HomeMy WebLinkAboutPC RES 2960 1
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RESOLUTION NO. 2960
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN RECOMMENDING TO THE TUSTIN CITY
COUNCIL APPROVAL OF VESTING TENTATIVE TRACT
MAP NO. 14366
The Planning Commission of the City of Tustin does hereby
resolve as follows:
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The Planning Commission finds and determines as
follows:
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That Vesting Tentative Tract Map No. 14366 was
submitted to the Planning Commission by A-M
Homes for consideration.
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That a public hearing was duly called, noticed
and held for said map on October 14, 1991.
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That an Environmental Impact Report (EIR 85-2
for the East Tustin Specific Plan) has been
certified in conformance with the requirements
of the California Environmental Quality Act
for the subject project area.
That the proposed subdivision is in
conformance with the Tustin Area General Plan,
adopted East Tustin Specific Plan, Development
Agreement and Subdivision Map Act as it
pertains to the development of single family
detached dwellings.
The .9282 acres of parkland required for this
development was previously dedicated with
recordation of Tract 13627.
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That the City has reviewed the status of the
School Facilities Agreement between the Irvine
Company and the Tustin Unified School
District, the East Tustin Specific Plan, EIR
85-2 with subsequently adopted supplements and
addenda, the impacts of Vesting Tentative
Tract 14366 on School District facilities, and
reviewed changes in State law, and finds and
determines that the impacts on School District
facilities by approval of this map are
adequately addressed.
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Resolution No. 2960
Page 2
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That the site is physically suitable for the
type of development proposed.
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That the site is physically suitable for the
proposed density of development.
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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.
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That the design of the subdivision or the type
of improvements proposed will not conflict
with easements acquired by the public-at-
large, for access through or use of the
property within the proposed subdivision.
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That the design of the subdivision or the
types of improvements proposed are not likely
to cause serious public health problems.
II. The Planning Commission hereby recommends to the
City Council approval of Vesting Tentative Tract
Map No. 14366 subject to the conditions attached
hereto as Exhibit A.
PASSED AND ADOPTED at a regular meeting of the Tustin
Planning Commission, held on the 14th day of October,
1991.
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KATHLEEN CLANCY
Secretary
,.~i,DEN~ L. BAKER'
Chairman
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Resolution No. 2960
Page 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, KATHLEEN CLANCY, the undersigned, hereby certify that
I am the Recording Secretary of the Planning Commission
of the City of Tustin, California; that Resolution No.
2960 was duly passed and adopted at a regular meeting of
the Tustin Planning Commission, held on the 14th day of
October, 1991.
KATHLEEN CLANC~-~r
Recording Secretary
EXHIBIT A
VESTING TENTATIVE TRACT MAP 14366
RESOLUTION NO. 2960
CONDITIONS OF APPROVAL
PUBLIC/PRIVATE INFRASTRUCTURE IMPROVEMENTS
(1) 1.1 Prior to recordation of final map, the Subdivider shall
(2) prepare plans for and construct or post security guaranteeing
(3) construction of all public and/or private, infrastructure
(6) improvements within the boundary of said tract map in
conformance with applicable City standards, including but not
limited to the following:
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Curb and gutter/cross gutters
Sidewalks including access facilities for physically
handicapped persons
Drive aprons/approach
Street paving
Street signing and paving
Landscaping/irrigation facilities
Sanitary sewer service facilities
Domestic water service facilities
Reclaimed water service facilities
Utility connections (i.e., gas, electric, telephone,
and cable T.V. facilities)
Traffic signal systems and other traffic control
devices
Street and paseo lighting
Storm drains and subdrains (* The private storm drain
facilities within this tract will be maintained by
homeowner's association)
Undergrounding of existing and proposed utility
distribution lines
Lot monumentation
Fire hydrants
Bus stops and other facilities such as bus shelters and
benches
(]-)
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The amount of acceptable security for construction of public
improvements snali be reviewed and approved by the Public
Works Department. The amoun~ and acceptable security for
private improvements shall be reviewed and approved by the
Building Official.
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. 2960
Page 2
(1) 1.Z Ail construction within a public right-of-way and/or public
easement must be shown on a separate 24" X 36" plan with all
construction referenced to applicable City, County, or Irvine
Ranch Water District standard drawing numbers.
(1) 1.3 Ail changes in existing curbs, gutters, sidewalks and other
(6) public improvements shall be responsibility of subdivider.
(1) ~.4 Preparation of plans for and construction of:
(2)
(6) A. All 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.
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A domestic water system must be to the standards of the
Irvine Ranch Water District/City of Tustin Water Service,
whichever is applicable at the time of plan preparation.
Improvement plans shall also be reviewed and approved by
the Orange County Fire Department 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 also conform to the applicable laws
and adopted regulations enforced by the Orange County
Health Department. Any required reclaimed water systems
shall be to the standards as required by the Irvine Ranch
Water District.
C.
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) ~. 5 Proposed streets shall be designed ~c the following
( 5 ) speci f ications:
(6)
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Ail proposed streets shall be designed in substantially
the same width and alignment as shown on the approved
vesting tentative map unless modified and approved by the
Directors of Community Development and Public Works.
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Ail streets and drives shall be constructed in accordance
with City requirements in terms of type and quality of
materials used.
Exhibit A
Resolution No. 2960
Page 3
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Sidewalks shall flare to provide a five-foot-wide minimum
clear width around all above-ground facilities, such as
signing, street lights and fire hydrants, located within
the sidewalk area. Above-ground facilities located
outside of sidewalk widths and within public utility
easement areas are subject to condition 7.1 N. of this
Exhibit.
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Street names are subject to approval of the Tustin Street
Naming Committee and Community Development Department.
(1) 1.6 Streets, storm drain, water and sewer improvement plans
(6) shall comply with the "City of Tustin" Minimum Design
(8) Standards for On-site Street and Storm Drain
Improvements.
(1) 1.? Existing sewer, domestic water, reclaimed water and storm
(5) drain service/laterals shall be utilized.
(5) 1.8 Should a traffic signal be required at the intersection of
Pioneer Road and Peters Canyon Road by the City Engineer, the
subdivision shall be responsible for two-thirds of the cost of
the signal, as determined by the Department of Public Works.
Prior to approval of the Final Tract Map, the City will
require a bond satisfactory to the City Attorney in the amount
of $100,000.00 to be credited toward the developer's share of
the cost of the signal.
DEDICATIONS/RESERVATIONS/EASEMENTS
(1) 2.1 The subdivider shall satisfy dedication and/or reservation
(2) requirements as applicable, including but not limited to
(5) dedication of all required street and flood control
(6) right-of-way easements, vehicular access rights, sewer
~8) easements and water easements defined and approved as to
specific location by the City Engineer and other reasonable
agencies.
CONSTRUCTION ACTIVITIES ADJACENT TO PUBLIC RIGHT-OF-WAY
(1) 3.1 Prior to recordation of the final map, subdivider shall post
(2) with the Community Development Department a minimum $2,500
(6) cash deposit or letter of credit to guarantee the Sweeping of
streets and clean-up of streets affected by construction
activities. In the event this deposit is depleted prior to
completion of development or City appearance of public
streets, an additional incremental deposit will be required.
Exhibit A
Resolution No. 2960
Page 4
(1) 3.Z Any damage done to existing street improvements and utilities
(6) 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 Excavation
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.
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Preparation and submittal of a grading plan subject to
approval by the Department of Community Development
delineating the following information:
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Methods of drainage in accordance with all
applicable City standards.
All recommendations submitted by geotechnical or
soils engineer and specifically approved by them.
Compliance with conceptual grading shown on
tentative tract map.
A drainage plan and necessary support documents
such as hydrology calculations to comply with the
following requirements:
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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 rain fall which may
be expected from all storms up to and
including the theoretical 100 year storm and
dedication of any necessary easements on the
final map as required.
Elimination of any sheet flow and ponding
across lot lines.
Provision of drainage facilities to protect
the lots from any high velocity scouring
action.
Provision for tributary drainage from
Exhibit A
Resolution No. 2960
Page 5
adjoining properties.
5. Ail flood hazard areas of record.
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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.
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Note on 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 Department of Public Works and
Community Development. 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.
Preparation of a sedimentation and erosion control
plan for all construction work related to the
subject tract including a method of control to
prevent: dust and windblown earth problems.
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Submittal of a construction traffic routing plan to be
reviewed and approved by the Director of Public Works.
'~,_~ 4.2 Al1__ earthwork shaS!_ be performed in accordance with -ne City
(3) of Tustin Municipal Codes and grading requirements.
FIRE DEPARTMENT
(5) 5.1 Prior to the recordation of a final tract map, water
improvement plans shall be submitted to and approved by the
Fire Chief for adequate fire protection and financial security
posted for the installation. The adequacy and reliability of
water system design, location of valves, and the distribution
of fire hydrants will be evaluated and approved by the Chief.
Exhibit A
Resolution No. 2960
Page 6
(5) 5.Z Prior to the issuance of any building permits for combustible
construction, evidence that a water supply for fire protection
is available shall be submitted to and approved by the Fire
Chief. Fire hydrants shall be in place and operational to
meet requirements and fire-flow prior to commencing
construction with combustible materials.
(5) 5.3 Prior to the issuance of any building permits, a construction
phasing plan shall be submitted to and approved by the Fire
Chief. The purpose of this review is to evaluate the adequacy
of emergency vehicle access for the number of dwelling units
served.
(5) 5.4 Prior to the issuance of any certificates of use and
occupancy, all street(s) having a curb-to-curb width of less
than 36 feet shall be posted "No Parking--Fire Lane" at the
beginning and end of each block as per 1988 Uniform Fire Code
Section 10.207 in a manner meeting the approval of the County
Fire Chief, or shall be widened to provide 36 feet of
travelway, curb-to-curb, within a 48-foot right-of-way, in a
manner meeting the approval of the Manager, Subdivision
Division. The Orange County Fire Department reserves the
right to monitor parking in the subdivision and, if required
at a later date, have additional signage installed and curbs
painted red by the homeowners association.
(5) 5.5 Prior to the issuance of any certificates of use and
occupancy, all fire hydrants shall have a "Blue Reflective
Pavement Marker" indicating its location on the street or
drive per Orange County Fire Department Standard. On private
property these markers are to be maintained in good condition
by the property owner.
NOISE
(1) 6.1 Prior to the issuance of any building permits:
(2)
(3) A final acoustical analysis report describing the acoustical
design features of the structures required to satisfy the
exterior and interior noise standards shall be submitted to
the Tustin Community Development Department for approval along
with satisfactory evidence which indicates that the sound
attenuation measures specified in the approved acoustical
report (s) have been incorporated into the design of the
project. The acoustical analysis shall be prepared by an
expert or authority in the field of acoustics.
Exhibit A
Resolution No. 2960
Page 7
Ail residential lots and dwellings shall be sound attenuated
against present and projected noises, which shall be the sum
of all noise impacting the project, so as not to exceed an
exterior standard 65 CNEL in outdoor areas and an interior
standard of 45 CNEL in all habitable rooms is required.
Evidence prepared under the supervision of an acoustical
consultant that these standards will be satisfied in a manner
consistent with applicable zoning regulations shall be
provided.
(1) 6.Z Prior to issuance of any Certificates of Use or Occupancy,
(3) field testing in accordance with the Title 25 regulations may
be required by the Building Official to verify compliance with
STC and IIC design standards.
(1) 6.3 Ail construction operations including engine warm up shall be
(9) subject to the provisions of the City of Tustin Noise
Ordinance and shall take place only during the hours of 7:00
a.m. until 6:00 p.m., Monday through Friday unless the
Building Official determines that said activity will be in
substantial conformance with the Noise Ordinance and the
public health and safety will not be impaired subject to
application being made at the time the permit for the work is
awarded or during progress of the work.
CC&R'S
(1) 7.1 Prior to approval of the final map, all organizational
(3) documents for the project including any deed restrictions,
(8) covenants, conditions, and restrictions shall be Submitted to
(9) and approved by the Community Development Department and City
Attorney's Office. Costs for such review shall be borne by
the subdivider. A copy of the final documents shall be
submitted to the Community Development Department after their
recordation. CC&R's shall include but not be limited to the
following provisions:
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Since the City is interested in protecting the public
health and safety and ensuring the quality and
maintenance of common areas under control of a
Homeowner's Association, the City shall be included as a
party to the CC&R's for enforcement purposes of those
CC&R provision:s in which the City has interest, as
reflected by the following B through P. However, the
City shall not be obligated to enforce the CC&R's.
B. The requirement that association bylaws be established.
Exhibit A
Resolution No. 2960
Page 8
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Provisions for effective establishment, operation,
management, use, repair and maintenance of all common
areas and facilities including landscaped areas and lots,
walls and fences and paseos.
Membership in any Homeowner's Association and Master
Association shall be inseparable from ownership in
individual lots.
Architectural controls shall be provided and may include
but not be limited to provisions regulating exterior
finishes, roof materials, fences and walls, accessory
structures such as patios, sunshades, trellises, gazebos,
awnings, room additions, exterior mechanical equipment,
television and radio antenna.
Maintenance standards shall be provided for applicable
items listed in Section C above in CC&R's. Examples of
maintenance standards are shown below:
(1) Ail common area landscaping and private lawn areas
visible from any public way shall be properly
maintained such that they are evenly cut, evenly
edged, free of bare or brown spots, free of debris
and free of weeds above the level of the lawn. All
planted areas other than lawns shall be free of
weeds, dead vegetation and debris. All trees and
shrubs shall be trimmed so they do not impede
pedestrian traffic along the walkways. Trees shall
be pruned so they do not intrude into neighboring
property and shall be maintained so they do not
have droppings or create other nuisances to
neighboring property. All trees shall also be root
pruned to eliminate exposed surface roots and
damage to sidewalks, driveways and structures.
(2) Common areas shall be maintained in such a manner
as to avoid the reasonable determination of a duly
authorized official of the City that a public
nuisance has been created by the absence of
adequate maintenance such as to be detrimental to
public health, safety, or general welfare, or that
such a condition of deterioration or disrepair
cause harm or is materially detrimental to property
values or improvements within the boundaries of the
subdivision and Homeowner's Association, to
surrounding property, or to property or
improvements within three hundred (300) feet of the
Exhibit A
Resolution No. 2960
Page 9
property may also be added as alternative language.
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Homeowner's Association approval of exterior improvements
requiring a building permit shall be obtained prior to
requesting a building permit from the City of Tustin
Community Development Department. All plans for exterior
improvements shall conform to requirements set forth by
the City and the CC&R's. All plans submitted to the City
shall bear the Association's stamp and authorized
signature of approval.
Residents shall not store or park any non-motorized
vehicles, trailers or motorized vehicles that exceed 7
feet high, 7 feet wide and 19 feet long in any parking or
driveway area except for purpose of loading, unloading,
making deliveries or emergency repairs except that the
Homeowner's Association may adopt rules and regulations
to authorize exceptions.
Ail utility services serving the site shall be installed
and maintained underground.
The Association shall be required to file the names,
addresses, and telephone numbers of at least one member
of the Association Board and where applicable, a Manager
of the project before January 1st of each year with the
City of Tustin Community Development Department for the
purpose of contacting the association in the case of
emergency or in those cases where the City has an
interest in CC&R violations.
Disclosure information related to aircraft noise
impacting the subdivision, as approved by the City of
Tustin Community Development Department.
Perimeter project .block walls to be constructed on
private property shall be maintained and replaced, if
necessary by a Homeowner's Association. This shall not
preclude a Homeowner's Association from assessing charges
to individual property owners for structural damage to
the wall or fence.
No amendment to alter, modify, terminate or change the
Homeowner's Association's obligation to maintain the
common areas and the project perimeter wall or other CC&R
provisions in which the City has an interest, as noted
above, or to alter, modify, terminate or change the
Exhibit A
Resolution No. 2960
Page 10
City's right to enforce maintenance of the common areas
and maintenance of the project perimeter wall, shall be
effective without the prior written approval of the City
of Tustin Community Development Department.
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Provisions shall be made to specifically identify that
street light standards and mailboxes may be located
within the five-foot public utility easement behind the
private street right-of-way. Where such facilities are
located on private property within the utility easement,
notification shall be given to those owners as to the
locations, types and quantities of all facilities as it
relates to their specific property.
Maintenance of all manufactured slopes on individual lots
shall be the responsibility of the individual property
owners.
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Ail landscaping along Pioneer Road shall be maintained by
the Homeowners' Association; all landscaping along
Jamboree Road is to be maintained by the Tustin Landscape
and Lighting District.
TENANT/HOMEBUYER NOTIFICATION
(1) 8.1 Prior to issuance of Certificate of Occupancy:
(2)
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 to be made as
architectural drawings become available and/or where
field testing determines inadequate noise insulation.
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The Subdivider 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, printed on
it. Any changes to the rental/sales literature after
initial City approval shall be submitted to the Director
of Community Development for approval.
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The subdivider shall provide the City with a copy of the
approved aircraft/helicopter noise statement which shall
contain a disclosure document on aircraft notification.
Exhibit A
Resolution No. 2960
Page 11
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.
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The 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).
(2) Advice to homebuyers that proposed school sites may
never be constructed.
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The Subdivider 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 Subdivider shall notify all potential homebuyers of the
(5) following Assessment/Maintenance Districts affecting the
property:
A. Assessment District 86-2
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City of Tustin 1982 Landscaping and Lighting District as
amended.
FEES
(1) 9.~ Prior to recordation of any final map, Subdivider shall pay
(5) plan check and inspection fees for all public and/or private
infrastructure improvements within City's responsibility
excluding those financed by an Assessment District.
(1) 9.2 Payment of all Assessment District No. 86-2 reapportionment
(5) fees shall be made prior to recordation of the Final Map.
(1) 9.3 Prior to issuance of certificates of use or occupancy, the
(5) 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
Exhibit A
Resolution No. 2960
Page 12
related to any Assessment Districts applicable to the
subdivision.
(1) 9.4 Prior to issuance of any building permits, payment shall be
(5) made of all required fees including:
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Major thoroughfare and bridge fees to Tustin Public Works
Department.
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Sanitary sewer connection fee to Orange County Sanitation
District.
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Grading plan checks and permit fees to the Community
Development Department.
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Ail applicable Building plan check and permit fees to the
Community Development Department.
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New development fees to the Community Development
Department.
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School facilities fee to the Tustin Unified School
District subject to any agreement reached and executed
between the District and the Irvine Company.
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Required East Tustin Facility Fees as may be adjusted to
reflect cost of living increases prior to issuance of
building permits:
1) Civic Center Expansion Fee
2) Irvine Boulevard Widening Fee
3) Fire Protection Facility Fee
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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 $25.00 (twenty-five
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
Exhibit A
Resolution No. 2960
Page 13
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 Code, 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.
(1) 10.Z Prior to occupancy of units, the Subdivider shall record a
final map in conformance with appropriate tentative map.
(1) 10.3 Prior to final map approval.
A. Subdivider shall submit a current title report.
S.
Provision for landscaping maintenance of landscape lots,
paseos and easements adjacent to project private streets
shall be the responsibility of the adjoining property
owners and/or Homeowner's Association of Tract 14366.
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Subdivider shall submit a duplicate mylar of the Final
Map, or 8 1/2 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.
(1) 10.4 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,
EIR 85-2, and applicable conditions for Final Map 13627.
(1) 10.5 The cumulative number of residential units for which
(9) certificate of occupancy may be issued shall not exceed the
(5) cumulative total of square feet of occupied revenue generating
(2) uses; or equivalents as shown in the East Tustin Specific Plan
Development Agreement.
Exhibit A
Resolution No. 2960
Page 14
Prior to release of building permits, all conditions of
approval of Design Review 91-15 of the subject project shall
be complied with as shown on Exhibit A attached to Resolution
No. 2959 and incorporated herein by reference. However,
applicant will be permitted to obtain building permits for
model unit construction prior to approval of Final Map 14366
provided all Building Code requirements have been met
including Public Works, Fire Department and Community
Development Department requirements and approvals.
PR:nm