HomeMy WebLinkAboutPC RES 34261 RESOLUTION NO. 3426
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, RECOMMENDING THAT THE CITY COUNCIL APPROVE
TENTATIVE TRACT MAP NO. 15055.
The Planning Commission of the City of Tustin does hereby resolve
as follows:
I. The Planning Commission finds and determines as follows:
a.
That Tentative Tract Map No. 15055 was submitted to the
Planning Commission by The Irvine Company for
consideration.
B .
That a public hearing was duly called, noticed and held
for said application by the Planning Commission on March
25, 1996.
C .
That an Environmental Impact Report EIR 85-2, as modified
by supplements and addenda, for the East Tustin Specific
Plan has been certified in conformance with the
requirements of the California Environmental Quality Act
for the subject project.
D ,
That the proposed subdivision is in conformance with the
Tustin Area General Plan, adopted East Tustin Specific
Plan (as amended by ZC 94-004), Development Agreement (as
amended by the Second Amendment), and Subdivision Map
Act.
E .
That the City has reviewed the status of the School
Facilities Agreements between the Irvine Company and the
Tustin Unified School District for the impact of
Tentative Tract 15055 on School District facilities, an~
changes in State law. Impacts associated with this
approval on School District facilities' are adequately
addressed.
F ·
That the site is physically suitable for the type of
development proposed.
G.
That the design of the subdivision 'or the proposed
improvements are not likely to cause substantial
environmental damage or substantially and avoidably
injure fish or wildlife in their habitat.
That the design of the subdivision or the type of
improvements proposed will not conflict with easements
acquired by the public, for access through or use of the
property within the proposed subdivision.
I ·
That the design of the subdivision or the types of
improvement proposed are not likely to cause serious
public health problems.
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
Resolution No. 3426
Page 2
Jo
The project has been determined to be exempt from the
provisions of Measure "M" because entitlements specified
in the East Tustin Development Agreement entered into in
1985, and the estimated project generated traffic does
not cause the roadway system to exceed established levels
of service standards.
II. The Planning Commission hereby recommends that the City
Council approve Tentative Tract Map 15055, subject to the
conditions contained in Exhibit A, attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of
Tustin, at a regular meeting on the 25th day of March, 1996.
Recording Secretary
Chair~man
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, BARBARA REYES, the undersigned, hereby certify that I am the
Recording Secretary of the Planning Commission of the City of
Tustin, California; that Resolution No. 3426 was duly passed and
adopted at a regular meeting of the Tustin Planning Commission,
held on the 25th day of March, 1996.
Recording Secretary
EXHIBIT A
TENTATIVE TRACT MAP 15055
RESOLUTION NO. 3426
CONDITIONS OF APPROVAL
PUBLIC/PRIVATE INFRASTRUCTURE IMPROVEMENTS
(1) 1.1 Prior to recordation of the final map, the Subdivider
(2) shall prepare plans for construction or post security
(3) guaranteeing construction of all public and/or private,
(5) infrastructure improvements within the boundary of said
tract map in conformance with applicable City standards,
including but not limited to the following:
a.
C ·
D.
E.
F.
G.
Curb and gutter,
Sidewalks including access facilities for the
physically disabled,
Drive aprons,
Ail signing/striping modifications,
Street paving,
Street lights, and
Catch basins/storm drain laterals/connections to
existing storm drain systems
(i)
(5)
The amount of acceptable security for completion of
public improvements shall be reviewed and approved by the
Public Works Department. The amount and acceptable
security, for private improvements shall be reviewed and
approved by the Building Official.
In addition, a 24"x 36" reproducible construction area
traffic control plan, prepared by a California Registered
Traffic Engineer or Civil Engineer experienced in this
type of plan preparation, will be required.
(1) 1.2 Ail construction within a public right-of-way and/or
public easements, must bE shown on a separate 24" x 36"
plan prepared by a California Registered Engineer, with
all construction referenced to applicable City, County or
Irvine Ranch Water District standards drawing numbers.
(1) 1.3 All changes in existing curbs, gutters, sidewalks and
(6) other public improvements shall be responsibility of
subdivider.
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY
(4) DESIGN REVIEW
* * * EXCEPTION
Exhibit A -.Resolution No. 3426
Conditions of Approval
TT 15055
Page 2
(1) 1.4 Preparation of plans for and construction of:
Sanitary sewer facilities must be submitted as
required by the City Engineer and local sewering
agency. These facilities shall include a gravity
flow system per standards of the Irvine Ranch Water
District.
B ·
A domestic water system must comply with the
standards of the Irvine Ranch Water District/City
of Tustin Water service, whichever is applicable.
Improvement plans shall also be reviewed and
approved by the Orange County Fire Authority for
fire protection purposes. The adequacy and
reliability of water system design and the
distribution of fire hydrants will be evaluated.
The water distribution system and appurtenances
shall conform to the applicable laws and adopted
regulations enforced by the Orange County Health
Department. Any required reclaimed water systems
shall comply with the standards as required by the
Irvine Ranch Water District.
Sewer and water facilities shall be clearly
indicated as publicly maintained. Maintenance
access to water facilities shall be the
responsibility of the Homeowner's Association and
accommodations for such access shall be established
prior to building permit issuance.
(1) 1.5 Proposed streets shall be designed to the following
(5) specifications: ~
ae
(6)
Ail proposed streets shall be designed in
substantially the same width and alignment as shown
on the approved tentative map unless modified and
approved by the Directors of Community Development
and Public Works.
B .
Ail streets and drives shall be constructed in
accordance with City requirements in terms of type
and quality of material used.
C.
Sidewalk areas shall flare around the placement of
above ground facilities, su6h as signing, street
lights and fire hydrants unless located outside of
the sidewalk.
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 3
D .
Parking shall be prohibited on "A" Street. Signage
and red curbing shall be installed where
appropriate.
(1) 1.6 A complete hydrology study and hydraulic calculations
(5) shall be submitted for review and approval by the City
prior to permit issuance.
(5) 1.7 In addition to the normal full size plan submittal
process, all final development plans including but not
limited to: tract maps, parcel maps, right-of-way maps,
records of survey, public works improvements, private
infrastructure improvements, and final grading plans are
also required to be submitted to the Public Works
Department/Engineering Division in computer aided
drafting and design (CADD) format. The acceptable
formats shall be Intergraph DGN or AutoCad DWG file
format, but in no case less than DXF file format. The
City of Tustin, CADD conventions shall be followed in
preparing plans in CADD, and these guidelines are
available from the Engineering Division.
The applicant may submit manually prepared plans in lieu
of CADD files and pay a "processing fee" to the City to
have the drawings converted into CADD format. This fee
will cover the City's costs to transfer the information
from the above noted plans to CADD so the information can
be integrated into the City's infrastructure base map.
The processing fee will be determined on a case by case
basis after the plans have been submitted for review.
(1) 1.8 The developer of Lot 1 shall be required to design and
(5) construct improvements and modifications of the traffic
signal at Irvine Boulevard/Robinson Drive in conjunction
with the development of Lot 1. In addition, a traffic
signal equipment and maintenance easement will be
required.
(1) 1.9 Catch basins shall be provided at Tustin Ranch Road and
(5) "A" Street with connection to the existing 48" RCP storm
drain in Tustin Ranch Road to eliminate the need for a
cross gutter.
(1) 1.10 Catch basins shall be provided at Irvine Boulevard and
(5) the drive entrance opposite Robinson Drive with
connection to the existing 54" RCP storm drain in Irvine
Boulevard, to eliminate.the need for a cross gutter.'
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 4
(1) 1.11 Lots 3, A, B and I, and Lot 4, if developed as a
(5) neighborhood park, shall be maintained by the Landscape
and Lighting District and shall be equipped with a
computerized irrigation system fully compatible with the
existing systems currently utilized in other areas of
Tustin Ranch, subject to approval of the Director of
Public Works.
DEDICATIONS/RESERVATIONS/EASEMENTS
(1) 2.1 The subdivider shall satisfy dedication and/or
(2) .reservation requirements as applicable, including but not
(5) limited to dedication of all required street and flood
(6) control right-of-way easements, vehicular access
rights, sewer easements and water easements defined and
approved as to specific location by the City Engineer and
other applicable agencies.
(1) 2.2 The subdivider shall provide an Irrevocable Offer of
(5) Dedication of 10 feet along Tustin Ranch Road between "A"
Street and Irvine Boulevard, subject to final approval of
the Director of Public Works and the City Attorney.
(1) 2.3 "A" Street shall be restricted to right-turn in/right-
(5) turn movements only.
(1) 2.4 If Lot 4 is developed with residential uses, access to
Lot 4 from "A" Street shall be restricted to pedestrians
and emergency vehicle access only.
*** 2.5 The maintenance, responsibility for Lots D, F and H shall
be Homeowners Association or City Approved Alternate.
CONSTRUCTION ACTIVITIES ADJACENT TO PUBLIC RIGHT-OF-WAY
(1) 3.1 Prior to recordation of a final map,.the subdivider shall
(2) post with the Community Development Department a minimum ·
(6) $2,500 cash deposit or letter of credit to' guarantee the
sweeping of streets and clean-up of streets affected by
construction activities. If this deposit is depleted
prior to completion of development or the appearance of
· public streets, necessitates additional cleaning, an
additional incremental deposit will be required.
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 5
',
(1) 3.2 Any damage done to existing street improvements and
(6) utilities shall be repaired before acceptance of the
tract and/or issuance of a Certificate of Occupancy for
the development on any parcel within the subdivision.
(1) 3.3 Prior to any work in the public right-of-way, an
Encroachment Permit must be obtained from and applicable
fees paid to the Public Works Department.
GRADING/GENERAL
(1) 4.1 Prior to issuance Of grading permits:
(2)
(6) A. A detailed soils engineering report shall be
submitted to and approved by the Building Official
conforming to the requirements of the Uniform
Building Code, City Grading Requirements, and all
other applicable State and local laws, regulations
and requirements·
B ,
The applicant shall submit a grading plan subject
to approval by the Department of Community
Development delineating the following information:
o
Methods of drainage in accordance with all
applicable City standards;
2. Applicable recommendations submitted by
geotechnical or soils engineer;
·
Compliance with conceptual grading shown on
tentative tract map;
·
A drainage plan and necessary supporting
documents such as hydrology calculations to
comply with the following requirements:
a ·
Provision of drainage facilities to
remove any flood hazard to the
satisfaction of the City Engineer which
will allow building pads to be safe from
inundation from rainfall which may be
expected from all storms up to and
including the theoretical 100 year storm
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 6
o
o
*** 7.
.
and dedication of any necessary easements
on the final map as required.
b .
Elimination of any sheet flow and ponding
across lot lines.
C ·
Provision of drainage facilities to
protect the lots from any high velocity
scouring action.
do
Provision for tributary drainage from
adjoining properties;
Ail flood hazard areas of record;
A note shall be placed on the grading plan
requiring Community Development Department
approval of rough grading prior to final
clearance for foundations. The Department
will inspect the site for accuracy of
elevations, slope gradients, etc. and may
require certification of any grading related
matter;
A note shall be placed on the plans that a
qualified paleontologist/archeologist, as
appropriate, shall be present during rough
grading operations. If resources are found,
work shall stop in the affected area and all
resources shall be excavated or preserved as
deemed appropriate or as recommended by the
paleontologist/archeologist subject to review
and approval by the Public Works and Community
Development Departments. All "finds" shall be
reported immediately to the Department of
Community Development. The paleontologist/
archeologist shall attend the pregrade
construction meeting to ensure that this
condition and necessary procedures in the
event of a "find" are explained;
The applicant shall prepare a sedimentation
and erosion control plan for all construction
work, including a method of control to prevent
dust and windblown earth problems.
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 7
(1) 4.2 Ail earthwork shall be performed in accordance with the
(3) City of Tustin Municipal Codes and grading requirements.
(1) 4.3 Prior to the recordation of a final map, the applicant
(5) shall submit for approval by the Community Development
and Public Works Departments, a Water Quality Management
Plan (WQMP) that identifies the application and
incorporation of those routine structural and non-
structural Best Management Practices (BMPs) and detailing
implementation of the BMPs not dependent on specific land
uses.
(1) 4.4 Prior to issuance of grading, grubbing and clearing or
(5) paving permits, the applicant shall obtain coverage under
the NPDES Statewide Industrial Storm water Permit for
General Construction Activities from the State Water
Resources Control Board. Evidence that this has been
obtained shall be submitted to the'Building Official.
PARK/RECREATION
(7) 5.1 Lot 3 shall be a minimum of 3.6 acres and dedicated to
the City by separate instrument prior to recordation of
a final map. The subdivider shall receive parkland
credit as identified in the East Tustin Parkland
Dedication Summary for said dedication.
(7) 5.2 Lots 4, F and H shall total a minimum of 1.4 acres and
shall be "Reserved for Park Purposes". The subdivider
shall not receive parkland credit for the 1.4 acres if
the City purchases the land as per the Second Amendment
to the East Tustin Development Agreement.
(7) 5.3 The subdivider shall submit to the City a parkland
contribution in the amount of Two ~undred Thousand
Dollars ($200,000) prior to recordation of a final map,
or issuance of the first building permit for residential
development, whichever occurs first. The subdivider
shall not receive parkland credit for the monetary
contribution as per the Second Amendment to the East
Tustin Development Agreement.
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 8
(7) 5.4 The subdivider and City shall enter into a Letter
Agreement, prior issuance of the first building permit
for residential development or recordation of a builder
level subdivision final map whichever occurs first, which
establishes the terms for the developer to sell and
advance monies to the City for acquisition of Lots 4, F
and H for park purposes, and to advance monies for the
design, construction and improvement of the total 5 acre
neighborhood park. Said Letter of Agreement shall be
consistent with the Second Amendment to the East Tustin
Development Agreement. Any monies advanced for the
design, construction or improvement of the park site is
considered in addition to and separate from the $200,000
monetary contribution required by the Second Amendment to
the East Tustin Development Agreement.
(5) 5.5 Unless otherwise noted, the following items shall be
provided and conditions met subject to the approval of
the Director of Community Services prior to City
acceptance of the public park site:
A®
Submittal and approval by the Community Development
and Community Services Departments of a soils
report and rough grading plans specific to Lot 3
(and Lot 4, if developed as a park) submitted by
the subdivider's registered soils and civil
engineer. In addition to a standard soils report,
the subdivider shall also provide lot specific soil
testing for fertility/agronomy, with any
recommendations for soil remediation.
Be
Each Lot identified for park purposes shall be
rough graded to two percent (2%) or bonded for per
an approved rough grading plan and free of obvious
rock and construction debris. Rough grade
certification shall be submitted to the Community
Development Department, Building Division.
Co
Full public improvements must be installed, or
bonded for per an approved street improvement plan,
around the perimeter of the park site, subject to
approval by the City Engineer.
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 9
D .
E .
Public utility laterals of sufficient size,
including water, electricity, sewer, storm drain,
natural gas, and telephone communication shall be
installed, or bonded for per an approved street
improvement plan, subject to approval by the City
Engineer.
Construction type fencing shall be installed around
the perimeter of Lot 3 (and Lot 4 if developed as a
park). Prior to the time that the park site is
accepted by the City and the perimeter fence is
installed, any materials dumped on site shall be
removed and restored to original condition at the
subdivider's expense.
FIRE DEPARTMENT
(5) 6.1 Prior to the recordation of a final tract map, water
improvement plans shall be submitted to and approved by
the Fire Chief to ensure adequate fire protection and
financial security shall be posted for the installation.
The water system design, location of valves, and the
distribution for the fire hydrants will be evaluated and
approved by the Chief.
(5) 6.2 Prior to the issuance of any final map, the applicant
shall submit evidence of the on-site fire hydrant system,
and indicate if the improvements are public or private.
If the system is private, provision shall be placed in
the CC&R's for the repair and maintenance of the system.
(5) 6.3 Prior to the issuance of any certificates of use and
occupancy, all fire hydrants shall have a "Blue
Reflective Pavement Marker" indicating the locations on
the street or drive per the Orange County Fire Authority
Standard. On private property, these markers shall be
maintained in good condition by the property owner.
(5) 6.4 Prior to the issuance of any grading permits, plans for
all streets and courts, public or private, shall be
submitted to and approved by the Fire Chief. The plans
shall include sectional views and indicate the width
measured flow line to flow line. All proposed fire
apparatus turnarounds shall be clearly marked.
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 10
(5) 6.5 Prior to the issuance of any grading permit,
streetimprovement plans with fire' lanes shown shall be
submitted to and approved by the Fire Chief. The plans
shall show the locations of red curbing and signage, and
proposed signage with the height, stroke and color of
lettering and the contrasting background color. The
CC&R's shall contain a fire. lane map and provisions which
prohibit parking in the fire lanes, a method of
enforcement shall be included.
NOISE
(1) 7.1 Ail construction operations including engine warm up
(5) shall be subject to the provisions of the City of Tustin
Noise Ordinance and shall take place only during the
hours of 7:00 a.m. un~il 6:00 p.m., Monday through Friday
and 9:00 a.m. until 5:00 p.m. on Saturdays, unless
otherwise determined by the Building Official.
(1) 7.2 Construction hours shall be clearly posted on the site to
(5) the satisfaction of the Building Official.
BUYER NOTIFICATION
(1) 8.1 Subdivider shall notify potential buyers of their
(2) obligations to notify future tenants and. homeowners
related to the following:
a.
A document separate from the deed, which will be an
information notice to future tenants/homebuyers of
aircraft noise impacting the subdivision, shall be
recorded. The notice shall further indicate that
additional building upgrades may be necessary for
noise attenuation. This determination shall be
made as architectural drawings become available
and/or where field testing determines inadequate
noise insulation.
B .
The future developer shall submit for review and
approval of content by the Director of Community
Development, a copy of rental/sales literature for
the residential project with the approved
aircraft/helicopter noise statement and the
approved schools notification statement. Any
changes to the rental/sales literature after
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 11
initial City approval shall be submitted to the
Director of Community Development for approval.
C .
The future developer shall provide the City with a
copy of the approved aircraft/helicopter noise
statement which shall contain a disclosure document
on aircraft notification. Said document must be
signed by each tenant/homeowner prior to occupancy.
of any unit.' The content of the statement shall be
approved by the Director of Community Development
prior to circulation.
D ,
The future developer shall provide the City with a
schools notification statement which shall be
reviewed and approved by the Director of Community
Development and participation by the governing
school district which shall indicate:
(1) The location of existing and proposed
elementary, middle and high schools which will
serve the subdivision (text and map); and
(2) Advice to homebuyers that proposed school
sites may never be constructed.
E .
The future developer shall provide the City with a
statement, signed by each tenant/homebuyer,
containing a comprehensive description of all
private and'public improvements and developments
adjacent or in close proximity to the proposed
development.
(1) 8.2 The subdivider shall notify all potential buyers of
(5) subdivided lots and potential liens/assessments against
the subdivided properties as follows:
A. Assessment District 85-1; and
B .
The City of Tustin Landscaping and Lighting
District as amended.
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 12
FEES
(1) 9.1 Ail properties within the subject map will be subject to
Assessment District 85-1 fees to be determined as a
result of'land use change. The subdivider shall pay all
costs related to the calculation of the revised parcel
assessments, the preparation of the revised assessment
diagram and other required administrative duties related
to Assessment District 85-1 as a result of the
subdivision.
(1) 9.2 Prior to issuance of any permits, payment shall be made
of all required-fees, including but not limited to those
identified'below. Payment will be required based upon
those rates in effect at the time of payment and are
subject to change.
a.
Major thoroughfare and bridge fees to Tustin Public
Works Department: Single-Family Detached @
$2,501/unit; Multiple-Family @ $1,455/unit.
B .
Sanitary sewer connection fee to Irvine Ranch Water
District.
C·
Grading plan checks and permit fees to the
Community Development Department to be determined
at building plan check.
D .
Ail applicable Building plan check and permit fees
to the Community Development Department to be
determined at building plan check.
E ,
New development fees to the Community Development
Department: Single-Family Detached @ $350/unit;
Multiple-Family @ $350/unit + $100 for each bedroom
over 1 bedroom.
F ·
School facilities fee to the Tustin Unified School
District subject to any agreement reached and
executed between the District and the Irvine
Company.
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 13
*** 9.3 Prior to recordation of a final map, a revised fee
program applicable to Lots 1 and 2, and 4 and 5 for
payment of East Tustin Facility Fees for the Civic Center
Expansion, Irvine Boulevard Widening and Fire protection
Facility and Equipment shall be approved by the City
Council.
(1) 9.4 Within forty-eight (48) hours of approval of the subject
project, the applicant shall deliver to-the Community
Development Department, a cashier's check payable to the
COUNTY CLERK in the amount of $38.00 (thirty-eight
dollars) pursuant to AB. 3185, Chapter 1706, Statutes of
1990, enable the City to file the Notice of Determination
required under Public Resources code Section 21151 and 14
Cal. Code of Regulations 15094. If within such forty-
eight (48) hour period that the applicant has not
delivered to the Community Development Department the
above-noted check, the approval for the project granted
herein shall be considered automatically null and void.
In addition, should the Department of Fish and Game
reject the Certificate of Fee Exemption filed with the
Notice of Determination and require payment of fees, the
applicant shall deliver to the Community Development
Department, within forty-eight (48) hours of
notification, a cashier's check payable to the COUNTY
CLERK in the amount of $850 (eight hundred fifty dollars)
pursuant to AB 3158, Chapter 1706, Statutes of 1990. If
this fee is imposed, the subject project shall not be
operative, vested or final unless and until the fee is
paid.
GENERAL
(1) 10.1 Within 24 months from tentative map approval, the
Subdivider shall file with appropriate agencies, a final
map prepared in accordance with subdivision requirements
of the Tustin Municipal Cod~, the State Subdivision Map
Act, and applicable conditions contained herein unless an
extension is granted pursuant to Section 9335.08 of the
Tustin Municipal Code.
Exhibit A - Resolution No. 3426
Conditions of Approval
TT 15055
Page 14
(1) 10.2 Prior to final map approval, the subdivider shall:
a.
Submit a current title report;
A duplicate mylar of the Final Map, or 8~ inch by
11 inch transparency of each map sheet prior to
final map approval and "as built" grading,
landscape and improvement plans 'prior to
Certificate of Acceptance; and
C. A list of street names to be approved by the City
of Tustin Street Naming Committee.
-
(1) 10.3 The subdivider shall conform to all applicable
requirements of the State Subdivision Map Act, the City's
Subdivision Ordinance, in the East Tustin Specific Plan
and Development Agreement, and EIR 85-2.
(1) 10.4 Building permits may not occur upon any lot created by
Tract 15055 until such time that subsequent, project
specific subdivision maps, or other required entitlements
are approved for individual lots.
(1) 10.5 Each access point is conceptually identified, but exact
locations must be reviewed individually as development is
proposed.
(1) 10.6 The cumulative number of residential units for which
(2) certificate of occupancy may be issued shall not exceed
(5) the cumulative total of square feet of occupied revenue
generating uses; or equivalents as shown in the East
Tustin Specific Plan Development Agreement.
*** 10.7 The building height of any future development on Lot 1 of
Tentative Tract Map 15005 shall be consistent with the
height limitations specifi'ed in the Second Amendment to
the East Tustin Development Agreement.
*** 10.8 The perimeter landscaping of any future development on
Tentative Tract Map 15005 consistent with the perimeter
Landscaping Concept Plan rec~irements specified in the
Design review 94-032.'
DF: :br :3426