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Home My WebLink About03 PC REPORT YEAR IN REVIEW 2022 DocuSign Envelope ID:6C0F2D5A-D14F-4A27-A1 BB-B731049209AB AGENDA REPORT ITEM #3 MEETING DATE: MARCH 28, 2023 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: 2022 YEAR IN REVIEW— COMMUNITY DEVELOPMENT DEPARTMENT SUMMARY: The 2022 Year in Review summarizes Community Development Department's programs and activities conducted from January through December 2022. RECOMMENDATION: It is recommended that the Planning Commission receive and file the report. DISCUSSION: Staff will provide a presentation and summary report for the Planning, Building and Code Enforcement Divisions of the Department. A report for the Year in Review and infographic of the Planning and Building Division's entitlements and permit activities have been included for your reference. Respectfully submitted, DocuSigned by: --DocuSigned by: %U&A WA �lufVblit �s{�D�a2(,54 5.IA1588F82047F.. . Irma Huitron Justina L. Willkom Assistant Community Development Community Development Director Director— Planning -- -DocuSigned by: i ,6rf. kA�,�,bin.ah `0916B787BBC64A9... Jorge Maldonado Associate Planner Attachments: A. 2022 Year in Review Report B. 2022 Community Development Department Infographic ATTACHMENT A 2022 YEAR IN REVIEW REPORT II Tel s•+ � rr•� '�! ..'�.�� - "moi .R i��tjsrlloo LF ''' SpA s , Remembering what connects us. V 5. r 2022 YEAR IN REVIEW a • Y COMMUNITY DEVELOPMENT DEPARTMENT March 2023 The City of Tustin's Community Development Department is pleased to present the Year in Review Report for the 2022 calendar year. Table of Contents CURRENT PLANNING — Page 3 PERFORMANCE METRICS - Page 37 Industrial Development Code Enforcement ii. Commercial Development ii.. . Building Division iii. Residential Development ... iv. Mixed-Use Development iii• Planning Division New Business Openings iv. Planning Concierge Services Projects Under Review ^ STREAMLINE TUSTIN — Page 45 ADVANCE PLANNING — Page 30 Seven program components. General Plan and Code Amendments ii. Historic Preservation Programs iii. Community Development Block Grants i�L�i ST1,800 Remembering connects m 000 zo %Na'. �fL JIS %N 'W-1 w 4-0 Remembering what connects us. ;, o� �x Aft CURRENT �• x py PLANNING 9 COMMUNITY DEVELOPMENT DEPARTMENT 2022 Year in Review ■ lndustr'laL u Located at 14451 Myfora tivenue. • Construction of this new 220,331 square- "' foot industrial building is complete. r - This site is now occupied by Rivian Automotive Inc., an American electric vehicle manufacturer y and automotive technology company founded in 2009. MYFORD 1 BUILDING 1�1�1 Ell i Lis rift Remembering ■ lndustr'laL u • Located at 1382 Bell Avenue n � 1009000 SF ' industrial office building is on-going. This site will be A - occupied by e, O C occ e t Sheriff-Coroner s w. Technology Division and Emergency Call Center OC SHERIFF-CORONER BUILDING Lis I Remembering ■ lndustr'laL u Located at 1100 w- �� v a Le n c i aAvenue y _ k, ... Air w _ and 1101 Bell NEW,. Avenue. .w_ low, a Wi W _ _... New construction .. of 175,000+ SF and 130,000+ SF warehouse, respectively, is . on-going DERMODY INDUSTRIAL BUILDINGS Remembering connects PubL'Ic eve o men TLSP AREA Alley Grove Promenade F I I-GM.I..YPAx._._..- ...___tom.._.._. j it4 METRO r. Located south of The Landing at � , � - Tustin Legacy residential development. - Plans are approved and O.WNWOM construction is expected to begin in n 2023.@P LEGEND Lis I Remembering TLSP AREA CommerciaL DeveLopment • • • . • Preschool 1629 Located at 1629 Victory Road. MAN . �� - - n issued and construction is expected to begin soon. "01 U9SN' Rememberinwhat connects us. S g TLSP AREA CommerciaL DeveLopment Saddleback V J1111O1 Located at 1634 VaLencla Avenue.M11111 II UO Grading permits are issued and construction is on-goiM. o U S IV Rememberinwhat connects us. 9 g Commerc 'iaL Located at 17631 Seventeenth Street, this new ..........._._......____ __W................__..____ construction project, when a F completed, will be comprised k T of a two-story 11 323 square-foot medical office NORTHELEVATICH VJFST FI.FVr%-10K building. Entitlement process �g completed. r f �errlolitiori and grading permits have been issued. SOUTH ELEVATION EAS"F.t.ELVATICPJ Grading has started. MEDICAL OFFICE BUILDING Construction plans are currently in plan check review. i Lis rift Remembering connects Commerc 'iaL e Located at 1091 Irvine . • New 40,216 square- wLL foot cornmercIaL • • • .,.�y.- +. .. W. �� _•,-_.m,-....-..�m_.�.�:",-:.. ..-J...... ...�__�..,._.,�_.... *rr�W Wf WYii.IIW14YYiYYIYiYYi.W�i�WIYIf i.� s • • n is ALDI GROCERY STORE & TENANT SPACE i� U9SI N Remembering what connects us. DCCSP AREA CommerciaL _ . . - Located at 14002 Newport w Avenut�. This newly reconstructed fast-food building features an upgraded exterior design and drive-through. • Construction is complete. JACK IN THE BOX DCCSP AREA CommerciaL Located at 765 Fl Camino Real, this building with ' drive-through has been remodeled and is now y4 � open. Alk This restaurant concept is a collaboration with the chef of Taco Mesa and Taco Rosa and his son and co- 1 M' {� 1n y n � founder. �ak!a'k R� _ , NA /oaA Nb,� 4/a31 Vun�Ia� �. T: �°tlt a l U��I / i kR 1 •'� 11 /y �; ly►/ 4d+ P N^+ ,�! +_ _' 45y+�,+pl q.,+ Yy + '; ari+ i �° 4: 'r km q ' w Construction is complete■ .... 11111 k.-Z7 TACO MESITA i �Lj ST%l Remembering what connects us. Commerc 'iaL Located within the Tustin Marketplace at 2762 EL Camino ReaL. . 1 u This newly reconstructed car wash features a drive through rivethrough design, upgraded equipment and technology. • Construction is complete. FAST 5 EXPRESS i Lis rl Remembering Commerc 'iaL r %4111 It AO: r ti_ m u Located at 1062 Irvine Blvd. °° This project is a historic adaptive ......... r �� w ... reuse of the property, preserving character-defining features of the building. Site will be used for a coffee shop W . with adrive-through. • Construction plan review in- pro_ rq ess. STARBUCKS 'tLJJ;S; 'I'% Remembering what connects us. Commerc 'iaL The new hospital is located at 15120 Kensington Park Drive. Incudes a 65,00 square-foot, 65- bed inpatient rehabilitation hospital. �TM The hospital serves patients recovering from debilitating - r illnesses and injuries including strokes and other neurological disorders, brain injuries, spinal cord injuries, amputations and complex orthopedic conditions. Encompass Health Rehabilitation Hospital • Uonstruction is complete. Ell Commerc 'iaL Costco Gas at Tustin Ranch N mm n r - Located at 2700 Park Avenue. Construction is complete. 1�1�1 Ell i Lis rl Remembering Commerc 'iaL Project Description ELocation New adult day healthcare facility in an existing office building. City is Adult Day Health Care 14511 Franklin Avenue awaiting a resubmittal of construction plans into building plan check. Permanently relocate an MRI facility at the Foothill Regional Medical MRI Facility Center. Applicant will submit plans into building plan check following 14662 Newport Avenue approval by the State. Escape Room New escape room recreational business within an existing industrial 1622 Edinger Avenue office park. The business is open. Beauty Academy New vocational beauty school within the Jamestown Village shopping 540 El Camino Real center. Veterinary Surgical 2937 and 2945 Edinger New veterinary surgical center. I Center Avenue i��Lj STI*4 Remembering connects Commerc 'iaL Project Description Location ABC License for Toast Kitchen To authorize the on-sales of beer and wine. 15080 Kensington Park Drive, Suite 330 ABC License for The Parlor To authorize the on-sales of beer and wine. 15771 Red Hill Avenue ABC License for Terra Mia To authorize the on-sales of beer and wine. 1641 Edinger Avenue, Unit 101 ABC License for Eat Fantastic To authorize the on-sales of beer and wine. 171 E. First Street ABC License for Rakkan Ramen To authorize the on-sales of beer and wine. 2427 Park Avenue Wireless Facility at The Marketplace Collocation of a new stealth antenna. 2961 El Camino Real Wireless Facility at The Flight New rooftop antenna at The Flight office building. 1735 Flight Way Wireless Facility at Myford I Relocation - New stealth antenna at industrial site. 14451 Myford Road Industrial Building 1�1�1 Ell i 0:;;�"Tl 4LJS Remembering connects ResidentiaL • Located at 1941 El Camino Real. • The project includes a 2- story, 8,098 square foot .� buildin total of seven (7)g � housing units with a resource room, office, � �rs � , � common areas, and a amenities. The House of Ruth was constructed by HomeAid of Orange County and _ a operated by Family Promise P of Orange County. HOUSE OF RUTH Construction is on-goinci. Res 'ldent'IaL TLSP AREA THE LANDING AT TUSTI N LEGACY r ` mm o i CIRA TERRA LUNA Single-family designs ranging from 2,433 Flats ranging from 1,062 to Townhomes ranging from to 3,398 square feet with 4 to 5 bedrooms 2,275 square feet with 1 to 1,985 to 2,270 square feet 3 bed rooms with 3 to 4 bedrooms MODELS ARE OPEN TO THE PLis I UBLIC. SALES UNDERWAY. Remembering connects ResidentiaL Located at 17802 and INTRACORP 17847 Irvine Boulevard, this project includes forty (40) , i three story residential units (including two (2) affordable units) consisting of eighteen ( 18) duplexes (36 units) and four (4) single-family residences. • Planning Commission recommended approval of r entitlements followed by City Council review and r approval in 2023. n M 'ixed - Use eve o m e n RHASP AREA Located on a 3.8-acre site within the Red Hill Avenue Specific Plan (RHASP) Area. - . New mixed -use project with 137 residential rental units w -_- - and 7,000 square feet of a � retail . space, with on -site amenities such as open-air courtyards, apool/spa, . E r fitness center, co-working area, and bike storage room. Construcxior, commenced and in-progress. i Lis rl Remembering what connects us. The Hill M 'ixed - Use eve o m e n TLSP AREA :g A proposal to develop a 19.4-acre - f mixed - use multifamily project featuring more than 1 ,200 apartments at Tustin Legacy. This r ipartnership s o�Iect s a between the City, AvalonBay Communities Inc. and Abode Communities. • Development application filed and project is under review. Commerc 'iaL New Business Openings and Improvement - Old Town Tustin (DCCSP Area Business: Specialty: Location: Hola Adios Coffeeshop Coffee Shop 434 El Camino Real White Sparrow Coffee Coffee Shop 100 W. Main Street, Suite 3 Dave's Hot Chicken Fried Chicken (fast casual restaurant) 556 E. First Street Beauty Academy Beauty school 540 El Camino Real The Habit Burgers (fast casual restaurant) 13982 Newport Avenue Katsu Bar Japanese Fried Food (fast casual restaurant) 13771 Newport Avenue, Unit 8 Eat Fantastic Burgers (fast casual restaurant) 171 E. First Street The Path Bike Shop Bike Sales and Repair 649 S. B Street Nguyen Boba Tea Boba Shop 13842 Newport Avenue, D-2 L is"rl Remembering Commerc 'iaL • New Business Openings — Tustin Marketplace Business: Specialty: Location: Rack Attack Vehicle and recreational accessories Next to Ross Art & Frame Gallery Art and Frame Gallery Next to Howard's I Can Barbeque Korean Grill Restaurant Near Miguel's Jr. Wealthy Fusion Stir Fry Restaurant Next to Starbuck's Fast 5 Express Car Wash Next to Home Depot St. Joseph Health Health Care Facility Near Chick-fil-A QUADM Handmade goods Near Home Depot Restore Hyper Wellness Health and wellness services Near Miguel's Jr. Howard's Appliances and technology Near Home Depot i4-OL:j;;�s"TI Remembering _ _ _ Commerc 'iaL • New Business Openings and Improvement — The District at Tustin Leggy Business: Specialty: Location: Baked Dessert Bar Desserts Next to Claire's Fast Hot Pot Resta u ra nt N ext to C la i re's Cocina Dominicana Restaurant Inside Union Market In Studio Orthodontics WNe- ntal Next to Whole Foods RAKKAN Ramen Restaurant Across from Vans & Tilly's Sal's Pizzeria Restaurant Next to AMC Two Hands Corn Dogs Restaurant Next to Ike's & Vans Yomies Rice x Yogurt -Dessert Next to Bar Louie ZiPKorean BBQ Restaurant Next to AMC Monument Signage Upgrades; Promenade Area upgrades: restaurant patio The District - Site railing upgrades, seal walkway pavers, new overhead shade structures, new Improvements overhead LED string lighting, splash pad repairs at Union Market, new soft poppppp" seating & umbrellas, and addition of free WIFI for guests L is"rl Remembering Projects Under Review Project Description Location .. Warner Corporate Plaza Remode Remodel of 11-building business park 1371- 1431 Warner Avenue Two new industrial buildings (approx. 150,000 square feet); Centurion Plaza New Buildings 15561 Red Hill Avenue demolish three existing buildings and one parking structure Office Building Remodel Remodel of existing office building 18051 Irvine Boulevard Remodel and addition (approx. 2,100 square feet) to Dental Office 900 W. First Street existing building for office uses Farmer's and Merchants Bank New commercial bank building (approx. 6, 15 square feet); 13612 Newport Avenue demolish existing restaurant CalO tima Recuperative Care and Facility serving the homeless, providing recuperative _ 14851 Yorba Street and 165 p p care/post-hospitalization housing and a Program All- PACE Center Inclusive Care for the Elderly (PACE) N. Myrtle Avenue McDonald's New McDonalds's building (approx. 3,600 square feet; 14601 Red Hill Avenue demolish existing restaurant Chick-fil-A Remodel Building addition (approx. 535 square feet), new drive-thru 2899 Park Aven bypass lane and ancillary improvements mom 1�1�1 Ell L is"rl Remembering Projects Under Review Project Description Location Tustin Preschool Expansion Expansion of preschool (approx. 2,328 square 14122 Newport Avenue feet), increase height to three stories. Starbucks Remodel existing restaurant with a drive-thru into 2992 El Camino Real a Starbucks New restaurant (approx. 1,655 square feet) New restaurant with drive-thru with a drive-thru lane; demolish existing 14982 Prospect Avenue building Three (3) new detached single-family residences Yorba Avenue Homes and the preservation of an existing single-family 14192 Yorba Avenue historical resource. Marconi Master Sign Plan Sign Plan for Marconi Automotive Museum. 1302 Industrial Drive ABC License for Orange Roll & To authorize on-sales of beer and wine. 139 W. First Street Sushi ONUS at The Flight New 01r.]91 tenna at The Flight office building. 1735 Flight Way www.Tusti nCA.org/cu rrentprojects i��LJSTIO Remembering what connects us. 29 m 00 . ' 0 zo %Na'. �fL JIS %N 'W-1 w 4-0 Remembering what connects us. ;, o �x Aft ADVANCE �• * 4r +y�'' } X' PLANNING COMMUNITY DEVELOPMENT DEPARTMENT 2022 Year in Review ■ Advance PLanning Housing Element Update - - The Housing Element identifies the City's C housing needs and sets goals and programs io to meet them. � i ne Lity's 2021-2029 Housing Element adopted by the City Council on October 4, 2022, was certified by HCD on October 10, z 2022. Lis I z s� � H •inQ f Remembering _ • _ • connects _ Advance Planning Downtown Commercial Core Specific Plan Amendment Amendment to allow development flexibility within Development Area 6C. old OM • Adoptea ay the City Council on August 16, r *TTQ2022. t__ ■ Advance PLanning Adopted Code Updates Type: Description: 2022 California Building Standards Code with certain appendices, 2022 California Building Code supplemental regulations and amendments to apply to all new construction beginning January 1, 2023. Regulates qualifying Senate Bill 9 (SB 9) two-unit residential developments Senate Bill 9 and urban lot splits within single-family residential zones in accordance with California Government Code Sections 65852.21 and 66411.7. Outdoor Diningand Expands opportunities for food establishments to provide outdoor dining and Seating seating areas. Zoning Code Amendments Comprehensive update to improve the consistency and ease of use of the Zoning Code. Density Bonus To bring the Tustin City Code into conformance with current State Density Bonus Law. i L is rift Remembering _ _ _ ■ Advance PLanning Historic Preservation Planning Program: Status: 225 South A Street (Harbottle House - 1913); 450 West Third Street Historic Register Plaque Program (Wilson House - 1924); 530 W. Second Street (Satterwhite-Brown House- 1917) • 158 N. B Street (Year Built 1925), 510 W. Second Street (Year built- Mills Act Program 1914), 530 W. Second Street (Year Built 1917), and 1082 Walnut Street (Year B u i 1t- 19 2 0). *Contributor to Cultural Resources District Commendation Program f 530 W. Second Street (Satterwhite-Brown House- 1917) • 525 S. B Street; No exterior alterations Certificate of Appropriateness 450 W. Third Street; Alterations in accordance with Standards • 235 S. Myrtle Avenue; Alteration in accordance with Standards • 355 El Camino Real; Alteration in accordance with Standards i��Lj STI*4 Remembering connects us. 34 CommunityDeveLopment BLock Grant ( CDBG ) Public Services Funding Allocations f^r Program Year 2022-2023 Public Services Activities Amount Allocated Public Services Activities Amount Allocated Boys & Girls Clubs of Tustin $19,000 Patriots and Paws $6,000 Community Health Initiative of Veterans Legal Institute $7,800 Orange County $9,000 YMCA of Orange County $7,000 Families Forward $19,950 Meals on Wheels Orange $19,000 County Goodwill of Orange County $9,000 Mercy House $7,000 Human Options $6,500 MOMS Orange County $6,000 Subtotal Allocated for Public Services Activities: $116,250 i L is rift Remembering CommunityDeveLopment BLock Grant ( CDBG ) Funding Allocations for Program Year 2022-2023 Public Facilities & Improvements Amount Allocated Program Administration & Pine Tree Park Planning Activities Amount Allocated Improvements $416,349 p CBDG Program Rehabilitation & Preservation Amount Allocated Administration $140,000 Code Enforcement $88,000 Fair Housing Services $14,545 Public Services Amount Allocated Eleven (11) Non-Profits $116,250 Grand Total for All CDBG Funded Activities: $775, 144 i0:;;�"T 4LJ S I Remembering what connects us. m 0 z00 o %Na'. �fL JIS %N 'W-1 w 4-0 Remembering what connects us. ;, o� �F Aft�• w� e i erformance r " � a r4t. L . � Metr 'ics COMMUNITY DEVELOPMENT DEPARTMENT 2022 Year in Review CODE ENFORCEMENT The Code Enforcement Section of the Building Divisiov% continued its efforts in supporting the enforcement of the Tustin City Code by participating and implementing community pre ;rvation programs . Community Preservation Activities • Neighborhood Improvement Task Force (NITF' - • Code Cases The Code Enforcement Division actively Year Initiated Closed participates NITF, a community governance 2022 728 625 committee, formed by the Tustin Police 2021 808 Department. NITF is comprised of representatives 2020 937 from City departments, outside agencies, and . Administrative Citations Program community-based organizations and work together to address community concerns. Year Total 2022 257 • Discarded debris: staff coordinated removal 2021 463 through CR&R Waste Services. 2020 252 ■ ■ ■ ■ CommunityActivlty Number of Graffiti Incidents - City of Tustin (2019 - 2022) 6Oo • Graffiti reports to the City has been facilitated through the Engage Tustin 5Oa mobile application, which launched in November 2021. 400 300 ■2019 Year Removals Costs ■zOzo 2022 5,806 $279,036 ■2021 200 ■zozz 2021 4,477 $214,000 2020 4,601 $220,000 0 BUILDING DIVISION The Building Division is responsible for the acceptance, review, and approval of all applications for building , electrical, mechanical, plumbing , and grading permits, and for performing all required inspections during construction. The Building Division coordinates with City Departments, the Orange County Fire Authority, various utility companies and other regulatory agencies such as the State Department of Health Services, Orange County Heath Care Agency, and Regional Water Quality Control Board for inspections and enforcement. BUILDING DIVISION ACTIVITY NEW RESIDENTIAL CONSTRUCTION NEW N�urnber NON-RESIDENTIAL of Perrraits CONSTRUCTION I � ��.. Valuation: $70,736,092 Valuation: $19,988,011 ADDITIONS AND ALTERATIONS Jill Valuation: $23,142,129 Valuation: $51,591,947 Total # of construction permits issued: 1,410 Total valuations in 2022: $148,758,168 US N Remembering what connects us. 42 a -1 0 11161 TEMPORARY USE REVIEWS: 66 E IT.ITLE EN'T DESIGN REVIEWS: 35 47% �1 Regular Temp. Use Permits 53% Other jInciudes Devebpm Design Reviews Agreements, pe enerot& S °` U3 Film Permits Flag Amen,clm ents, .torr 89 20 ,10 Chonges, Code Amend►ri h. , � Appropriateness 11 Large Gathering Permits Determinations, Subdivisions-Lot Lin 477. 1 Temp. Sign Permits Adiustrnents, & PrePim. Reviews) 16% 17 Conditional Use Permits 1 PLANNING DIVISION PLAN CHECKS : 904i�U�STI N Remembering what connects us. 43 a . • a DecemberJanuary — 1 *some data estimated PhoneDecember1 Public Records Requests Completed: Emails 11150 572 (Planning and Building Divisions) Zoning Verification Letters Completed: 58 Counter Visits sa 477 500 1000 1500 2000 I Lis N Remembering what connects us. 44 S „O�SAWl,, S u i R" p1Ya § pd W 1 fj dpyfsry.,.r. � ��YYryry ; S'If�tll� I��III I�i I 111 or W ■ r ph«u�AM� M' ,�.v t I MY" o. � w StreamLine us in ,, Inmi ia' tmive w s . 2022 Year in Review „Y I, iSi Qtttkf Y 4F iVey' I. 1{ l StreamLine Tustmin Inmitmiative Comprehensive effort leveraging technology to improve government processes for both businesses and residents. J�s,, 4; ,s Program Components Accelerated Plan Reviews Plan Check By Appointment Services Online Plan Submittals, Reviews, & Inspections IV Planning Services Concierge Program V Enhanced Transparency & STREAMLINE Community Engagement VI . Code Streamlining & Improvement Program VII . Optimization of Permitting Software Use and Reports 12th Annual Turning Red Tape into Red Carpet Awards Winner: City of Tustin r� c Ali Remembering what connects us. 48 � r Fy y 00 n i��Ljsrl* All LF At Remembering what connects us. V 5. 2022 YEAR IN REVIEW f� r a COMMUNITY DEVELOPMENT DEPARTMENT March 2023 ATTACHMENT B 2022 Community Development Department Infographic � . 1 MPORARY USE REVIEWS: 66 NEW RESIDENTIAL CONSTRUCTION 47% 31 Regular Temp. Use Permits Number 13 Film Permits 20% 11 Large Gathering Permits Note:New residential permits include single-family detached, 17% Temp.Sign Permits condo/townhomes, duplex, three (3) and four (4) unit 11 apartments,and five (5) or more unit apartments. 16% ENTITLEMENTS: 36 53% 19 Other(Includes Development Agreements,General&Specific Note: Residential additions and alterations permits include Plan Amendmdents,Zone room additions, alterations, patio covers, pools and spas, garages,sheds, fences, etc. Changes,Code Amendments, Use Determinations,Subdivisions, Lo#' 47% Adjustments, &Prelim. Reviews) i 17 Conditional Use Permits NEW DESIGN REVIEWS: 35 Note: New non-residential construction permits include permits for construction of new retail,industrial, hospitals, and institutional buildings. 31 Design Reviews 89% Certificates of O Appropriateness NON-RESIDE 11% ADDITIONS A, Note:Non-residential additions and alterations permits include permits issued for high pile racks, storage racks, fire sprinklers, masonry walls, ADA parking, etc. within commercial and PLANNING DIVISION1 , 904 industrial establishments. PLAN CHECKS us 2022 BUILDING DIVISION PERMIT BREAKDOWN BUILDING COMBO (RESIDENTIAL) BUILDING (RESIDENTIAL) SOLAR MECHANICAL BUILDING COMBO (NON-RESIDENTIAL) PLUMBING SIGN O ELECTRIC VEHICLE CHARGER BUILDING (NON-RESIDENTIAL) ■ GRADING/PRIVATE IMPROVEMENT SPECIAL I