HomeMy WebLinkAboutCDP 2019-0028; MURRAY SUBDIVISION; Admin Decision LetterJuly 13, 2020
Dale J. Clark
BHA, Inc.
FILE
11\C{,11-e~ 0w Y/1yJ~u
Ccityof
Carlsbad
5115 Avenida Encinas Suite L
Carlsbad, CA 92008
SUBJECT:
Dear Mr. Clark,
CDP 2019-0028/MS 2019-0001 (DEV2019-0188)-MURRAY SUBDIVISION -Request for
approval of a Minor Coastal Development Permit and Minor Subdivision, application
numbers CDP 2019-0028/MS 2019-0001, to subdivide a 1.59-acre lot into three parcels
with one panhandle lot, each greater than 15,000 square feet in size with no concurrent
grading or development, located at 4269 Hillside Drive in the One-Family Residential (R-
1-15000) Zone and in Local Facilities Manage Zone 1. The City Planner has determined
that this project is exempt from the requirements of the California Environmental Quality
Act (CEQA) pursuant to Section 15315 "Minor Land Divisions" of the State CEQA
Guidelines and will not have any adverse significant impact on the environment.
It is the City Planner's determination that the project CDP 2019-0028/MS 2019-0001 -MURRAY
SUBDIVISION, is consistent with the city's applicable Coastal Development and Subdivision Regulations
(Carlsbad Municipal Code Chapters 21.201 -21.205 and 20.24) and with all other applicable city
ordinances and policies. The City Planner, therefore, APPROVES this request based upon the following:
Findings:
Coastal Development Permit, CDP 2019-0028
1. That the total cost of the proposed development is less than $60,000.
2. That the proposed development requires no discretionary approvals other than a Minor Coastal
Development Permit and Minor Subdivision.
3. That the development is in conformity with the public access and public recreation policies of Chapter
3 of the Coastal Act, in that no opportunities for coastal access are available from the subject site, nor
are public recreation areas required of the project.
4. The proposed development will have no adverse effect on coastal resources, in that the project ls not
located adjacent to the coastal shoreline or any bodies of water, and as conditioned, will not impact
or will fully mitigate any future impacts to native habitat areas on site.
Community Development Department
Planning Division J 1635 Faraday Avenue Carlsbad, CA 92008-7314 J 760-602-4600 J 760-602-8560 f I www.carlsbadca.gov
CDP 2019-0028/MS 2019-0001 (DEV2019-0188)-MURRAY SUBDIVISION
July 13, 2020
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5. That the proposed development is in conformance with the Mello II Segment of the Certified Local
Coastal Program and all applicable policies in that the site is designated for residential uses and the
project consists of only a minor subdivision of one lot into three parcels for future residential
development. The proposed subdivision is consistent with the surrounding residential lot sizes and
uses. The proposed project 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. The existing
boundaries of coastal sage scrub are to be protected within an open space easement delineated on
the tentative parcel map.
6. 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 proposes to subdivide a 1.59-acre lot into three
parcels with one panhandle lot, each greater than 15,000 square feet in size with no concurrent
grading or development.
7. That the request for a minor coastal development permit was adequately noticed at least ten (10)
working days before the date of this decision pursuant to Section 21.201.0S0(B) and (C) of the
Carlsbad Coastal Development Regulations.
Tentative Parcel Map, MS 2019-0001
· 8. That the proposed map and the proposed design and improvement of the subdivision as conditioned,
is consistent with and satisfies all requirements of the General Plan, any applicable specific plans,
Titles 20 and 21 of the Carlsbad Municipal Code and the State Subdivision Map Act, and will not cause
serious public health problems, in that the R-4, Residential 0-4 dwelling units per acre, General Plan
Land Use designation allows for single-family homes on individual lots. The parcels being created
satisfy all minimum requirements of Carlsbad Municipal Code Titles 20 and 21 regarding lot sizes
and configuration and have been designed to comply with all applicable city regulations.
9. That the proposed project is compatible with the surrounding future land uses since the adjacent
properties to the north, east, south and west are also designated for Residential at 0-4 dwelling
units per acre in .the General Plan, and the subject property is bordered by existing single-family
homes to the north, east, south and west. The three-lot subdivision will provide for one single-
family home per lot consistent with the R-1-15000 Zone.
10. That the site is physically suitable for the type and density of the development since the site is
adequate in size and shape to accommodate residential development at the density proposed, in that
the proposed subdivision creates lots that meet all development standards and design criteria
required by the R-1-15000 Zone for the creation of two standard lots and one panhandle lot,
including but not limited to requirements for access, minimum lot size, and lot width, and will
facilitate future development of homes that will be able to meet lot coverage and setback
standards. The project's density of 2.27 dwelling units per net acre is within the density range
allowed by the General Plan.
11. That the design of the subdivision or the type of improvements will not conflict with easements of
record or easements established by court judgment, or acquired by the public at large, for access
through or use of property within the proposed subdivision, in that the developer has noted and will
preserve on the tentative parcel map all existing easements of record.
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12. That the property is not subject to a contract entered into pursuant to the Land Conservation Act of
1965 (Williamson Act).
13. That the design of the subdivision provides, to the extent feasible, for future passive or natural heating
or cooling opportunities in the subdivision, in that the lots provide ample area to take advantage of
prevailing breezes and will allow for passive or natural solar heating and cooling opportunities for
the future dwelling units.
14. That the City Planner has considered, in connection with the housing proposed by this subdivision,
the housing needs of the region, and balanced those housing needs against the public service needs
of the City and available fiscal and environmental resources in that the lots facilitate future dwelling
units and can be adequately served by existing public services, and the project has been conditioned
to pay inclusionary housing in-lieu fees for two units.
15. That the design of the subdivision and improvements are not likely to cause substantial environmental
damage nor substantially and avoidably injure fish and wildlife or their habitat, in that the proposed
project site protects and preserves the existing coastal sage scrub by an open space easement. As
conditioned, any native wildlife or habitat species will either not be impacted by the future
development of homes on the lots, or any potential impacts are required to be fully mitigated at
the time of development.
16. That the discharge of waste from the subdivision will not result in violation of existing California
Regional Water Quality Control Board requirements, in that the project has been designed in
accordance with Best Management Practices for water quality protection in accordance with the
city's sewer and drainage standards and the project is conditioned to comply with the National
Pollutant Discharge Elimination System (NPDES) requirements.
Panhandle Lot
17. That the property cannot be served adequately with a public street without panhandle lots due to
unfavorable conditions resulting from unusual topography, surrounding land development, or lot
configuration, in that due to the lot configuration on a corner, in addition to the topographical
constraints along Park Drive, one panhandle lot is an appropriate method to subdivide the lot to
create a third parcel.
18. That subdivision with panhandle lots will not preclude or adversely affect the ability to provide full
public street access to other properties within the same block of the subject property, in that the 20-
foot-wide panhandle is within the boundaries of the subject property and extends to Hillside Drive
as required by Section 21.10.100 of the Carlsbad Municipal Code. In addition, the proposed
panhandle lot does not indude access easements that are located on adjacent properties and all
proposed adjacent properties will have direct access to a public street.
19. That the buildable portion of the lot consists of 15,000 square feet, which meets the requirements of
Section 21.10.l00(C) of the Carlsbad Municipal Code.
20. The front, side, and rear property lines of the buildable lot, for purposes of determining required
yards, are as shown on Exhibits "A" -"B."
CDP 2019-0028/MS 2019-0001 (DEV2019-0188)-MURRAY SUBDIVISION
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21. That the panhandle lot hereby approved satisfies all the requirements of Section 21.10. l00(D) of the
Carlsbad Municipal Code.
General
22. That the City Planner finds that the project, as conditioned herein, is in conformance with the City's
General Plan in that the subject property is designated R-4 Residential (0-4 dwelling units per acre)
with a 3.2 du/ac Growth Management Control Point (GMCP). The property has a net developable
lot area of 1.32 acres and at the R-4 GMCP four (4) dwelling units are allowed. Therefore, the
project's proposed three lots allowing one dwelling unit each are consistent with the R-4 Residential
General Plan Land Use designation. Therefore, one unit will be deposited in the city's "Excess
Dwelling Unit Bank."
23. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 1 and all City public facility policies and ordinances. The project includes
elements or has been conditioned to construct or provide funding to ensure that all facilities and
improvements regarding sewer collection and treatment; water; drainage; circulation; fire; schools;
parks and other recreational facilities; libraries; government administrative facilities; and open space,
related to the project will be installed to serve new development prior to or concurrent with need.
Specifically,
a. The project has been conditioned to provide proof from the Carlsbad Unified School District
that the project has satisfied its obligation for school facilities.
b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be collected
prior to issuance of building permit.
c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior
to the issuance of building permit.
24. That the City Planner has determined that the project is exempt from the requirements of the
California Environmental Quality Act (CEQA) per Section 15315 (Minor Land Division) of the State
CEQA Guidelines and will not have any adverse significant impact on the environment in that the
property is in an urbanized area zoned for residential use and is being subdivided into four or fewer
parcels; no variances are needed for the subdivision; all services for the parcels are available; the
parcel was not part of a larger subdivision within the last two years; and the developable portion
of the site does not have an average slope greater than 20 percent.
25. The City Planner has reviewed each of the exactions imposed on the Developer contained in this
approval letter, and hereby finds, in this case, that the exactions are imposed to mitigate impacts
caused by or reasonably related to the project, and the extent and the degree of the exaction is in
rough proportionality to the impact caused by the project.
Conditions:
Note: Unless otherwise specified herein, all conditions shall be satisfied prior to approval of final map.
1. The City Planner does hereby APPROVE Minor Coastal Development Permit CDP 2019-0028 and
Minor Subdivision MS 2019-0001, for the project entitled MURRAY SUBDIVISION (Exhibits "A" -
CDP 2019-0028/MS 2019-0001 (DEV2019-0188)-MURRAY SUBDIVISION
July 13, 2020
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"B"), dated July 13, 2020, on file in the Planning Division and incorporated by this reference, subject
to the conditions herein set forth.
2. If any of the following conditions fail to occur; or if they are, by their terms, to be implemented and
maintained over time, if any of such conditions fail to be so implemented and maintained according
to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or
further condition Issuance of all future building permits; deny, revoke or further condition all
certificates of occupancy issued under the authority of approvals herein granted; record a notice of
violation on the property title; institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation. No vested rights are gained by Developer or a
successor in interest by the city's approval of this Minor Coastal Development Permit/Minor
Subdivision.
3. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Minor Coastal Development Permit/Minor Subdivision documents, as necessary
to make them internally consistent and in conformity with the final action on the project.
Development shall occur substantially as shown on the approved Exhibits. Any proposed
development different from this approval, shall require an amendment to this approval.
4. The Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
5. If any condition for construction of any public improvements or facilities, or the payment of any fees
in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this
approval shall be suspended as provided in Government Code Section 66020. If any such condition is
determined to be invalid this approval shall be invalid unless the City Council determines that the
project without the condition complies with all requirements of law.
6. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless
the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and
against any and all liabilities, losses, damages, demands, claims and costs, including court costs and
attorney's fees incurred by the city arising, directly or indirectly, from (a) City's approval and issuance
of this Minor Coastal Development Permit/Minor Subdivision, (b) City's approval or issuance of any
permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated
herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby,
including without limitation, any and all liabilities arising from the emission by the facility of
electromagnetic fields or other energy waves or emissions. This obligation survives until all legal
proceedings have been concluded and continues even if the city's approval is not validated.
7. This approval is for a financing map only. No grading or development of homes is allowed with this
approval. Future grading and development of homes on Parcel 1 and Parcel 2 will be subject to
application for the approval of a Coastal Development Permit (CDP) for both homes or for each
parcel if developed separately. All future development shall comply with applicable codes,
standards and regulations, including specifically the Habitat Management Plan {HMP) and local
Coastal Program. Future development will require submittal and approval of an updated biological
technical report and dual criteria (slopes and native vegetation) constraints exhibits. In the event
that future development of any parcel herein proposes impacts to native habitat or wildlife in
accordance with the HMP, said development shall require submittal and approval of an HMP Permit
CDP 2019-0028/MS 2019-0001 (DEV2019-0188)-MURRAY SUBDIVISION
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concurrently with the CDP application. No grading or building permits will be issued unless the
required CDP(s), and HMP Permit as necessary, are approved by the City of Carlsbad.
8. Future building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the City that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
building permit, and that water and sewer capacity and facilities will continue to be available until the
time of occupancy. A note to this effect shall be placed on the Final Parcel Map.
9. At future issuance of building permits, the Developer shall pay to the City an inclusionary housing
in-lieu fee for two (2) units as an individual fee on a per market rate dwelling unit basis in the amount
in effect at the time, as established by City Council Resolution from time to time.
10. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License
Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special
tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040.
Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1, pursuant to
Chapter 21.90. All such taxes/fees shall be paid at future issuance of future building permit. If the
taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become
void.
11. Developer shall report, in writing, to the City Planner within 30 days, any address change from that
which is shown on the permit application, any change in the telecommunications provider, or any
transfer in ownership of the site.
12. Prior to the issuance of the final parcel map, Developer shall submit to the City a Notice of Restriction
to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying
all interested parties and successors in interest that the City of Carlsbad has issued a Minor Coastal
Development Permit/Minor Subdivision on the property. Said Notice of Restriction shall note the
property description, location of the file containing complete project details and all conditions of
approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction.
The City Planner has the authority to execute and record an amendment to the notice which modifies
or terminates said notice upon a showing of good cause by the Developer or successor in interest.
13. If satisfaction of the school facility requirement involves a Mello-Roos Community Facilities District or
other financing mechanism which is inconsistent with City Council Policy No. 38, by allowing a pass-
through of the taxes or fees to individual home buyers, then in addition to any other disclosure
required by law or Council policy, the Developer shall disclose to future owners in the project, to the
maximum extent possible, the existence of the tax or fee, and that the school district is the taxing
agency responsible for the financing mechanism. The form of notice is subject to the approval of the
City Planner and shall at least include a handout and a sign inside the sales facility stating the fact of
a potential pass-through of fees or taxes exists and where complete information regarding those fees
or taxes can be obtained.
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Engineering
General
14. Prior to hauling dirt or construction materials to or from any future proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the proposed
haul route.
15. This project is approved upon the express condition that future building permits will not be issued for
the development of the subject property, unless the district engineer has determined that adequate
water and sewer facilities are available at the time of permit issuance and will continue to be available
until time of occupancy.
16. Developer shall prepare, submit and process for city engineer approval a final parcel map to subdivide
this project. There shall be one Final Parcel Map recorded for this project. Developer shall pay the city
standard map review plan check fees.
Fees/ Agreements
17. Developer shall cause property owner to execute and submit to the city engineer for recordation, the
city's standard form Geologic Failure Hold Harmless Agreement.
18. Developer shall cause property owner to execute and submit to the city engineer for recordation the
city's standard form Drainage Hold Harmless Agreement.
19. At the time of future development for Parcel 1 and Parcel 2, developer shall cause property owner
to submit an executed copy to the city engineer for recordation a city standard Permanent
Stormwater Quality Best Management Practice Maintenance Agreement.
20. Developer shall cause property owner to enter into a Future Improvement Agreement with the city
on a city standard form for the future public improvement of Hillside Drive along the property
frontage for a half street width of 30-feet. Public improvements shall include but are not limited to
paving, base, sidewalks, curbs and gutters, grading, clearing and grubbing, street lights, and
retaining walls.
Grading
21. Based upon a review of the proposed grading shown on the conceptual grading exhibit and tentative
map, a grading permit is required prior to the future development of Parcel 1 and Parcel 2. At the
time of development of Parcel 1 and Parcel 2, developer shall prepare and submit plans and technical
studies/reports as required by city engineer, post security and pay all applicable grading plan review
and permit fees per the city's latest fee schedule.
Storm Water Quality
22. Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement
best management practices at all times. Best management practices include but are not limited to
pollution control practices or devices, erosion control to prevent silt runoff during construction,
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general housekeeping practices, pollution prevention and educational practices, maintenance
procedures, and other management practices or devices to prevent or reduce the discharge of
pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent
practicable. Developer shall notify prospective owners and tenants of the above requirements.
23. Developer shall complete and submit to the city engineer a Determination of Project's SWPPP Tier
Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer shall
also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier level Storm
Water Pollution Prevention Plan (SWPPP) to the satisfaction of the city engineer. Developer shall pay
all applicable SWPPP plan review and inspection fees per the city's latest fee schedule.
24. This project is subject to 'Priority Development Project' requirements. At the time of development
for Parcel 1 and Parcel 2, developer shall prepare and process a Storm Water Quality Management
Plan (SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP Design Manual
latest version. The final SWQMP required by this condition shall be reviewed and approved by the
city engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and
inspection fees per the city's latest fee schedule.
25. Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.) incorporate all source control, site design, pollutant control BMP
and applicable hydromodification measures.
26. Developer shall complete the City of Carlsbad Standard Stormwater Requirement Checklist Form.
Developer is responsible to ensure that all final design plans, grading plans, and building plans
incorporate applicable best management practices (BMPs). These BMPs include site design, source
control and Low Impact Design (LID) measures including, but not limited to, minimizing the use of
impervious area (paving), routing run-off from impervious area to pervious/landscape areas,
preventing illicit discharges into the storm drain and adding storm drain stenciling or signage all to
the satisfaction of the city engineer.
Dedication/Improvements
27. Developer shall cause owner to submit to the city engineer for recordation a covenant of easement
for private drainage purposes as shown on the tentative map. Developer shall pay processing fees
per the city's latest fee schedule.
28. Developer shall cause owner to dedicate to the city and/or other appropriate entities an easement
for public street and public utility purposes as shown on the site plan. The offer shall be made by a
certificate on the final parcel map. All land so offered shall be free and clear of all liens and
encumbrances and without cost to the city. Streets that are already public are not required to be
rededicated. Additional easements may be required at final design to the satisfaction of the city
engineer.
29. Developer shall prepare and process public improvement plans and, prior to city engineer approval
of said plans, shall execute a city standard Subdivision Improvement Agreement to install and shall
post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the site
plan. Said improvements shall be installed to city standards to the satisfaction of the city engineer.
These improvements include, but are not limited to:
CDP 2019-0028/MS 2019-0001 (DEV2019-0188)-MURRAY SUBDIVISION
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a. Sidewalk
b. Curb & gutter
c. Sewer cleanout and lateral
d. Pedestrian ramp
,Developer shall pay the standard improvement plan check and inspection fees in accordance with the
fee schedule. Improvements listed above shall be constructed within 36 months of approval of the
subdivision or development improvement agreement or such other time as provided in said
agreement.
Non-Mapping Notes
30. Add the following notes to the final map as non-mapping data:
a. Building permits will not be issued for development of the subject property unless the appropriate
agency determines that sewer and water facilities are available.
b. The owner of this property on behalf of itself and all of its successors in interest has agreed to
hold harmless and indemnify the City of Carlsbad from any action that may arise through any
diversion of waters, the alteration of the normal flow of surface waters or drainage, or the
concentration of surface waters or drainage from the drainage system or other improvements
identified in the city approved development plans; or by the design, construction or maintenance
of the drainage system or other improvements identified in the city approved development plans.
c. There are no public park or recreational facilities to be located in whole or in part within this
subdivision. The subdivider is therefore obligated to pay park-in-lieu fees in accordance with
section 20.44.050 of the Carlsbad Municipal Code and has either paid all of said park in-lieu fees
or agreed to pay all of said park-in-lieu fees in accordance with section 20.16.070 of the Carlsbad
Municipal Code.
Utilities
31. The developer shall agree to install sewer laterals and clean-outs at locations approved by the city
engineer. The locations of sewer laterals shall be reflected on public improvement plans.
Code Reminders
32. Developer shall pay park-in-lieu fees to the City, prior to the approval of the final parcel map as
required by Chapter 20.44 of the Carlsbad Municipal Code.
33. Prior to the future issuance of a building permit, Developer shall pay a Public Facility fee as required
by Council Policy No. 17.
34. Prior to the future issuance of a building permit, Developer shall pay the Local Facilities Management
fee for Zone 1 as required by Carlsbad Municipal Code Section 21.90.050.
35. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section
17.04.060.
36. Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except
as otherwise specifically provided herein.
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37. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the City
of Carlsbad Municipal Code to the satisfaction of the city engineer.
38. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of
the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) shown on the
tentative map are for planning purposes only.
39. Subdivider shall comply with Section 20.16.040(d) of the Carlsbad Municipal Code regarding the
undergrou~ding of existing overhead utilities.
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NOTICE
This decision may be appealed by you or any member of the public to the Planning Commission within ten
(10) calendar days of receipt of this letter. Appeals must be submitted in writing to the Planning
Commission at 1635 Faraday Avenue in Carlsbad, along with a payment of $876.00. The filing of such
appeal within such time limit shall stay the effective date of the order of the City Planner until such time
as a final decision on the appeal is reached.
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date offinal approval to protest imposition of these fees/exactions. If you protest
them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the
protest and any other required information with the City Manager for processing in accordance with
Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent
legal action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
If you have any questions regarding this matter, please feel free to contact Paul Dan at 760-602-4614 or
by email at paul.dan@carlsbadca.gov.
CITY OF CARLSBAD
TERI DELCAMP
Principal Planner
TD:PD:mf
c: Don Neu, City Planner
Kyrenne Chua, Project Engineer
HPRM/File Copy
Data Entry