AGENDA DOCUMENTS
.t?(
CITY OF BOYNTON BEACl
AGENDA ITEM REQUEST FORM
-CONSENT AGENDA
ITEM E.3
Requested City Commission Date Final Form Must be Turned
Meetinll Dates in to City Clerk's Office
Requested City Commission
Meetimz Dates
Date Final Form Must be Turned
in to City Clerk's Office
0 December 3. 2002
0 December 17, 2002
0 January 7, 2003
0 January 21, 2003
November 18, 2002 (Noon)
o February 4, 2003
1:81 February 18, 2003
o Man:b 4, 2003
o Man:h 18,. 2003
January 21, 2003 (Noon)
December 2, 2002 (Noon)
February J, 2003 (Noon)
December 16, 2002 (Noon)
February 18,2003 (Noon)
January 6, 2003 (Noon.)
Man:h 3, 2003 (Noon)
NATURE OF
AGENDA ITEM
o Administrative
1:81 Consent Agenda
o Public Hearing
o Bids
o Announcement
o City Manager's Report
o Development Plans
o New Business
o Legal
o Unfinished Business
o Presentation
RECOMMENDATION: Please place this request on the February IS, 2003 City Commission Agenda under
Consent Agenda. The Community Redevelopment Agency Board with a unanimous vote, recommended that the subject
request be approved subject to staff comments and additional conditions to address vehicle stacking at project entrances,
height of perimeter trees, and project colors. For further details pertaining to the request, see attached Department of
Development Memorandum No. PZ 03-033.
EXPLANATION:
PROJECT
AGENT
OWNER:
LOCATION:
DESCRIPTION:
Coastal Bay Colony (NWSP 02-626)
Carlos BaJlbe, Keith & BalIbe, Inc.
Southern Homes of Palm Beach, LLC
2421 & 2505 South Federal; 504, 510, 514, & 520 S.E. 2301 Avenue
Request for new site plan approval for 65 fee-simple townhouse units on 4.34 acres in a
proposed IPUD district
PROGRAM IMPACT:
FISCAL IMPACT:
ALTERNATIVES:
N/A
N/A
N/A
,
~~-
/L;),~
Planning and Zoning irector
City Attorney I Finance I Hwnan Resources
5:\PlanninglSHAREDI WPlPROJECTSlCoastal Bay ColonylNWSP 02.026 Coastal\Agenda Item Roquesl Coastal Bay Colony NWSP 02-026 2-18.03 .dot
S:\BULLETINlFORMSIAGENOA ITEM REQUEST FORM.DOC
DEPARTMENT OF DEVELOPMENl
PLANNING & ZONING DIVISION
MEMORANDUM NO. PZ 03-033
SITE PLAN REVIEW STAFF REPORT
COMMUNITY REDEVELOPMENT AGENCY AND CITY COMMISSION
January 30, 2003
DESCRIPTION OF PROJECT
Project Name/No..
Coastal Bay Colony / NWSP 02-026
Property Owner'
Southern Homes of Palm Beach II, LLC
Agent:
Carlos Ballbe, Keith & Balbe, Incorporated
Location.
West side of Federal Highway, south of Golf Road
Current Land Use:
Local Retail Commercial (LRC)
Current Zoning:
Neighborhood Commercial (C-2) / Community Commercial (C-3)
Proposed Land Use:
Special High Density Residential (SHDR)
Proposed Zoning:
Intill Planned Unit Development (IPUD)
Type of Use:
Fee-simple Townhouses
Project size:
Site Area:
Lot Coverage Area:
Gross Density.
Number of units:
4.34 acres (189,050 square feet)
0.52 acres (29.5%)
11 46 dwelling units per acre
64 dwelling units
Adjacent Uses:
(see Exhibit "A" - Location Map)
North To the northeast developed commercial property (Sunoco gas station) classified Local
Retail Commercial (LRC) and zoned C-3-Community Commercial; to the northwest, the
right-of-way of SE 23'" Avenue (Golf Road), then developed property (residential and small
offices) classified Local Retail Commercial (LRC) and zoned C-2-Neighborhood Commercial;
South: Developed commercial property (dental office) classified Local Retail Commercial (LRC) and
zoned C-3-Community Commercial,
East: Right-of-way for Federal Highway then developed multi-family residential (Hampshire
Gardens condominiums) designated High Density Residential (HDR) at 10.8 dujac and
zoned R-3-Multi-family Residential,
West: Developed residential property (Los Mangos) designated High Density Residential (HDR) at
10.8 dujac and 20ned R-3-Multi-family Residential.
Proposal: Carios BallM, agent for Southern Homes of Palm Beach II, LLC., proposes to construct 64
fee simple townhouse units in 12 separate buildings on a 4.34-acre parcel (see Exhibit "B" -
Proposed Site Plan). The plan also includes a recreation area with a clubhouse and pool.
The number of units within each building will vary from three (3) to eight (8) units. The
buildings will be two (2) and three (3) stories high and include two (2) and three (3) bedroom
units. In addition, a land-use amendment I rezoning application (LUAR 02-014) is being
Page 2
Coastal Bay Colony Site Plan Review Staff Report
Memorandum No. PZ 03-033
processed concurrently with this site plan. The current land use designations allow for a
maximum density of 10.8 dwelling units per acre. The new land use designation will allow
the proposed higher density (11 46 dwelling units per acre). Therefore, approval of this
project is contingent upon the approval of the corresponding land-use / rezoning application
(see Exhibit "C" - Conditions of Approval).
Site Characteristics: The subject property is an irregularly-shaped parcel comprised of multiple lots totaling 4 74
acres. As indicated on the survey, the site fronts on both Golf Road and Federal Highway
A portion of the property (shown as "Parcel 1" and "Parcel 2" on the survey) is developed
with residential and commercial structures. The remaining portion (shown as "Parcel 2" on
the survey) is undeveloped. All lots are relatively flat, and vegetated with a mixture of
unidentified palm / shade trees and shrubs. The survey shows that the highest elevation is
12.2 feet occurring at the rear of "Parcel 2"
Concurrency'
a. Traffic-
b. Drainage-
c. School-
Driveways:
Parking Facility'
Landscaping:
A traffic statement for this project was submitted and sent to the Palm Beach County Traffic
Division for their review and approval. The Palm Beach County Traffic Division has
determined that the project meets the Traffic Performance Standards of Palm Beach
County;
Conceptual drainage information was provided for the City's review The City's concurrency
ordinance requires drainage certification at time of site plan approval. The Engineering
Division is recommending that the review of specific drainage solutions be deferred until
time of permit review, when more complete engineering documents are required; and
The project has met the school concurrency requirements of Palm Beach County
The site will have two (2) points of ingress / egress. The entrance proposed on Federal
Highway would be comprised of a 20-foot wide ingress driveway and a 15-foot wide egress
driveway This point of ingress / egress will have an eight (8) foot wide median in the center
of the opening to separate and direct vehicular traffic in and out of the subject property This
entrance will have brick pavers to provide a more desirable appearance. The second point
of ingress I egress is proposed on Golf Road. Although not dimensioned on the site plan,
the driveway opening appears to be 25 feet in width, which would comply with Chapter 23,
Article II.H.1 Regardless, the dimension needs to be indicated on the site plan (see Exhibit
"C" - Conditions of Approval).
A total of 133 parking spaces are required for the proposed residential use based on the
ratio of two (2) spaces per dwelling unit plus five (5) spaces for the recreational area. The
applicant is providing 147 spaces. Guest parking spaces are dispersed throughout the site.
Each townhouse unit will have a two (2)-car garage. In addition, all the two (2) story units
will have a driveway (outside the garage) that would accommodate two (2) parked cars.
Only a handful of the three (3) story units however, will have this provision. The actual
garage opening for all units will be 16 feet in width.
The proposed perviOUS area of the parcel equals 1.32 acres or 30 43% of the total site. The
landscape plan shows at least 231 trees, most of which will be native. The majority of all
shrubs I groundcover will be native as well. The site landscaping will exceed the minimum
plant material required by Chapter 7.5 of the Land Development Regulations. The
landscape plan provides a mixture of palm trees, shade trees, shrubs, and colorful
groundcover that will further enhance the overall beauty of the project.
Page 3
Coastal Bay Colony Site Plan Review Staff Report
Memorandum No. PZ 03-033
The depth of the east landscaped area (along Federal Highway) will vary When scaled, the
landscaped area will be 15 feet at its narrowest point and 25 feet at its widest point. A
meandering six (6) foot high iron style fence is proposed within this front landscaped area.
This fence will dissect the buffer into two (2) portions, namely inside and outside the fence.
Landscape material is proposed both inside and outside of the iron style fence. Florida
Royal Palm and Pink Trumpet trees are proposed to buffer the buildings from Federal
Highway A row of Redtip Cocoplum hedges is proposed on the outside of the iron style
fence. The east landscape buffer (west of the gas station) will be at minimum five (5) feet in
width. A concrete (pre-cast) wall six (6) feet in height is proposed to buffer this residential
development from the gas station directly to the east. Live Oak and Wax Privet trees are
proposed within this buffer A row of Red Tip Cocoplum hedges is proposed on the inside
of the wall.
Similar to the east landscape buffer, a concrete (pre-cast) wall six (6) feet in height is
proposed within the north landscape buffer The depth of this buffer on the outside of the
wall will be five (5) feet in width. The landscaped area inside the wall will be 10 feet in width.
This northern buffer will contain a row of Florida Royal Palm trees outside the wall and Pink
Trumpet trees inside the wall.
The size of the west landscape buffer (adjacent to Los Mangos) will vary but will be at least
10 feet in width at its widest point and five (5) feet at its narrowest point (from the drive
aisle). The wall is proposed along the property line. This buffer will contain a mix of shade
and palm trees as well as hedge material.
The depth of the southern landscape buffer (opposite to the commercial property) will vary,
but will be 10 feet in width at its widest point where the buildings are proposed and five (5)
feet in width at its narrowest point where the drive aisles are proposed. It too will contain the
buffer wall and a mixture of shade I palm trees and hedge material.
Suilding I Site:
The IPUD zoning district allows buildings to reach a maximum height of 45 feet; however, a
lesser height could be imposed where incompatible with adjacent properties. According to
the building elevations indicated on sheet A-8.2, the proposed two (2)-story fee-simple
townhouses will be 28 feet - one (1) inch at the peak of the barrel tile roof. According to
building elevations indicated on sheet A-6, the peak of the roof of the three (3) story
townhouse units will be 41 feet - seven (7) inches in height.
The 64 dwelling units are proposed throughout 12 separate buildings on the 4 74-acre site.
The proposed density of 11 46 dwelling units per acre is above the number of units
permitted by the High Density Residential (HDR) land use classification, requiring a land use
amendment (see Exhibit "C" - Conditions of Approval).
The IPUD zoning district has no actual building setback requirements; however, all of the
buildings are proposed to be setback at least 10 feet from any property line. Inside the
development, the separation distance between buildings is generally greater than 20 feet,
except for 10 feet between buildings "Nine" and "Eleven"
As previously mentioned, a concrete (pre-cast) wall six (6) feet in height would be placed
along the north, south, and west property lines. The detail of the wall is shown on sheet L-1
The wall color(s) will be light earth tone colors to match the buildings. The fence proposed
within the east landscape buffer will be six (6) feet in height and will match the fence that will
be required around the recreation I pool area.
Page 4
Coastal Bay Colony Site Plan Review Staff Report
Memorandum No. PZ 03-033
Community Design' The proposed buildings and clubhouse resemble a Neo-Mediterranean design with Spanish
"S" Tile roof The majority of exterior walls of the buildings will have a smooth stucco finish
with multiple color options. The varieties of Sherwin Williams paints are proposed as
follows: Orange Tree SW 2317, White SW 2829, Maize SW 2338, Ornamental Gold SW
2342, and Colonial Revival Tan SW 2828. All buildings will be accentuated with balconies
having aluminum railings, window shutters, awnings, stucco banding, and imitation keystone
trim.
The main access drive leads to a decorative fountain to be located at the center of the
development. Brick pavers, a lower level pool, and landscape material will surround this
fountain. The center of the fountain will be adorned with statues of five (5) foot high dolphin
figurines. The dolphin figurines will be placed on top of a seven (7) foot - six (6) inch
masonry pedestal. The masonry pedestal will have cast stone spitters.
The plans propose one (1) type of outdoor freestanding outdoor lighting fixture, namely, the
Type "A" light post. The light post will be 18 feet tall. The material will be a round concrete
pole. The color of the pole fixture is undetermined at this time. Accent lighting includes at-
grade accent lights, sign lights, bollard lights, and wall lights. All accent lighting fixtures are
is shown on sheet L T-1
A covered entry canopy is proposed at the main entrance along Federal Highway The
entry canopy will have a 14-foot - six (6) inch clearance. The intent is to have Bougainvillea
vine grow within the overhead trellis in order to frame the front entry for added beauty
Sign age:
According to the landscape elevations (sheet L-3), two (2) project entry signs are proposed
on the fence on each side of the entrance along Federal Highway The elevations indicate
that each sign face will be 17 square feet in area. It will have 10-inch letters that indicate
(Coastal Bay Colony).
RECOMMENDATION:
Staff recommends that this site plan request be approved contingent upon the approval of the concurrent
land/use rezoning requests and all other comments included in Exhibit "C" - Conditions of Approval. The
Technical Review Committee (TRC) recommends that the deficiencies identified in this exhibit be corrected
on the set of plans submitted for building permit.
xc: Central File
S.\Planr1lng\SharedIWpIProjectsICoaSlal Bay Colony\NWSP 02-026 Coastal\Slaff Report.doc
Location Map
COASl AL BAY COLONY
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EXHIBIT "C"
Conditions of ADProval
Project name: Coastal Bay Colony
File number: NWSP 02-026
Reference: 2nd review plans identified as a New Sile Plan wilh a January 21. 2002 Planning and Zoning
Department date stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None X
PUBLIC WORKS - Traffic
Comments:
1 All work done within the Federal Highway right-of-way shall require FDOT X
approval and permitting.
2. On the site and civil plans, show and identify all necessary traffic control X
devices such as stop bars, stop signs, double yellow lane separators slriping,
directional arrows and "Do Not Enter" signage, etc. See Cily Slandard
Drawings B-9800 I and B.900 13 for slriping details.
3. No direction of flow is shown for the northernmost section of the subdivision. X
Please correct.
UTILITIES
Comments:
4 All utilily easements shall be shown on the site plan and landscape drawings X
(as well as a new Water and Sewer Plan Sheet) so lhal we may determine
which trees may interfere with utilities. In general, palm trees will be the only
tree species allowed within utility easements. Canopy trees may be planted
outside of the easement so that rools and branches will not impact those
ulililies wilhin lhe easemenl in the foreseeable future. The LDR, Chapler 7.5,
Article I, Section 18.1 gives public utilities the aUlhorily 10 remove any trees
thaI interfere with Ulilily services, either in ulilily easemenls or public rights-
of-way
5 Fire flow calculations will be required demonstrating the Cily Code X
requiremenl of 1,500 g.p.m. as slated in LDR, Chapler 6, Article IV, Section
16, or lhe requiremenl imposed by insurance underwrilers, whichever is
greater (see CODE, Section 26-16(b)).
6. Water and sewer lines to be owned and operaled by the Cily shall be included X
within uti lily easements. Please show all proposed easements on the
engineering drawings, using a minimum width of 12 feet. The easements
shall be dedicaled via separale instrumenllo the Cily as stated in the CODE,
COA
02/07/03
2
DEPARTMENTS INCLUDE REJECT
Section 26-33(a).
FIRE
Comments:
7 City Ordinance Seclion 9-6, 3. i7 -II requires approved automalic fire X
sprinkler systems throughout all buildings or structures regardless of the type
of construction which are three (3) slories or more in height or all buildings or
structures in excess of 30 feet in heighl as measured from finish ground floor
grade to the underside of the topmost roof assembly
POLICE
Comments: None X
ENGINEERING DIVISION
Comments:
8. Upon satisfaclory Commission approval of the site plan, lhe applicant shall X
enter the plat process through the City's Engineering Division. A preliminary
plat application may be initiated during the site plan review to expedile
issuance of the Land Development Permit.
9 Landscaped areas shall be protected from vehicular encroachment by a X
conlinuous, raised curb (LDR, Chapter 7.5, Article II, Section 5.A. and
Chapter 22, Article II, Section E.) Curb appears to be missing around the
"driveway" in the soulheast comer of the subdivision. Revise plans
accordingly
10. Any damage to the irrigation system and/or landscaping as a result of the X
contraclor's operations shall be repaired or replaced to the equivalent or better
grade, as approved by the City of Boynton Beach, and shall be lhe sole
responsibility of the developer
II At a minimum, existing and proposed elevations are required on the paving X
and drainage syslem plan in accordance with the LDR, Chapler 4, Section
7.F Provide preliminary calculations showing pre- and posl-development
permeability areas and slorage requirements.
12. Full drainage plans, including drainage calculations, in accordance wilh the X
LDR, Chapter 6, Article N, Seclion 5 will be required at the time of
permitting. The drainage system shall conform to City Standard Drawing B-
91007
COA
02/07/03
3
DEPARTMENTS INCLUDE REJECT
13. The roadway north of the entryway is incorrectly dimensioned as 16 feel. X
Please correct to 20 feel.
14 Paving and drainage syslem details as shown on sheel PD2 of 2 will not be X
reviewed for construction acceptabilily at this time. All engineering
construclion delails shall be in accordance with the applicable Cily of
Boynton Beach Standard Drawings and will be reviewed for constructabilily
at the time of construction permit application.
BUILDING DIVISION
Comments:
15 At time of permit review, provide a completed and execuled Cily of Boynton X
Beach Unily of Title form. The form shall describe all lots, parcels or tracts
combined as one lot A copy of the recorded deed with legal descriptions, of
each property that is being unified, is required to be subnlitted 10 process the
form. The property owner that is identified on each deed shall match.
16. At time of permit review, submit signed and sealed working drawings of the X
proposed construction.
17 To properly determine the impact fees thaI will be assessed for the one-slory X
pool/clubhouse, provide the following:
Subnlit a notarized affidavit on the letterhead of the property owner,
company or association. The letter shall list and contain an answer to the
following questions.
a) Will the pool/clubhouse building be restricted to the residenls of the
entire projecl only?
b) Will the residents have 10 cross any major roads or thoroughfare to get
to the pool/c1ubhouse/recreation building?
c) Will there be any addilional deliveries 10 lhe sile?
d) Will there be any additional employees 10 maintain and provide
service to lhe site?
Please have the applicant provide the City with a copy of the letter that will
be senl to the impacl fee coordinalor. To allow for an efficient permil
review, the applicant should request lhat the counly send the Cily a copy of
their determination of what impacl fees are required for the
pool/clubhouse/lease office building
18. Add a labeled symbol to the site plan drawing that represents and delineates X
the path of travel for the accessible route that is required between the
accessible units and the recreational amenilies that are provided for the
project and olher common area elements located al the site. The symbol shall
represent the location of the path of travel, not the location of the deteclable
warning or other pavement markings required to be inslalled along the path.
The location of the accessible palh shall not compel the user to travel in a
COA
02/07/03
4
DEPARTMENTS INCLUDE REJECT
driveilane area that is localed behind parked vehicles. Identify on the plan the
width of the accessible route. (Note: The minimum width required by the
Code is 44 inches). Add text that would indicale that the symbol represents
the accessible route and the route is designed in compliance wilh regulations
specified in the Fair Housing Act. Please note thaI at time of permit review,
the applicant shall provide detailed documenlalion on the plans that will
verify that the accessible roule is in compliance with lhe regulations specified
m the Florida Accessibility Code for Building Construclion. This
documentation shall include, but not be limited to, providing finish grade
elevations alon" the nath of travel.
PARKS AND RECREATION
Comments:
19 The Park & Recreation Impact Fee is due at the time of the first applicable X
building permit. The plans indicate there will be 64 single family attached
residential units in the development. According to Chapter I, Article V, of the
Land Development Regulations the calculation of the Parks & Recreation
Facilities Impacl Fee is as follows: @ $771 ea = $49,344 (Recreation Impact
Fee).
FORESTERlENVIRONMENT ALIST
Comments:
20. The applicant should indicate on the landscape plan the existing trees lhat will X
be preserved, relocated, or removed i replaced on the site. This should be
indicated with a separate symbol on the landscape plan sheet L-2 (Chapler
7.5, Article II Section 7 C).
PLANNING AND ZONING
Comments:
21 Approval of this site plan is contingent upon lhe approval of the land use I X
rezoninf! annlication !LUAR 02-014).
22. Place a nole on the site plan (sheet SPI of 2) that no solid or screen roof X
enclosures will be nermitted on the townhouse units.
23 The width of the internal driveways (private rights-of-way) shall be approved X
bv the Entrineerin" Division.
24 On the site plan, indicate the width of the driveway opening proposed on Golf X
Road to ensure it comnlies with Chanter 23, Article II.H.
COA
02/12/03
5
DEPARTMENTS INCLUDE REJECT
25 If required by the Engineering Division of Public Works, the applicant shall X
submit a reCluest to abandon anv easements.
26. On sheet "L-3", indicale the letter colors (of the signs) to ensure compatibility X
with the nronosed oroiect and surroundine orooerties.
27 The elevations of the privacy wall should indicate the exterior finish and X
proposed colors to ensure compatibility with the subject project and
surroundin" nrooerties.
28. Show the location of the AlC oads on the site olano X
29 Provide the buildinl! dimensions on elevation sheets "A-4" and "A-5" X
30. On the landscape plan, ensure that the type and quanlities of landscape X
material match between the lITaohic illustration and the o]ant list.
3] Staff recommends enhancing the side elevations of buildings that are exposed X
to Federa] Highway (Bui]ding ],2,4, 10, ]], and ]2). Enhancements could
include but are not limited to the following: awnings, shutters, banding,
window mo]dine, window base, imitation kevstone trim.
32. Coordinate with the City Forester 1 Environmentalist regarding the installation X
of brick oavers and oalm trees within the U.S. ] ril!ht-of-wav
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
Comments:
33 The entrance gate (proposed at SE 23'" Avenue) shall be shifted southward to X
maximize vehicle stacking without the entrance gates swinging into the drive
aisle. A minimum of 2 or 3 cars capacity shall be provided.
34. The applicant shall work with staff to redesign the front entrance (from US-I) X
to allow for increased queuing distance and to allow for a visitors escape lane/guesl
turn around area.
35 Increase the height of the proposed trees adjacent to the gas station and Los X
Mangos. The shade trees (Live Oak) shall be inslalled at ] 6 feet in height.
36. The proposed building colors shall closely resemble the colored rendering X
rather than the colors indicaled on the elevation drawings (i.e. include the red
color shown on the rendering).
COA
02/12/03
6
DEPARTMENTS INCLUDE REJECT
CITY COMMISSION COMMENTS:
Comments:
37 To be determined. ~
MWRIelj
S:IPlanninglSharedlWplProjectslCoastal Bay ColonylNWSP 02-026 CoastallCOA.doc
DEVELOF ~NT ORDER OF THE CITY COMI\. ,SION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME Coastal Bay Colony
APPLICANT'S AGENT Carlos Ballbe, Keith & Ballbe, Inc.
APPLICANT'S ADDRESS: 1700 Northwest 64th Street, Suite 300 Ft. Lauderdale, FL 33309
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: February 18, 2003
TYPE OF RELIEF SOUGHT Site plan approval for the construction of 64 fee-simple townhouse units
on 4.34 acres
LOCATION OF PROPERTY West side of Federal Highway, south of Golf Road
DRAWING(S): SEE EXHIBIT "B' ATTACHED HERETO
X THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above. The City Commission hereby adopts the
findings and recommendation of the Community Redevelopment Agency, which Agency found as
follows.
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows:
1 Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations.
2. The Applicant
HAS
HAS NOT
established by substantial competent evidence a basis for the relief requested.
3. The conditions for development requested by the Applicant, administrative staff, or
suggested by the pUblic and supported by substantial competent evidence are as set
forth on Exhibit 'C' with notation "Included"
4 The Applicant's application for relief is hereby
_ GRANTED subject to the conditions referenced in paragraph 3 hereof.
DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
6 All further development on the property shall be made in accordance with the terms
and conditions of this order
7 Other
DATED'
S:\PJanning\shared\Wp\ProjeclS\coastal Spy Colony\NWSP 02-026 Coaslal\DQ.doc
City Clerk