HomeMy WebLinkAbout2009-02-18; Planning Commission; ; CDP 08-20 - GARFIELD BEACH RESIDENCEThe City Of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No.1
P.C. AGENDA OF: February 18, 2009
Application complete date: November 25, 2008
Project Planner: Greg Fisher
Project Engineer: Tecla Levy
SUBJECT: CDP 08-20 - GARFIELD BEACH RESIDENCE - Request for approval of a
Coastal Development Permit to allow for the demolition of an existing two-unit
residential apartment building and the construction of a new 3,156 square foot
single family residence within the City's Coastal Zone located at 2637 Garfield
Street between Cypress Avenue and Beech Avenue, in the Mello II Segment of
the Local Coastal Program and within Local Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6523
APPROVING Coastal Development Permit CDP 08-20 based upon the findings and subject to
the conditions contained therein.
II. INTRODUCTION
Pursuant to Section 21.201.030 of the Carlsbad Municipal Code, the construction of a single
family home within the City's Coastal Zone requires the processing and approval of a Coastal
Development Permit (CDP). The project site is not located within the appeals jurisdiction of the
California Coastal Commission. The CDP application was reviewed for consistency with Local
Coastal Program (LCP) policies and implementation. There are no unresolved issues. The staff
recommendation of approval with conditions is supported by the analysis as follows.
III. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The infill lot is rectangular shaped and located at 2637 Garfield Street as
shown on the attached location map. The lot area is 0.08-acres (3,500 square feet) in size.
The project site is surrounded by single family to the north, south and west, and Magee Park to
the east, across Garfield Street. The project will take access off of Garfield Street. Per the City's
Street and Sidewalk Policy, Garfield Street has been identified as an Alternative Design Street,
and as such, will be required to enter into a Neighborhood Improvement Agreement (NIA).
Topographically, the previously graded site slopes downward from east to west and is currently
developed with a two-unit residential apartment building.
Proposed Residential Construction: The project consists of the demolition of an older existing
two unit residential apartment building and the construction of a new 3,156 square foot two story
single-family residence with mezzanine, attached 433 square foot second dwelling unit, and a
CDP 08-20 - GARFIELD BEACH RESIDENCE
February 18, 2009
Page 2
two car garage. The two-story "Contemporary" style structure will be constructed of wood
framing with stucco siding and feature windows of varied shapes and sizes, steel railings with
cable rails and a decorative copper roof. The second dwelling unit will be administratively
reviewed and acted upon by the Planning Director through a separate minor coastal development
permit, subsequent to the Planning Director action on CDP 08-20.
Proposed Grading: Estimated grading quantities include 84 cy of fill and 84 cy of import. A
grading permit will not be required for this project.
Additional Required Permits: In addition to the Coastal Development Permit, the project also
requires an Administrative Variance (AV 08-04) to reduce the front yard setback from 20-feet to
15-feet. The Administrative Variance was conditionally approved by the Planning Director on
December 2, 2008, subject to the approval of CDP 08-20.
IV. ANALYSIS
The project is subject to the following regulations and requirements:
A. General Plan Residential Medium-High Density (RMH designation);
B. Multiple-Family Residential Zone (R-3) (CMC Chapter 21.16) and Beach Area Overlay
Zone (BAOZ) (CMC Chapter 21.82);
C. Coastal Development Regulations for the Mello II Segment of the LCP (CMC Chapter
21.201); and Coastal Resource Protection Overlay Zone (CMC Chapter 21.203);
D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
E. Growth Management (CMC Chapter 21.90).
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable city regulations and policies. The project's compliance with each
of the above regulations is discussed in detail in the sections below.
A. General Plan Residential Medium High Density (RMH) Land Use Designation
The proposed project is consistent with the policies and programs of the General Plan. The
property has a General Plan Land Use designation of Residential Medium High Density. The
RMH Land Use designation allows development at a density of 8-15 dwelling units per acre with
a Growth Management Control Point (GMCP) of 11.5 dwelling units per acre. At the RMH
GMCP, 0.92 dwelling units would be permitted on this 0.08 acre (net developable) property. The
project's proposed density of 12.5 dwelling units per acre (1 du) is above the RMH GMCP of
11.5 dwelling units per acre (.92 DUs) used for the purpose of calculating the City's compliance
with Government Code Section 65863. Although the project density exceeds the GMCP of 11.5
du/ac, the General Plan Land Use Element allows the City to approve residential development at
a density that exceeds the GMCP provided the proposed residential development complies with
certain findings as discussed below.
To exceed the GMCP density and withdraw a fraction of a dwelling unit (.08 du) from the City's
"Excess Dwelling Unit Bank" the project must comply with City Council Policy No. 43
CDP 08-20 - GARFIELD BEACH RESIDENCE
February 18, 2009
Page 3
(Proposition E "Excess Dwelling Unit Bank") which sets the criteria for the allocation of excess
dwelling units. City Council Policy 43 establishes a list of qualifying residential projects that are
eligible for allocation of excess units, as long as the unit allocation does not exceed the Growth
Management maximum dwelling unit cap of the applicable quadrant of the City. The northwest
quadrant currently has approximately 12,831 existing dwelling units with an additional capacity
of 2,971 dwelling units to reach the quadrant dwelling cap. At the GMCP of 11.5 du/ac the
number of units allowed on the property would be 0.92 dwelling units. Pursuant to City Council
Policy No. 43, if the GMCP density for the property results in a unit yield that includes a
fractional unit of .5 or greater, the next whole unit may be granted provided the maximum
density of the applicable General Land Use designation is not exceeded. The project density of
12.5 du/acre is below the maximum density of 15 du/acre allowed by the RMH General Plan
Land Use designation.
Also, to exceed the GMCP density, the project must be consistent with the following required
General Plan findings: 1) that the project will provide sufficient additional public facilities for the
density in excess of the control point to ensure that the adequacy of the City's public facilities
plans will not be adversely impacted; 2) that there have been sufficient developments approved
in the quadrant at densities below the control point so that the approval will not result in
exceeding the quadrant limit; and, 3) all necessary public facilities required by the City's Growth
Management Program will be constructed, or are guaranteed to be constructed, concurrently with
the need for them created by this development and in compliance with the adopted City
standards.
The above required findings can be made to approve the project's density above the GMCP in
that: 1) all necessary public facilities have been constructed, or are conditioned to be constructed,
repaired, or replaced to accommodate the increased density; 2) there have been sufficient
developments approved in the northwest quadrant below the control point so that approval of the
project will not cause the quadrant cap to be exceeded and a fraction of a dwelling unit (.08 DUs)
can be withdrawn from the dwelling unit bank; and, 3) the project is conditioned to pay the
appropriate fees or construct facility improvements to comply with City's Growth Management
Program, and the City's public facilities standards.
The project complies with the Elements of the General Plan as outlined in Table A below:
TABLE A - GENERAL PLAN COMPLIANCE
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Land Use
The General Plan Land Use
designation for the site is
Residential High Density
(RMH; 8 to 15 du/ac; GMCP of
11.5 du/ac).
The single family residence
is at a density of 12.5 du/ac
(1 du) which is within the
RH density range of 8 - 15
du/ac. While the density is
above the GMCP of 11.5
du/ac, this is allowed by
the General Plan as
previously discussed.
Yes
CDP 08-20 - GARFIELD BEACH RESIDENCE
February 18, 2009
Page 4
TABLE A - GENERAL PLAN COMPLIANCE CONTINUED
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Housing Objective 3.5 (Lower Income)
Provide a range of new housing
opportunities for lower-income
households, in all areas of the
City.
The project will be
required to pay an
affordable housing impact
fee in order to provide their
proportionate share of
affordable housing if the
proposed residence is not
constructed within two
years of the existing two
unit apartment being
demolished.
Yes
Open Space
&
Conservation
Goal A. 1 - An open space
system of aesthetic value that
maintains community identity,
achieves a sense of natural
spaciousness, and provides
visual relief in the cityscape
while minimizing the
environmental impacts to
sensitive resources within the
City.
Utilize Best Management
Practices for control of storm
water and to protect water
quality.
The project does not
impact any sensitive
resources as the site has
been previously disturbed
and is currently developed
with a two-unit residential
apartment building.
The project will conform to
all NPDES requirements
and provide a Storm Water
Pollution Prevention Plan
(SWPPP).
Yes
Yes
Public Safety Reduce fire hazards to an
acceptable level.
Meets fire code.Yes
Noise Residential exterior noise
standard of 60 CNEL and
interior noise standard of 45
CNEL.
Project is not impacted by
potential noise generating
sources.
Yes
Circulation Implementation Policy C.I
(Streets and Traffic Control) -
To require new development to
comply with the adopted
Growth Management
performance standards for
circulation facilities.
Per the City's Street and
Sidewalk Policy, Garfield
Street has been identified
as an Alternative Design
Street, and as such, the
project is conditioned to
enter into a NIA.
Yes
CDP 08-20 - GARFIELD BEACH RESIDENCE
February 18,2009
Page 5
B. Multiple-Family Residential Zone (R-3)(Chapter 21.16 of the Zoning Ordinance)
and Beach Area Overlay Zone (BAOZ)(Chapter 21.82 of the Zoning Ordinance).
The project is required to comply with all applicable regulations and development standards of
the Carlsbad Municipal Code (CMC)'including the R-3 zone (CMC Chapter 21.16) and Beach
Area Overlay Zone (BAOZ) (CMC Chapter 21.82).
The R-3 zone allows for the development of a single family residence on any legal lot with an R-
3 zone that existed as of October 28, 2004. The subject lot has existed since 1972. The BAOZ
regulations are applicable to all residential developments within the Beach Area Overlay Zone
and are intended to supplement the underlying zoning (R-3) by providing additional development
regulations to: 1) ensure that proposed development is compatible with existing surrounding
uses; 2) provide adequate parking for residential developments; 3) ensure that public facilities
exist to serve the beach area; and, 4) protect the unique mix of residential development and
aesthetic quality of the area.
Table B below illustrates the project's compliance with the various chapters of the Zoning
Ordinance. The development standards stated in Table B are the standards applicable to the
project. The single-family residence meets or exceeds the requirements of the R-3 (21.16) and
BAOZ (21.82) regulations as outlined in Table B below:
TABLE B - R-3 AND BAOZ DEVELOPMENT STANDARDS COMPLIANCE
R-3 STANDARD
Front Yard Setback
Side Yard Setback
Rear Yard Setback
Lot Coverage
Beach Area
Overlay Zone
(BAOZ) Standards
Max Building Height
Resident Parking
REQUIRED
20'
5'
10'
50%
REQUIRED
30' with a minimum 3:12
roof pitch
2 parking spaces
PROPOSED
15'*
5'
10'
47.5%
PROPOSED
30' with a
minimum 3:12
roof pitch
2 car garage
COMPLY
Yes
Yes
Yes
Yes
COMPLY
Yes
Yes
*An Administrative Variance (AV 08-04) was previously approved on December 2, 2008 by the
Planning Director.
C. Conformance with the Coastal Development Regulations for the Mello II Segment of
the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource
Protection Overlay Zone (CMC Chapter 21.203).
The project site is located within the Mello II Segment of the Local Coastal Program and is not in
the appeal jurisdiction. The site is also located within and subject to the Coastal Resource
Protection Overlay Zone (Chapter 21.203) of the Carlsbad Municipal Code. The project's
compliance with each of these programs and ordinances is discussed below:
CDP 08-20 - GARFIELD BEACH RESIDENCE
February 18,2009
Page 6
1. Mello II Segment of the LCP
The subject site has an LCP Land Use Plan designation of RMH (Residential Medium High
Density), which allows for a density of 8 - 15 DUs/acre and 11.5 dwelling units per acre at the
Growth Management Control Point (GMCP). The project density of 12.5 du/ac is consistent
with the RMH General Plan Land Use designation as discussed in Section A. Therefore the
project is consistent with the Mello II Segment of the LCP.
The project includes the construction of a new 3,156 square foot single family residence with an
attached two car garage in an area designated for residential development. The proposed two-
story, single-family residence would be consistent with the surrounding development of one and
two-story single-family and multi-family structures. The two-story residence will not obstruct
views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage
the visual beauty of the coastal zone. No agricultural uses currently exist on the site, nor are
there any sensitive resources located on the property. The proposed single-family residence is
not located in an area of known geologic instability or flood hazard. Since the site is not located
in close proximity to the coastline, no public opportunities for coastal shoreline access are
available from the subject site. The residentially designated site is not suited for water-oriented
recreation activities.
2. Coastal Resource Protection Overlay Zone
The subject site is located in the Coastal Resource Protection Overlay Zone. However, no steep
slopes or native vegetation are located on the subject property. The project is consistent with the
provisions of the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Zoning
Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance,
Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and
Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run off,
pollutants and soil erosion. The site is not located in an area prone to landslides, or susceptible
to accelerated erosion, floods, or liquefaction.
D. Inclusionary Housing Ordinance (CMC Chapter 21.85)
Per Section 21.85.030(D)(3) of the Carlsbad Municipal Code, the project has been conditioned to
pay an inclusionary housing impact fee prior to building permit issuance if the proposed single-
family residence is not constructed within two years of demolition of the existing residential
structure.
E. Growth Management
The project is subject to the provisions of the Growth Management Program, as contained in
Chapter 21.90 of the Zoning Ordinance. The project's conformance with the requirements of the
Growth Management Regulations is detailed in Table C below:
CDP 08-20 - GARFIELD BEACH RESIDENCE
February 18, 2009
PaRe 7
TABLE C - GROWTH MANAGEMENT COMPLIANCE
STANDARD
City Administration
Library
Waste Water Treatment
Park
Drainage
Circulation
Fire
Open Space
School Districts (Carlsbad Unified)
Sewer (Carlsbad)
Water (Carlsbad)
IMPACTS/STANDARDS
3.4767 sq. ft.
1.85424 sq.ft.
1EDU
.0069534 acre
0.43 CFS / Drainage Basin "B"
10ADT
Station Nos. 1 & 3
N/A
Elementary - 0.2339
Middle School = 0.1 171
High School = 0.1 442
1EDU
220 GPD
COMPLY
Yes
Yes
Yes
Yes
Yes
Yes
Yes
N/A
Yes
Yes
Yes
The project site is located within the area covered by Local Facilities Management Zone 1.
There are no special conditions or requirements within the Zone 1 Local Facilities Management
Plan that apply to this single-family residence. However the project is conditioned to pay the
appropriate public facility fees, water and sewer connection fees, traffic impact fees, and school
fees. All facility improvements necessary to accommodate the development will be in place
prior to, or concurrent with development. Therefore, the project is consistent with the Zone 1
Local Facilities Management Plan.
The proposed project is 0.08 units above the Growth Management Control Point density for this
RMH designated property. Consistent with the General Plan and Policy No. 43, 0.08 DUs will
be withdrawn from the City's excess dwelling unit bank.
V.ENVIRONMENTAL REVIEW
This project is exempt from CEQA per the exemptions listed below:
(1) Section 15301(1)(2) of CEQA Guidelines (Class 1) exempts the demolition of a
duplex or similar multi-family residential structure.
(2) Section 15303 of CEQA exemptions (Class 3) exempts the construction of single
family residences in urbanized areas from environmental review.
A Notice of Exemption will be filed by the Planning Director upon project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 6523
2. Location Map
3. Disclosure Form
CDP 08-20 - GARFIELD BEACH RESIDENCE
February 18, 2009
Page 8
4. Background Data Sheet
5. Local Facilities Impact Assessment Form
6. Reduced Exhibits
7. Full Sized Exhibits "A" - "H" dated February 18, 2009
SITEMAP
NOT TO SCALE
Garfield Beach Residence
CDP 08-20
City of Carlsbad
,/ •P'MilBBIMHBMBKMMBBMMMMMniPlanning Department
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications which will require
discretionary action on the part of the City Council or any appointed Board. Commission or Committee.
The following information MUST be disclosed at the time of application submittat. Your project cannot be
reviewed until this information is completed. Please print.
?.rSJ-:'5S2S!;i;K'ir-!~?ft'*S;,,..1.,. ^_.%,.,,,-. .., _ --. . . ..... .,
ni7Spcia|:Clubi:fratemalorganKatidrii;J'"'^!" city municipality, district or^
^n^;m?y^igi|.iffiipd^um^;ihb^^^ ^jpHcsmt arid: property owner must be
1 . APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest
in the application. If the applicant includes a corporation or partnership, include the names, title,
addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE
BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate
officers. (A separate page may be attached if necessary.)
Corp/Part
Title RftAHC.tP^^ _ Title
Address Z*lU STiVTfc «ST.XX\ " Address
2. OWNER (Not the owner's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership-
interest in the property involved. Also, provide the nature of. the legal ownership (i.e. partnership,
tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or
partnership, include the names, title, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE
NON-APPUCABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
Person _ Core/Part U' /I 'Jit
Title _ : _ Title M
Address _ : Address
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • wwwuci.caftsbad.ca.us
NON-PROFIT ORGANIZATION OR TRUST
Jf any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the
names and addresses of ANY person serving as an officer or director of the non-profit
organization or as trustee or beneficiary of the.
Non Profit/Trust
Title
Address
Non Profit/Trust
Title
Address
4, Have you had more than $500 worth of business transacted with any member of City staff,
Boards, Commissions, Committees and/or Council within the past twelve (12) months?
DYes If yes, please indicate person(s):_
NOTE: Attach additional sheets if necessary.
certify that all the above information is true and correct to th
Signalurfe (tf'owner/date Signature orapplicant/date
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:ADMIN\COUNTER\DtSCLOSURE STATEMENT 12/05 Page 2 of 2
Sep 17 08 12:l5p Marian Edwards 7SO-434-4330 P-2
September 16,2008
B.MILLS&COLLC
731? EAST GREENWAY ROAD
SOCTTSDALE, ARIZONA 85260
RECEIVED
SE? 1 8 2008
CITY OF CARLSBAD
PLANNING DEPT
To whom it may concern:
Marian Edwards has my permission to represent B. Mills &. Co. and B. Mills Sinclair and
Sign any and all documents or applications on their behalf in regards to 2637 and 2643
Garfield Street in Carisbod, Ca.92008 This is known as the Cnorfield Beach Project
Sincerely,
B. MILLS & CO LLC
B. Mills Sinclair
Manager
BACKGROUND DATA SHEET
CASE NO:CDP 08-20
CASE NAME: GARFIELD BEACH RESIDENCE
APPLICANT: Sam Wright, 2911 State Street #N. Carlsbad, CA 92008
REQUEST AND LOCATION: Request for approval of a Coastal Development Permit to allow
for the demolition of an existing two-unit residential apartment building and the construction of a
new 3,156 square foot single family residence within the City's Coastal Zone located at 2637
Garfield Street between Cypress Avenue and Beech Avenue, in the Mello II Segment of the
Local Coastal Program and within Local Facilities Management Zone 1.
LEGAL DESCRIPTION: Lot 92 of Granville Park Unit No. 2, in the City of Carlsbad. County
of San Diego, State of California, according to Map thereof No. 2037, filed in the Office of the
County Recorder of San Diego County, June 18, 1972.
APN: 203-141-18 Acres: .08 Proposed No. of Lots/Units: 1
GENERAL PLAN AND ZONING
Existing Land Use Designation: RMH
Proposed Land Use Designation: N/A
Density Allowed: 8-15 du/ac
Existing Zone: R-3
Density Proposed: 12.5 du/ac
Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
General Plan
Site
North
South
East
West
R-3
R-3
R-3
V-R
R-3
RMH
RMH
RMH
V
RMH
LOCAL COASTAL PROGRAM
Current Land Use
Duplex
Single Family
Single Family
Magee Park
Single Family
Coastal Zone: [X] Yes | | No Local Coastal Program Segment: Mello II
Within Appeal Jurisdiction: I I Yes IXI No Coastal Development Permit: [X] Yes fj
Local Coastal Program Amendment: I I Yes 1X1 No
Existing LCP Land Use Designation: RMH Proposed LCP Land Use Designation: N/A
Existing LCP Zone: R-3 Proposed LCP Zone: N/A
No
Revised 01/06
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 2
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, Section 15301(1)(2) of CEQA Guidelines (Class 1) exempts the
demolition of a duplex or similar multi-family residential structure; Section 153Q3(a) of
CEQA exemptions (Class 3) exempts the construction of single-family residences in an
urbanized area from environmental review.
Negative Declaration, issued
Certified Environmental Impact Report, dated
Other,
Revised 01/06
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Garfield Beach Residence - CDP 08-20
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RMH
ZONING: R-3
DEVELOPER'S NAME: B. Mills & Company, LLC
ADDRESS: 2717 Via Festivo. Carlsbad. CA 92010
PHONE NO.: 760-644-4433 ASSESSOR'S PARCEL NO.: 203-141-18-00
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 3,500 SQ.FT
ESTIMATED COMPLETION DATE: 2010
A. City Administrative Facilities: Demand in Square Footage = 3.4767
B. Library: Demand in Square Footage = 1.8542
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 1 EDU
D. Park: Demand in Acreage = .0069534
E. Drainage: Demand in CFS = 0.43 CFS
Identify Drainage Basin = B
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT= 10 APT
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 1 &3
H. Open Space: Acreage Provided = N/A
I. Schools: .4952
(Demands to be determined by staff)
J. Sewer: Demands in EDU 1 EDU
Identify Sub Basin = 1G
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 220 GPP
L. The project is 0.08 units above the Growth Management Dwelling unit allowance.
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