HomeMy WebLinkAbout94-049 CC ResolutionRESOLUTION NO. 94-49
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA
APPROVING MINOR CHANGE TO TENTATIVE PARCEL MAP,
REVISED NO. 1 26232 (PA94-0033) TO DELETE CONDITIONS OF
APPROVAL NO. 25 AND 60 AND TO ADD THREE (3) NEW CONDmONS
TO THE CONDmONS OF APPROVAL FOR PA 93-0141 TO ALLOW
DEFERRING THE BONDING REQUIREMENT FOR WINCHESTER ROAD
FROM PRIOR TO RECORDATION OF THE FINAL MAP TO PRIOR TO
ISSUANCE OF GRADING PERMITS LOCATED ON ~ SOUTH EAST
CORNER OF NICOLAS ROAD AND WINCItF_~TER ROAD.
WHEREAS, DMWR, LTD. fried PA94-0033 in accordance with the Riverside County
Land Use, Zoning, Planning and Subdivision Ordinances, which the City has adopted by
reference;
WHEREAS, said application was processed in the time and manner prescribed by State
and local law;
WHEREAS, the City Council conducted a public hearing pertaining to said application
on May 10, 1994, at which time interested persons had an opportunity to testify either in support
or opposition to said application;
WltEREAS, the City Council received a copy of the Staff Report regarding the
application;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TEIVIF_.CI.R,A DOES
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. Findingq. That the Temecula City Council hereby makes the following
findings:
A. The City Council in approving the proposed Minor Change, makes the following
finding, to wit:
1. The proposed action is consistent with the City's General Plans.
2. The proposal will not have an adverse effect on surrounding property,
because it does not represent a significant change to the planned land use of the area, due to the
fact that the proposed land use is consistent with the General Plan Land Use Element and the
overall density is being reduced.
Resos 94-49 I
3 The proposed action does not significantly alter the approved project.
Section 2. Environmental Compliance.. A Initial Study was prepared for Tentative
Parcel Map No. 26232, Revised No. 1 (PA 93-0141) and it revealed no significant impacts that
have not been mitigated to an insignificant level. Therefore, Staff recommended adoption of a
Negative Declaration. Staff is recommending reaffirmation of this Negative Declaration for
Planning Application No. 94-0033.
Section 3. Conditions. See Attachment No. 2.
Section 4. The City Clerk shall certify the adoption of this Resolution.
Section 5. PASSED, APPROVED AND ADOFrED this 10th day of May, 1994.
Ron Roberts, Mayor
ATTEST:
[SEAL]
Resos 94-49 2
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE) SS
CITY OF TEMECULA )
I, June S. Greek, hereby certify that the foregoing Resolution 9449 was duly adopted by
the City Council of the City of Temecula at a regular meeting thereof, held on the 10th day of
May, 1994 by the following vote of the Council:
4 COUNCILMEMBERS: Birdsall, Mufioz, Parks, Roberts
NOES:
0 COUNCILMEMBERS: None
ABSENT: 1 COUNCILMEMBERS: Stone
k, City Clerk
Re,os 94-49 3
ATTACHMENT NO. 2
CONDITIONS OF APPROVAL
R¢~o,. 94-49 4
ATrACHMENT NO. 2
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Planning Application No. 94-0033 - Minor Change to Tentative Parcel Map No.
26232, Revised No. 1 (PA 93-0141)
Project Description: A Minor Change to delete Conditions of Approval No. 25 and
60 and add three new conditions for Tentative Parcel Map No. 26232, Revised No.
1 (PA93-0141) to create 19 commercial lots on approximately 70 acres
Assessor's Parcel No.: 911-150-035 and 911-150-038
Approval Date:
Expiration Date:
PLANNING DEPARTMENT
General Requirements
The tentative subdivision shall comply with the State of California Subdivision Map Act
and to all the requirements of Ordinance No. 460, unless modified by the conditions listed
below. A time extension may be approved in accordance with the State Map Act and City
Ordinance, upon written request, if made 30 days prior to the expiration date.
e
The subdivider shall defend, indemnify, and hold harmless the City of Temecula, it agents,
officers, and employees from any claim, action, or proceeding against the City of
Temecula, its advisory agencies, appeal boards or legislative body concerning Tentative
Parcel Map No. 26232, Revised No. 1, which action is brought within the time period
provided for in California Government Code Section 66499.37. The City of Temecula
will promptly notify the subdivider of any such claim, action, or proceeding against the
City of Temecula and will cooperate fully in the defense. If the City fails to promptly
notify the subdivider of any such claim, action, or proceeding or fails to cooperate fully
in the defense, the subdivider shall not, thereafter, be responsible to defend, indemnify,
or hold harmless the City of Temecula.
If Subdivision phasing is proposed, a phasing plan shall be submitted to and approved by
the Planning Director.
This project and all subsequent projects within this site shall be consistent with Specific
Plan No. 164, Amendment No. 1.
Resos 94-49 5
The project and all subsequent projects within this site shall be subject to Development
Agreement No. 37 or any restatements or amendments thereto.
A Mitigation Monitoring Program shall be submitted and approved by the Planning
Director prior to recordation of the Final Map or issuance of Grading Permits which ever
occurs first.
Prior to Issuance of Grading Permits
e
A copy of the Rough Grading plans shall be submitted and approved by the Planning
Director.
The applicant shall comply with the provisions of Ordinance No. 663 by paying the
appropriate fee set forth in that ordinance. Should Ordinance No. 663 be superseded by
the provisions of a Habitat Conservation Plan prior to the payment of the fee required by
Ordinance No. 663, the applicant shall pay the fee required by the Habitat Conservation
plan as implemented by County ordinance or resolution.
A qualified paleontologist shall be chosen by the developer for consultation and comment
on the proposed grading with respect to potential paleontological impacts. Should the
paleontologist find potential is high for impact to significant resources, a meeting between
the paleontologist Planning Director, and grading contractor prior to the commencement
of grading operations and the excavation and grading contractor shall be arranged.
Mitigation measures shall be approved by the Planning Director and included in a
Mitigation Monitoring Program. When necessary, the paleontologist or representative
shall have the authority to temporarily divert, redirect or halt grading activity to allow
recovery of fossils.
10.
The applicant shall demonstrate by submittal of a written report, compliance with the
Conceptual Landscape Plans for this stage of the development.
11.
The applicant shall demonstrate by submittal of a written report that all mitigation
measures identified in the Mitgafion Monitoring Program have been satisfied for this stage
of the development.
Prior to Recordation of the Final Map
12. The following shall be submitted to and approved by the Planning Director:
A. A copy of the Final Map
B. A copy of the Rough Grading Plans
Rems 94-49 6
C. A copy of the Environmental Constraint Sheet (ECS) with the following notes:
O)
This property is located within thirty (30) miles of Mount Palomar
Observatory. All proposed outdoor lighting systems shall comply with the
California Institute of Technology, Palomar Observatory recommendations,
Ordinance No. 655.
(2) This project is within a 100 year flood hazard zone.
(3) This project is within a liquefaction hazard zone.
(4) This project is within a Subsidence Zone.
Do
Construction landscape plans consistent with City standards and the approved
conceptual plans including automatic irrigation for all landscaped areas and
complete screening of all ground mounted equipment from the view of the public
from streets and adjacent property including all landscaping within the public right-
of-way and all slopes within the project.
A copy of the Covenants, Conditions, and Restrictions (CC&R's)
(1)
CC&R's shall be reviewed and approved by the Planning Director. The
CC&R's shall include liability insurance and methods of maintaining open
space, parking and drive aisles areas, drainage areas, trash enclosures,
exterior of all buildings, signs, and all landscaped and open areas including
parkways.
(2)
No lot in the development shall be sold unless a corporation, association,
property owner's group or similar entity has been formed with the right to
assess all properties individually owned or jointly owned which have any
rights or interest in the use of the common areas and common facilities in
the development, such assessment power to be sufficient to meet the
expenses of such entity, and with authority to control, and the duty to
maintain, all of said mutually available features of the development. Such
entity shall operate under recorded CC&R's which shall include
compulsory membership of all owners of lots and flexibility of assessments
to meet changing costs of maintenance, repairs, and services. Recorded
CC&R's shall permit enforcement by the City for provisions required as
Conditions of Approval. The developer shall submit evidence of
compliance with this requirement to, and receive approval of, the city prior
to making any such sale. This condition shall not apply to land dedicated
to the City for public purposes.
Resos 94-49 7
(3)
Every owner of a lot shall own as an appurtenance to such lot, either (1) an
undivided interest in the common areas and facilities, or (2) a share in the
corporation, or voting membership in an association owning the common
areas and facilities.
13.
The applicant shall demonstrate by submittal of a written report that all mitigation
measures identified in the Mitgafion Monitoring Program have been satisfied for this stage
of the development.
Prior to Issuance of Building Permits
14.
For lots 1 through 17, appropriate conditions of approval for Planning Application No. 93-
0138, or any revisions/amendments thereto, shall be satisfied.
15.
For lot 18, an appropriate development application shall be fried and approved and all
appropriate Conditions of Approval shall be complied with. This application shall be
consistent with the latest amendment to Specific Plan No. 164.
16.
For lot 19, an appropriate development application shall be fried and approved and all
appropriate Conditions of Approval shall be complied with. This application shall be
consistent with the latest amendment to Specific Plan No. 164.
17.
The applicant shall demonstrate by a written report that all mitigation measures identified
in the Mitigation Monitoring Program have been satisfied for this stage of the
development.
Prior to Issuance of Occupancy Permits
18.
All the Conditions of Approval for all development application for individual lots shall be
complied with to the satisfaction of the Directors of Planning, Public Works, Community
Services and Building and Safety.
19.
The applicant shall demonstrate by a written report that all mitigation measures identified
in the Mitigation Monitoring Program have been satisfied for this stage of the
development.
PUBLIC WORKS DEPARTMENT
Prior to Recordation of the Final Map:
20.
The applicant shall bond for the improvements within the parkway since those
improvements are not part of the Assessment District 161 improvements. The parkway
improvements include sidewalks, street lights, and landscaping within the parkway and the
Resos 94-49 8
21.
22.
Pursuant to Section 66493 of the Subdivision Map Act, any subdivision which is part of
an existing Assessment District must comply with the requirements of said section.
As deemed necessary by the City Engineer or his representative, the developer shall
receive written clearance from the following agencies:
Rancho California Water District;
Eastern Municipal Water District;
Riverside County Flood Control district;
City of Temecula Fire Bureau;
Planning Department;
Engineering Department;
Riverside County Health Department;
CATV Franchise;
CalTrans; and
Parks and Recreation Department.
23.
24.
25.
26.
All road easements and/or street dedications shall be offered for dedication to the public
and shall continue in force until the City accepts or abandons such offers. All dedications
shall be free from all encumbrances as approved by the City Engineer.
Nicolas Road shall be improved with 86 feet of asphalt concrete pavement, or bonds for
the street improvements may be posted, within the dedicated fight-of-way in accordance
with City Standard No. 100 (110'/86'). The Circulation Element of the General Plan calls
for an 18 foot wide raised landscaped median along Nicolas Road per City Standard No.
100. Consequently, the Developer shall be required to construct the median along the
property frontage or pay the fair share cost of the improvements in lieu of construction of
the improvements to provide for the raised landscaped median per City Standard No. 100.
North General Kearny Road shall be improved with 38 feet of half street improvement plus
one 18' lane, or bonds for the street improvements may be posted, within a dedicated
right-of-way in accordance with City Standard No. 101 (100'/76').
In the event road or off-site fight-of-way are required to comply with these conditions,
such easements shall be obtained by the developer; or, in the event the City is required to
condemn the easement or fight-of-way, as provided in the Subdivision Map Act, the
developer shall enter into an agreement with the City for the acquisition of such easement
at the developer's cost pursuant to Government Code Section 66462.5, which shall be at
no cost to the City.
Ro~oa 94-49 9
27.
Vehicular access shaJl be restricted on Highway 79 and so noted on the final map with the
exception of public street intersections and driveway accesses as approved by the City
Engineer and CalTrans.
28. Corner property line cut off shall be required per Riverside County Standard No. 805.
29.
Private drainage easements for cross-lot drainage, if required, shall be delineated or
noticed on the final map.
30.
Easements for sidewalks for public uses shall be dedicated to the City where sidewalks
meander through private property.
31.
Easements, when required for roadway slopes, landscape easements, drainage facilities,
utilities, etc., shall be shown on the final map if they are located within the land division
boundary. All offers of dedication and conveyances shall be submitted and recorded as
directed by the City Engineer.
32.
A Notice of hatenfion to form or ~mncx h~to the Tcm~ula CommuMty S¢, ¢ie~ District,
So, cite ~vel "C" ~d~a~ M~ntenm~ce), sh~ be submitt~ to TCSD. ~e
cngin~,ing ~s~ in~l~ in Dis~ict fox marion or ~mexafion sh~l be borne by ~e
&velo~r. ~ele~ by Ci~ Council on August 13, 1991)
33.
Notice of Intention to form or annex into the Temecula Community Service District,
Service Level "A~ (Medians), shall be submitted to TCSD. The engineering costs
involved in District formation or annexation shall be borne by the developer.
34.
The subdivider shall construct or post security and an agreement shall be executed
gtharanteeing the construction of the following public improvements in conformance with
applicable City standards.
Street improvements, including, but not limited to: pavement, curb and gutter,
medians, sidewalks, drive approaches, street lights, signing, striping, traffic signal
systems, and other traffic control devices as appropriate.
B. Storm drain facilities.
C. Landscaping (slopes, medians, and parkways).
D. Sewer and domestic water systems.
E. All trails, as required by the City's Master Plans.
F. Undergrounding of existing and proposed utility distribution lines.
Rems 94-49 10
G. Erosion control
35.
The street design and improvement concept of this project shall be coordinated with
adjoining developments.
36.
Street lights shall be provided along streets adjoining the subject site in accordance with
the standards of Ordinance No. 461 and as approved by the City Engineer.
37.
Prior to recordation of the final map, the developer shall deposit with the Engineering
Detnu'anent a cash sum as established, per lot, as mitigation towards traffic signal impacts.
Should the developer choose to defer the time of payment of traffic signal mitigation fee,
he may enter into a written agreement with the City deferring said payment to the time of
issuance of a building permit.
38. The minimum centerline radii shall be 300 feet or as approved by the City Engineer.
39.
All street centerline intersections shall be at 90 degrees or as approved by the City
Engineer.
40.
Improvement plans shall be based upon a centerline profile extending a minimum of 300
feet beyond the project boundaries at a grade and alignment as approved by the City
Engineer.
41. A minimum centerline street grade shall be 0.50 percent.
42.
Improvement plans per City Standards for the private streets or drives shall be required for
review and approval by the City Engineer.
43.
All driveways shall conform to the applicable City of Temecula standards and shall be
shown on the street improvement plans in accordance with City Standard 207 and 207A.
44.
The subdivider shall submit two prints of a comprehensive grading plan to the Engineering
Department. The plan shall comply with the Uniform Building Code, Chapter 70, and as
may be additionally provided for in these Conditions of Approval. The plan shall be
drawn on 24" x 36" mylar by a Registered Civil Engineer.
45.
A geological report shall be prepared by a qualified engineer or geologist and submitted
at the time of application for grading plan check.
46.
The subdivider shall submit two copies of a soils report to the Engineering Department.
The report shall address the soils stability and geological conditions of the site.
Resos 94-49 11
47.
A drainage study shall be submitted to and approved by the City Engineer. All drainage
facilities shall be installed as required by the City Engineer.
48.
On-site drainage facilities, located outside of road right-of-way, shall be contained within
drainage easements shown on the final map. A note shall be added to the final map stating
~Drainage easements shall be kept free of buildings and obstructions."
49.
As deemed necessary by the Engineering Department, a copy of the improvement plans,
grading plans and final map, along with supporting hydrologic and hydraulic calculations
should be submitted to the Riverside County Flood Control District for review.
50.
The subdivider shall accept and properly dispose of all off-site drainage flowing onto or
through the site. In the event the City Engineer permits the use of streets for drainage
purposes, the provisions of Article XI of Ordinance No. 460 will apply. Should the
quantities exceed the street capacity, or use of streets be prohibited for drainage purposes,
the subdivider shall provide adequate facilities as approved by the Engineering
Department.
51.
The subdivider shall protect downstream properties from damages caused by alteration of
the drainage patterns; i.e., concentration or diversion of flow. Protection shall be
provided by constructing adequate drainage facilities, including enlarging existing facilities
or by securing a drainage easement.
52.
Part of the site is in an area identified on the Flood Hazard Maps as Flood Zone A subject
to flooding of undetermined depths. Prior to the approval of any plans, this project shall
comply with Flood Damage Protection Ordinance 91-12 of the City of Temecula and the
rules and regulations of FEMA for development within a Flood Zone "A" which may
include obtaining a letter of map revision from FEMA.
53.
Part of the site is in an area identified on the flood hazards maps as Flood Zone B. All
structures shall be protected from this hazard.
54.
The developer shall record an Environmental Constraint Sheet delineating the area within
the 100-year floodplain.
55.
Prior to final map, the subdivider shall notify the City's CATV Franchises of the Intent
to Develop. Conduit shall be installed to CATV Standards at time of street improvements.
56.
The parcels' configuration shall conform with the 30 foot wide driveway accesses proposed
by the plot plan layout.
57. The Revised Plot Plan 29 shall be approved.
Rems 94-49 12
58.
Bus bays and shelters shall be provided at locations as determined by Riverside Transit
Agency and the Department of Public Works.
59.
Vehicular access shall be restricted on Nicolas Road and so noted on the Final Map with
the exception of the accesses as approved by the Department of Public Works.
Prior to Issuance of Grading Permits:
In the event that construction of Winchester Road (Highway 79) improvements in
conjunction with Assessment District 161 has not begun, half-width plus one 18-foot lane
street improvements shall be designed and constructed within a dedicated right-of-way per
CalTrans letter dated September 16, 1990 (110'/134'), and an acceleration/deceleration
lane shall also be provided as directed by CalTrans and the City Engineer. Bonds may be
posted in lieu of construction.
61.
Prior to Recordation of the Map, evidence that Assessment District 161 funds are available
and earmarked for offsite public improvements associated with this project will release the
Developer from providing private bonds for those improvement.
2.
Prior to any work being performed in pubUc right-of-way, fees shall be paid and an
encroachment permit shall be obtained from the City Engineefts Office.
63.
Prior to any work being performed on the private streets or drives, fees shall be paid and
a construction permit shall be obtained from the City Engineer's Office.
4.
A grading permit shall be obtained from the Engineering Department prior to
commencement of any grading outside of the City-maintained road right-of-way.
65.
Prior to any work being performed, an application for Development Permit shall be
submitted per Flood Damage Protection Ordinance 91-12 of the City of Temecula. All
requirements of this Ordinance shall be complied with as directed and approved by the
City Engineer.
6.
A flood mitigation charge shall be paid. The charge shall equal the prevailing Area
Drainage Plan fee rate multiplied by the area of new development. The charge is payable
to Riverside County Flood Control District prior to issuance of permits. If the full Area
Drainage Plan fee or mitigation charge has already credited to this property, no new
charge needs to be paid.
7.
A permit shall be required from CalTrans for any work within the following right-of-way:
Highway 79
R~o~ 94-49 13
68.
A permit from Riverside County Flood Control District is required for work within its
right-of-way.
The Developer must comply with the requirements of the National Pollutant Discharge
Elimination System (NPDES) permit from the State Water Resources Control Board. No
grading shall be permitted until an NPDES Notice of Intent (NOI) has been filed with the
State water Resources Control Board or the project is shown to be exempt from that
requirement.
70.
An Erosion Control Plan in accordance with City Standards, shall be prepared by a
registered Civil Engineer and submitted to the Department of Public Works for review and
approval.
71.
The Developer shall post security and enter into an agreement guaranteeing the grading
and erosion control improvements in conformance with applicable City Standards and
subject to approval by the Department of Public Works.
72.
Graded but undeveloped land shall be maintained in a weed free condition and shall be
either planted with interim landscaping or provided with other erosion control measures
as approved by the Department of Public Works.
73.
Supporting hydrologic calculations shall be submitted for review for adequacy of the
proposed and downstream drainage facilities. If the proposed facilities are deemed
inadequate by the Department of Public Works, upsizing may be required.
Prior to Building Permit:
74.
A precise grading plan shall be submitted to the Engineering Department for review and
approval. The building pad shall be certified by a registered Civil Engineer for location
and elevation, and the Soil Engineer shall issue a Final Soils Report addressing compaction
and site conditions.
5.
Grading of the subject property shall be in accordance with the Uniform Building Code,
City Grading Standards and accepted grading practices. The final grading plan shall be
in substantial conformance with the approved rough grading plan.
76.
Santa Gemdis Creek Channel improvements shall be under construction by Assessment
District 161 along project boundary.
7e
Developer shall pay any capital fee for road improvements and public facilities imposed
upon the property or project, including that for traffic and public facility mitigation as
required under the EIR/Negative Declaration for the project. The fee to be paid shall be
in the amount in effect at the time of payment of the fee. If an interim or final public
Resos 9449 14
facility mitigation fee or district has not been finally established by the date on which
developer requests its building permits for the project or any phase thereof, the developer
shall execute the Agreement for payment of Public Facility fee, a copy of which has been
provided to developer. Concurrently, with executing this Agreement, developer shall post
a bond to secure payment of the Public Facility fee. The amount of the bond shall be
$2.00 per square foot, not to exceed $10,000. Developer understands that said Agreement
may require the payment of fees in excess of those now estimated (assuming benefit to the
project in the amount of such fees). By execution of this Agreement, developer will waive
any right to protest the provisions of this Condition, of this Agreement, the formation of
any traffic impact fee district, or the process, levy, or collection of any traffic mitigation
or traffic impact fee for this project; provided that developer is not waiving its right to
protest the reasonableness of any traffic impact fee, and the amount thereof.
Prior to Issuance of Certificates of Occupancy:
78.
Construct full street improvements including but not limited to, curb and gutter, A.C.
pavement, sidewalk, drive approaches, parkway trees and street lights on all interior public
streets.
79.
Existing city roads requiring construction shall remain open to traffic at all times with
adequate detours during construction.
80.
Asphaltic emulsion (fog seal) shall be applied not less than 14 days following placement
of the asphalt surfacing and shall be applied at a rate of 0.05 gallon per square yard.
Asphalt emulsion shall conform to Section Nos. 37, 39, and 94 of the State Standard
Specifications.
81.
All the Conditions of Approval for all development application for individual lots shall be
complied with to the satisfaction of the Directors of Planning, Public Works, Community
Services and Building and Safety.
Transportation Engineering
Prior to Recordation of the Final Map:
82.
A signing and striping plan shall be designed by a registered Civil Engineer and approved
by the City Engineer for Winchester Road (Highway 79), Nicolas Road and North General
Kearny Road, and shall be included in the street improvement plans.
83.
Plans for a traffic signal shall be designed by a registered Civil Engineer and approved by
the City Engineer for the intersections of Nicolas Road at Winchester Road, and Nicolas
Road at North General Kearny Road, and shall be included in the street improvement plans
with the second plan check submittal.
Re,os 94-49 15
Prior to Issuance of Certificates of Occupancy:
84.
All signing, striping and traffic signal improvements shall be installed and operational per
the approved plans, with the exception that the traffic signal located at Nicolas Road and
North General Kearny Road shall be constructed prior to issuance of certificate of
occupancy of the final phase, or when signal warrants are met, whichever occurs first.
OTHER AGENCIES
85.
The applicant shall comply with the environmental health recommendations outlined in the
Riverside County Health Department's transmittal dated July 19, 1993, a copy of which
is attached.
86.
The applicant shall comply with the flood control recommendations outlined in the
Riverside County Flood Control District's letter dated September 20, 1993, a copy of
which is attached. If the project lies within an adopted flood control drainage area
pursuant to Section 10.25 of City of Temecula Land Division Ordinance No. 460,
appropriate fees for the construction of area drainage facilities shall be collected by the
City prior to issuance of Occupancy Permits.
87.
The applicant shall comply with the fire improvement recommendations outlined in the
County of Riverside Fire Department's letter dated August 18, 1993, a copy of which is
attached.
88.
The applicant shall comply with the recommendations outlined in the Eastern Municipal
Water District transmittal dated July 22, 1993, a copy of which is attached.
89.
The applicant shall comply with the recommendations outlined in the Rancho California
Water District transmittal dated July 28, 1993, a copy of which is attached.
90.
The applicant shall comply with the recommendations outlined in the Airport Land Use
Commission transmittal dated July 14, 1993, a copy of which is attached.
Reso~ 94-49 16