HomeMy WebLinkAbout05_003 DH Resolution
DH RESOLUTION NO. 2005-003
A RESOLUTION OF THE PLANNING DIRECTOR OF THE CITY
OF TEMECULA APPROVING PLANNING APPLICATION NO.
PA02-0371 TENTATIVE PARCEL MAP NO. 30169
SUBDIVIDING 4.57 GROSS ACRES INTO 4 SINGLE-FAMILY
RESIDENTIAL LOTS AVERAGING 1.08 NET ACRES,
LOCATED ON THE EAST SIDE OF YNEZ ROAD, OPPOSITE
QUIET MEADOW ROAD AND APPROXIMATELY 470 LINEAR
FEET NORTH OF THE CENTERLINE OF SANTIAGO ROAD
(APN 945-060-006).
WHEREAS, Marchand-Way Development Inc., filed Planning Application No. PA02-
0371 (Tentative Parcel Map No. 30169), in a manner in accord with the City of Temecula
General Plan and Development Code;
WHEREAS, the Application was processed including, but not limited to a public notice,
in the time and manner prescribed by State and local law;
WHEREAS, the Planning Director, at a regular meeting, considered the Application on
January 27,2005, at a duly noticed public hearing as prescribed by law, at which time the City
staff and interested persons had an opportunity to and did testify either in support or in
opposition to this matter;
WHEREAS, at the conclusion of the Planning Director's Hearing and after due
consideration of the testimony, the Planning Director approved Planning Application PA02-0371
subject to the attached conditions and based upon the findings set forth hereunder;
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred.
NOW, THEREFORE, THE DIRECTOR OF PLANNING OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinqs. The Planning Director, in approving Planning Application No.
PA02-0371 (Tentative Parcel Map 30169) hereby makes the following findings as required by
Section 16.09.140 of the Temecula Municipal Code:
A. The proposed subdivision and the design and improvements of the subdivision is
consistent with the Development Code, General Plan, and any applicable specific plan and the
City of Temecula Municipal Code;
The proposed subdivision and the design and improvements of the subdivision is
consistent with the Development Code, General Plan, and the City of Temecula
Municipal Code. All four lots meet the minimum one acre lot size requirement ofthe L-1
zone.
B. The tentative map does not propose to divide land, which is subject to a contract
entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to
R:\T M\2002\02-0371 TR 30169 Quiet Meadow Rd\TPM 4~Lot Redesign\Staff Report-DH (RESO-COA).doc
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v. The locations of all existing trees that will be saved consistent with the
tentative map.
vi. 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 for:
a) Front yards and slopes within individual lots prior to issuance of
building permits for any lot(s).
b) Private common areas prior to issuance of the first building permit.
c) All landscaping excluding Temecula Community Services. District
(TCSD) maintained areas and front yard landscaping which shall
include, but may not be limited to private slopes and common
areas.
d) Shrub planting to completely screen perimeter walls adjacent to a
public right-of-way equal to sixty-six (66) feet or larger.
vii. Hardscaping for the following:
a) Pedestrian trails within private common areas
b. Wall and Fence Plans consistent with the Conceptual Landscape Plans showing
the height, location and the following materials for all walls and fences:
i. Decorative block for the perimeter of the project adjacent to a public right-
of-way equal to sixty-six (66) feet or larger and the side yards for corner
lots.
ii. Three (3) rail equestrian fencing, wrought iron or decorative block and
wrought iron combination to take advantage of views for side and rear
yards.
c. Precise Grading Plans consistent with the approved rough grading plans
including all structural setback measurements.
11. Roof-mounted mechanical equipment shall not be permitted within the subdivision;
however solar equipment or any other energy saving devices shall be permitted with
Director of Planning approval.
Prior to Issuance of Occupancy Permits
12. If deemed necessary by the Director of Planning, the applicant shall provide additional
landscaping to effectively screen various components of the project.
13. All required landscape planting and irrigation shall be installed consistent with the
approved construction plans and shall be in a condition acceptable to the Director of
Planning. The plants shall be healthy and free of weeds, disease, or pests. The
irrigation system shall be properly constructed and in good working order.
14. Front yard and slope landscaping within individual lots shall be completed for inspection.
15. Private common area landscaping shall be completed for inspection prior to issuance of
the first occupancy permit.
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16. Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the plantings within private common areas for a period of
one year, in accordance with the approved construction landscape and irrigation plan,
shall be filed with the Planning Department for one year from final certificate of
occupancy. After that year, if the landscaping and irrigation system have been
maintained in a condition satisfactory to the Director of Planning, the bond shall be
released.
17. All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
PUBLIC WORKS DEPARTMENT
The Department of Public Works recommends the following Conditions of Approval for this
project. Unless stated otherwise, all conditions shall be completed by the Developer at no cost
to any Government Agency.
General Requirements
18. It;s understood that the Developer correctly shows on the tentative map all existing and
proposed easements, traveled ways, improvement constraints and drainage courses,
and their omission may require the project to be resubmitted for further review and
revision.
19. A Grading Permit for either rough or precise grading shall be obtained from the
Department of Public Works prior to commencement of any construction outside of the
City-maintained road right-of-way.
20. An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an existing or proposed City right-of-way.
21. All improvement plans, grading plans, landscape and irrigation plans shall be
coordinated for consistency with adjacent projects and existing improvements
contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula
mylars.
Prior to Approval of the Final Map, unless other timing is indicated,.the Developer shall
complete the following or have plans submitted and approved, subdivision improvement
agreements executed and securities posted:
22. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Rancho California Water District
c. Eastern Municipal Water District
d. City of Temecula Fire Prevention Bureau
e. Planning Department
f. Department of Public Works
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g. Riverside County Health Department
h. Cable TV Franchise
i. Community Services District
j. Verizon
k. Southern California Edison Company
I. Southern California Gas Company
23. The Developer shall design and guarantee construction of the following public
improvements to City of Temecula General Plan standards unless otherwise noted.
Plans shall be reviewed and approved by the Department of Public Works:
a. Improve Ynez Road (Secondary Highway Standards - 88' R/IN) to include curb
and gutter, sidewalk, streetlights, drainage facilities, signing and striping, utilities
(including but not limited to water and sewer).
b. All street improvement design shall provide adequate right-of-way and pavement
transitions per Caltrans standards for transition to existing street sections.
24. Unless otherwise approved the following minimum criteria shall be observed in the
design of the street improvement plans:
a. Street centerline grades shall be 0.5% minimum over P.C.C. and 1.00%
minimum over A.C. paving.
b. Driveways shall conform to the applicable City Standard No. 207.
c. Street lights shall be installed along the publiC streets shall be designed in
accordance with City Standard No. 800.
d. Concrete sidewalks shall be constructed in accordance with City Standard No.
400.
e. Design of street improvements shall extend a minimum of 300 feet beyond the
project boundaries to ensure adequate continuity of design with adjoining
properties.
f. All street and driveway centerline intersections shall be as close to 90 degrees as
possible.
g. Landscaping shall be limited in the corner cut-off area of all intersections and
adjacent to driveways to provide for minimum sight distance and visibility.
h. All utility systems including gas, electric, telephone, water, sewer, and cable TV
shall be provided underground. Easements shall be provided as required where
adequate right-of-way does not exist for installation of the facilities. All utilities
shall be designed and constructed in accordance with City Codes and the utility
provider.
i. All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
25. Private roads shall be designed to meet City public road standards. Unless otherwise
approved the following minimum criteria shall be observed in the design of private
streets:
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a. Minimum road widths of 32-ft. paved with 50-ft. right-of-ways or easements
(shown on typical section).
b. Separation between on-site intersections shall meet current City Standards (200-
ft. minimum).
c. Cul-de-sac geometries shall meet current City Standards.
d. Minimum safe horizontal centerline radii shall be required (all centerline radii
should be identified on the site plan).
e. Identify whether gates will be proposed at entrances to project. If so,
configuration, stacking distance, and turn-around ability will need to be reviewed
and approved by the Fire Department and the Department of Public Works.
f. All street and driveway centerline intersections shall be as close to 90 degrees as
possible.
26. A construction area Traffic Control Plan shall be designed by a registered Civil Engineer
and reviewed by the Department of Public Works for any street closure and detour or
other disruption to traffic circulation as required by the Department of Public Works.
27. Corner property line cut off for vehicular sight distance and installation of pedestrian
facilities shall be provided at all street intersections in accordance with Riverside County
Standard No. 805.
28. All easements and/or right-of-way dedications shall be offered for dedication to the
public or other appropriate agency 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 Department of Public Works.
29. Any delinquent property taxes shall be paid.
30. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the
Final Map to delineate identified environmental concerns and shall be recorded with the
map. A copy of the ECS shall be transmitted to the Planning Department for review and
approval. The following information shall be on the ECS:
31. The Developer shall comply with all constraints, which may be shown upon an
Environmental Constraint Sheet recorded with any underlying maps related to the
subject property.
32. The Developer shall make a good faith effort to acquire the required off-site property
interests, and if he or she should fail to do so, the Developer shall, prior to submittal of
the Final Map for recordation, enter into an agreement to complete the improvements
pursuant to the Subdivision Map Act, Section 66462 and Section 66462.5. Such
agreement shall provide for payment by the Developer of all costs incurred by the City to
acquire the off-site property interests required in connection with the subdivision.
Security of a portion of these costs shall be in the form of a cash deposit in the amount
given in an appraisal report obtained by the Developer, at the Developer's cost. The City
prior to commencement of the appraisal shall have approved the appraiser.
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33. The Developer shall notify the City's cable TV Franchises of the Intent to Develop.
Conduit shall be installed to cable TV Standards at time of street improvements.
34. A 32-foot easement shall be dedicated for public utilities and emergency vehicle access
for all private streets and drives.
35. Private drainage easements for cross-lot drainage shall be required and shall be
delineated and noted on the final map.
36. 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 for
review and recorded as directed by the Department of Public Works. On-site drainage
facilities located outside of road right-of-way shall be contained within drainage
easements and 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. "
Prior to Issuance of Grading Permits
37. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Planning Department
c. Department of Public Works
d. Community Services District
38. A Grading Plan shall be prepared by a registered Civil Engineer in accordance with City
of Temecula standards and approved by the Department of Public Works prior to
commencement of any grading. The plan shall incorporate adequate erosion control
measures to protect the site and adjoining properties from damage due to erosion.
39. A Soils Report shall be prepared by a registered Civil or Soils Engineer and submitted to
the Department of Public Works with the initial grading plan check. The report shall
address all soils conditions of the site, and provide recommendations for the
construction of engineered structures and preliminary pavement sections.
40. A Geotechnical Report shall be prepared by a registered engineer or engineering
geologist and submitted to the Department of Public Works with the initial grading plan
check. The report shall address special study zones and identify any geotechnical
hazards for the site including location of faults and potential for liquefaction. The report
shall include recommendations to mitigate the impact of ground shaking and
liquefaction.
41. A Drainage Study shall be prepared by a registered Civil Engineer and submitted to the
Department of Public Works with the initial grading plan check. The study shall identify
storm water runoff quantities expected from the development of this site and upstream of
the site. It shall identify all existing or proposed off-site or on-site, public or private,
drainage facilities intended to discharge this runoff. Runoff shall be conveyed to an
adequate outfall capable of receiving the storm water runoff without damage to public or
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private property. The study shall include a capacity analysis verifying the adequacy of
all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the
storm water runoff shall be provided as part of development of this project. The basis for
analysis and design shall be a storm with a recurrence interval of one hundred years.
42. 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 or the
project is shown to be exempt. The final NPDES requirement shall be address at the
right-of-way prior to the water exiting into the street.
43. 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.
44. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's
check or money order, prior to issuance of permits, based on the prevailing area
drainage plan fee. If the full Area Drainage Plan fee or mitigation charge has already
been credited to this property, no new charge needs to be paid.
45. The Developer shall obtain letters of approval or easements for any off-site work
performed on adjoining properties. The letters or easements shall be in a format as
directed by the Department of Public Works.
46. All lot drainage shall be directed to the driveway by side yard drainage swales
independent of any other lot.
Prior to Issuance of Building Permits
47. Final Map shall be approved and recorded.
48. The Developer shall vacate and dedicate the abutter's rights of access along Ynez Road
as shown on the approved Tentative Map.
49. A Precise Grading Plan shall be submitted to the Department of Public Works for review
and approval. A registered Civil Engineer for location and elevation shall certify the
building pad, and the Soils Engineer shall issue a Final Soils Report addressing
compaction and site conditions.
50. Grading of the subject property shall be in accordance with the California Building Code,
the approved grading plan, the conditions of the grading permit, City Grading Standards
and accepted grading construction practices. The final grading plan shall be in
substantial conformance with the approved rough grading plan.
51. The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and
all Resolutions implementing Chapter 15.06.
52. The Developer shall pay to the City the Western Riverside County Transportation
Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with,
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Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing
Chapter 15.08.
Prior to Issuance of Certificates of Occupancy
53. As deemed necessary by the Department of Pubiic Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c. Department of Public Works
54. All necessary certifications and clearances from engineers, utiiity companies and pubiic
agencies shall be submitted as required by the Department of Pubiic Works.
55. All improvements shall be constructed and completed per the approved plans and City
standards to the satisfaction of the Director of Pubiic Works.
56. The existing improvements shall be reviewed. Any appurtenance damaged or broken
due to the construction operations of this project shall be repaired or removed and
replaced to the satisfaction of the Director of Pubiic Works.
FIRE DEPARTMENT
57. Any previous existing conditions for this project or any underlying map will remain in full
force and effect unless superceded by more stringent requirements here.
58. Final fire and iife safety conditions will be addressed when the Fire Prevention Bureau
reviews building plans. These conditions will be based on occupancy; use. the
California Building Code (CBC). Caiifornia Fire Code (CFC), and related codes. which
are in force at the time of building. plan submittal.
59. The Fire Prevention Bureau is required to set a minimum fire flow for residential land
division per CFC Appendix II LA. Table A-III-A-1. The developer shall provide for this
project, a water system capable of deiivering 1500 GPM at 20-PSI residual operating
pressure with a 2-hour duration. The required fire flow may be adjusted during the
approval process to reflect changes in design. construction type. or automatic fire
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as
given above has taken into account all information as provided. (CFC 903.2, Appendix
II LA)
60. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III.B, Table A-III-B-1. Standard fire hydrants (6" x 4" x 21/2" outlets) shall be
located on Fire Department access roads and adjacent public streets. Hydrants shall be
spaced at 500 feet apart, at each intersection and shall be located no more than 250 feet
from any point on the street or Fire Department access road(s) frontage to a hydrant.
The required fire flow shall be available from any adjacent hydrant(s) in the system. The
upgrade of existing fire hydrants may be required. (CFC 903.2. 903.4.2. and Appendix
III-B)
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61. The Fire Prevention Bureau is required to set a minimum fir flow for commercial land
division per CFC Appendix III-A, Table A-III-A-1. The developer shall provide for this
project, a water system capable of delivering 4000 GPM at 20-PSI residual operating
pressure with a 4 hour duration. The required fire flow may be adjusted during the
approval process to reflect changes in design, construction type, or automatic fire
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as
given above has taken into account all information as provided. (CFC 903.2, Appendix
III-A).
62. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. Super fire hydrants (6" x 4" x 2-2 1/2" outlets) shall be
located on Fire Department access roads and adjacent public streets. Hydrants shall be
spaced at 350 feet apart, at each intersection and shall be located no more than 210 feet
from any point on the street or Fire Department access road(s) frontage to a hydrant.
The required fire flow shall be available from any adjacent hydrant(s) in the system. The
upgrade of existing fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix
III-B).
63. Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius on any
cul-de-sac shall be thirty-seven (37) feet for residential and forty-five (45) feet for
commercial. (CFC 902.2.2.3, CFC 902.2.2.4)
64. All traffic calming devices that could impede or slow emergency vehicle access are
prohibited, except those expressly approved by the fire prevention bureau individually on
a case by case basis when they maintain the required travel widths and radii.
65. Cul-de-sacs and/or intersections with planters must maintain 24 foot clear unobstructed
travel width around the planters, not including parking. Hardscape areas are permissible
provided that they meet the 80,000 lb. load requirements and are at road level.
66. Private entry driveways with divider medians must be a minimum of 16 feet wide on
each side unless the median is held back 30 feet from face of curb of perpendicular
road.
67. If construction is phased, each phase shall provide approved access and fire protection
prior to any building construction. (CFC 8704.2 and 902.2.2) This will include all
internal roads, connecting roads between phases, and construction gates. All
required access must be in and available prior to and during ALL construction.
Phasing is approved on a separate map, and is ultimately subject to final approval
in the field.
68. Prior to building construction, all locations where structures are to be built shall have
approved temporary Fire Department vehicle access roads for use until permanent
roads are installed. Temporary Fire Department access roads shall be an all weather
surface for 80,000 Ibs. GVW. (CFC 8704.2 and 902.2.2.2)
69. Prior to building final, all locations where structures are to be built shall have approved
Fire Department vehicle access roads to within 150 feet to any portion of the facility or
any portion of an exterior wall of the building(s). Fire Department access roads shall be
an all weather surface designed for 80,000 Ibs. GVW with a minimum AC thickness of
.25 feet. (CFC sec 902)
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70. Fire Department vehicle access roads shall have an unobstructed width of not less than
twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13)
feet six (6) inches. (CFC 902.2.2.1)
71. Prior to building construction, dead end road ways and streets in excess of one hundred
and fifty (150) feet which have not been completed shall have a turnaround capable of
accommodating fire apparatus. (CFC 902.2.2.4)
72. Prior to building construction, this development and any street within serving more than
35 homes or any commercial developments shall have two (2) points of access, via all-
weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1)
73. Prior to issuance of building permits, the developer shall furnish one copy of the water
system plans to the Fire Prevention Bureau for approval prior to installation. Plans shall
be: signed by a registered civil engineer; contain a Fire Prevention Bureau approval
signature block; and conform to hydrant type, location, spacing and minimum fire flow
standards. After the plans are signed by the local water company, the originals shall be
presented to the Fire Prevention Bureau for signatures. The required water system
including fire hydrants shall be installed and accepted by the appropriate water agency
prior to any combustible building materials being placed on an individual lot. (CFC
8704.3, 901.2.2.2 and National Fire Protection Association 24 1-4.1)
74. Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective
Markers" shall be installed to identify fire hydrant locations. (CFC 901.4.3)
75. All manual and electronic gates on required Fire Department access roads or gates
obstructing Fire Department building access shall be provided with the Knox Rapid entry
system for emergency access by firefighting personnel. (CFC 902.4)
Special Conditions
76. Prior to map recordation the applicant shall submit to the Fire Prevention Bureau a
georectified (pursuant to Riverside County standards) digital version of the map
including parcel and street centerline information. The electronic file will be provided in a
ESRI Arclnfo/ArcView compatible format and projected. in a State Plane NAD 83
(California Zone VI ) coordinate system. The Bureau must accept the data as to
completeness, accuracy and format prior to satisfaction of this condition.
77. Any existing fire lanes, fire department access roads or gates, or any other apparatus,
appliance or surface used to provide emergency fire department access SHALL BE
LEFT UNALTERED in perpetuity.
COMMUNITY SERVICES
General Conditions
78. The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris. Only the City's franchisee may haul construction debris.
79. All perimeter parkways (including within the ROW along Ynez Road), the portions of
Parcels 1, 2, and 3 on the north side of the private road (Via Serrito), slopes, retaining
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walls, drainage facilities, and residential street lighting on the private street shall be
maintained by the established homeowners association.
80. The developer shall comply with the Public Art Ordinance.
81. Any damage done to existing Class II bike lanes along Ynez Road during construction
shall be repaired to the satisfaction of Public Works.
Prior to Final Map
82. TCSD shall review and approve the CC&R's.
83. The developer shall satisfy the City's parkland dedication (Quimby) requirement through
the payment of in-lieu fees equivalent to .057 acres of parkland, based upon the City's
then current land evaluation.
Prior to the Issuance of a Building Permit
84. Prior to issuance of building permits, the developer shall provide TCSD verification of
arrangements made with the City's franchise solid waste hauler for disposal of
construction debris.
85. If additional arterial street lighting is to be installed along Ynez Road then prior to the first
building permit or installation of the street lighting, the developer shall complete the
TCSD application process, submit an approved Edison Streetlight Plan and pay the
appropriate energy fees related to the transfer of street lighting into the TCSD
maintenance program.
Prior to Issuance of the Certificate of Occupancy
86. The developer shall submit the list of Assessor's Parcel Numbers assigned to the final
project.
87. It shall be the developer's responsibility to provide written disclosure of the existence of
TCSD and its service level rates and charges to all prospective buyers.
By placing my signature below, J confirm that I have read, understand and accept all the above
Conditions of Approval. I further understand that the property shall be maintained in
conformance with these conditions of approval and that any changes I may wish to make to the
project shall be subject to Planning Department approval.
Applicant's Signature
Date
Applicant's Printed Name
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