -10-
*
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
0 0
45. All District pipelines, pump stations, pressure reducing stations and appu
required for this project by the District shall be within public right-of-way I
easements granted to the District or the City of Carlsbad.
46. Sequentially, the Developer’s Engineer shall do the following:
a. Meet with the City Fire Marshal and establish the fire protection requiren
b. Prepare and submit a colored recycled water use area map and submit th
the Planning Department for processing and approval by the District
and
c. Prior to the preparation of sewer, water, and recycled water improvemc
the Developer shall submit preliminary system layouts to the District En‘
review, comment, and approval.
47. The following note shall be placed on the Final Map: “This project is approved
expressed condition that building permits will not be issued for developme1
subject property unless the district serving the development has adequate water a
capacity available at the time development is to occur, and that such water a
capacity will continue to be available until time of occupancy.’’
a. All potable water and recycled water meters shall be placed within public
way.
General Conditions:
48. If any of the foregoing conditions fail to occur; or if they are, by their ten
implemented and maintained over time, if any of such conditions fail 1
implemented and maintained according to their terms, the City shall have thc
revoke or modify all approvals herein granted; deny or further condition issual
future building permits; deny, revoke or further condition all certificates of o
issued under the authority of approvals herein granted; institute and prosecute liti
compel their compliance with said conditions or seek damages for their viol2
vested rights are gained by Developer or a successor in interest by the City’s ap
this Tentative Tract Map.
Standard Code Reminders:
This project is subject to all applicable provisions of local ordinances, including but nc
to the following code requirements.
49. The developer shall exercise special care during the construction phase of this :
prevent offsite siltation. Planting and erosion control shall be provided in a(
with the Carlsbad Municipal Code and the City Engineer.
PC RES0 NO. 4274 -1 1-
U
I
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
e e
50. This approval shall become null and void if building permits are not issued
project within 24 months from the date of project approval.
5 1. Approval of this request shall not excuse compliance with all applicable sectio
Zoning Ordinance and all other applicable City ordinances in effect at time of
permit issuance, except as otherwise specifically provided herein.
NOTICE
Please take NOTICE that approval of your project includes the “imposition” of fees, de(
reservations, or other exactions hereafter collectively referred to for conven
“fees/exactions.”
You have 90 days from July 1, 1998 to protest imposition of these feedexactions. If yc
them, you must follow the protest procedure set forth in Government Code Section 660;
file the protest and any other required information with the City Manager for proc
accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely fo
procedure will bar any subsequent legal action to attack, review, set aside, void, or a1
imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor
zoning, grading or other similar application processing or service fees in connection
project; NOR DOES IT APPLY to any feedexactions of which you have previously bl
a NOTICE similar to this, or as to which the statute of limitations has previously (
expired.
....
....
....
....
....
....
....
....
PC RES0 NO. 4274 -12-
I
v
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
0 e
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Commission of the City of Carlsbad, California, held on the 1st day of July 1991
following vote, to wit:
AYES: Chairperson Noble, Commissioners Compas, Heineman, P
Nielsen, Savary, and Welshons
NOES:
ABSENT:
ABSTAIN:
4R
.;v A; m =..-. ,<$” ‘3 +:.?3,cF :Y a/‘ f a y-:; c < &,. -- gJ$
Jf&+ ‘u”u, dbL&/y 2 ; ;* “1 kk-
v BAILEY NOB
ATTEST:
Planning Director
PC RES0 NO. 4274 -13-