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HomeMy WebLinkAbout1998-01-21; Planning Commission; ; SDP 97-14|CDP 97-31 - CARLSBAD RANCH LOTS 9 & 10I h 1ae City of GARLSBAD Planning Departmtmt P.C. AGENDA OF: January 21,1998 A REPORT TO THE PLANNING COMMISSION Application complete date: November 22, 1997 Project Planner: Don Neu Project Engineer: Mike Shirey SUBJECT: SDP 97-14KDP 97-31 CARLSBAD RANCH LOTS 9 & 10 - Request for approval of a Site Development Plan and Coastal Development Permit for four two-story buildings containing a total of 184,000 square feet for office, research and development, and warehouse use with at-grade parking on two lots totaling 11.55 acres on the east side of Fleet Street between Armada Drive and LEGO Drive within Planning Area 2 of the Carlsbad Ranch Specific Plan in the Coastal Zone and Local Facilities Management Zone 13. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4222 and 4223, APPROVING SDP 97-14 and CDP 97-31, based on the findings and subject to the conditions contained therein. 11. INTRODUCTION These applications propose developing Lots 9 and 10 of the Carlsbad Ranch Specific Plan with four two-story buildings containing a total of 184,000 square for office, research and development, and warehouse uses. Two buildings are proposed for each lot. The project site was graded pursuant to the Carlsbad Ranch Master Tentative Tract Map (CT 94-09) and is located immediately south of the site of the Gemological Institute of America facility. Immediately east of the site is the visitor entrance to LEGOLAND. Additional grading will be required for the project. The project site will take access from Fleet Street which is still under construction. The proposed land use is permitted by the Carlsbad Ranch Specific Plan (SP 207(A)). The Site Development Plan and Coastal Development Permit applications are required for the City to determine that the design of the project complies with all City Standards including the requirements of the Carlsbad Ranch Specific Plan, and the Local Coastal Program. The project is in compliance with all City requirements. The project was analyzed in the Carlsbad Ranch Specific Plan Amendment Program Environmental Impact Report (EIR 94-01) and no new environmental impacts or changed circumstances have been identified for this project. 111. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting that the Planning Commission approve a site development plan and coastal development permit for the Carlsbad Ranch Lots 9 and 10 project proposed for a 5.77 acre and a 5.78 acre site located on the east side of Fleet Street between Armada Drive and LEGO Drive within Planning Area 2 of the Carlsbad Ranch Specific Plan. Planning Area 2 is . SDP 97-14/CDP 97-3 1 ChSBAD RANCH LOTS 9 AND 10 January 21,1998 located in the central portion of the Carlsbad Ranch Specific Plan. The project consists of a total of 184,000 square feet for office, research and development, and warehouse uses. The 5.77 acre Lot 9 is proposed to contain building 1 which will be a 42,000 square foot two-story building with 32,000 square feet of office and 10,000 square feet of research and development; and building 2, a 42,000 square foot two story building with 28,000 square feet of office, 10,000 square feet of research and development, and 4,000 square feet of warehouse area. Lot 10, which is 5.78 acres in area, will contain building 3, a 50,000 square foot two-story building with 34,000 square feet of office, 10,000 square feet of research and development, and 6,000 square feet of warehouse area, and building 4, a 50,000 square foot two story building with 34,000 square feet of office, 10,000 square feet of research and development and 6,000 square feet of warehouse area. A total of 326 at grade parking spaces will be constructed on lot 9 and 366 spaces on lot 10. In conformance with the requirements of the specific plan, the buildings on lot 9 are located parallel to Armada Drive to screen parking areas from view on Armada Drive as much as feasible without conflicting with sight distance requirements. The buildings are setback 30 feet from Armada Drive. Lot 9 is higher in elevation than Armada Drive, which will assist in screening the parking area from view. The main entrances for buildings 1 and 2 face away from Armada Drive toward the parking area. The two outdoor employee eating areas on lot 9 are located parallel to Armada Drive outside of the required 30 foot building and landscape setback. Three foot high screen walls are located along the street side of the outdoor employee eating areas to provide some privacy while still allowing for views to the north and west from these areas. Indoor employee eating areas will also be provided. The truck loading area for building 2 is located on the southeast comer of the structure. This area of the site is approximately 10 feet higher in elevation and separated by a distance of 55 to 60 feet from the adjacent LEGO Drive. The height of building 1 is 31 feet, 6 inches with architectural features at heights of 36 feet, 6 inches and 41 feet, 6 inches to comply with the roof design guidelines of the Carlsbad Ranch Specific Plan. The height of building 2 ranges from 32 feet, 6 inches, 34 feet, 6 inches to 38 feet, 6 inches. The two buildings on lot 9 will utilize the same exterior building materials and colors. The primary building color is called ‘smoked glass’. All elevations will have a coarse textured surface. The building design includes the use of 12” by 12” tile in selected locations in addition to several accent colors. A bronze glass is proposed to complement the selected building colors. The two buildings on Lot 10 are located in the central area of the lot. A 22 foot landscaped setback is provided from the curb line of Fleet Street. At its closest point building 3 is 100 feet from the curb line of LEGO Drive on the east. The eastern portion of Lot 10 is approximately 12 feet higher in elevation than LEGO Drive. Buildings 3 and 4 have been designed so that they share a common truck dock area. The truck dock is designed so that loading doors are located on the sides of the dock to prevent views directly into the buildings. A 12 foot 6 inch screen wall connects the two buildings on the east and obstructs views of the loading area from the north. On the south side of the loading area a mechanical equipment enclosure with 14 foot high walls and a trellis is located in the line of sight of the loading area to provide screening. Adjacent to the equipment enclosure is the 12 foot sideyard setback which will be landscaped with eight 24 inch box canary island pine trees to further screen the area. The outdoor employee eating area will be combined for both buildings and be located between the two. SDP 97-141CDP 97-3 1 CALSBAD RANCH LOTS 9 AND 10 January 21,1998 Page 3 ZONING 0-Q/P-M-Q 0-Q/P-M-Q & 0-S 0-Q/P-M-Q Buildings 3 and 4 range in height fiom 32 feet 6 inches to 35 feet with architectural features at heights of 38 feet 6 inches and 42 feet 6 inches. The two buildings on lot 10 will utilize the same exterior building materials and colors. The primary building color is called “Frontier Tan”. All elevations will have a coarse textured surface. Tile will be used in selected locations. Several accent colors will also be utilized to add further interest to the building elevations. A green glass is proposed to complement the color palette for buildings 3 and 4. EXISTING LAND USE Vacant development pads Gemological Institute of America facility and future golf course area Future development The site will be graded to gently slope fiom east to west. The project will require cut grading of 13,100 cubic yards, fill of 15,100 cubic yards, and the import of 2,000 cubic yards. The import material is planned to come fiom other projects approved within Planning Area 2. The proposed grading is necessary to take the site fiom a rough graded lot to the finish grades necessary for the site to function properly. Sidewalks are proposed onsite to connect to the sidewalk along Fleet Street. A sidewalk is also proposed throughout the parking lot islands to provide an additional pedestrian connection between the buildings on these two lots. Site General Plan, Zoning & Existing Land Use for the Site and Adjacent Property O/PI The following table lists the general plan, zoning and existing land use for the site and adjacent properties: South East West GENERAL PLAN om OS & TR om 0-S & C-T-Q O/PI & os I Pad Future golf course 0-Q/P-M-Q area and LEGOLAND Office/Research and develoDment O/PI (OfficePlanned Industrial), OS (Open Space), TR (Travel Recreation Commercial), 0- QP-M-Q (Office/ Planned Industrial, Qualified Development Overlay Zone), 0-S (Open Space), C-T-Q (Commercial-Tourist, Qualified Development Overlay Zone) Site Description The project site consists of vacant graded development pads. No sensitive vegetation exists on the property. The project has street frontage on Armada Drive on the north and future Fleet Street on the west. SDP 97-14/CDP 97-3 1 CAILSBAD RANCH LOTS 9 AND 10 January 2 1,1998 Page 4 Prior Actions On January 9, 1996, the City Council approved the Carlsbad Ranch Specific Plan Amendment (SP 207(A)) and related applications. The project site is one of 9 lots within Planning Area 2, the Research and Development/OEce area. The plan permits office, research and development, related manufacturing, processing, and storage uses. Applicable Regulations The proposed project is subject to the following plans, ordinances and standards as analyzed within the following section of this staff report: A. Office/Planned Industrial (O/PI) General Plan Land Use Designation; B. Office/Planned Industrial, Qualified Development Overlay Zone (0-Q/P-M-Q); C. Carlsbad Ranch Specific Plan (SP 207(A)); D. Site Development Plan findings required by the Qualified Development Overlay Zone - Carlsbad Municipal Code, Chapter 21.06, Section 21.06.020; E. Comprehensive Land Use Plan for McClellan-Palomar Airport; F. Mello I1 Segment of the Local Coastal Program and the Coastal Resource Protection Overlay Zone - Carlsbad Municipal Code, Chapter 2 1.203; and G. Growth Management Ordinance (Local Facilities Management Plan Zone 13). IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project’s consistency with the applicable policies and regulations listed above. Therefore, this section will cover the project’s compliance with each of the regulations listed above in the order in which they are presented. A. & B. GENERAL PLAN AND ZONING The existing General Plan and Zoning designations for the site were adopted concurrently with the Carlsbad Ranch Specific Plan to achieve consistency. The Office/Planned Industrial General Plan Land Use Designation provides for the proposed uses. The specific plan implements the General Plan on the project site and includes required circulation improvements and provisions for alternative modes of transportation such as bicycle and pedestrian facilities. Zoning for the site is Office/Planned Industrial, Qualified Development Overlay Zone (0-Q/P-M-Q). The zoning designation also permits the use subject to approval of a site development plan. This is SDP 97-14/CDP 97-3 1 CAaSBAD RANCH LOTS 9 AND 10 January 21,1998 Page 5 consistent with the specific plan which was established with the requirement that each site require approval of a site development plan. C. CARLSBAD RANCH SPECIFIC PLAN The Carlsbad Ranch Specific Plan establishes the permitted uses for the site as well as the development standards and design guidelines. The project plans comply with the requirements of the specific plan. The permitted uses for the project site include office, research and development, related manufacturing, processing and storage facilities which are an essential component of principal permitted office, research and development uses. The uses proposed for the site are within the list of permitted uses. The development standards of the specific plan have also been complied with as demonstrated in the following table: STANDARD Building Height Building Coverage Parking Standards Employee Eating Areas Service/Loading Areas Trash Enclosures Building and Landscape Setbacks Parking Areas Design Guidelines REOUIRED - 35 ft.; allowed height protrusions to 45 ft. 50 % if all surface parking 324 spaces (lot 9) 364 spaces (lot 10) 5,040 sq. ft. required (lot 9) 6,000 sq. ft. required (lot 10) Architecturally detailed and screened 6 fi. high masonry wall with gates. Color and/or materials similar to the proiect Armada Drive - 30 ft. Interior side yards - 10 feet Fleet Street - 20 feet LEGO Drive - 35 feet Locate away from Armada Drive when feasible. Also screen with berms and landscaping where sight distance standards permit. PROPOSED 35 feet and less; height protrusions to 42 ft. 6 inches 16.6 Yo (lot 9) & 19.86 Yo (lot 10) 326 spaces (lot 9) 366 spaces (lot 10) 5,040 sq. ft. provided (lot 9) 6,000 sq. ft. provided (lot 10) Screened by building, screen walls and landscaping 6 ft. high masonry wall with gates. Color and materials to match the proiect. Armada Drive - 30 ft. Interior side yards - 10 ft. Fleet Street - 20 ft. LEGO Drive 35 feet Majority of the parking is located behind the building away from Armada Drive. Berms are proposed where there is no conflict with sight distance standards. Landscape screening also proposed. The specific plan also contains design guidelines applicable to the project site. The guidelines address building orientation, building form and massing, architectural character, building - - SDP 97-14/CDP 97-31 CA,.LSBAD RANCH LOTS 9 AND 10 January 2 1,1998 materials, and roofs. The project design complies with the design guidelines of the specific plan as demonstrated in the following table: STANDARD Building Orientation Building Form and Massing Architectural Character Building Materials REQUIRED Parallel with Armada Drive Articulated by changes in height and vertical planes to reduce the appearance of bulk. The use of features such as balconies, arcades, window and entry recesses are encouraged to provide visual interest and detail. Building design shall incorporate or be generally compatible with a Mediterranean vocabulary. Building materials shall incorporate or be generally compatible with a Mediterranean architectural vocabulary. Stucco with accent materials such as tile, natural stone, or other compatible natural building materials shall be preferred. Substantial use of mirrored, reflective or darkly tinted glass should be avoided to prevent the appearance of glass curtain walls. PROPOSED Parallel with Armada Drive where lot has street frontage The building height is varied to reduce the appearance of bulk and vertical planes are broken by numerous changes in the footprint of the structures resulting in separation between building planes. The project design includes balconies, as well as window and entry recesses as an integral part of the architectural style of the building. The proposed building design is compatible with a Mediterranean vocabulary. All exterior surfaces will be textured and accent tile has been included on the exterior elevations. Proposed building materials are compatible with a Mediterranean architectural vocabulary. The building surface will be textured and utilize accent tile in selected locations. Windows are proposed to be lightly tinted to meet energy conservation requirements and are separated by the main building surfaces in addition to being limited in area to prevent the appearance of glass curtain walls. SDP 97-14ICDP 97-3 1 CAILSBAD RANCH LOTS 9 AND 10 January21, 1998 Roofs For large buildings, flat roofs Parapet treatment is proposed with appropriate parapet and the roof plane is broken in treatment to provide relief may height or form every 75 to 100 be acceptable. Roof planes feet. should be broken in height or form every 75 to 100 feet. D. SITE DEVELOPMENT PLAN FINDINGS REOUIRED BY THE 0-OVERLAY ZONE The Qualified Development Overlay Zone (Q-Overlay) which is a part of the zoning designation for the property requires that a site development plan be approved for the proposed use prior to the issuance of any building permit. Four findings are required by the Q-Overlay Zone. The required findings with justification for each are contained in the Planning Commission resolution for the project. This section summarizes the necessary findings and support for each. The requested use is properly related to the site, surroundings and environmental settings as the project design complies with the requirements of the Carlsbad Ranch Specific Plan as demonstrated in section "C" of this report. All required building and landscape setbacks have been incorporated into the project design. The site is also adequate in size and shape to accommodate the use as all applicable code requirements have been met including the parking requirement. Eleven percent of the parking area on lot 9 and 10 percent on lot 10 will be landscaped, while only 3 percent is required. Twenty-nine percent of the area of lot 9 and 20 percent of lot 10 will be landscaped. Building coverage is proposed at 16.6 and 19.85 percent for lots 9 and 10 respectively. All features necessary to adjust the use to existing and permitted future uses will be provided. Screen walls, berming and landscaping are proposed to screen the loading areas. Building placement as well as berming and landscaping has been designed to screen parking areas except where precluded by sight distance requirements. Adequate vehicle circulation has been provided to accommodate truck turning movements. Access to the site will be provided by driveways onto Fleet Street. The planned street system is adequate to handle all traffic generated by the use. The proposed use is consistent with the use analyzed in the circulation analysis prepared for Program EIR 94-01 for the Carlsbad Ranch Specific Plan. E. COMPREHENSIVE LAND USE PLAN FOR McCLELLAN - PALOMAR AIRPORT The project site is located within the Airport Influence Area for McClellan - Palomar Airport. The site is outside the 60 CNEL noise contour for Palomar Airport. The property is approximately 7,500 feet west of the airport. The airport land use plan identifies the use as being compatible with the noise levels for the site. The project was sent to SANDAG staff and the Airport Manager for review and found to be in conformance with the airport land use plan. c h SDP 97-14lCDP 97-3 1 CA. ASBAD RANCH LOTS 9 AND 10 January 21,1998 City Administration Library Wastewater Treatment Capacity Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water Distribution System Page 8 STANDARDS NIA Yes NIA Yes 96 EDU Yes $.40/sq. ft. Yes Basin B Yes 2960 ADT ,Yes Station 4 Yes NIA Yes Payment of non-residential Yes school fee at bldg. permit issuance 96 EDU Yes 96 EDU Yes F. MELLO I1 SEGMENT OF THE LOCAL COASTAL PROGRAM As designed the project is consistent with the relevant policies of the Mello I1 Segment of the Local Coastal Program, the Carlsbad Ranch Specific Plan which serves as partial implementation for the Mello I1 Segment for the project site, and the Coastal Resource Protection Overlay Zone (Zoning Ordinance Section 21.203). The project site has been graded pursuant to the Carlsbad Ranch Master Tentative Map. No steep slopes or native vegetation exist on-site. The project will not have drainage impacts on coastal resources as the design includes the use of a drainage water filter system. The agricultural conversion mitigation fee is required to be paid prior to the issuance of building permits. G. GROWTH MANAGEMENT ORDINANCE (LFMP - ZONE 13) The proposed project is located within Local Facilities Management Zone 13 in the northwest quadrant. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized as follows: 1 FACILITY I IMPACTS I COMPLIANCE WITH I V. ENVIRONMENTAL REVIEW The proposed project was analyzed in the Program Environmental Impact Report (EIR 94-01) certified for the Carlsbad Ranch Specific Plan Amendment and related applications on January 9, 1996, by the City Council. A Statement of Overriding Consideration was adopted for cumulative impacts to air quality, agriculture, and traffic which cannot be fully mitigated. The cumulative impacts are regional in nature and occur in areas outside the jurisdiction of the City. Mitigation measures required for the grading plan and final map for Master Tentative Map CT 94-09 have been applied. Mitigation measures incorporated into this site development plan include adequate on-site circulation to reduce vehicle queuing, bicycle parking facilities, showers for bicycling SDP 97-1 4/CDP 97-3 1 CAIASBAD RANCH LOTS 9 AND 10 January 21,1998 Page 9 employees’ use, pedestrian connections to the site, use of reclaimed water for landscape watering, and preparation of a solid waste management plan for City review and approval and implementation of that plan. As a result, the environmental analysis for the site development plan included an Initial Study (Environmental Impact Assessment Form - Part 11) focusing on any changes from approved plans and the project contemplated in the EIR to what is proposed with this site development plan. No additional significant adverse impacts were identified in the initial study for the project, therefore, no further environmental review is required. A Notice of Prior Compliance was prepared for the project and published in the North County Times Newspaper. A Notice of Determination will be filed upon the final action being taken on the project. ATTACHMENTS: 1. 2. 3. 4. 5. 6. 7. 8. 9. DN:mh Planning Commission Resolution No. 4222 Planning Commission Resolution No. 4223 Location Map Background Data Sheet Local Facilities Impact Assessment Form Disclosure Form Prior Environmental Compliance Environmental Impact Assessment Form - Part I1 Exhibits “A” - “L”, dated January 21, 1998. - h BACKGROUND DATA SHEET CASE NO: SDP 97-14/CDP 97-3 1 CASE NAME: Carlsbad Ranch Lots 9 & 10 APPLICANT: Koll Real Estate Group REQUEST AND LOCATION: Four two-story buildings containing a total of 184.000 sauare feet for office, research and develor,ment, and warehouse use on two lots totaling 1 1.55 acres on the east side of Fleet Street between Armada Drive and LEG0 Drive. LEGAL DESCRIPTION: Lots 9 and 10 of Carlsbad Tract No. 94-09, Carlsbad Ranch Units 2 and 3 Der mar, no. 13408, filed April 1. 1997. in the Office of the County Recorder, as file no. 1997-147754, in the Citv of Carlsbad, Countv of San Diego, State of California. APN: 21 1-100-01 & 02 Acres: 11.55 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Land Use Designation: OPI (OfficePlanned Industrial) Density Allowed: N/A Existing Zone: 0-OR-M-0 Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning Requirements) Zoning Land Use Density Proposed: N/A Proposed Zone: N/A Site 0-QP-M-Q Vacant North 0-QP-M-Q & 0-S G.I.A. facility & future South 0-QP-M-Q Vacant Eat 0-S & C-T-Q Future golf course area & West 0-QP-M-Q Future NAI Facility golf course area LEGOLAND PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 96 Public Facilities Fee Agreement, dated: July 30, 1997 ENVIRONMENTAL IMPACT ASSESSMENT 0 Negative Declaration, issued 0 Certified Environmental Impact Report, dated Other, Prior Comdiance with EIR 94-01 certified January 9. 1996 h A 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: Carlsbad Ranch Lots 9 & 10 - SDP 97- 14lCDP 97-3 1 LOCAL FACILITY MANAGEMENT ZONE: 13 GENERAL PLAN: OPI DEVELOPERS NAME: Koll Real Estate Group ADDRESS: 4275 Executive Sauare, Suite 240. San Diego, CA 92037 ZONING: 0-OP-M-O PHONE NO.: 619-625-31 19 ASSESSOR'S PARCEL NO.: 21 1-100-01 & 02 QUANTITY OF LAND USEDEVELOPMENT (AC., SQ. FT., DU): 1 1.55 AC., 184.000 sa. ft. ESTIMATED COMPLETION DATE: A. B. C. D. E. F. G. H. I. J. K. L. City Administrative Facilities: Library: Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Demand in Square Footage = Demand in Square Footage = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADTs = (Identify Trip Distribution on site plan) Fire: Open Space: Acreage Provided = Schools: (Demands to be determined by staff) Sewer: Demands in EDUs Served by Fire Station No. = Identify Sub Basin = (Identi@ trunk line(s) impacted on site plan) Water: Demand in GPD = NIA NIA 96 EDU $.40/sa. ft. B 2960 4 NIA Non-res. school fee 96 21.120 The project is not proposing any dwelling units thereby not impacting the Growth Management Dwelling unit allowance. h 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: 1. 2.. 3. 4. APPLICANT List the names and addresses of all persons having a financial interest in the application. Richard Ortwein 4343 Von Karman Ave. Newport Beach, C James Watson 4343 Von Karman Ave. Newport Beach, ( Charles Abdi 4275 Executive Sq. #240 La Jolla, CA Anthony Badeaux 4275 Executive Sq. #240 La Jolla, CA OWNER List the names and addresses of all persons having any ownership interest in the property involved. Paul Ecke, Jr. 5600 Avenida Encinas #lo0 Carlsbad, CI Paul Ecke, I11 5600 Avenida Encinas #lo0 Carlsbad, CP Lizbeth A. Ecke 5600 Avenida Encinas #lo0 Carlsbad, CI Sara Ecke Mav 5600 Avenida Encinas #lo0 Carlsbad, C: If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. Richard Ortwein 4343 Von Karman Ave. Newport Beach, C? James Watson 4343 Von Karman Ave. Newport Beach, Ci Charles Abdi 4275 Executive Sq. t240 La Jolla, CA If any person identified pursuant to (1) or 12) above .is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. 2075 Las Palrnas Dr. - Carlsbad. CA 92009-1576 - (619) 438-1161 - FAX (619) 438-0894 @ A 5. Have you had mt than $250 worth of business trank-aed with any member of City staff, Boards, Commissions, Committees andlor Council within the past twelve (1 2) months? 0 Yes 6;;;1 NO If yes, please indicate personls): Person is defined as ‘Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit.” NOTE: Attach additional sheets if necessary. Disclosure Statement 10/96 Page 2 of 2