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HomeMy WebLinkAbout1993-08-24 - AGENDA REPORTS - MC 93 026 PERMIT 93 001 (2)T, r AGENDA REPORT C anagerA proval Item to be presented by: PUBLIC. HEARING . Lynn M. Harris DATE: August 24, 1993 SUBJECT: Appeal of the Planning Commission's denial of Master Case 93.026 (Hillside Review Permit 93.001 and Oak Tree Permit 93-005) to allow 2,800 cubic yards of grading, removal of two oak trees, and encroachment Into the protected zone of five other" oak trees to accommodate the construction of an automobile service station (oil change) on a hillside property located within a CC (Community Commercial) zone. The property is located at 24419 Lyons Avenue. Applicant: Mr. Tom Lee, Lich Development Corporation DEPARTMENT: Community Development BACKGROUND On March 17, 1992, the Planning Commission denied a previous proposal (Master Case 91-121) on the property which included the construction of a five stall self-service car wash. The applicant proposed to remove and re -locate on-site three oak trees and encroach within the protected zone of four others to accommodate. the construction of the proposed car wash. The proposal was formally denied by the Commission through Resolution P92-11 and was not appealed to the City Council. On June 15, 1993, the Planning Commission adopted Resolution P93.13 denying Master Case 93- 026. The applicant requested a hillside development permit to grade 2,800 cubic yards of earth (1,400 cubic yards for excavation purposes and 1,400 cubic yards for fill purposes), and an oak tree permit to.remove two oak trees and encroach within the protected zone of five oak trees to allow the construction of a 3,263 square foot building to be used as a quick oil change facility (Speedy Oil). The project is subject to the City's Hillside Ordinance because the applicant Is proposing to develop on property with an average cross slope of 10% or more. The applicant was Informed that the proposed project was subject to the review of the Planning Commission because it included 2,800 cubic yards of grading which exceeded the threshold of 1,500 cubic yards Identified by the Hillside Ordinance. Section 17.80.030 (B) states that the Planning Commission shall review site development applications on hillside property when "grading excavations or fills or any combination thereof exceed 1,500 cubic yards." The project site is approximately .34 acres and has an average cross slope of 14%. There are a total of seven oak trees on the property, two of which are proposed for removal. Vacant commercial property is located to the west (4 acres), north (.30 acres) and an office building Is located to the east. A condominium complex Is located across Lyons Avenue to the south of the project site. The project site Is approximately 800 feet east of Interstate 5. o� ct.e�'1ucz.O -i� comae q—iy— 9.3 Agm: PLANNING COMMISSION ACTION The project was heard by the Planning Commission on June 1, 1993. The Commission Indicated that the project was not In compliance with the City's Hillside Ordinance and Oak Tree Ordinance. Within Resolution P93-13, the Commission found that the project did not comply with sections of the Hillside Ordinance related to the following: a. Demonstrate building techniques to substantially reduce grading alterations of the terrain. b. Contribute to the preservation of oak trees, natural vegetation, and prominent landmark features. C. Compatibility with existing neighborhoods. d. Grading designs that serve to avoid disruption to adjacent property. The Commission also discussed potential traffic Impacts of the use on the surrounding area. The Assistant City Attorney Indicated to the Commission that the use was permitted within the CC zone, and the decision of the Commission must be based on whetherthe hillside and oaktree ordinances are properly met. Five persons spoke in opposition to the project and one person made general comments about the project. Staff received eighteen (18) letters In opposition to the project. OPTIONS The City Council may: 1) Uphold the Planning Commission's decision, denying Master Case 93.026 (Hillside Development Permit 93-001 and Oak Tree Permit 93-005); or2).Approve Master Case 93.026 (Hillside Development Permit 93-001 and Oak Tree Permit 93-005), directing staff to prepare conditions and a resolution of approval for the Council's consideration. . RECOMMENDATION 1) Deny Master Case 93-026 (Hillside Development Permit 93-001 and Oak Tree Permit 93-005); and, 2) Direct staff to prepare a resolution of denial for the Council's consideration at the September 14, 1993 meeting. ATTACHMENTS Resolution P93-13 Planning Commission Staff Report Minutes June 1, 1993 Commission meeting counciN93-026.apv CITY OF SANTA CLARITA , NOTICE OF PUBLIC HEARING REGARDING THE APPEAL OF THE PLANNING COMMISSION'S DENIAL OF(MASTER CASE 93-026, HILLSIDE REVIEW APPLICATION 93-001, OAK TREE PERMIT 93-001). PROJECT DESCRIPTION INCLUDES A HILLSIDE REVIEW APPLICATION TO CONSTRUCT AN OIL SERVICE STATION ON A HILLSIDE PROPERTY ZONED (CC) COMMUNITY COMMERCIAL. THE PARCEL SIZE IS 0.33 ACRES AND CONTAINS SEVEN OAK TREES. THE LOCATION IS AT. 24419 LYONS AVENUE, IN THE NEWHALL AREA OF THE CITY OF SANTA CLARITA. THE APPELLANT IS MR. TOM LEE. PUBLIC NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the. City. Council of the City of Santa Clarita regarding Master Case 93-026, Hillside Review application 93-001, Oak Tree Permit 93- 001. The property owner is appealing the Planning Commission's denial of Master Case 93-026 which proposes the development of a.33 acre hillside property with an oil service station. The project necessitates the removal of two oak trees. The project proposes grading of 2,800 cubic yards of earth on a property with an average cross slope of greater than ten percent, thereby requiring the filing of a Hillside Development Review application. The appellant is Mr. Tom Lee. The hearing will be held by the City Council in the City Hall Council Chambers, 23920 Valencia Blvd., 1st Floor, Santa Clarita, the 24th day of August,1993, at or after 6:30 p.m. Proponents, opponents, and any interested persons may appear and be heard on this matter at that time. Further information may be obtained by contacting the City Clerk's office, Santa Clarita City Hall, 23920 Valencia Blvd., 3rd Floor, Santa Clarita. If you wish to challenge this order in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council, at, or prior to, the public hearing. Dated: July 27, 1993 Donna M. Grindey, CMC City Clerk Publish Date: August 2, 1993. Public Hearin Procedure 1. Mayor Opens Hearing • States purpose of hearing 2. City Clerk reports on hearing notice 3. Staff Report • City Manager or • City Attorney or • RP Staff 4. Proponent Argument (30 minutes) 5. Opponent Argument (30 minutes) 6. Five-minute rebuttal (Proponent) • Proponent. 7. Mayor closes public testimony 8. Discussion by Council 9. Council decision 10. Mayor announces decision NO. P93-13 A RESOLUTION OF THE. PLANNING COMMISSION OF THE CITY OF SANTA CLARITA, DENYING HILLSIDE DEVELOPMENT PERMIT 93.001 AND OAK TREE PERMIT 93.005 TO ALLOW FOR 2,800 CUBIC YARDS OF GRADING TO ALLOW FOR THE CONSTRUCTION OF A AUTOMOBILE SERVICE STATION (QUICK CHANGE) FOR THE PROPERTY LOCATED AT 24419 LYONS AVENUE (MASTER CASE NO. 93-026) THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission does hereby make the following findings of fact: a. An application for an oak tree penult was filed on February 18, 1993, by Jason Fang (the "applicant"). On March 30, 1993, the applicant submitted an application for a hillside development permit. The property forwhich this entitlement has been filed, Is located at 24419 Lyons Avenue (Assessor Parcel Number 2851-014-006)..The existing zoning for the project Is CC (Community Commercial) and Is designated as Community Commercial (CC) by the City's General Plan. b. The applicant(s) has filed a hillside development permit to allow for the grading of 2,800 cubic yards of earth (1,400 cubic yards for excavation purposes and 1,400 cubic yards for fill purposes) to allow for the construction of an automobile service station. The oak tree permit Is to allow for the removal of two oak trees to accommodate the proposed project: Both these trees are on the subject property and none are heritage size. There are a total of seven oak trees on-site. C. The property is designated by the City's General Plan as Community Commercial. The use proposed Is permitted with the Inclusion of a hillside development permit and an oak tree permit. d.. The subject she Is vacant hillside property with an average cross slope of 14%. There are no significant ridgelines on-site. e. Access to the site would be from Lyons Avenue. The surrounding land uses are commercial to the north and east, vacant property to the west, and multiple residential to the south. g. A duly noticed public hearing was held by the Planning Commission on June 1, 1993, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 7:00 p.m. SECTION 2. Based upon the testimony and other evidence received at the public hearing, and upon the study and investigation made by the Planning Commission and on Its behalf, the Commission further finds as follows: a. At the hearing of June 1, 19.93, the Planning Commission considered the staff report prepared for this project and received testimony on this proposal. RESO NO. P93-13 Page 2 b. The City's General Plan designation for the project site Is Community Commercial (CC). Uses may Include a department store, movie theater, major hardware store, supermarket, major clothing outlet, and other related uses. The Intent of this designation is to provide for cohesive and independent uses of a community -wide nature that attract people from beyond the Immediate neighborhood. The project Is consistent with this designation with the Inclusion of a hillside development permit and an oak tree permit. C. Based upon a review of the submitted plan and testimony at the public hearing on June 1, 1993, the subject property Is not suitable for the type of development proposed because the project Is not consistent with the City's General Plan policies promoting development consistent with the existing topography, requiring new development to: be compatible with the existing residential and commercial neighborhoods, and preserving oak trees. d. The General Plan states that "hillside development should be designed to preserve or follow natural contour of the land and reduce the amount of land alteration:' (p. L-54). Land Uses Element Policy 5.2 specifies that only "responsible and sensitive development of hillside area(s)" Is allowable.. Land Use Element policy 5.2 states that it is the City's duty to "ensure that new development, grading, and landscaping are sensitive to the natural topography and major landforms in the planning area:' Other General Plan policies relating to hillside development Include, but are not limited to: Land Use Element policy 2.2, Community Design Element policies 5.1 and 7.4, Open Space and Conservation Element policies 1.1, 1.10, 2.1, 2.2, and 2.4. The General Plan also contains numerous policies encouraging preservation of oak trees which Include, but are not limited to, Land Use policies 2.2 and 5.6, Community Design Element policy 5.1, and Open Space and Conservation Element policies 1.1 and 3.2. e. The City's Hillside Development Ordinance (Section 17.80.030 [Aj3 of the Unified Development Code) states that "buildings shall be utilized where such techniques can be demonstrated to substantially reduce grading alterations of the terrain and to contribute to the preservation of trees, other natural vegetation and prominent landmark features and are compatible with existing neighborhoods." Section 17.80.030 [Aj7 states that proposed development Include "grading designs that serve to avoid disruption to adjacent property." SECTION 3. Based upon the foregoing facts and findings, the Planning Commission hereby determines as follows: a. The design and Improvement of the proposed project is not consistent with the City's General Plan and the Hillside Development Ordinance because it Is not in accordance with oak tree preservation policies and is not consistent with policies requiring development to complement existing topography. b. The requested project may adversely affect the health, peace, comfort orwelfare of persons residing in the surrounding area; may be materially detrimental to the use, enjoyment, or valuation of property of other persons located In the vicinity of the site; and may Jeopardize, endanger or otherwise constitute a menace to the public RESO NO. P93.13 Page 3 health, safety or general welfare because of visual Impacts to the surrounding community, neighborhood compatibility, and removal of oak trees. SECTION 4: The Planning Commission hereby denies Master Case No. 93-026 which consists of Hillside Development Permit 93-001, and Oak Tree Permit 93-005. PASSED, APPROVED AND ADOPTED this 15th day of _ June . 1993. Jack oodrow, Chairman Planning Commission ATTEST: Lyn". Harris Deiftity City Manager Community Development STATE OF CALIFORNIA) COUNTY OF LOS ANGELES) § CITY OF SANTA CLARITA) 1, Donna M. Grindey, DO HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the 15th day of June 1993 by the following vote of the Planning Commission: AYES: COMMISSIONERS: Chairman Woodrow, Commissioners Nodugno, Brathwaite, and Cherrington. NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: Vice-Chairmangtman. Donna M. Grindey City Clerk APV:II c *"F"403-faapv . Planning Commission Minutes June 1. 1993 PUBLIC HEARING ITEM 3 - PLOT PLAN 93004 AND OAK TREE PERMIT 93-005 (MASTER CASE 93.026) - located at 24419 Lyons Avenue City Planner Henderson Introduced the Item. Alex Vasquez, the case Planner, gave a slide presentation and staff report. He asked that It be stated In the record that he had received several (18) letters In opposition to the project, and copies of those letters were provided to the Commission. Following discussion by. the Commission, Chairman opened the public hearing at 8:10 p.m. Mike Bennett, 41 Guliwing Drive, Laguna Niguel, 92677, spokesperson for SpeeDee Oil Change & Tune Up, spoke in favor of the hem. He responded to Commissioner Cherrington's questions regarding his negotiations with other property owners In the area, and stated he had spoken with homeowners regarding their concerns. Peggy Streid, 24360 LaGlorita Circle, Newhall, spokesperson for the Del Prado Condominium Homeowners Association Board of Directors, spoke in opposition to the Hem. She expressed concerns about traffk: safety Issues. Gary Levingston, 24340 Vista Ridge Drive, Valencia, 91355, spoke In opposition to the Item, citing concerns about storage tanks for oils and lubricants, additional nolse.and Increased traffic. Barry Critzer, 24220 Vista Ridge Drive, Valencia, 91355, spoke in opposition to the hem. Mr. Critzer stated there was no need In the neighborhood for this type of business, and expressed concerns about the amount of traffic which would be generated. Donna Critzer, 24220 Vista Ridge Drive, Valencia, 91355, spoke In oppositlon to the Item. She expressed concern about the removal of the oak trees and displacement of small animals in the area. Pam Deering, 24225 Vista Ridge Drive, Valencia, 91355, spokesperson for and president of the Vista Ridge Homeowners Association, spoke In opposition to the Item. She expressed concern about the traffic, pollution caused by grading of the property, and stated there was no need for this type of business in the area. She also asked about the hours of operation and whether night lighting would be provided. Bob Lathrop, 25105 High Spring Street, Newhall, made general comments about the Item. He read a statement from Lynne Plambeck suggesting that the oaks be moved or replaced on a two to one basis. Mike Bennett, In rebuttal, stated that the purpose of the hearing was for hillside development, and that his company wanted to make a project that was aesthetically pleasing. He discussed the location of storage tanks and stated the operating hours were a a.m. until 6:00 p.m., Monday through Saturday. Peggy Strekf asked to make an additional statement. She reminded the Commission that the other automotive companies In the area were approved while this area was a part of Los Angeles County, and that many of the people wanted to be In the City of Santa Clarlta so that this type of usage would not occur. Chairman Woodrow closed the public: hearing at 8:42 p.m. Discussion among the Commission members followed. They addressed the availability of turn patterns for potential customers of the applicant and other potential traffic problems. Commissioner Cherrington stated that the Commission could only address the hillside and oak tree Issues In this application. He expressed concern about the'Yunnel" effect of the property, and said It was not compatible with the hillside ordinance. Commissioner Brathwahe stated the removal of perfectly healthy oak trees would damage the area rather than help It. Commissioner Doughman stated the project was a reasonable way to develop the particular piece of land. Counsel stated the use was an approved use on the parcel of land, and the decision of the Commission must be based on whether the hillside and oak tree ordinances are properly met. A motion was made by Commissioner Modugno to deny the hillside review application 93-001 and Resolution No. P93.13. Commissioner Brathwahe seconded the motion, which passed 4.1, Commissioner Doughman opposed. Staff was directed to bring a resolution for denial to the meeting of June 15, 1993. CITY OF SANTA CLARITA STAFF REPORT Master Case 93-026 Hillside Review Application 93-001 DATE: June 1, 1993 TO: Chairman Woodrow and Members of the Planning Commisslon` FROM: Lynn M. Harris, Director of Community Development J 9 PROJECT PLANNER: Alex Vasquez, Assistant Planner APPLICANT: Jason Fang LOCATION: 24419 Lyons Avenue REQUEST: A hillside review application to consider a request to grade approximately 2,800 cubic yards of earth (balanced on-site) to allow for the construction of an automobile service station. (quick oil change) within a CC zone. The proposal Includes the removal of two oak trees to accommodate this proposal. BACKGROUND: On March 17, 1992, the Planning Commission denied a previous application for this property. The proposal Included a zone change from an agricultural zone to a commercial zone, a conditional use permit to allow for the construction of a self-service car wash, and an oak tree permit to allow the removal of three oak trees. The application was proposed by a different applicant. At the public hearing, residents expressed concerns related to noise, circulation on Lyons Avenue, and Impacts to the oak trees. On December 24, 1993, the City zoned the property CC (Community Commercial) to make It consistent with the General Plan's CC (Community Commercial) designation. The re -zoning occurred through the City-wide effort under the Unified Development Code. PROJECT DESCRIPTION: An automotive service station is proposed on a vacant parcel consisting of approximately .34 acres. The site contains seven oak trees and has an average cross slope of 14%. A hillside development permit is required to allow for development of any property which has an average cross slope of 10% or more. Vacant commercial is to the west (approximately 4 acres), north (approximately .30 acres), and a commercial office building is to the east. Multiple residential Is to the south across Lyons Avenue. The applicant is proposing a 3,263 square foot building approximately 20 feet tall. The Floor Area Ratio (FAR) for the project is .22:1. The proposed project includes a total of six parking stalls within the building (five for oil changes and one for tune-ups). An additional seven parking stalls will be available outside the building along with stacking for approximately eleven cars. The applicant Is proposing service which Includes preventative maintenance and fluid maintenance only. Approximately 27% percent of the site would be landscaped. Of the seven oak trees on-site, the applicant Is proposing to remove two of them to accommodate the building and the project driveway. The applicant is not proposing to utilize any Impact wrenches as the proposed operation does not require them. As a result, one of the primary noise concerns associated with auto related uses will be eliminated. The applicant has a contract with Petroleum Recycling Corporation (state approved) to remove the waste oil on a weekly basis should the project be approved. GENERAL PLAN CONSISTENCY: The City's General Plan designation for the project site Is Community Commercial (CC). As proposed, this project could be found to be consistent with the General Plan designation. The City's General Plan designation, existing zoning, and existing land use of the project site and adjacent properties are detailed In the matrix shown below. SURROUNDING LAND USE/ ZONING: The project as proposed conforms to all requirements of the CC zone West CC (Community CC Vacant Commercial) INTERDEPARTMENT1 INTERAGENCY REVIEW: The project proposal has been distributed to the affected City Departments and agencies, and the Department of Community Development has received additional comments from the City's Engineering Division. The applicant shall be required to obtain "off-site" grading tetters and to dedicate an additional two feet of right-of-way on Lyons Avenue to satisfy the major highway width Identified In the General Plan. The City's Traffic Division has determined that the on-site circulation is satisfactory. Staff estimates that the project would generate approximately 90 trips per day whereas staff estimated that the previous proposal (self service car wash) would have generated approximately 500 trips per day. Information submitted by the applicant Indicates that this number of trips may be closer to 60 per day. This Information was based on information related to the number of trips generated by existing Spee Dee Lubes (19) in other areas of Southern California. The City's General Plan designates the level of service along this portion of Lyons Avenue (Interstate 5 to Orchard Village Road) as "B" - "stable flow, relatively low volumes." ENVIRONMENTAL REVIEW: The proposal is exempt from the California Environmental Quality Act pursuant to Section (s) 15268, and City CEQA Resolution No. 91-50. Staff has reviewed the possible Impacts to the oak trees and circulation. Oak tree Impacts are discussed within the "Analysis" section. Circulation Impacts are described above in the "Interdepartment Review" section. 5 GENERAL PLAN ZONING LAND USE Project Site CC (Community CC Vacant Commercial) North CC (Community CC Vacant Commercial) South RM (Residential RM Multiple Family Moderate) East CC (Community . CC Office Commercial) West CC (Community CC Vacant Commercial) INTERDEPARTMENT1 INTERAGENCY REVIEW: The project proposal has been distributed to the affected City Departments and agencies, and the Department of Community Development has received additional comments from the City's Engineering Division. The applicant shall be required to obtain "off-site" grading tetters and to dedicate an additional two feet of right-of-way on Lyons Avenue to satisfy the major highway width Identified In the General Plan. The City's Traffic Division has determined that the on-site circulation is satisfactory. Staff estimates that the project would generate approximately 90 trips per day whereas staff estimated that the previous proposal (self service car wash) would have generated approximately 500 trips per day. Information submitted by the applicant Indicates that this number of trips may be closer to 60 per day. This Information was based on information related to the number of trips generated by existing Spee Dee Lubes (19) in other areas of Southern California. The City's General Plan designates the level of service along this portion of Lyons Avenue (Interstate 5 to Orchard Village Road) as "B" - "stable flow, relatively low volumes." ENVIRONMENTAL REVIEW: The proposal is exempt from the California Environmental Quality Act pursuant to Section (s) 15268, and City CEQA Resolution No. 91-50. Staff has reviewed the possible Impacts to the oak trees and circulation. Oak tree Impacts are discussed within the "Analysis" section. Circulation Impacts are described above in the "Interdepartment Review" section. 5 ANALYSIS: Hillside Review Application The project Is subject to the City's Hillside Ordinance because the applicant Is proposing to develop on property with an average cross slope of 10% or more. The applicant was informed that the proposed project was subject to the review of the Planning Commission because It included approximately 2,800 cubic yards of balanced grading (1,400 cubic yards of cut, and 1,400 cubic yards of fill) which is above the threshold of 1,500 cubic yards Identified by the Hillside Ordinance. Section 17.80.030 (B) states that the Planning Commission shall review site development applications when "grading excavations or fills or any combination thereof exceed 1,500 cubic yards". Staff has reviewed the application and has determined that the project meets the Floor Area Ratio governing the CC Zoning Designation when the hillside ordinance is applied.. The proposed project has a FAR of .22:1. The applicant Is proposing to balance all the grading on-site (1,400 cubic yards of cut; 1,400 cubic yards of fill). Section 17.80.040 of the UDC encourages grading "to be balanced on-site whenever possible to avoid excessive cut and fill and to avoid Import or export." The applicant is proposing a cut slope along the western property line which will be retained by a maximum five foot high wall. In an effort to.be consistent with the Hillside Ordinance, a recommended condition of approval has been added that would require the applicant to use Indigenous rock and colors or materials to blend with the surrounding landscape. in order to ease the visual impacts of this cut (2:1 slope), the applicant has agreed to utilize contour grading as required by the Hillside Ordinance. The applicant is proposing to remove two oak trees to accommodate this proposal. This number is a reduction from the prior application which proposed to remove a total of three oak trees. Presently, there are a total of seven oak trees on the site. Three of these trees are situated within the lowest portion of the site. Of these trees, one is proposed for removal. The other two will be preserved at their natural grade. The remaining four oak trees are situated on the elevated portion of the site at elevations ten to fifteen feet above the other three trees. One of these trees is proposed for removal. The removal of the two oak trees would allow for the grading necessary to construct the proposed structure and driveways. Standards Identified In the Oak Tree Ordinance enable the removal, relocation, pruning, cut, or encroachment Into the protected zone of an oak tree to enable reasonable use of the subject property which is otherwise prevented by the presence of the tree and where no reasonable alternative can be accommodated due to the unique physical development constraints of the property. A recommended condition of approval has been Included which would require the applicant to pay the ISA valuations for the trees to be removed in accordance with the Oak Tree Preservation Guidelines. Proposed Use Under the Unified Development Code, this use is permitted and subject to specific development requirements related to automobile service (Section 17.17.040 (B)(L)). The project complies with the following requirements: a) a 30 foot building setback from the right-of-way; b) no more than one driveway is permitted; c) a public restroom shall be provided d) all activities shall be conducted within an enclosed building d) all hazardous waste shall be stored within an enclosed building; and, e) service bays shall not be oriented towards residentially zoned property. At the time that this report was being prepared, the applicant had Indicated to staff that they would meet with the adjacent property owners of "Del Prado" condominiums to discuss this proposal. The meeting was tentatively scheduled for May 26, 1993." Because the previous case evoked negative reactions from the residential neighbors, staff has notified property owners within 500 feet of the project site. At the time this report was written, staff had received one response, which was In opposition to this project. 3 RECOMMENDATION: Staff recommends that the Planning Commission: 1) Adopt Resolution P93.13, approving the hillside review application 93-001 subject to the attached conditions of approval (Exhibit "B"). LMH:APV current/92.26al l.apv o• VISTA RIDGE �3 LY4NS AV y�o �o N /a un t 4-LV- NEI MIR MUM �,llluw1115i1.111��1► PRO oil ON -- �• gjy —_ w_w_ w_�_ ■ -- •-- .��� waw ,� �� I wig■ � �■�ww VOW- ;;ow sm — X771©110 1y ♦ !'*MI11/111 �� _ .... -m _— ..- v �,� �.�� � ��l//dale-:�'��-� � �..■ �,� f�