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HomeMy WebLinkAbout1989-02-01; Planning Commission; ; SDP 86-11A|HDP 88-11|SUP 88-01|CUP/PCD/GPC 87-09|CUP 88-14|CUP 88-15|ZC 88-01|LCPA 88-02|LFMP 06A - VON DER AHE-·- A~~LICATION COMPLETE DATE: January 10, 1989 STAFF REPORI DATE: · FEBRUARY 1, 1989 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: SOP 86-ll(Al/HDP 88-11/SUP 88-1/CUP/PCD/GPC 87-9/CUP 88-14/ CUP 88-15/ZC 88-1/LCPA 88-2/LFMP 6CA) VONDERAHE -Request approval of various related actions to develop an approximately 27 acre commercial/ governmental center at the northwest corner of El Camino Real and Alga Road within Local Facilities Management Zone 6. I. RECQlttENDATION That the Planning Commission ADOPT Resolution No.2811 recommending APPROVAL of the Mitigated Negative Declaration (SCH #88090722) issued by the Planning Director and ADOPT Resolution Nos. 2812, 2813, 2814, 2815, 2816, and 2817 APPROVING SOP 86-ll(A), HOP 88-11, SUP 88-1, CUP/PCD/GPC 87-9, CUP 88-14, and CUP 88-15, and ADOPT Resolution Nos. 2818, 2819, 2820 recommending APPROVAL of ZC 88-1, LCPA 88-2, and LFMP 6(A). II. BACKGROUND ANO PROJECT DESCRIPTION The proposed project is bounded by El Cami no Rea 1, A 1 ga Road, a proposed residential subdivision, and the future westward extension of Dove Lane. As shown on Exhibit "L" the southern portion of the site was graded in the early 1980's to accommodate two previously approved projects. The project to the west {CT 82-23) was a 7.3 acre condominium development of 60 dwellings. This project has an approved final map which will be superceded by the approval of this project. The project to the east was an expired Site Development Plan (SOP 82- 4) for a 9.5 acre commercial center. The northern third of the site is covered with partially disturb~d natural land. The site plan for the project proposes two interconnected levels. The lower 1 eve 1, at the southeastern end of the site, is large 1 y reta i1 . As shown and itemized on Exhibit "A", this level includes a 46,800 square foot major grocery store, a 10,000 square foot store, a 8,000 square foot building pad for a restaurant, and groups of smaller retail space totalling 26,950 square feet. This area also includes a recycling facility, an outdoor plaza and a pad for a 22,000 square foot South Carlsbad Post Office. The upper level at the northwestern end of the site is oriented to cultural, entertainment and service uses. This level's dominate features are the City's proposed 58,000 square foot South Carlsbad Library, a 4-5 screen/1,500 seat 22,800 square foot theater, and an outdoor plaza with seating and landscaping for informal cultural events. As listed on Exhibit "A", these uses will also include 13,950 square feet of restaurant/retail office use; and a 4,000 square foot maximum building pad for a potential drive-thru restaurant is provided at the northeasterly edge of the upper level. A tentative parcel map through the VONDERAHE FEBRUARY I, 1989 PAGE 2 Engineering Department, would be processed for the site if the Site Development Plan is approved. The parcel map would create 4 parcels, 1 for the commercial center, I for the post office, 1 for the 1 ibrary and 1 for the detention/desiltation basin north of Dove Lane. As shown on Exhibits "A", "B", "C" and "D", the two levels are connected by a loop driveway which provides auto access between the project's entry points on Alga Road and Dove Lane. A system of plazas, arched arcades, pedestrian paths and landscaped arbors provides pedestrian circulation along and between all the site's buildings. This system is shown on Exhibits "B", "C", "J" and "K". The central plaza also connects the two levels with an elevator and a landscaped stairway. The architecture and landscape styles are classical Mediterranean as shown on Exhibits "B" and "D" -"K". III. ANALYSIS The proposed project involves several land use actions. Consequently, the following analysis and discussion is divided into groups of actions for clarity. A. Site Development Plan -SOP 86-ll(A) -Hillside Development Permit -HOP 88-11 -Special Use Permit -SUP 88-1 8. -Conditional Use Permit/Planning Commission Determination/General Plan Consistency for the south Carlsbad Library - CUP/PCO/GPC 87-9 -Conditional Use Permit for the proposed recycling collection facilities -tUP 88-14. -Conditional Use Permit for the South Carlsbad Branch Post Office - CUP 88-15 C. -Zone Change ZC 88-1/Local Coastal Program Amendment LCPA 88-2 Local Facilities Management Plan 6 Boundary Amendment -LFMP 6(A) -Local Facilities Management Plan compliance D. -Certification of the Mitigated Negative Declaration of the projects potential environmental impact. Issues: A. Site Development Plan SOP 86-ll(Al: 1. Is the site plan environmentally sensitive, orderly, and attractive, and compatible with existing and future surrounding land use? -2. Is the Site Plan consistent with Carlsbad's Local Coastal Program? •. - VONDERAHE FEBRUARY 1, 1989 PAGE 3 B. C. Hillside Development Permit HOP 88-11: 1. Have hillside conditions been adequately identified and incorporated into the site plan? 2. Does the site plan implement the hillside development and design standards? Special Use Permit SUP 88-1: 1. Does the project enhance the scenic qualities of the El Camino Real corridor consistent with the corridor's development standards? 2. Does the project protect scenic views and traffic safety along El Camino Real? Conditional Use Permits CUP/PCD/GPC 87-9/CUP 88-14/CUP 88-15: 1. For each of the project's three conditional uses are the following true? (a) (b) (c) (d) That the conditional use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the Genera 1 Pl an, and is not detrimental to existing or proposed uses in the site plan and zoning category; That the site plan is adequate in size and shape to accommodate the use; That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the conditional use to the site plan and permitted feature uses in the neighborhood are provided and maintained; That the street system serving the conditional use is adequate to properly handle all traffic generated by the conditional use. Zone Change zc 88-1: 1. Does the Zone Change imp 1 ement the Genera 1 Pl an and Loe al Coastal Program? VONDERAHE FEBRUARY 1, 1989 PAGE 4 Local Facilities Management Plan 6 Boundary Amendment LFMP 6{A}: D. DISCUSSION A. 1. Does the boundary amendment implement the City's Growth Management Program including Chapter 21.90 of Carlsbad's Municipal Code? 2. Is the amendment consistent with the adopted Loca 1 Facilities Management Plan for Zone 6? Local Coastal Program Amendment LCPA 88-2: 1. Is the amendment consistent with the California Coastal Act and the overall intent of Carlsbad's Local Coastal Program? Certification of Negative Declaration: I. Have the potential environmental impacts of the proposed project been identifled and mitigated to a level of insignificance? Site Development Plan The site plan provides sensitivity to the natural environment through several means. First is the topographically sensitive westward alignment of Dove Lane. This alignment works with the surrounding topography to avoid extensive grading. Second, the project replaces pockets of natural vegetation on the northern portion of ·the site with up to a 60 foot wide slope of naturalized and fire retardant vegetation. This slope is the site's west boundary and provides a significant land use buffer for residential uses to the west. Lastly, the project also retains what is left of the site's general landform. This is done by terracing the site down from high points at the northwest portion of the site to low points at the southeast portion of the site. As described earlier, this is done by creating two levels on the site. The theater, buildings C, D, and E and the central plaza are at the boundary between the two levels. As shown on Exhibits "A", "E", "F", "K", and "P", Buildings C, D and E are two stories. The upper story is at the ground level of the upper site level and the lower story is at the ground level of the lower level. The central plaza provides stairs and an elevator which connects these two levels. Nearly all the buildings within the site are below the elevation of El Camino Real thus affording views across the site consistent with Carlsbad's Local Coastal Program. Extensive landscaping enhances this view. As shown on Exhibits "Q" -"W" the site's signage program is subdued. The dimensions and area of signage are well within the requirements of Carlsbad's sign ordinance and Local Coastal Program. VONDERAHE FEBRUARY 1, 1989 PAGE 5 As stated earlier, the project provides a significant buffer on the west. On the site's north, east, and south sides, streets, grade changes, landscaping and building setbacks buffer existing and future residential uses. In addition to these onsite buffers, off-site landscaping is being provided opposite the access points on both Alga Road and Dove Lane as shown on Exhibit "B". In addition, the amount and illumination of signage on the periphery of the site has been reduced to minimize glare. This is shown on Exhibits "Q" -"W" and made a condition of approval. The internal workings of the site plan have been reviewed. As shown on Exhibit "C", the site plan adequately provides for delivery and trash removal vehicles, passenger vehicles, public transit, bicycles and pedestrians. The three plazas located in front of the library and in the southeast central portions of the site along with the covered arcades, detailed on Exhibits "C", "J" and "K", provide an attractive pedestrian setting. Hillside Development Permit Hillside conditions exist on the northern 1/3 of the site. These conditions are identified on Exhibit "L". Much of the site's steep slopes consist of small isolated ravines. As stated earlier, the project generally retains what is left of the site's natural land form from previous grading. The project uses a significantly stepped foundation in buildings C, D, E and the theater to fit the development into the hillside. Except for the crib wall at the site's western edge all manufactured vertical grade changes in the form of crib or retaining walls are small scale and screened from public view. A detailed landscaping program is provided on Exhibits"B" and "O" to screen crib walls. The volume of grading on the site is 5,250 cubic yards per graded acre which is considered acceptable according to hillside standards. No cut or fill slope is greater than 30 feet in height. All structures are located and designed to fit into the site's hillside condition. Profiles of the site plan are provided on Exhibits "M" and "O". The only area that could fall into a gray area of interpretation with the Hillside Ordinance is the undulating 2:1 slope and crib wall structure at the site's western edge. This structure as shown on Exhibits "A", "B", "M", "O" and "P" reaches a maximum height of approximately 30 feet of which 15 feet is 2:1 slope and 15 feet is crib wall. The Hillside Ordinance allows greater than 30' slope structures for nonresidential development if written and graphic exhibits justify such modification to the decision making body. The Hillside Ordinance discourages steep grade changes. The crib wall is needed to provide the largest and flattest site for the proposed South Carlsbad Post Office and City Library. This allows maximum design flexibility for these civic buildings. The final site and building designs for the Post Office and City's Library could reduce or eliminate the crib wall. This could be done by using retaining walls as a part of these building walls, terraced building foundations and/or reconfiguration of the parking lots. The Site Development Plan, library and post office Conditional Use Permits have been conditioned to encourage this type of hillside design. However, until these designs are finalized the slope/crib wall structure VONDERAHE FEBRUARY 1, 1989 PAGE 6 provides maximum usability of the site. Again, Exhibits "B" and "O" detail how the crib wall would be landscaped to help reduce the hillside impact. Special Use Permit The project is within Area 5 of the El Camino Real Corridor. A Special Use Permit is needed to assure compliance with the corridor's development standards. The applicable standards refer to design theme, signage, grading, setbacks, street furniture and roof equipment. The standards call for a design theme of "Old California/Hispanic". As shown on Exhibits "D" -"K", the project provides this. Signage is limited to 7 foot by 12 foot stucco monument signs. Exhibits "Q" - "W", the sign program, shows a 11 s i gnage. The monument signs use a new fiberglass material which weathers better and cannot be distinguished from wood, masonary or ceramic tile. Staff believes the standards are maintained even though actual wood materials are not used. The standards of the El Camino Real Corridor limit grading to 10 feet above or below existing grades, unless the Planning Director and City Engineer both determine a deviation is warranted. Grading in excess of 10 feet from existing grade occurs at several locations on the site as shown on Exhibit "A". Both the Planning Director and City Engineer have found that the deviation from this standard is necessary because, 1) the existing grading and irregular topography make the standard infeasible; 2) both the scenic qualities of corridor and the intent of the scenic presentation overlay zone are maintained by the project design; and 3) traffic safety has been improved by providing efficient roadway and driveway grades. The corridor's applicable building setback requirements are 30 feet from the right-of-way of El Camino Real for buildings at grade and 45 feet for buildings downslope of El Camino Real. In addition, no 6 foot or higher walls, or parking areas are allowed within 25 feet of the right-of-way. The setback area is to be heavily landscaped. As shown on Exhibit "B", these setback standards are met. The last two applicable corridor standards concern street furniture and roof equipment screening. The street furniture standards call for wrought iron and wood materials. The project has been conditioned to provide these materials, masonry, or fiberglass replicas of wood and wrought iron; for all street furniture on the site. Locations and some examples of street furniture is shown on Exhibits "C" -"K". As shown on Exhibit "H" all rooftop equipment shall be screened from view, unless an onsite visual analysis indicates screening is not needed to hide rooftop equipment from all views. VONDERAHE FEBRUARY 1, 1989 PAGE 7 B. Conditional Uses The project includes three conditional uses -The South Carlsbad Post Office, City library, and a recycling facility. Staff believes the justification for these facilities can be made. All three uses are necessary and desirable add it ions to the community. The post office wi 11 provide complete postal services for an area without such facilities. The library, which will be the City's main library, upgrades library facilities for South Carlsbad. The new South Carlsbad library al so implements the City's General Plan and Growth Management Program by providing public facilities concurrent or in advance of need to meet the City's performance stand~rds. State law and Carlsbad's zoning ordinance requires a recycling facility at the center. The proposed facility will more than meet this requirement. The sites for all three facilities have been designed to accommodate their use. The library site was designed to have a dominate visual presence from Dove lane_ and strong relationship with the cultural/entertainment uses of this center. The amount and location of available library parking exceeds City standards. The Post Office was designed· to accommodate drop-off mail service and to effectively screen the vehicle service and mail truck parking areas. The recycling facility also provides drop-off service and aesthetically screens the storage bins. The project's site plan and all the conditional uses provide a sensitivity to surrounding residential land uses. The library, post office, and recycling facility are separated by elevation changes, landscaping, roadways and parking area. The recycling facility is also screened by building B. Traffic that would be generated from the conditional uses has been analyzed in the traffic report for the entire project. The project includes traffic mitigation which is consistent with the City's Circulation Element, local Facilities Management Plan for Zone 6, and meets the City's circulation performance standards. C. Zone Change and Local Coastal Program Amendment The proposed zone change and local Coas ta 1 Program Amendment is shown on Attachments 8 and 9. There are two components of this change. The first is a minor boundary adjustment between commercial and residential land uses. This adjustment reflects the project's separation between the commercial center and the post office and library sites. The net acreage change in commercial and residential zoning is negligible due to this adjustment. VONDERAHE FEBRUARY 1, 1989 PAGE 8 The second component is the zoning change for the western portion of the site. This is'the area of the City library and Post Office. The change is from R-D- M, Residential Density-Multiple, to RP-Q, Residential/Professional with a Qualified overlay. This change is for the provision of a semi-residential land use buffer between the commercial center and the surrounding residential areas. This is of particular concern since the proposed RP-Q area has no significant topographic or circulation separation from -the commercial center. This Zone Change is consistent with both Carlsbad's General Plan and local Coastal Program Land Use Plan which designate the area RD-M (Medium Density Residential). RP- Q zoning is consistent with this RM land use designation. Local Facilities Management Plan 6 Boundary Amendment This very minor boundary amendment would add a small 3.03 acre area of RM Reside·ntial Medium designated land use to Zone 6. As shown in Attachment 10, this area is at the project's extreme northwest corner, and is a part of.the City library site. This boundary adjustment is consistent with the Growth Management Program by utilizing roadways, in this case Dove Lane, as general Local Facilities Management Zone delineators. The theoretical potential public· facility demand of this minor boundary adjustment which is shown in attachment 10 will be addressed in the yearly monitoring report for Local Facilities Management Plan 6. The actual public facilities demand for this entire project is itemized on Attachment 14. Local Facilities Management Plan Compliance The project's public facility impacts are summarized on attachment 14. As proposed and conditioned, the project complies with the Local Facilities Management Plan for Zone 6. Exhibit "X" shows how the project will improve adjacent circulation facilities. D. Environmental The project as proposed and conditioned presents no unmitigated impacts. As shown on Exhibit "L", approximately 2/3 of the 27 acre site has been previously graded under prior City and Coastal Commission approvals. The remaining 1/3 of the site is a partially disturbed natural area. A biological, archeological and paleontological analysis was submitted for this area. The analysis indicated the potential for disturbance to archeological and paleontological resources. The analysis submitted mitigation measures to reduce this potential impact to a level of insignificance. These measures are incorporated into the Negative Declaration. VONDERAHE FEBRUARY 1, 1989 PAGE 9 The biological analysis indicated the presence of a disturbed inland sage scrub habitat. This habitat although contributing to the biotic diversity of the area has no unique or sensitive status. There are policies within the Mello II segment of Carlsbad's local Coastal Program which seek to preserve Coastal Sage Scrub habitats on steep slopes of 25% or greater. Some of the inland sage scrub habitat is located on some intermittent segments of these steep slopes. These areas are shown on Exhibit "l". Preservation of these small relatively isolated steep slope segments would do little to effectively achieve the local Coastal Program's goal of preserving quality steep slope habitats. As indicated in the biological analysis the site contains a dryer inland sage scrub habitat .not the more lush, moist, and biologically diverse coastal sage scrub habitat. As such, the environmental impacts to Carlsbad's Coastal Program appear negligible. This is supported by both Carlsbad's and the Coastal Comission's approval of development on the southern portion of the site which contained similar biology and topography. However, to provide a biologically enhanced site plan, the project is conditioned to provide a "naturalized" landscape palette along the contiguous slope at the site's western edge. This slope is to be landscaped· with a "naturalized" vegetative palette. This landscaped slope will provide a contiguous habitat for wildlife and a mix of plant materials which will provide: I) slope stabilization and erosion control, 2) a portion of the native landscape in an urban setting, and 3) an aesthetically pleasing and fire retardant buffer between the project and residential areas to the west. Additionally, a detention/ desiltation basin is provided north of Dove lane to control erosion. A traffic study was also prepared for the project. That indicated mitigation to reduce project impacts to an insignificant level and assure Carlsbad's adopted performance standards are maintained. The project is conditioned to provide that mitigation. In addition to the above discussed mitigation; conditions have been placed on the project which reduce potential impacts to: I) public facilities, 2) downstream water quality, and 3) views from surrounding residential areas to a -level of insignificance. The applicant has agreed to implement this mitigation in the Negative Declaration. Since the project is located in the Coastal Zone and a Coastal Development Permit is needed, the Negative Declaration, project description and environmental studies, were submitted to the State Clearinghouse for a 30 day review and comment period (SCH #880907). Two comments where received. Coments were fully incorporated into the Site Development Plan's conditions of approval and mitigated Negative Declaration approval. In summary, staff recommends approval of the projects as conditioned. VONDERAHE FEBRUARY 1, 1989 PAGE 10 Attachments 1. Planning Convnission. Resolution No. 2811 (.Neg Dec) 2. Planning Commission Resolution No. 2812 (SOP 86-11) 3. Planning Commission Resolution No. 2813 (HOP 88-11} 4. Planning Comission Resolution No. 2814 (SUP 88-1) 5. Planning Commission Resolution No. 2815 (CUP/PCD/GPC 87-9) 6. Planning Commission Resolution No. 2816 (CUP 88-14) 7. Planning Comission Resolution No. 2817 (CUP 88-15) 8. Planning Comission Resolution No. 2818 (ZC 88-1) 9. Planning Commission Resolution No. 2819 (LCPA 88-2) 10. Planning Commission Resolution No. 2820 (LFMP 6(A)) 11. Location Map · 12. Background Data Sheet 13. Disclosure Form 14. Local Facilities Impact Assessment Form 15. Environmental An~lysis (previously distributed) A. July 18, 1988 letter from RBR & Associates B. July 1988 addendum to RBR l Associates biological survey C. December 1, 1987 biological survey by RBR & Associates D. June 1988 cultural resource assessment by Sanchez Talarico Associates E. February 15, 1988 traffic impact and parking study by Linscott, Law & Greenspan Engineers 16. Exhibits "A" -"Y", dated February 1, 1989 November 3, 1988 LBS:af (RL"A) t City of Carlsbad LOCATION MAP co. (RM) R-1 (RMHl VONDERAHE RD-M-Q (RMH) "' ~, ll I I: ... % I --o ALGA RD SDP 88-11(A) SUP 88-1 CUP/PCD/GPC 87-9 CUP 88-14 CUP 88-US HDP88-11 zc 88-1 LFMP 8(A) LCPA 88-2 CASB NO: APPLICAll'l': BACKGROtJJID DATA IIIIT SDP 86-llfAl carlsbad Retail Associates RBQUBST UD LOCATiow: A commercial/government center which includes 12J.4QQ sguare teat of commercial/office uses. a 1.soo square foot movie theater. a sa.ooo square foot city Library. and a 22.000 square foot Branch Post Office. LBGAL DBSCRIPTIOW: Lot 1 of Carlsbad tract no, 82-23 in the City of Carlsbad county of San Diego. city of California according to the map thereof number 11002 filed in the office of the county Recorder of said county and a parcel of land being a portion of record of survey number 9900. county of san Diego. city of California tiled in the office of the county Recorder of said county together with those portions or the west half of the northeast corridor of seciton 26. township 12 ·south. range 4 west. san Bernadine Meridian in the county of San Diego, city of California according to the official platt thereof. APN: 215-050-61, 63-64 Acres_2-7 _____ Propoaed Wo. of Lots/Onits__..4_l~o~tss _____ _ GBDRAL PLAJf AND ZONING Land Use Designation C -community/Commercial & RM Residential Medium Density Allowed -=N-/=A'-------Density Proposed -..N-/=A ____ _ Existing Zone c-2-O, RD-M. L-C Surrounding Zoning and Land Use: Site North South East West Zoning C-2-0, RO-M & L-C L-C RO-M c-1-0 L-C Proposed Zone c-2-O & RP-Q. RD-M Land Use Graded & undisturbed vacant land Undisturbed vacant land Residential & Graded vacant land Neigh. commercial center Undisturbed vacant land PUBLIC PACILITIBS school District Carlsbad water Carlsbad Sewer -=C=a=r=l=s=b=a=d ___ _ EDU's ___ Public Facilities Fee Agreement, Date --:::aJ~uwn~e=-=2=0~,~1=9~8-8 __ _ ENVIRONMENTAL IMPACT ASSESSMENT x Negative declaration, issued September 9, 1988 -SCH #88090722 E.I.R. Certified, dated ___________ _ Other, DISCLOSORB PORN APPLICANl': ca·rlsbad Retail Associates (Partnership) Naml (individual, partnership, joint venture, corporation, syndication) · 1601 Dove Street, Suite 242, Newport Beach, CA 92660 auslness Address (714)752-6628 Telephone N\.Jtlber Business Address Telephone Ni.nber Johnson Wax Development Corporation n/a Name <iiidlviduai, partner, joint -----ea:-ne--m~--r_es_s ____ _ venture, corporation, syndication) 3150 Bristol street, Ste. 250, Costa Mesa, CA 92626 Business h3dress (714)556-7300 Telephone Nlltlber Fred T. Von der Ahe Name n/a Telephone Nllri:ler 727 Promontory Drive West Newport Beach, CA 92660 Hane Address i601 Dove Street, Ste. 242, Newport Beach, CA 92660 Business Address (714) 752-6628 Telephone Nl.lnber (714)673-6598 Telephone Number (Attach nr>re sheets if necessary) The applicant 1• required to apply for Coastal Coaaission Approva1 if located in tbe co-tal lone. I/We declare under penalty of perjury that the information contained in this disclosure is true and correct and that it will remain true and correct and may be relied upon as being true and correct l.Zltil anen::ied. See Attached APPLICANr BY Agent, owner, Partner \ I CARLSBAD RETAIL ASSOCIATES, a California Joint Venture By: JDCR Limited Partnership, a Wisconsin Limited Partnership By: Johnson wax Development Corporation of California, its sole General Partner ~ By: ,.. ./ / (__ [ l I ( l. (_ '-(, ( ( ( By: F. T. Von der Ahe Company, a Sole Proprietorship CARLSBAD (CRASigPgJ 08/13/87 Vice President Iomr. DCII;JTIBS JlE ''* z± it DI' 1'RI (To be sutllittad with Dllvelq:wut AA:,licatia,) I=RlJIX!1' IEDrlT1Y AND· DtaC1' AS.9SSMENr: FIU: IWtB AND R>.: UQL ncIL1'1Y MNQGEMDl1' Zeta:: _L_GDDAL PIAN: Ca RM 1,QfDa:;: C2-Q, RP-Q IEVEIDPER'S !GM!: Carlsbad Retail Associates c/o Johnson Wax Development Corporation AD..IUSS: 3150 Bristol Street. Suite 250 1 Costa Mesa. California 92660 HDm !I).: {714) 556-7300 WEs«lt'S p&p("ll"l'.ll). 215-050-60.61,63,64 &.65 gM1'l'lY OF I.AND ~IMEN!' (l,C. , SQ. Fr. , Il1) : 28. 5 7 acres !S'l'DfA1'ED CXJIPI&TIQf r:wiz: Retail -1990; Library/Post Office -1991 A. City Administrativa Faciliti•; o..nS in S(JlBZ9 Fc0taga • N/A B. Library; . 0lmand in Square Fcot:aga • ....:N-'-/.:.;.A __ c. wastewater Traatment capacity (calculate with J. sewer) o. Parks; Dmllnd in Acreage • ~/A E. Drainage; Demmxi in CFS • 11 9* Idllntity Drainage Basin • -....:D..:,:G ___ _ (Identity master plan faciliti• a, site plan) F. Ci.rallatia,; Damar1d in ADrs • 16.370** (Idantity Trip Diat:riDJtia, a, site plan) G. Fin; Served t,y Fire Statia, No. • ___ 2 _____ _ H. Aw.wage Provided 4 • 9 ac . I • Sc:baola: J. K. (Clllllnds to be deteJ:mina:t by staff) s.w.r; Omand in ID1s -__.l_.3,_0 __ Idantity SUb Basin -6A1 21B (Idllntity trunk line(s) bpc:t:ad a, site plan) W&tar; Dmlln! in GPD -84.000 • -See Attached Sheet ** -See Attached Sheet * -See drainage study by Rick Engineering 1ated October 7, 1988; net zero increase in storm discharge due to construction of on-site detention basin, •• -See traffic study by Linscott, Law & Greenspan dated February 15, 1988; ADT does not account for overlap trips/mixed use. Project increase over currently approved land use is 3,000 ADT. Mitigation included to achieve GMP LOS standards.