HomeMy WebLinkAboutCC 10 T.T.M. 13822 01-16-89CONSENT CALENDAR
NO. 10
1-16-89
TO:
FROM:
SUBJECT:
WILLIAIq A. HUSTON, CITY HANAGER
COPOtUNITY DEVELOPHENT DEPARTHENT
TENTATIVE TRACT WlAP 13822
APPLICANT:
& ONNER
LOCATION:
ZONING:
DUPJrEE GARDENS, A CALIFORNIA LIIMITED PARTNERSHIP
14372 YORBA STREET (S/E CORNER OF YORBA & NORWOOD PARK PLACE)
R-l, SINGLE FAI~ILY RESIDENTIAL
ENVIRONMENTAL
STATUS:
A NEGATIVE DECLARATION HAS BEEN PREPARED IN ACCORDANCE WITH THE
CALIFORNIA ENVIRONlqENTAL QUALITY ACT
RECOI~IENDATION
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It is recommended that the City Council approve Tentative Tract Map 13822 by
adopting Resolution No. 89-10.
BACKGROUND
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At their regular meeting on January 9, 1989, the Planning Commission adopted
Resolution No. 2556, recommending to the City Council app6oval of Tentative
Tract Map 13822, a proposed subdivision of a 1.73 acre parcel into six (6)lots
for the purpose of developing six (6) detached single family dwelling units.
The subject property, located at the southeast corner of Yorba Street and
Norwood Park Place is presently developed with a two-story, Spanish Colonial
style, single family residence, a detached garage, numerous overgrown ornamental
trees and shrubs and an unmaintained orange orchard on the southern half of the
property (see attached tentative map). Surrounding land uses include detached
single family residences across Norwood Park Place and Yorba Street to the north
and west as well as to the immediate south and east.
DISCUSSION
The attached staff rePort from the January 9th Planning Commission meeting
provides a detailed description and discussion of the proposed project and its
related issues. Briefly, the project proposes the construction of six,
two-story, single family residences. Two floor plans are proposed of
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City Council Re'port
Tentative Tract Map 13822
January 16, 1989
Page two
approximately 3200 square feet, four bedrooms and a 3 car garage each. The
proposed architecture incorporates 3 styles, ~with a different color scheme for
each unit. The proposed street and lot configuration replicates a pattern found
in numerous other developments in the immediate vicinity.
The primary issues discussed at the Planning Commission meeting of January 9th
are as follows:
1. Grading/Privacy -The subject property presently drains to the southeast,
away from Norwood Park Place. In order to achieve drainage to Norwood Park
Place, the grade on several lots would be raised by as much as 4 feet.
Conditions of approval of Resolution No. 2556 will limit the. height of
perimeter walls to 6'-8" as measured from the lowest elevation {adjacent
properties) so as to avoid having those residents look at a 10 foot high
wall. For safety purposes, wrought iron railing may be placed on top of
the retaining walls. Landscaping along the rear property lines of the new
lots wil 1 be requi red for screening.
Setbacks - As proposed, the unit on Lot 2 of Tentative Tract Map 13822
would encroach into the required 65' rear setback measured from the
centerline of Yorba Street by as much as 6 feet. Condition No. 3.1 of
Exhibit B, Resolution No. 2556, requires the applicant to redesign the unit
plan and/or process a lot line adjustment to meet the isetback, or obtain
approval, of a Variance.
3. Historical Significance - The existing house was built in 1928
'(approximately), typifies Spanish Colonial architecture and is an example
of the grove houses built during the hey-day of the citrus industry in
Orange County. The house, is included in the draft survey of historical
structures located in the City (which was received on 1-5-89). However,
the historical significance of the house is clouded by the following:
There are approximately five' other such groves h'ouse with similar
architecture in the City;
There have been two additions to the house that are not faithful to
the original architecture; as well as change cuts of the wood casement
windows to aluminium sliding windows;
° The house is in a poor state of repair; and
° The house is not located in the Cultura.1 Resources District.
Having considered all of the above, the Planning Commission incorporated
mitigation measures recommended in the t4egative Declaration into the conditions'
of approval, requiring the applicant to determine if any sites within the City,
Corn rnunity Developrnen~ Department
City Council Report
Tentative Tract Map 13822
January 16, 1989
Page.three
or elsewhere in the County, were available to move the house and evaluate thle
feasibility of moving the house. If no site were identified, or lt.'was
documented that moving the house was infeasible, upon adetermination of 'the
Director of Community Development, the applicant would be permitted to demolish
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the house, after pro.vidlng the City wi th a thorough photo survey of the
structure (see condition 9.1, Exhibit A of Resolution No. 2556).
CONCLUSZON
Given the Planning Commission's review of the project and its related issues,
and subject to the conditions contained in Exhibits A and B of Resolution No.
2556, it is recommended that the City Council adopt Resolution No. 89-10,
approving Tentative Tract Map 13822.
Steve' Rubl n
Seni or Planner
Chri-stt6~ 'A. Shing~ton
Director of Commun~fty Development
SE:CAS:ts
Attachments: Planning Commission staff report of 1/9/89
Resolution No. 2556
Tentative Tract Map
Community DeveloPmen~ Department
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RESOLUTION NO. 89-10
A RESOLUTION OF THE .CITY COUNCIL OF THE CITY OF
TUSTIN APPROVING TENTATIVE TRACT MAP NO. 12822
The City Council of the City of Tustin does hereby resolve as follows:
I. The City Council finds and determines as follows:
A. That Tentative Tract Map No. 13822 was submitted to the Planning
Commission by Durfee Gardens, a California Limited Partnership.
B. That a public hearing was duly called, noticed and held for said
map on January 9, 1989.
C. That there are no significant impacts associated with-the
subject project and a Negative Declaration has been prepared in
conformance with the requirements of the California
Environmental Quality Act.
D. That the proposed subdivision is in conformance with the Tustin
Area General Plan, Zoning Code for the R-1 District and
Subdivision Map Act as it pertains to the development of
single family dwellings.
E. That a parkland fee is required for this p6oject in-lieu of
dedication of actual parkland.
F. That the site is physically suitable for the type of development
proposed.
G. That the site is physically suitable for the proposed density of
devel opmen t. "
H. That the design of the subdivision and the proposed improvements
are not likely to cause substantial environmental damage or
su'bstantially and avoidably injure fish or wildlife in their
habi tat.
I. That the design of the subdivision and 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 subdi vi si on.
K. That the design of the subdivision and the types of improvements
proposed are not likely to cause serious public health problems.
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Resolution No. 89-10
Page two
II.
The City Council hereby approves Tentative Tract ~4ap No. 13822
subject to the conditions contained in Exhibits A and B of Resolution
No. 2556, incorporated herein by reference.
PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on
the day Of , 1989.
Ursula E. Kennedy
Mayor
Mary Wynn,
City Clerk
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RESOLUTION NO. 2556
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN RECOMMENDING TO THE TUSTIN
CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP
NO. 13822
The Planntng Commtsslon of the City of Tusttn does hereby resolve as
follows:
I. The Planning Commission flnds and determines as follows:
A. That Te~ntattve Tract Map No. 13822 was submitted to the Planntng
Commission by Durfee Gardens, a California Ltmtted Partnership.
B. That a publlc heartng was duly called, nottced and held for satd
map on ~lanuary 9, 1989.
C. That there are no significant tmpacts associated wtth the
subject project and a Negative Declaration has been prepared tn
conformance wtth the requirements of the California
Environmental Qua1 try Act.
D. That the proposed subdivision is in conformance with the Tusttn
Area General Plan, Zoning Code for the R-1 District and
Subdivision Map Act as it pertains to the development of
single family dwellings.
E. That a parkland fee is required for this project in-lieu of
dedication of actual parkland.
F. That the site is physically suitable for the type of development
proposed.
G. That the site is physically suitable for the proposed density of
de ye 1 opmen t.
H. That the design of the subdivision and the proposed improvements
are not ltkely to cause substantial environmental damage or
substantially and avoidably injure fish or wtldltfe in their
habitat.
I. That the design of the subdlvisi?n and 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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Resolution No. 2556
Page
K. That the destgn of .the subdivision and the types of Improvements
proposed are not ltkely to cause sertous public health problems.
!!. The PlannJng Commission hereby recommends to the City Councll
approval of Tentative Tract Hap No. [3822 subject to the conditions
attached hereto as £xhlbtts A and B.
Penn1 Foley
P^SSED AND ^DO.P, TED at a regu~aT meeting of the Tusttn Planntng Con~ntss~on,
held on the .. ~,74.. day of .. _(~~.¢~.~-~_ , 1989.
A o L.
Chatrman ~
Secretar~
EXHIBIT A
TENTATIVE TRACTMAP 13822
RESOLUTION NO. 2556
CONDITIONS OF APPROVAL
PUBLIC/PRIVATE INFRASTRUCTURE IMPROVEMENTS
(1) 1.1 Prior to recordation of the final map, the Subdivider shall prepare plans for
(2) and construct or post security guaranteeing construction of all public and/or
(3) private, infrastructure improvements within the boundary of said tract map in
(4) conformance with applicable City standards, including but not limited to the
following:
A. Curb and gutter/cross gutters
B. Sidewalks including access facilities for physically handicapped persons
C. Orive aprons/approach
O. Street paving
E. Street signing and paving
F. Landscaping/irrigation facilities
G. Sanitary sewer service facilities
H. Domestic water service facilities
I. Reclaimed water service facilities
J. Utility connections (i.e., gas, electricl telephone, and cable T.V.
facilities) ).
K. Traffic control devi ces
L. Street 11 ghtl ng
M. Undergrounding of existing and proposed util~ity distribution lines
N. Lot monumentation
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O. Fire hydrants (as deemed appropriate)
(1)
(4)
The amount of acceptable security for construction 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.
(1) 1.2 All construction within a public right-of-way and/or public easement shall be
(4) shown on a separate 24" X 36" plan with all construction referenced to
applicable City, County, or City of Tustin Water Service standard drawing
numbers.
(1) 1.3 All changes in existing curbs, gutters, sidewalks and other public
(3) improvements shall be responsibility of subdivider.
SbURCE'"'cODEs .............................
(1) STANDARD CONDITION
(2) NEGATXYE DECLARATION MITIGATION
(3) UNIFOI~I BUILDING CODES
(4) RESPONSIBLE AGENCY REQUIREJqENT
EXCEPTION
($) LANDSCAPING GUIDELINES
(6) PC/CC POLICY
(7) OTHER MUNICIPAL CODE REQUIREMENT
ResolUtion No. 2556
[xhlbtt A
Page two
(6)
shown on a separate 24"- X 36" 'plan wtth all construction referenced to
applicable Ctty, County, or Irvtne Ranch I~ater Dtstrtct standard draw.trig
numbers.
(1) :1.4 All changes tn extsttng curbs, gutters, sidewalks and other publlc
(4) Improvements shall be responsibility of subdivider. -
(:L) 1.5 Preparation of plans for and constructlon of:
(3)
A. All santtary sewer facilities must be submitted as required by the City
Engtneer and local sewertng agency. These facilities shall tnclude a
gravtty flow Syst~em per standards of the Irvtne Ranch l~ater District.
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B. A domesttc water system must be to the standards of the Irvtne Ranch
l~ater District/City of Tusttn I~ater Servtce, whichever ts applicable at
the~ tlme of plan .preparation. Improvement plans shall also be revtewed
and approved by ~the Orange County Ftre Department for ftre protection
purposes. The adequacy and reliability of water system destgn and the
distribution of ftre hydrants w111 be evaluated. The water distribution
system and appurtenances shall also conform to the applicable laws and
adopted regulations enforced by the Orange County Health Oepartment. Any
requtred reclaimed water systems shall be to the .standards as requtred by
the Irvtne Ranch Nater District.
(1) 1.6 Proposed public streets shall be destgned to the following speclftcattons:
(4)
A. All proposed streets shall be destgned tn substantially the same wtdth
and allgnment as shown on the approved tentative map unless modtfted and
approved by the 01rectors of Community Oevelopment and Public I~orks.
1) Public streets Identified on the map shall be at least 40 ft. In
wtdth from curb to curb. t4axlmum right-of-way of 60 ft. and a
cul-de-sac tad11 of 58' at curb face and shall tnclude a 4 ft.
sidewalk, street trees tn deep root control, and street 11ghts.
B. All publlc (* and/or prtvate) streets shall be constructed tn accordance
with Ctty requirements tn terms of type and qualtty of materials used.
(1) 1.7 Annexation to the Tusttn Landscape and Ltghttng Dtstrtct tn July of 1989. The
Ctty wtll requtre a letter from the property owner stating that he will not
protest satd annexation. The developer shall |provide notification of thts
annexation to prospective buyers and obtaln thetr consent to satd anne. xatton
as a condition of escrow. Verification of acceptance by buyers shall be
provtded to the Ctty.
(2) 1.8 Trafftc stgntng shall be Installed at the tnte ectton of Norwood Park Place
and the new cul-.de-sac, controlling vehicles turntng onto Norwood Park Place,
subject to the revtew and approval of the Ctty Traffic Engineer.
Resolution No. 2556
~xhl bi t A I
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Page three
DEDZCATIONS/RESERVATION, S/EASEHENTS
(I) 2.! The subdivider shall satisfy dedication and/or reservation requirements as
(2) applicable, Including but not llmlted to dedication of all required street and
(4) flood control rl.ght-of-way easements, vehicular access rights, sewer easements
(6) 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
II I mi iiillm i i i i i i ·
(1) 3.1 Prior to recordation of the final map, subdivider shall post with the
(4) Community Development Department a minimum $2,500 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.
(1) 3.2 Any damage done to existing street improvements and utilities shall be
(4). 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 shall be
obtained and applicable fees paid from the Public Works Department.
GRADING/GENERAL
(1) 4.! Prior to issuance of grading permits:
(2)
(4) A. A detailed soil 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. Preparation and submittal of a grading plan subject to approval of the
Oepartment of Community Development delineating the following
i n forma ti on:
1. Methods of drainage tn accordance wi th' all applicable City
standards.
2. All recommendations submitted by geotechnical or soils engineer and
specifically approved by them.
3. Compliance with conceptual grading shown on tentative tract map.
4. A drainage plan and necessary support documents such as hydrology
calculations to comply with the following requirements:
a. Provision of drainage facilities to remove any flood hazard to
Resolution No. 2556
Exhtbtt A
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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.
b. Elimination of any sheet flow and ponding.
c. Provision of drainage facilities to protect the lots from any
hi gh Velocity scouring action.
d. Provision for contributory drainage from adjoining properties.
5. All flood hazard areas of record.
6. A note shall be placed on the grading plan requiring Community
Development Department approval of rough grading-prior to final
clearance for foundations. The Departme~nt will inspect the site for
accuracy of elevations, slope gradients, etc. and may require
certification of any grading related matter.
C. Preparation of a sedimentation and erosion control plan for all
construction work related to the subject T~act including a method of
control to prevent dust and'windblown earth problems.
D. Submittal of a construction traffic routing plan to be reviewed and
approved by the Director of Public Works.
Written approval shall be obtained from adjacent property owners for
rights-of-entry for construction activity across lot lines.
(1) 4.2 All earthwork shall be performed in accordance with the City of Tustin
(3) Municipal Codes and grading requirements.
Resolution No. 2556
Exht bt t A
Page ftve
FIRE DEPARTNE~
(1) 5.1 The subdivider shall co~ly with all requirements of the Orange County Fire
(4) Marshal, including required fire flow, installation where required of fire
(2) hydrants subject to approval as to location by the Fire Department, City of
Tustin Public Works Department and 1trine Ranch Water Distr. ict, and compliance
with all requirements pertaining to construction.
(1) 5.2 Prior to issuance of building permits for combustible construction, evidence
(4) that adequate water supply and operational fire hydrants are available for
(2) fire protection shall be submitted and approved by the Orange County Fire
Marshal. The subdivider shall also submit water improvement plans for
approval of Fire Marshal.
(1) 5.3 A construction phasing plan shall be submitted for review and approval by the
(4) Fire Chief for the evaluation of emergency vehicles access.
NOISE
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(1) 6.1 Prior to the issuance of any building permits:
(2)
(3) A. 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 Tusttn 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.
All 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 dBa
CNEL in outdoor living areas and an interior standard of 45 dBa 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) 6.2 Prior to issuance of any Certificates of Use o~ Occupancy, field testing in
(3) accordance with the Title 25 regulations may be required by the Building
(2) Official to verify compliance with STC and IIC design standards.
(1) 6.3 All construction operations including engine war~ up shall be subject to the
(?) provisions of the City of Tustin Noise Ordinance and shall take place only
· Resolution No. 2556
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during the hours of 7:00 a.m. until 6:00 p.m., Monday through Frtday unless
the Butldtng Offtctal determines that satd acttvtty wtll be tn substantial
conformance wtth the Notse Ordinance and the public health and safety w111 not
be tmpatred subject to application betng made at the. time the permtt for the
work Is awarded or durtng progress of the work.
CCR'S
(1) 7.1 If a Homeowner's Association ls proposed prtor to approval of the final map,
(3) all organizational documents for the project Including any deed restrictions,
(6) covenants, conditions, and restrictions shall be submitted to and approved by
(7) the Community Development Department and Ctty Attorney's Offtce. Costs for
such review shall be borne by the subdivider. A copy of the ftnal documents
shall be submitted to the Community Development Department after thetr
recordation. CCR's shall tnclude but not be 11mired to the following
provisions:
A. Stnce the Ctty ts Interested .~n protecting the publlc health and
safety and ensurtng the quality and maintenance of common areas
under control, of a Homeowner's Association, the Ct ty shall be
Included as a party to the C, CR's for enforcement purposes of those
CC&R provisions tn which the Ctty has Interest, as reflected by the
following B through J. However, the City shall not be obligated to
enforce the CCR's.
B.' The requirement that association bylaws be established.
C. t4embershlp In any Homeowner's Association shall be Inseparable from
ownership tn Individual lots.
O. Architectural controls shall be provided and may include but not be
limited to provtstons regulating exterior finishes, roof materlals,
fences and walls, accessory structures such as pattos, sunshades,
trelleses, gazebos, awnings, room additions, extertor mechanical
equipment, television and radio antenna.
E. Homeowner's Association approval of extertor Improvements requiring
a butldlng permtt shall be obtatned prtor to requesting a building
permtt from the Ctty of Tusttn Community Development Oepartment.
All plans for exterior Improvements shall conform to requirements
set forth 'by the Ct ty and the CCR's.
F. Residents shall not store or park any non-motorized vehicles,
tratlers or motorized vehtcles that exceed 7 feet high, 7 feet wtde
and '[9 feet long tn any parking or drtveway or area except for
purpose of loadtng, unloading, maktng deliveries or emergency
repatrs except that the Homeowner's Association may adopt rules and
regulations to authorize exceptions. .
Resolution No. 2556
Exhlbtt A
Page seven
G. All utility services serving the stte shall be Installed and
mai ntai ned underground.
The Association shall be requlred to ftle 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 wtth the City of Tusttn Community Development Department
for the purpose of contacting the association In the case of
emergency or tn those cases where the City has an interest In CC & R
violations.
I. Perimeter project block walls to be constructed on private property
shall be maintained and replaced, tf 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, modtfy, termtna..Lte or change the Homeowner's
Association's obligation to matntatn the common areas and the
project perimeter wall or other CC&R provisions In whtch the Ctty
has an Interest, as noted above, or tq alter, modify, terminate or
change the Ctty's rtght to enforce mathtenance of the common areas
and maintenance of the project perimeter wall, shall be effective
wtthout the prtor wrttten approval of the City of Tusttn Community
Development Department.
FEES
(1) 8.1 Prior to recordation of any final map, SUbdivider shall pay plan check and
(3) inspection fees for all public and/or private infrastructure improvements
(4) within City's responsibility excluding those financed by an Assessment
(7) District. ,
(1) 8.2 Prior to issuance of any building permits, payment shall be made of all
(3) required fees including:
(4)
(7) A. Major thoroughfareland bridge fees to Tusttn Public Works Department.
B. Sanitary sewer connection fee to Orange County Sanitation District.
Resolution No. 2556
Exht bi t A
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C. Grading plan checks and_ permit fees to the Community Development
Department.
D. All applicable Butlding plan check and permtt .fees to the Community
Oevelopment Oepartment.
E. New development fees to the Community Development Department.
F. School facilities fee to the Tusttn Unified School District subject to
any agreement rea'ched and executed between the Olstrtct and the Irvtne
Company.
G. A fee tn-lteu of dedication of parkland In the amount of $480.00 per
untt.
(2) 9.1 The developer shall perform the following relating to the existing house on
the subject property:
1. Within 60 days of approval of the tentative map and prior to approval of
the final map the developer shall provide a report to the City listing
potential sites that the existing house could be moved to and/or
fe[sibility of relocating the house. Upon approval of a site by the
Community Development Department, the developer shall obtain the
necessary permits and move the existing house to said site, including
placement on a foundation and upgrading of all plumbing and electrical
wiring to current code standards. The developer may also solicit local
historical societies/organizations to assume ownership and responsibility
to relocate said house within the City or elsewhere in Orange County.
2. If no relocation sites are found within the City or elsewhere in Orange
County or if relocation is infeasible, the developer shall provide a
report to the Community Development Department documenting their efforts
to find a site or information that moving the structure is infeasible.
The Community Development Director may review the report with the City's
Cultural Resources Advisory Commission for an advisory recommendation
only. Upon acceptance of the report by the Director of Community
Development, the developer shall provide a complete, detailed photo
survey and record of the subject house for ~.he City's records. In the
event the report is not accepted, the Community Development Director may
request that additional steps or documentation be provided by the
applicant for review.
Resolution No. 2556
_ Exhibit A
Page nine
GENERAL
(1) 10.1 Ntthln 24 months from tentative map approval,, the Subdlv'lder shall ftle wtth
appropriate agencies, a ftn'ai map prepared In accordance wlth subdtvtslon
requirements of the Tusttn Huntctpal Code, the State Subdivision Hap Act, and
applicable conditions contained heretn unless an extension ts granted pursuant
to Section 9335.08 of the Tustln Municipal Code.
(1) 10.2 Prior to occupancy of units, the Subdivider shall record a final map in
conformance with appropriate tentative map.
(1) 10.3 Prior to ftnal map approval.
A. Subdivider shall submit a current title report.
B. 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
(7) Subdivision Map Act, the City's Subdivision Ordinance and the Negative.
(2) Declaration for this project.
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10.5 The applicant shall complete and ,submit on an Agreement to Conditions Imposed
Form prior to approval of the Final Map.
SR: ts: pef
EXHIBIT B
DESIGN REVIEW 88-41
CONDITIONS OF APPROVAL
RESOLUTION NO. 2556
GENERAL
(1) 1.1 The proposed project shall substantially conform ~tth the submitted plans for
the project date stamped January 3, i989 on file with the Community
Development Department, as hereln modified, or as modified by the Director of
Community Development Department in accordance with this Exhibit.
(1) 1.2 Unless otherwise specified, the condltions contained in this Exhibit shall be
complied with prlor to the tssuance of any building permits for the project,
subject to review and approval by the Community Oevelopment Department.
(1) 1.3 Design review approval shall become null and void unless building permits are
issued within eigh~en (18) months of the date ~n this Exhibit.
PLAN SUBMIITAL
(3)
2.1 At building plan check submittal: j
A. Construction plans, structural calculations and Tttle 24 energy
calculations. Requirements of the Uniform Buil~lng Codes, State Handicap
and Energy Requirements shall be complted wtth as approved by the*
Butldtng Official.
(2)
(3)
B. Preliminary technical detail and plans for all utility installations
including cable TV, telephone, gas, water and electricity. Additionally,
a note on plans shall be included stating that no field changes shall be
made without corrections submitted to and approved by the Building
Official.
(2)
(3)
(2)
(3)
C. Final grading and specifications consistent with the site plan and
landscaping plans and prepared by a registered civil engineer for
approval of the Communlt~ Development Department.
D. A precise soils engineering report provided by a soils, engineer within
the previous twelve (12) months.
SOURCE CODES
(1) STANDARD CONDITION
(2) NEGATIVE DECLARATION
(3) UNIFORM BUILDING CODE/S
(4) DESIGN REV IEW
*** EXCEPTION
(5) RESPONSIBLE AGENCY REQUIREMENT
(6) LANDSCAPING GUIDELINES
(7) PC/CC POLICY
Exhibit B
Resolution No. 2556
Page two
(2)
(3)
E. A detailed acoustical noise 'study prepared by a qualified acoustt6al
expert shall be subject to review and approval by the Community
Development Department to insure that interior noise levels do not exceed
a maxi mum of 45 dBa's.
SITE AND BUILDING 'CONDITIONS
3.! The site plan shall be modified as follows:
A. The unit plan for Lot 2 shall be redesigned to conform to the required 65'
foot rear setback from the centerltne of Yorba Street (pursuant to
Section g271u of ~he ?usttn City Code) and/or the developer shall perform
a lot line adjustment to accommodate said unit or obtain approval of a
.va ri ance.
3.2 Modify building elevations and proposed exterior materials as follows:
A. Provide exact detatls and exterior door and window types and treatments
(i.e., framing color glass tint).
B. Show all downspouts and gutters.
(1) 3.3 All exterior colors to be used shall be subject to review and approval of the
(4) Otrector of the Community Oevelopment Oepartment. All exterior treatments
must be coordinated with regard to color, materials and detailing and noted on
submitted construction plans and elevations shall indicate all colors and
materials to be used.
(1) 3.4 Note on final plans that a six foot high chain linked fence shall be installed
around the site prior to building construction stages. Gated entrances shall
be permitted along the perimeter' of the site for construction vehicles.
(1) 3.5 All mechanical and electrical and gas fixtures and equipment shall be
(4) adequately and decoratively screened. The screen shall be considered as an
element of the overall design of the projec~ and shall blend with the
architectural design of buildings. All telephone and electrical boxes shall
be indicated on the building plans and shall be completely screened.
Electrical transformers (if any) shall be located .toward the interior of the
project maintaining a sufficient distance from f~ontage of the project.
(1) 3.6 Submit detail for all on-site subdivision walls to be constructed by developer
(3). including patio block walls within interior of project wood fencing is not
(4) acceptable. Show type of wall cap and type of color and decorative treatment
of all exposed walls. Patio block walls which do not also serve as perimeter
walls for project shall be consistent with main building treatments. A
protective rail or guard must be installed on top of retaining walls where
Exhlbl t B
Resolution No. 2556
Page three
there ts more than a thlrty (30) lnch drop. Check the building code and
provide detatls for such treatment. Provide wall/fence legend on stte plan.
Haxlmum wall heights shall not exceed 6'8" as measured from the lo, est
adjacent grade. The wall along the Yorba Street frontage may exceed 6'8" as
may be recommended I n accousttcal study.
LANDSCAPZNG, GROUNDS, AND,, HARDSCAPE ELL~IENT$
(6) 4.! SubmJt at plan check complete detailed landscaping' and irrigation plans for
all landscaping areas consistent with adopted City of Tustln Landscaping and
Irrigation Subndttal Requirements for the parkways. Provide summary table
applytng tndextng Identification to plant materials in thetr actual location.
The plan and table must 11st botanttcal and common names, sizes, spacing,
actual location and. quantity of the plant materials proposed. Show planting
and bermlng details, soil preparation, staking, etc. The irrigation plan
shall show location and control of backflow prevention devices, pipe size,
sprinkler type, spacing and coverage. Details for all equipment must be
provided. Show all property lines on the landscaping and irrigation plan,
public right-of-way areas, sidewalk widths, parkway areas, and wail
locations. The Department of Community Development may request minor
substitutions of plant materials or request additional 'sizing or quantity
materials during plan check. Note on landscaping plan that coverage of
landscaping irrigation materials is subject to field inspection at project
completion by the Depar. tment of Community Development.
4,2 Provide details, colors, and materials for all exterior walkways, stairs and
walls.
4.3 Indicate lighting scheme for project., note locations of all exterior lights
and types of fixtures, lights to be installed on building shall be a
decorative design. No lights shall be permitted which may create any glare or
have a negative impact on adjoining properties. The location and types of
lighting shall be-subject to the approval of the Director of Community
Development.
(4) 4,4 Landscape plans shall address potential privacy impacts with adjacent parcels
through the use of trees planted adjacent to common property lines. Placement
and tree selection shall be determined with the review of detailed plans.
STATE OF CAL!FORN!A )
COUNTY OF ORANGE )
CITY OF TUSTIN )
.o
]:, PENN:[ FOLEY, the undersigned, hereby certtfy that ! am the Recording
Secretary of the Planning Commission of the City of Tusttn, California; that
Resolution No. o2~-~ was duly passed' and adopted at~t regular meeting of
the Tusttn Planning COmmission, held on the ~'- day of ~._~_._~ ,
Recordtng Secretary
Report to the'
Planning Corn miss ion
ITEM NO. 8
D~E '
OANUARY 9, 1989
SUBdECT:
TENTATIVE TRACT MAP 13822
APPLICANT'
Ok'NER'
·
DURFEE GARDENS PARTNERSHIP
1700 RAINTREE ROAD
FULLERTON, CALIFORNIA 92635
SAME
LOCATION:
14372 S. YORBA STREET (S/E CORNER OF YORBA AND NORWOOD PARK
PLACE)
ZONING:
R-l, SINGLE FAMILY RESIDENTIAL
ENV ! RONMENTAL
STATUS -
REQUEST:
A NEGATIVE DECLARATION HAS BEEN PREPARED IN ACCOROANCE WITH THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT
APPROVAL TO SUBDIVIDE A 1.73 ACRE PARCEL INTO SIX (6) LOTS WITH A
CUL-DE-SAC FOR THE DEVELOPMENT OF SIX (6) SINGLE FAMILY
RESIOENCES
RECOIIqENDATION
It is recommended that the Planning Commission adopt Resolution No. 2556,
recommending to the City Council approval of Tentative Tract Map 13822.
BACKGROUND
The applicant proposes to subdivide a 1.73 acre parcel into six (6) lots for the
purpose of developing six (6l) detached single family dwelling units.
The subject property, located at the southeast corner of Yorba Street and
Norwood Park Place is presently developed with a two-story, Spanish Colonial
style, single family residenEe, a detached garage, numerous overgrown ornamental
trees and shrubs and an unmaintained orange orchard on the southern half of the
property (see attached tentative map). Surrounding land uses include detached
single family residences across Norwood Park Place and Yorba Street to the north
and west as well as to the immediate south and east.
L
Planning Commission Report
3anuary 9, ].989
Tentative Tract Map 13822
P~age two
pRO~IECT. DESCRIPTION../SXTE P.LAN
Submitted development plans for the project propose construction of six (6),
two-story single fandly detached d~elling untts on lots ranging from 7,205
square feet to 8,978 square feet in size. All proposed lots exceed the mtnlmum
requtred lot stze in the R-1 dlstrtct of 7,200 square feet. The project
contatns two bastc untt types (A & B, wtth an "A-i" reversed plan). All untts
are proposed with four bedrooms. Untt A is proposed with 3,103 square feet of
ltving space, a 44 square foot balcony and a three-car garage. Unit B is
proposed wtth 3,288 square feet of 11vtng area, a 44 square foot balcony and a
three-car garage. Haxtmum butldtng hetghts proposed are 27'6" for Untt A and
24'6" for Unit B as measured to the htghest rtdge of the house (maximum allowed
height ts 30 feet).
The proposed lot configuration Is destgned wtth stx lots layed out around a
cul-de-sac; a conflguratlon that fs found In as many as 11 other locations In
the general vicinity, and Immediately to the south, east and west across Yorba
Street (see Attachment I). i The length and radlus of the proposed cul-du-sac
meet the standards of the Engineering Department.
As shown on the attached stte plan, all unlts meet the requtred 20 foot front
yard setback, ftve foot lntertor stde yard setback, 10 foot street side yard
setback, and ftve foot rear yard setback. In addltton to rear yards, there Is
also not less than 1,000 square feet of clear and unobstructed open space on the
rear one-third of each lot. The maxtmum lot coverages proposed are
approximately 31~ compared agatnst the allowable lot coverage of 40~. However,
as proposed, the house on Lot 2 encroaches tnto the required 6S foot butldtng
setback from the centerline of Yorba Street, a secondary htghway (thts ts a
requtred setback for all rear yards adjacent to a secondary highway [80'R-0-W]);
consequently the applicant w111 etther have to redestgn the plans for that lot,
and/or process a lot 11ne adjustment or obtatn approval of a variance.
Additional features can be summarized as follows'
The project proposes four (4) foot wtde sidewalks behind four (4) foot wtde
landscaped parkway (Including street trees). City standards require a flve
(5) foot wide stdewalk when it is adjacent to the curb and four (4) foot
when ls tt behind a parkway.
The project pro'Poses to grade the subject property so all lots will drain
to the street (at the present time the property drains to the southeast
corner). This will necessitate raising the pads of the proposed lots as
much as four feet above exts'tlng grade.
A six foot decorative block wall will be required along the east, west and
south property lines of the subject property.
Corn rnunity Development Depar~rnen~
L
Planning Commission Report'
Tentatnlve Tract Map-13822
January 9, 1989 . ·
Page three
ARCHXTECTURAL DESIGN
The proposed architectural design for the project incorporates three (3) styles-
1. An upgraded tudor style for Unit A, including multt-paned windows on front
and some side elevations, brick or rock veneer on the lower front level,
stucco and wood siding on the second level and a concrete tile roof.
2. An upgraded ranch style for Unit A-l, including a combination of wood
siding and brick or rock veneer on the lower front level only, siding only
on the front second level, and stucco on side elevations, multt-paned
windows on front and some side elevations with shutters on the front
elevation, and a concrete tile roof.
3. An upgraded spanish style for Unit B with an arched entry-way, second level
pot shelf above the garage, multi-parted windows on the front elevation,
brick or rock veneer on the lower level and a concrete tile roof.
In addition to the three basic architectural styles described above, the
applicant proposes to use a different color/material scheme for each lot, as
follows (see display board at meeting)-
Lot i (Unit B)' a dark gray tile roof, primary stucco and trim color of
gray, off-white for fine trim areas and river rock veneer.
Lot 2 (Unit B)' a dark brown tile roof, primary stucco and trim color of
beige, white for fine trim areas and dark brown brick veneer.
Lot 3 (Unit A-l)- a dark gray tile roof, off-white stucco, light beige
wood siding, forest green trim and a used brick veneer.
Lot 4 (Unit A)- Same as Lot 1, with gray and off-white reversed for wood
trim and a "quarried rock" veneer.
Lot 5 (Unit B)' Same as Lot 2 with off-white and beige reversed for wood
trim.
Lot 6 (Unit A)' a dark gray tile roof, beige stucco, off-white and beige
wood trim and used brick veneer.
The overall effect of this scheme is a large variety of styles, colors and
materials. The proposed treatment, in conjunction with the three architectural
styles will reduce the potential for "sameness" within the project and create
additional interest.
Cornmunity Development DeparTment
L
Planning Comh)lssiofi Report
Tentatnive. Tract Map 13822
January g, 1989
Page four
ISSUES
Co. mpattbtltty with Surrounding Development
'The proposed project is essentially an "in-fill" development, replicating a lot
and street configuration commonly found in the general area. The surrounding
single family residences are mostly two-story, with some one-story units. The
proposed residences will undoubtedly be larger than the surrounding residences,
however this is a fairly natural con,trion that results from the cost of land
and the expectations of buyers in the present economy.
Privacy may be a potential issue, relating to second story windows and grade
differences. The siting of the houses on Lots 3 and 4 has these houses facing
away from the existing houses on the adjacent lots. The house on Lot 5 is also
skewed in its siting (although not as much as on Lots 3 and 4) but also
maintains an 18+ foot rear setback at its narrowest dimension, which puts it 36+
feet from the ~xisting house on the adjacent lot. The proposed house on Lot '~
faces directly towards the existing house on the adjacent lot; however, all of
the unit designs have just one full size window and one small bathroom W~dow
(for the master bed and bath room) on their second story rear elevations. Staff
believes that this design minimizes potential privacy issues.
The second potential privacy issue may result from the proposed grading of the
project. As noted earlier, grades may be raised as much as four feet above
existing grades at the building pads, resulting in the rear yards of several
lots being higher than the adjacent lots. To prevent the adjacent property
owners from looking at overly high walls, the perimeter walls for the project
will be limited to 6'8" as measured from the lowest side. In order to maintain
some privacy from the higher side, the yards of the proposed lots may have to be
sloped down to their rear property lines. A precise grading plan will be
required at building plan check. The alternative to raising the grade is to
allow run-off to continue to drain to the southeasternmost portion of the
property, resulting in cross lot drainage within the project as well as a
greater volume of runoff entering adjacent properties than presently occurs (due
to increased impermeable surface areas). Cross lot drainage is usually not
encouraged.
EX~ stinO Trees
The proposed development anq grading will necessitate the removal of all of the
orange trees and most ofth~ ornamental trees. Where it is possible to save an
existing ornamental tree (most likely on the northern half of Lots 2 and 5 and
on Lots 1 and 6) such will be required as a condition of approval.
Street Parking
Some concerns may arise about the lack of available on-street parking on the
Community Development Depar~mem
Planning Commission Report
Tentatlv6 Tract Hap 13822
January 9, 1989
Page fi ye
L
proposed cul-de-sac due to its short length. This situation exists in numerous
other cul-de-sacs in the general area; however, according to the Public Works
Department, less on-street parking is experienced with three car garages because
the wi der driveway provides more off-street parking. The Public Works
Department did not express concerns in their review of the project.
Environmental Analysi~s
Under the Cultural Resources section of the Initial Study, the existing
residence was built in 1928 (approximately), typifies Spanish Colonial
architecture and is also an example of the grove houses built by prosperous
ranchers in the hey-day of the cithus industry in Orange County. Briefly, the
basic features of the house include stucco exterior, clay tile roof and a
covered porch at the fronlt entrance. The original casement windows on the
north, south and east elbvations have been replaced with aluminum sliding
windows. Two additions have been added on, one being a one level, flat roofed
room with a brick chimney and the other being two-levels with a clay tile roof.
The site itself is not noteworthy in a historical sense (i.e. historical events)
nor were any of its previou~ residents of historical significance. In addition
to this house, there are approximately four or five other grove houses having
the same architectural style located in the City. Because the subject house is
not a singular example in the City, has experienced several physical
modifications, is surrounded by relatively new development (vs. being located in
a concentrated area of historical structures), is not located in the City's
designated Cultural Resources District and is in poor physical condition, it may
not be considered historically significant. As the proposed project requires
the removal of the existing house, staff believes that there are several
alternate mitigation measures which would be appropriate to impose as conditions
of approval if the project is approved as proposed. These are listed below in
ranked order, with the first item to be attempted first, etc.-'
1. Within 60 days of approval of the tentative map and prior to approval of
the final map the developer shall provide a report to the City listing
potential sites that the existing house could be moved to. Upon approval
of a site by the Community Development Department, the developer shall
obtain the necessary permits and move the existing house to said site,
including placement on a foundation and upgrading of all plumbing and
electrical wiring to current code standards. The developer may also
solicit local historical societies/organizations to assume ownership and
responsibility to relocate said house within the City or elsewhere in
Orange County.
If no relocation sites are found within the City or elsewhere in Orange
County, the developer shall provide a report to the Community Development
Department documenting their efforts to find said site. The Community
Development Director may review the report with the City's Cultural
Community Development Depar~mem
L
Planning Commission Report
Tentative Tract Hap 13822
January 9, 1989 -
Page six
Resources Advisory Commission for an advisory recommendation only. Upon
acceptance of the report by the Director of Community Development, the
developer shall provide a complete, detailed photo survey and record of the
subject house for the City's records. In the event the report is not
accepted, the Community Development Director may request that additional
steps or documentation be provided by the applicant for review.
A Negative Declaration has been prepared for this project including the
mitigation measures discussed above, which have also been incorporated into the
conditions of approval in Exhibit A of Resolution No. 2556.
CONCLUSZON
Given the analysis conducted by staff and consideration of comments from other
agencies, it is concluded that the proposed project meets requiremenmts of the
City and State Subdivision Codes and the California Environmental Quality Act.
It is therefore, recommended that the Planning Commission recommend to the City
Council approval of Tentative Tract Map 13822.
Senior Planner
SR:pef
Attachments: Resolution No. 2556
Attachment I
Tentative Map
Site Plan
Elevations
Ch)istine Shingleton // ' '
Director of Community D~elopment
Community Development Department
I~1
I
15
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~TTA~I-II~,'II:ikIT I
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· 4,,e* S. YORBA STREET
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~ ~a lmLllT~ ~FOR~A Ii
YORBA PROIECT
14]71 SeX/TH Y(~A STREET
T~ISTIN C~FOIt4A
IlttI i (~illl
FOIIEFRONT DEVEL~NT
1700 lAIN ROAD
FU~.LFITON CALIFORNIA
NEGATIVE'DECLARATION
CITY OF TUSTIN .
300 CENTENNIAL WAY, TUSTIN, CA. 92680
l
Project Tttle: Tentative Tract Map 13822/DR 88-41 Ftle No. (Same as Title)-
Project Location: 14372 Yorba Street (S/E corner of Yorba St. & Norwood Park
Place).
Project Description: A proposed six lot subdivision of a 1.73 acre site for
the development of six single family residences.
Project Proponent: Durfee Gardens, A California Limited Partnership
Contact Person: Steve Rubin Telephone: 714-544-8890 Ext. 278
The Community Development Department has conducted an initial study for the
above project in accordance with the City of Tusttn's procedures regarding
implementation of the California Envtr'onmental Qua11W Act, and on the basts of
that study hereby find:
That there, ts no substantial evidence ~hat the project may have a
significant effect on the environment.
That potential ~tgntftcant affects were identified, but revisions have
been included in the project plans and agreed to by the applicant that
would avoid or mitigate the affects to a point where' clearly no
significant effects would occur. Satd revisions are attached to and
hereby made a part of this Negative Declaration.
Therefore, the preparation of an Environmental Impact Report is not required.
The initial study which provides the basis for this determination is on
file at the Community Development Department, CtW of Tusttn. The publtc
ts Jnvtted to comment on the appropriateness of this Negative Declaration
during the review period, which begins with the publlc notice of a
Negative Declaration and extends for seven calendar days. Upon review by
the Community Development Director, this review period may be extended tf
deemed necessary.
REVIEW PERIOD ENDS 4:30 p.m. on December 30, 1988.
i
DATED: December 23, 1980 ~~~~~~, ~
'Community Development~JYirector
"I
CITY OF TUSTIN
Consn~nit¥ Oevelopmen: Oepari:nent
ENVIRONMENTAL iNITIAL STUDY FOISt
Ocfl~ of (=~sd~llst Sobmi~
A~jencr Rsquirir~j ~llst
5.' Name of ~1~ if ~l~ticnble
(E~Ics~t~ of ell ~us" crud ~ ansu~fs ~m r~luir~ on attaci~ sh~s~)
~ Wlll tbs p~l sit im
Unstable ~ ~nditlons ar in changes
in geelc~ji¢ sul~lt-u~mms?
b. Dis~etlera, dimlo:m~nls,
ar ova~ir~j of th~ s~il?
mtlef lectures?
f.
Any increase in wind ar ,~' msion of
mils, either on ar off the site?
C~cjes in ctemsition ar msion of
smci~, ar chancjes in siltation, dex~itio- or
msion ,~4'Hc~ may
river a~ stmcs~ ar the bed of the
my b~, inlet ar
3~
gic haz~. such c~ eom~cluc~m~ la~l~ll~:..
mucl~llcim~ ~ fm~urm, ~' simiksr hazcr~?
Air. Wlll H'm prowl result
" of arr~ieftt dr Cluoli~?
b. The c:r~atkm of obj~-fioflable edom?
c. Ait~utfcfl of oir movmflw.~, moisture,
tmrr~~ o~ ~ change iff c~Imcrfe,
W, afm'. Wlll th~ prell, mi r,mesut? im
a. Cho~' in curmfl~ ~ th~ ceu~ of di-
~-tt~ of wqrl~r mav~m~flt~ in eitt~
t~rm, ~ 1t~ 'mtm ~ crmuflt ~f eu'rfoc~
runoff?. "
AlferQtlerm h~ tl~ ca, me er f1~,~ of flood.
cl. Chcr~je in the amoum of surface w~rfer in
f. Al~tm of ~ ~i~ ~ mm of f1~
~ ~ in ~ ~ti~ of ~~ ~~
ei~ ~ di~ ~lti~ ~ ~i~
~ Jim? ~
Plant llfe. Wlll the pro=omi result im
· .
Chcr.~ in. the diversify of meci~, cr
numb~ of my mecie, of plc,~s (including
trees, si'rubs, gross, cmos, mci amxttlc
b.. R~l=n of the numbem of my unique,
rar~ ar endangered mecle, of plants?
Introductlm of new $)~:ies of plants into
mareG, or in a barrier, to the normal
re;lenisf,Ym~ of existing ~ecies?
cL. Reductlm in Ocrecxje of m~, agricultural
Anlm~l UfL Will the
a. Chaxp in the div~rsi~ of m~cies, ar
numbers of my ,l:~.¢:im of anirr~ls (birds,
~ mimcih includlng r~tiles, fl,fl ,xi
sheilfbh, I:mnthic argmbrm, ar imects~?
Reductlm ~of the numbem of cm_. unique,
mm ar .nliangered ,;~:i~ of m~rr~b?
c. l~fm of ne~. ~ecie. of' mlmah into
an ~ ~r result in a ixrrle to tl~
migrcrtfm =r mmmrn~nt of mirr~is?
·
cl. Oet~riar~tlm to existing fbh ar wildlife
Will the pr~3aml ~lt im
a. IrK:manes in existing
b. E. mmure of I~=;le t~ sw~em noise levels?
I-JgM ~ Glcm~ Will the pmlMsal produce
n~w Iigtrt or gl~'e?
~ Use. Will the ~1 ~sult in a ~
stontlal alt~ration of the pres~t or planned
lancl use of an area?
Will the pra;asal result
· a.. lnc,~ in the rate of uae of my ncrluml
Y~
!0.
b. Subst~tial ddloleflon of any nonrenewable.
natural re~urce? '
..
A rL~k of m ea~taeian or th. release
of i-~zeC~a..~ {imtudlng, but nat
limited to, oii, I~Sttci6as, ~Ls ar
radiation) in the e~nt of c, ac=idm~ ar
ptgm?
II. Popuk~tcm. Will the prmoml alter the l~t~'
d~~m, ~i~, ~ g~ ~ of ~
mit im
a. ~lan of substantial additional
~,hicular. rnavement?.
b. Effecl~. m exisflncj i~rkincj facilities,
cl.mmd pc ki ?
e.. SUb~tantid i,i&~,~; ~ exiatincj trina;er-
cl. Altercrtlam to present IXrtterm of circula-
tim or movement of I~eal~te and/or goads?
e. Alteratlam to w~terbarne, rail er air
traffic?
f. Increase in traffic hazards to motor
vehicles, bicyclists ar pedestri~?
Public ~im Will tt~ ;r~m~i have m
effect ul~n, or r~suit in a need fa' new or
altered governmental services ;n c~y of the
following c~eas~
a. Fire protection?
b. Police protecti~?
c. Schools?
Yes
I&
16.
cL' Parks ar other r~creatiqnal facilities?
Maintenance of public fa~ilitiess including
roads?
·
f. Other governmental schick?
Enercj~. Will the pragos21 result im
Use of substantial ~rnaunts of rue! or ermrgy?
Sui~t~ial inc~ea~ in clmmmd u~an exist-
incj sautes of enerc~, or r~cluim the
cl~el~ af new sautes of energy?
Ultltli~s. Will the p~l result in a need
far new systems~ or substantial alt~mtions to
the following utllitie~
--
a. Power or natural gas? ·
b. Comrrt~icatfaru s,~jten~?
¢. ~ar?
d. ~ ar segtic te~les?
e.. StOrm ~ drainage?
f. S~lid m ~d dbaasat?
17. I-lumm I-Imith. Wlll the praomal result im
18.
C~atlan of cmy. health hazc~cl ar potential
health hezord (exciudincj mental headily)?.
b. ~x~um of people to potential health
hazcl~s?
A~rlfls~tcs, Will tt~ pr~x~l r~ult in
ai~t~ctlan of ~ ~ vbM ~ ~ ~ to
~ p~l~ ~ will t~
~im of m ~i~l~
~ ~l~ vi~?
Recreetian. Will the proposal result in ~
impact ~ the quality or quantity of existing
recreatianai c~ortunities?
a. WI11 the I~;e.-I sit in the ait~aticm
of ar the destructim of a i~d~istoric or
histm~ archa~tagical sit~?
Y~