HomeMy WebLinkAbout1979-11-20; City Council; 6075; Industrial Subdivision- Birtcher Pacific/•* • : .: ->*> . • .
CITY OF CARLSBAD
Initial
AGENDA BILL NO: (_o-O 75 Dept. Hd.
DATE. ' November 20, 1979 . Cty. Atty
SUBJECT: •
INDUSTRIAL SUBDIVISION CT 79-14'
APPLICANT: BIRTCHER PACIFIC
Statement of the Matter
The request is to re-subdivide two existing lots which are located '
at Palomar Airport Road and Yarrow Drive in Palomar Airport Business
Park, into 11 industrial lots. •
• This subdivision creates some relatively small planned industrial
lots. The PM zone has a minimum lot area of one acre and relatively
large setback requirements. Small -lots are sometimes difficult to
develop. However, staff feels that these relatively small lots are
needed to provide intermediate size industrial development. Also the
proposed subdivision provides a cul-de-sac to allow the lots to access
to a signalized intersection at either Yarrow Drive or Camino Vida
Roble . . . : ' . '
The request indicates a private drive along the westerly, bank of '
• lot 11 from Palomar Airport Road. There is an existing drive cut
on Palomar Airport. Road. The Fire Department indicated a driveway
is necessary for emergency access-. The Planning Commission placed a
condition of approval that would require that this driveway "be blocked
.and be used only for emergency vehicles, and as alternative access'
for lot 11. . ' . •
Exhibits
' Planning' Commission Resolution. No, 1556 '
Staff Report dated October 10, 1979
Exhibit A dated September 26, 1979
Location Map - •
Recommendation .
Both the Planning Staff and Planning Commission have recommended
that the City Council direct the City Attorney to prepare documents
Approving CT 79-14 as per Planning Commission Resolution No. 1556.
Council Action: ' . ' • • "
11-20-79 Council directed the City Attorney 'to prepare documents approving
CT 79-14 as per Planning Commission Resolution 1556, with the.
inclusion of condition restricting grading during rainy season.
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PLANNING COMMISSION RESOLUTION NO. 1556
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
TENTATIVE TRACT MAP FOR THE RESUBDIVISION OF PARCELS
2A AND 2B OF PALOMAR AIRPORT BUSINESS PARK INTO 11
LOTS ON PROPERTY GENERALLY LOCATED ONE LOT SOUTH-
EAST OF THE INTERSECTION OF PALOMAR AIRPORT ROAD AND
YARROW DRIVE, ADJACENT TO THE NORTH OF CORTE DE LA
PINA.
CASE NO.:
APPLICANT:
CT 79-14
Birtcher Pacific
WHEREAS, a verified application for certain property, to
wit:
Parcels A and B of Parcel Map No. 4713, in the
City of Carlsbad, California, filed May 7, 1976
as file No. 76-138741 of Official Records of the
County Clerk for the County of San Diego
has been filed with the City of Carlsbad and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, this project has been processed through environmental
review. An Environmental Impact Report (EIR-213) was certified in
November 1973, by the City Council for the zone change and
tentative map creating the Palomar Airport Business Park. An
environmental impact assessment has been prepared for this
specific project, and a Declaration of Negative Environmental
Impact made based on the following justifications:
1) At least a portion of the property has been previously
graded, with the remainder covered by non-significant
native vegetation.
2) Although a significant amount of grading is proposed,
the City's grading ordinances and policies will provide
sufficient controls to mitigate potential adverse
impacts.
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.3) The County Health Department and Regional Water Quality
Control Board have conditionally approved the proposed
seepage pit sewer method.
4) The proposed subdivision is consistent with the trend
of development in the immediate area.
WHEREAS, the Planning Commission did, on October 24,
1979, hold a duly noticed, public hearing as prescribed by
law, to consider said request; and
WHEREAS, at said public hearing, upon hearing and.
considering all testimony and arguments, if any, of all
persons desiring to be heard, said Commission considered all
factors relating to Carlsbad Tract (CT-14) and found the
following facts and reasons to exist:
Findings
1) The proposed tentative map is consistent with the
City's General Plan since the land use plan designates
the site for planned industrial use.
2) The design and improvement of the proposed subdivision
is consistent with the General Plan since the project
provides for orderly industrial development.
3) The site is physically suitable for the type and
intensity of development since all requirements of the
underlying zone can be met, and conditions of approval
ensure that development will meet all City codes and
requirements.
4) The design of the proposed subdivision will not cause
any substantial environmental damage or substantially
and avoidably injure fish, wildlife or their habitat
since;
a) An Environmental Impact Report has been prepared
and certified for a previous similar action
covering the subject site.
b) A Declaration of Negative Environmental Impact was
made for the proposed subdivision.
5) The design of the subdivision or. the type of improvements
are not likely.to cause serious public health problems
because conditions of approval will ensure the above.
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1 6) The design of the subdivision or the type of improvements
will not conflict, with the easements required by the
2 public at large for access through or use of property
within the proposed subdivision because conditions of
3 approval will ensure the above.
4 7) The proposed tentative tract map is consistent with
applicable City Public Facilities Policies and Ordinances
5 since the proposed septic system conforms to all City
policies and ordinances and has been approved by the
6 County Health Department.
7 8) At this time, the Planning Commission is not prepared
to find that all other public facilities necessary to
8 serve the project will be available concurrent with
need. The Planning Commission has, by inclusion of an
9 appropriate condition, required that the project contribute
to the costs of such facilities. Since the development
10 will pay its proportionate share of the public facilities
which it will require, the City Council is satisfied
11 that the requirements of the public facilities element
of the general plan have been satisfied.
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WHEREAS, the Planning Commission, by the following vote,
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recommended approval of CT 79-14, subject to certain conditions:
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Conditions
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1) This approval is granted for the land described in the
16 application, CT 79-14 and devevelopment shall occur
i. substantially as shown on Exhibit "A" dated 9/26/79,
17 on file in the Planning Department, except for modifications
required herein.
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2) In order to provide for reasonable fire protection during
19 the construction period, the subdivider shall maintain
passable vehicular access to all buildings, and adequate
20 fire hydrants, with required fire flows, shall be installed
as recommended by the Fire Department.
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3) All visible roof top equipment shall be effectively screened
22 so that it is not visible from Palomar Airport Road.
23 4) The applicant shall construct a looped water line to meet
required water flows and hydrant locations to the satis-
24 faction of the City Engineer and the Fire Chief prior to
the issuance of building permits. Improvement plans for the
25 water lines must receive the approval of the Carlsbad
Municipal Water District prior to the commencement of
26 construction.
27 5) The applicant shall improve "Court A" as labeled on
Exhibit "A", to City of Carlsbad standards and to the
28 satisfaction of the City Engineer. The design of said
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-i street shall deviate from said standards only to the
extend of right-of-way width (621), restriction of onstreet
2 parking and no requirement of sidewalks in a manner accep-
table to the City Engineer. The design shall include
2 provision for a cul-de-sac at the northerly terminus of
proposed Court A.
4 6) The applicant shall enter into a lien contract to provide
for all street improvements - including a median - for
a half street along the entire length of the subdivision
frontage on Palomar Airport Road.
7) Only right turns into and out of the private driveway on
Palomar Airport Road shall be allowed and no median break
will be permitted.
8) The equestrian trail shall be graded to a maximum 2%
cross slope for the entire ten foot width of the easement.
The maximum grade of the equestrian trail shall not exceed
20%. A curb depression shall be provided for the
11 trail at the northeast corner of Corte de la Pina and Court
"A". The equestrian trail shall be improved and maintained
12 as required by the Parks and Recreation Director.
13 9) Drainage^ improvements shall- be constructed in accordance
with an approved pain, and the work shall be coordinated
14 with the overall plan for grading and erosion control. All
facilities shall be maintained by the property owner in
15 perpetuity. This condition excludes all drainage easements
granted to the City of Carlsbad.
16 10) The applicant shall construct a "dry" sewer system to the
17 satisfaction of the City Engineer. Connections into trunk
lines other than those owned by the City must receive the
approval of the affected sewer district.
19 11) Prior to the recordation of the final map, the subdivider
must obtain the approval of the City Engineer for all
20 improvement plans, enter into the appropriate improvement
agreements with the City, and post the required bonds for
21 such improvements. Upon the completion of the improvements,
the subdivider shall submit the original drawings revised
22 to reflect as-built conditions.
23 12) Grading shall occur in accordance with an approved grading
and erosion control plan, City standards, and an approved
24 soils and giologic investigation report which shall include
slope stability calculations and construction specifications,
25 All exposed slopes shall be hydromulched or otherwise
stabilized prior to the issuance of building permits
25 over the parcels.
27 13) All utilities to be installed, including provisions for
cable TV, shall be placed underground and/or shall be
28 completely concealed from view.
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14) All land and/or easements required by this subdivision shall
•*• be granted to the City of Carlsbad without cost to the City
and free of all liens and encumbrances.
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15) The applicant shall submit a landscaping and irrigation plan
to the Parks and Recreation Director for his approval
covering all denuded, natural and constructed slope areas
prior to approval of the final subdivision grading plan.
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Said plan shall include a statement of installation phasing
and shall include landscaping that will satisfy erosion
and fire hazard control. A final landscaping and
„ irrigation plan shall be submitted prior to the issuance
of building permits. All final landscaping shall be
o installed prior to final occupancy.
16) Internal traffic circulation across lot lines between the
proposed lots is not permitted and shall be so indicated
..„ on the final tract map. Lots are to be separated by a
landscaped area as required by the P-M zone.
17) At the time of filing for a final map, the applicant shall
provide the Planning Director with a list of at least three
street names for the proposed street presently labeled
-,., Court A on Exhibit A. These street names will conform
with current City Council policy regarding names for this
14 region of the City.
-, e 18) -This project is approved on the basis that the subdivider
will be responsible for providing for the treatment of
wastewater, utilizing a septic tank and seepage pit system.
Unless the City determines that sometime in the future
~~ sewage service is available, no development will be allowed
within this subdivision which will produce sewage for which
-o an industrial waste permit would be required by the County
of San Diego or the City of Carlsbad. A note reflecting
-j q this condition and the responsibility of the property
owner for the maintenance of the septic system shall be
included in the final map.
o-t 19) Prior to the issuance of building permits, the applicant
shall pay a public facility fee as established in City
22 Council Policy No. 17. The applicant shall enter into a
secured agreement with the City for the payment of this
03 fee prior to final map approval.
20. All access rights onto Palomar Airport Road from the
private driveway shall be waived, with the exception of
25 the private driveway. Said private driveway shall be
signed as such, and physically blocked to all through
traffic from the subdivision, except for Lot 11, which
may be permitted access to and from the private driveway.
The applicant shall submit plans showing the point where
the driveway will be blocked, and this and the method of
blockage must be approved by the City Engineer.
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AYES: Schick, Rombotis, Marcus, Jose, Larson
NOES: None
ABSENT: None
NOW, THEREFORE, BE IT HEREBY RESOLVED, that the foregoing
recitations are true and correct.
EDWIN S. SCHICK, JR., Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
JAMES C. HAGAMAN, Secretary
CT-79-14
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/•"•s
STAFF REPORT
DATE: October 10, 1979
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT 79-14; RESUBDIVISION OF PARCELS 2A AND 2B
OF PALOMAR AIRPORT BUSINESS PARK INTO 11 LOTS.
APPLICANT: BIRTCHER PACIFIC
BACKGROUND
Location and Description of property
The subject property consists of two parcels (2A and 2B)
located one lot southeast of the intersection of Palomar
Airport Road and Yarrow Drive, adjacent to the north of
Corte De La Pina. Total area of the site is approximately
24.3 acres. The property is characterized, by hilly terrain
covered with low-lying native vegetation. Although it
appears that at least a portion of the -property has been
previously graded, approximately 95,000 cubic yards of
balanced cut and fill is proposed.
Existing •Landuse
Subject Property:
North:
South:
East:
West:
Existing Zoning
Subject Property:
North:
South:
East:
West:
Vacant
Palomar Airport
Partially vacant with some industrial
development
Vacant
Vacant
P-M
L-C
P-M
P-M
P-M
General Plan Information
The City's current land use plan designates the subject
property for planned industrial use. Planned industrial
uses are limited to manufacturing, warehousing, storage,
research and development, and utility uses.
In addition, the circulation element of the general plan
contains guidelines which specify that all access onto prime
arterials should be minimized in order to encourage their
use as thoroughfares, rather than as access to adjacent
properties. .Since the site is located adjacent to Palomar
Airport Road, this element of the General Plan would be
applicable.
The. project is consistent with all other elements of the
General Plan except the Public Facilities Element.
Public Facilities •
Sewer Service: The project is located with the Carlsbad
Sewer District. The applicant is proposing septic systems
to serve the entire subdivision. The City'Engineer has
determined that based on the county septic approval for the
sugject property, adequate sewer disposal will be available
to serve the subject property.
Water Service: The property is located within the Carlsbad
Municipal Water District. The applicant is required to
conform to all requirements of the Water District.
Schools: The project would not have any direct impact on
the Carlsbad Unified School District.
On-site arid Adjacent Public Facilities: All necessary on-
site and adjacent public facilities would be required per
the City's Public Improvement Ordinance on as conditions of
approval. - v ..
Other Pub 11 c 7ac'ill'ti e s : The Planning Commission and City
Council has determined that they are not prepared to find
that all other public facilities necessary to serve this
project will be available concurrent with need. The Planning
-Commission may, by inclusion of an appropriate condition,
require that the project contribute to the costs of such
facilities according to City Council Policy No. 17. Since
the development would pay its appropriate share of the
public facility it would require, the Planning Commission
could be assured that the requirements of the Public Facilities
Element of the General Plan would be satisfied.
Gas arid Electric Service: Gas and electric service will be
provided by San Diego Gas and Electric Company.
Environmental Impact Information
An environmental impact report (EIR-213) was certified in
November 1973, by the City Council for the zone change and
tentative map creating the Palomar Airport Business Park.
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In addition, an environmental impact assessment has been
prepared for this specific project, and a declaration of
negative environmental impact made based on the following
justification:
1) At least a portion of the property has been previously
graded, with the remainder covered by non-significant
native vegetation.
2) Although a significant amount of grading is proposed,
the City's grading ordinances and policies will provide
sufficient controls to mitigate potential adverse
impacts.
3) ' The County Health Department and Regional Water Quality
Control Board have conditionally approved the proposed
seepage pit sewer method.
4) The proposed subdivision is consistent with the trend
of development in the immediate area.
History 'and Related Cases
CT 73-49: Palomar Industrial Park (City Council Resolution
TSo. 3272). approved on November 20, 1973. This project
involved a subdivision of 337 acres into eight lots, thereby
creating the Palomar Airport Business Park. Conditions of
approval included a requirement for an open space easement,
public improvements, and a limit on property rights of
access. In addition, covenants, conditions and restrictions
were developed which primarily control architectural -design
and the hours of construction. The subject project (CT 79-
14) is a resubdivision of a portion o.f a lot created by
CT 73-49.
MS-293. On June 25, 1975, the City Engineer approved a
pare el' split of Lot 2 (created under CT 73-49) into Parcels
2A and 2B. A condition of approval of this project stipulated
that ingress and egress to Palomar Airport Road shall be
common to the existing Lot 1 and Parcel 2-B, over a single
driveway centered on the property. The proposed tentative
map is consistent with this condition.
CT 79-1: (City Council Resolution No. 5777) approved on May
15,1979. This request was similar to the subject project
since it allowed the resubdivision of one of the lots created
under CT 73-49, also into 11 parcels. The tentative map was
approved subject to a number of conditions. These conditions
included: public improvement requirements, landscaping
requirements, and grading and internal traffic circulation
restrictions.
Major 'Planning Considerations
1) . Does the project provide for adequate on-site circulation?
Are there any off-site traffic impacts which are mitigable?
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2) What public improvements should be required, both on
and off-site, as conditions of approval
3) Does the proposed subdivision conform to the City's
equestrian trail system?
4) Should any special requirements or restrictions be
developed for any of the individual parcels?
DISCUSSION
The requested tentative map is a resubdivision of Parcels
2A and 2B of the Palomar Airport Business Park. The 24.3'
acre site would be resubdivided into 11 parcels which range
in size from 1.10 acres to 7.23 acres.
Originally the applicant had submitted a tentative map which
created a total of seven lots. Five lots were to be served
by a cul-de-sac off of Corte de la Pina, with the remaining
lots served by another cul-de-sac off of Palomar Airport
Road. In meetings with the applicant, staff expressed concern
with the proposed street system, since a large amount of
traffic would be directed onto Palomar Airport Road. In
order to alleviate those concerns, the applicant has modified
the plans to those presently before the commission.
Rather than having two streets serve the lots, the current
plans show, one cul-de-sac off of Corte de la Pina serving
all interior lots. In addition, a private driveway through
Lot 11 connects the proposed cul-de-sac with Palomar Airport
Road. The idea of a private driveway rather than an additional
street serves to greatly reduce direct traffic access onto
Palomar Airport Road from the subdivision. Since Yarrow
Road will eventually be a signalized intersection, and given .
the high volumes of traffic predicted for Palomar Airport
Road, it is considered desirable to minimize additional
points of access onto Palomar Airport Road.
The remaining lots along the western edge of the property
will receive points of ingress and egress directly from
Yarrow Drive and Corte de la Pina.
In order to satisfy existing requirements, the applicant has
delineated the extension of a 10 foot equestrian trail ease-
ment along the southeastern and eastern boundaries of the
site. This easement will be improved and maintained as
required by the Parks and Recreation Director.
Although development plans from the site have not been
prepared, the applicant will be applying for a variance to
the setback requirements. Curently, the.P-M zoning standards
require 50 feet fron yard setbacks, and 25 feet sideyard
(35 feet along all streets) and rear yard setbacks.
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Staff believes that the overall design of the subdivision is
acceptable and, as conditioned, the project will provide a
positive contribution to the Palomar Airport Business Park.
To ensure proper development of the site, staff has included
a number of conditions of approval. These conditions relate
to public improvement requirements, ingress and egress
restrictions, equestrian trail development, and grading and
landscaping requirements.
RECOMMENDATIONS
Staff recommends that the Planning Commission forward a
recommendation of APPROVAL of CT 79-14 to the City Council
based on the following findings and subject to the following
conditions.
Findings
1) The proposed tentative map is consistent with the
City's General Plan since the land use plan designates
the site for planned industrial use.
2) The design and improvement of the proposed subdivision
is consistent with the General Plan since the project
provides for orderly industrial development.
3) The site is physically suitable for the type and
intensity of development since all requirements of the
underlying zone can be met, and conditions of approval
ensure that development will meet all City codes and
requirements. • - v
4) The design of the proposed subdivision will not cause
any substantial environmental damage or substantially
and avoidably injure fish, wildlife or their habitat
since
a) An Environmental Impact R.eport has been prepared
and certified for a previous similar action covering
the subject site.
b) A Declaration of Negative Environmental Impact was
made for the proposed subdivision.
5) The design of the subdivision or the type of improvements
are not likely to cause serious public health problems
because conditions of approval will ensure the above.
6) The design of the subdivision or the type of improvements
will not conflict with the easements required by the
public at large for acdess through or use of property
within the proposed subdivision because conditions of
approval will ensure the above.
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7) The proposed tentative tract map is consistent with
applicable City Public Facilities Policies and Ordinances
since the proposed septic system conforms to all City
policies and ordinances and has been approved by the
County Health Department.
8) At this time, the Planning Commission is not prepared
to find that all other public facilities necessary to
serve the project will be available concurrent with
,need. The Planning Commission has, by inclusion of an
appropriate condition, required that the project contribute
to the costs of such facilities. Since the development
will pay its proportionate share of the public facilities
which it will require, the Planning Commission is satisfied
that the requirements of the public facilities element
of the general plan have been satisfied.
'Conditions
1) This approval is granted for the land described in the
application, CT 79-14 and devevelopment shall occur
substantially as shown on Exhibit "A" dated 9/26/79,
op. file in the Planning Department, except for
modifications required herein.
2) In order to provide for reasonable fire protection
during the construction period, the subdivider shall
maintain passable vehicular access to all buildings,
and adequate fire hydrants, with required fire flows,
shall be installed as recommended by the Fire Depart-
ment . .
3) All visible roof top equipment shall be effectively
screened so that it is not visible'from Palomar Airport
Road.
4) The applicant shall construct a looped waterline to
meet required water flows and hydrant locations to the
satisfaction of the City Engineer and the Fire Chief
prior to the issuance of building permits. Improvement
plans for the waterlines must receive the approval of
the Carlsbad Municipal Water District prior to the
commencement of construction.
5) The applicant shall improve "Court A" as labeled on
Exhibit "A", to City of Carlsbad standards and to the
satisfaction of the City Engineer. The design of said
street shall deviate from said standards only to the
extent of right-of-way width (62'), restriction of on-
street parking and no requirement of sidewalks in a
'.''.'. manner acceptable to the City Engineer. The design
shall include provision for a cul-de-sac at the northerly
terminus of proposed Court A.
6) The applicant shall enter into a lien contract to
provide for all street improvements - including a
median - for a half street along the entire length of.the subdivision frontage on Palomar Airport Road.
7) Only right turns into and out of the private driveway
on Palomar Airport Road sha]1 be allowed and no median
break will be permitted.
8) The equestrian trail shall be graded to a maximum 2%
cross slope for the entire ten foot width of the easement.
The maximum grade of the equestrian trail shall not
exceed 20%. A curb depression shall be provided for
the trail at the northeast corner of Corte de la Pina
and Court "A". The equestrian trail shall be improved
and maintained as required by the Parks and Recreation
Director.
9) Drainage improvements shall be constructed in accordance
with an approved plan, and the work shall be coordinated
with the overall plan for grading and erosion control.
All facilities shall be maintained by the property owner
in perpetuity. This condition excludes all draingage ease-
ments granted to the City of Carlsbad.
10) The applicant shall construct a "dry" sewer system
to the satisfaction of the City Engineer. Connections
into trunk lines other than those owned by the City
must receive the approval of the affected sewer district.
11) Prior to recordation of the final map, the subdivider
must obtain the approval of the City Engineer for all
improvement plans, enter into the appropriate improve-
ment agreements with the City, and post the required
bonds for such improvements. Upon the completion of
the improvements, the subdivider shall submit "the original
drawings revised to revlect as-built conditions.
12) Grading shall occur in accordance with an approved grading
and erosion control plan, City standards, and an approved
soils and geologic investigation report which shall include
slope stability calculations and construction specifica-
tions. All exposed slopes shall be hydromulched or other-
wise stabilized prior to the issuance of building permits
over the parcels.
13) All utilities to be installed, including provisions for
cable TV, shall be placed underground and/or shall be
completely concealed from view.
14) All land and/or easements required by this subdivision
shall be granted to the City of Carlsbad without cost
to the City and free of all liens and encumbrances.
15) The applicant shall submit a landscaping and irrigation
plan to the Parks and Recreation Director for his approval
covering all denuded, natural and constructed slope areas
prior to approval of the final subdivision grading plan.
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Said plan shall include a statement of installation
phasing and shall include landscaping that will satisfy
erosion and fire hazard control. A final landscaping
and irrigation plan shall be submitted prior to the issu-
ance of building permits. All final landscaping shall be
installed prior to final occupancy.
16) Internal traffic circulation across lot lines between
the proposed lots is not permitted and shall be so
indicated on the final tract map. Lots are to be
separated by a .landscaped area as required by the P-M
zone.
17) At the time of filing for a final map, the applicant
shall provide the Planning Director with a list of at
least three street names for the proposed street pre-
sently labeled Court A on Exhibit "A". These street
names will conform with current City Council policy
regarding names for this region of the City.
18) This project is approved on the basis that the subdivider
will be responsible for providing for the treatment of
wastewater utilizing a septic tank and seepage pit system.
Unless the City determines that sometime in the future
sewage service is available, no development will be allowed
within this subdivision which will produce sewage for which
an industrial waster permit would be required by the County
of San Diego or the City of Carlsbad. A note reflecting
this condition and the responsibility of the property
owner for the maintenance of the septic system shall be
included in the final map.
19) Prior to the issuance of building permits, the applicant
shall pay a public facility fee as established in City
Council Policy No. 17. The applicant shall enter into
a secured agreement with the City for the payment of
this fee prior to final map approval.
EXHIBITS: "A" dated 9/26/79
Location Map
BM:ar
10/18/79
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CASE Date Rec'd
.Description of Request t
P. A £ PP)'- •Address or Location of Request:
DCC
Applicant:
Engr. or Arch.
Brief Legal:jg A FS PAFVF
Assessor Book; aP>-/Opy)- \1 A
General Plan Land Use Description;,
Existing Zone;
Acres:
&1 ^> - OF/") -
No. of Lots:
Proposed Zone:
School District: fvj//x
Water District:.
Coast Permit Area:
DTP
Sanitation District