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HomeMy WebLinkAboutPC Resolution 2018-0035EXHIBIT A: Notice of Determination AMND 18-0091 / PLN 2008-1290 Atascadero. That number has increased in the intervening years, but care facilities for the elderly are in demand. Land Use, Open Space and Conservation (LOC) Element Program 2.1.5 is to “Require Conditional Use Permit approval for social establishments, including senior citizen facilities, in residential areas.” This program is in support of LOC Policy 2.1, which is to “Ensure that new development is compatible with existing and surrounding neighborhoods.” The conditions of approval require the owner to construct and operate the facility in a manner that is compatible with the neighborhood. Safety and Noise Element Goal 6 is to “Protect the citizens of Atascadero from the harmful and annoying effects of exposure to excessive noise.” The project is conditioned to be constructed to meet noise standards of the General Plan. The Rural Estates land use designation is generally for large lots located outside the urban services line. The intended use is detached single-family homes. The subject property is just outside the Urban Services Area, which has a boundary that runs along the eastern property line adjacent to the highway. “Beyond the USL, the plan intends for the Rural Service Area to retain rural residential to reinforce the City's identity and maintain open space characteristics.” The owner recently constructed an extension of the sewer to serve his property in 2017. The site is a candidate for a future expansion of the Urban Services Area. The close proximity to Highway 101 detracts from the residential character of the neighborhood and the proposed expansion acts as a buffer between the freeway and the nearby single - family residential uses. Residential Care Facilities with 7 or more clients require approval of conditional use permit when located in the RS zoning district. The project complies with setback, height, lot coverage, density and similar standards of the zoning ordinance. a) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The proposed project is within the City limits of the City of Atascadero on a site 2.56 acres in size. The property is surrounded by single-family residential uses. The proposed project is located on a site with an existing care facility. b) The project site has no value as habitat for endangered, rare or threatened species. The project site is immediately adjacent to Highway 101 and is surrounded by single-family residential uses. Undeveloped portions of the site are annual grassland typical of Atascadero. City staff has observed no significant plants on the site. The proximity to the highway limits the value of the site for animals. No endangered species are known to inhabit the site. c) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. Traffic. City Staff analyzed expected daily trips and total peak “hour” trips for the project using the Institute of Traffic Engineers (ITE) Vehicle Trip Generation Manual, 9th edition. When fully built, the project is expected to generate 157 daily trips including 8 “AM peak” trips and 13 “PM peak” trips (existing conditions generate 43 daily trips including 2 “AM Peak” trips and 4 “PM Peak” trip) . The project is immediately adjacent to a southbound entrance ramp to Highway 101. The Traffic Impact Study for Atascadero Family Apartments prepared by Whitlock and Weinberger Transportation, Inc. in 2015 notes the intersection of Santa Rosa Road and El Camino Real, and the on-ramps for both northbound and southbound traffic at Highway 101 and Santa Rosa Road (West Front and East Front Roads) operate at a level of service B. Local intersections are capable of accommodating expected project traffic without significant impact to level of service. The project will be required to pay reimbursement to the developer who funded recent Santa Rosa interchange improvements. Noise. The expansion of the care facility will put sensitive receptors in closer proximity to Highway 101, a major noise source for the community, but will not create significant noise impacts on the neighborhood. CEQA requires the analysis of the impact of the project on the environment, not the impact of the existing environment on the project. The General Plan Safety and Noise Element states hospitals are acceptable in areas with a Community Noise Exposure of 60 dB, and conditionally acceptable in areas with a Community Noise Level of up to 75dB, if the project incorporates “mitigation measures to reduce noise in outdoor activity areas and interior spaces to or below” acceptable levels. An acoustics assessment was conducted by Sarah Taubitz of 45dB Acoustics on October 23, 2018, which found the existing noise level on the site where the exterior walls are proposed is 64 dBA CNEL. “Outdoor activity areas do not exceed 60 dBA, due to the sound blocking from buildings”. The facility will be conditioned to meet an interior noise standard of 45 dB and an exterior noise standard of 60 dB in outdoor use areas in conformance with the General Plan Safety and Noise Element. Air Quality. The proposed project has been analyzed for air quality impacts utilizing the San Luis Obispo County Air Pollution Control District (SLOAPCD) thresholds of significance for both construction and operational impacts, as outlined in the agency’s CEQA Air Quality Handbook, April 2012, and 2017 updates and clarification memos. Projects expected to exceed 1150 CO2e (MT/year) of greenhouse gases (GHG) and 25 lb/day of ozone precursors (ROG +NOx) are considered significant. Emissions are calculated using the size and use of a structure. SLOAPCD reports that a hospital (most similar use in the screening table) would need to be larger than 31,000 sf to exceed operational and construction thresholds for GHG. Similarly, a hospital exceeding 57,000 sf may cause a project to exceed the ozone precursor threshold. At full build out, the proposed facility would be about 18,500 square feet of care facility space with approximately 3,500 square feet of accessory storage and covered patio space The proposed project falls below the established threshold for operational and construction standards for GHG and ozone precursor emissions. During construction, the production of some diesel particulate matter and fugitive particulate matter (PM10) dust is anticipated. Cumulatively, the project includes 2,270 cubic yards of cut and 2,270 cubic yards of fill, which is expected to produce 11.1 pounds of diesel particulate matter and approximately 3,000 pounds of PM10. Projects creating 260 pounds of diesel particulate matter and 5,000 pounds of PM10 per quarter are below the threshold of significance for construction operations. The project falls below the established threshold of significance with particulate matter during construction operations. Water Quality. There are no drainage swales or creeks on or in proximity to the site. During construction, the project will be required to prevent erosion and pollutant-carrying runoff by stabilizing graded areas and slowing water leaving the site. Once complete, the project must comply with Regional Water Quality Control Board Post-Construction Stormwater Management Requirements. The proposed site plan leaves a large portion of the permeable soils on site undisturbed, and will direct runoff to vegetated areas. At the time of applying for building permits, the applicant will submit a stormwater control plan to the City staff, who will ensure compliance. d) The site can be adequately served by all required utilities and public services. The proposed project is currently served by all utilities including electric (Pacific Gas and Electric Company), natural gas (Southern California Gas Company) and telecommunication (Charter Cable / AT&T). The site was recently attached to the public sewer, and water service is provided by the Atascadero Mutual Water Company (AMWC). These service providers have adequate capacity to continue to serve the site at completion of the project. Contact Person: Katie Banister, Associate Planner, kbanister@atascadero.org, (805) 470-3480 Date: November 20, 2018 ________________________________ Katie Banister, Associate Planner EXHIBIT B: Conditions of Approval AMND 18-0091 / PLN 2008-1290 Conditions of Approval Master Plan of Development Residential Care Facility for the Elderly 10630 West Front Road AMND18-0091 / PLN 2008-1290 / CUP 2000-0004 1. Conditional Use Permit 2000-0004, as amended, shall be for a phased master plan of development for a Residential Care Facility for the Elderly use as described in attached Exhibits C, D, E, F, G, and H located at 10630 West Front Road, legally described as Parcel 2 of Parcel Map AT 99-190, recorded in Book 54 page 57 of Parcel Maps, City of Atascadero, County of San Luis Obispo, California (assessor’s parcel number 045-353-007), regardless of owner. 2. The approval of this use permit shall become final and effective for the purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless an appeal of the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. All conditions of approval of PC Resolution 2012-0021 shall remain in effect unless specifically amended by this resolution. 4. Approval of Phase 1 of this Conditional Use Permit shall be valid for twenty-four (24) months after its effective date. At that time, the entire amendment approval shall expire and become null and void unless the project has received a building permit for Phase 1 improvements or a time extension. Approval of Phase 2 of this Conditional Use Permit shall be valid for thirty-six (36) months after its effective date. At that time, the approval for Phases 2 and 3 shall expire and become null and void unless the project has received a building permit for Phase 2 improvements or a time extension. Approval of Phase 3 of this Conditional Use Permit shall be valid for sixty (60) months after its effective date. At that time, the approval for Phases 3 shall expire and become null and void unless the project has received a building permit for Phase 3 improvements or a time extension. 5. The owner and applicant shall defend, indemnify, and hold harmless the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the City, or any of its entities, concerning this conditional use permit. Planning Services 6. Before building permits may be finaled for each addition of clients and/or each increase in habitable space, the owner shall apply for and receive all required county, state and federal approvals and permits for care facilities of the applicable size. 7. Before building permits are issued for each phase, the owner shall pay applicable traffic fees to the West Front Reimbursement District. 8. All structures shall be set back a minimum of 25 feet from the edge of the 30-foot wide private access and utility easement shared driveway easement created with Parcel Map AT 99-190. 9. In all phases, structures shall be constructed so that internal habitable spaces do not exceed CNEL of 45dBA. 10. Before the building permit for the Phase 2 expansion is finaled, any existing onsite aerial utilities shall be relocated underground. In all phases, all new utilities shall be placed underground. 11. All parking areas and driveways shall be given a paved surface, either asphalt, concrete or similar to the satisfaction of the Community Development Director. 12. Before building permits are issued for any phase of the project, the owner shall record a shared driveway maintenance agreement with parties sharing the private access driveway (owners of 10610 and 10620 West Front Road). The agreement shall require the owner of the subject property to be responsible for a minimum of fifty-four percent (54%) of the maintenance costs for the driveway unless said interested parties provide signed statements stating their preference for requiring the owner to be responsible for a smaller portion of the maintenance costs. Driveway improvements required by this conditional use permit shall be the sole responsibility of the owner of the subject property. 13. The owner may accelerate the construction of the required site improvements for any phase (e.g. construct Phase 2 site improvements with Phase 1), but shall not begin construction of subsequent phases until site improvements for the previous phase are complete (e.g. Phase 2 may not begin until Phase 1 site improvements are complete). 14. Ongoing, changes to the architectural design and exterior building materials of the facility, and major changes to the site plan not in compliance with the conditions and exhibits of this resolution shall require approval by the Design Review Committee. Increases in the floor area, height and/or number of clients shall require an amendment to the conditional use permit approved by the Planning Commission. 15. Ongoing, any fencing installed around the facility shall be ornamental, open, metal fencing, such as wrought iron or aluminum. The fencing shall be painted all one color of a dark shade such as black or dark brown. Phase 1 16. Phase 1 shall permit the owner to: a. increase the number of clients within the existing facility to a total of 30, and b. construct the garage described in the conditions and exhibits of this resolution, and c. remove eight native trees totaling 42 inches in diameter. 17. The owner shall apply for a building permit to increase the occupancy of the existing facility. All applicable building and fire codes shall be observed. Any exterior alterations to the existing facility shall be in conformance with the conditions and exhibits of this resolution. 18. The garage shall be a maximum of 3,000 square feet in size. 19. The garage shall be a maximum of 22 feet in height. 20. The owner shall construct the garage with a concrete tile roof and horizontal siding of the same colors and materials as the existing building. 21. Before the building permit is finaled for any Phase 1 improvement listed in Condition 16 above, the owner shall construct at least 19 additional parking spaces. The driveway and parking area shall be bounded by a vertical curb on all sides except at the entrance, and where cuts are needed for stormwater management or accessibility. The top of the curb shall be at least 6 inches above the surface of the driveway. The curb shall be constructed of either asphalt or concrete, and shall not be mountable. 22. Before the building permit is finaled for any Phase 1 improvement listed in Condition 16 above, the owner shall construct vertical curb on the eastern side of the shared driveway between the approach to the new driveway to the garage and the entrance to the existing parking area as shown in Exhibit C. The top of the curb shall be at least 6 inches above the surface of the driveway. The curb shall be constructed of either asphalt or concrete, and shall not be mountable. 23. Before the building permit is finaled for any Phase 1 improvement listed in Condition 16 above, the owner shall install decorative metal fence to match existing metal fence at the rear property line as shown in Exhibit H. 24. The owner shall submit a landscape and irrigation plan with the application for building permit(s) for the garage in general conformance with Phase 1 of Exhibit H. The Phase 1 landscape plan shall comply with the water efficient landscape standards current at the time of building permit application for Phase 1. Before the building permit for the garage is finaled, the applicant shall complete the landscaping and irrigation plan. No occupancy (temporary or permanent) shall be granted until installation is complete. The Director of Community Development shall have the authority to approve changes to the landscape phasing that do not affect more than 10% of the total area of new landscaping shown in all phases of Exhibit H. 25. Existing native trees shall not be removed until the building permits for the garage are approved. 26. The Phase 1 landscape plan shall include planting at least 19 native trees, at least 5 gallons in size each. 27. The Phase 1 landscaping plan shall include bushes and trees on the rear property line to screen the garage from neighboring properties. 28. The care-facility shall not create off-site light spill that exceeds the amount expected from a single-family residence. All building-mounted exterior lighting shall be installed below the lowest height of the roof of the existing building. Any freestanding lights shall be pointed at the ground and shall not exceed 8 feet in height. All exterior light fixtures shall be shielded or full cut-off so no exposed bulbs can be seen off-site. Motion detecting lights shall be utilized whenever feasible. 29. A photometric light study shall be submitted with the building permits for Phase 1 improvements and shall consider all new lights proposed and all existing lights proposed to be retained. The lighting plan shall not include any lights that cause light in excess of 0.05 footcandles at the property boundaries adjacent to residential properties and .01 footcandles adjacent to Highway 101. Planning Services staff shall conduct a night-time inspection of lights before the building permits for Phase 1 improvements may be finaled. Phase 2 30. Phase 2 shall permit the owner to: a. construct an addition to the existing care facility building, and b. increase the number of clients to a total of 50, and c. construct a detached covered patio. 31. The Phase 2 addition shall not exceed 7,000 square feet and shall not exceed 10 bedrooms. 32. The Phase 2 addition shall not exceed the height of the existing building. 33. The laundry facility shall be used only for clothing and linens used on-site. Laundry shall not be brought to this location to be serviced from other facilities, even those under common ownership. 34. The Phase 2 addition shall be constructed in general conformance with the design shown in Exhibit E. Exterior materials shall be horizontal siding and concrete tile roofing of the same color and materials as the existing building. 35. The windows in the bedrooms and offices of the addition shall be the same color and constructed of comparable materials as the windows in the existing building. The bedrooms and office windows shall be the same height, and mounted at the same elevation as those in the existing building. Windows in bathrooms, the laundry room and the roof towers may be a different size and type of window, but shall be the same color, material and architectural style as the bedroom and office windows. If comparable windows are not available or at the discretion of the owner, new windows can be installed throughout the existing building and addition, so long as all windows in the entire expanded building are the same color, material, and general design. 36. Bedroom doors in the addition shall be French doors with glass window panes. 37. Habitable spaces shall not exceed a noise level of 45 dBA. Window/wall/door assemblies for residential units facing Highway 101 with an Outdoor/Indoor Transmission Class (OITC) 29 / Sound Transmission Class (STC) 36 or greater are recommended. Alternate sound dampening mechanisms are subject to approval by the City Building Official and may require additional acoustical analysis. 38. All roof-mounted mechanical equipment shall be screened from view on all sides by the roof as shown in Exhibit E. Ongoing, all roof-mounted mechanical equipment shall be shorter than the screening parapet wall/roof section. 39. The detached covered patio shall only be permitted if the exterior noise level does not exceed 60dBA where proposed. If additional sound dampening is required, the following mitigations are shown in order of priority: a. Postpone the construction of the patio cover until the Phase 3 building is constructed and attenuates the noise level. b. Move the patio cover further from the highway. c. Construct an earthen berm. d. Construct a structural barrier. 40. The detached covered patio shall not exceed 500 square feet in size measured from the outside edge of the roof. The architectural style and color of the structure shall match or complement the care facility building to the satisfaction of the director of Community Development. 41. Before the building permit is finaled for the Phase 2 addition, the owner shall construct a new front parking area with 7 parking spaces as shown in Exhibit C. If fewer parking spaces are proposed in the front parking area, the same number of spaces shall be replaced along the Phase 1 driveway to the garage designed to the satisfaction of the director of Community Development. 42. The front parking area shall include a central landscaped island as generally shown in Exhibit H. 43. The front parking area shall be bounded by vertical curb. The top of the curb shall be at least 6 inches above the surface of the driveway. The curb shall be constructed of either asphalt or concrete, and shall not be mountable. 44. Any gates installed around the front parking area shall have a design in keeping with the residential character of the neighborhood to the satisfaction of the director of Community Development. 45. Following the Phase 1 expansion of occupancy, but prior to issuance of building permits for the Phase 2 addition, care-facility-related parking shall be reviewed by Planning Services staff. If the Community Development director determines additional parking mitigation measures are warranted to reduce neighborhood impacts, the Design Review Committee may approve additional measures including but not limited to: additional curbing, additional signage and/or striping, and additional parking spaces. 46. Before the building permit is finaled for the Phase 2 addition, the owner shall complete the vertical curb on the eastern side of the shared driveway. The curb shall extend from the entrance of the Phase 1 driveway to the rear property line except at entrances to the front parking area, as shown in Exhibit C. The top of the curb shall be at least 6 inches above the surface of the driveway. The curb shall be constructed of either asphalt or concrete, and shall not be mountable. 47. The owner shall submit a landscape and irrigation plan with the application for building permit(s) for the Phase 2 addition in general conformance with Phase 2 of Exhibit H. The Phase 2 landscape plan shall comply with the water efficient landscape standards current at the time of building permit application for the Phase 2 addition. Before the building permit for the addition is finaled, the applicant shall complete the landscaping and irrigation plan. No occupancy (temporary or permanent) shall be granted until installation is complete. The director of Community Development shall have the authority to approve changes to the landscape phasing that do not affect more than 10% of the total area of new landscaping shown in all phases of Exhibit H. 48. Before the building permit for the addition may be finaled, the owner shall construct a garbage enclosure as shown in Exhibit C. The enclosure shall be constructed of split-face masonry block or similar solid material approved by the director of Community Development. The enclosure shall be at least 6 feet in height. The enclosure shall have a solid metal gate that completely screens garbage bins or dumpsters from neighboring properties, the shared driveway and roads. The enclosure shall have a paved floor. 49. All building-mounted exterior lighting in the Phase 2 addition shall be installed below the lowest height of the roof of the existing building. Any freestanding lights shall be pointed at the ground and shall not exceed 8 feet in height. All exterior light fixtures shall be shielded or full cut-off so no exposed bulbs can be seen off-site. Motion detecting lights should be utilized whenever feasible. 50. A photometric light study shall be submitted with the building permits for the Phase 2 addition and shall consider all new lights proposed and all existing lights proposed to be retained. The lighting plan shall not include any lights that cause a light in excess of 0.05 footcandles at the property boundaries adjacent to residential properties and .01 footcandles adjacent to Highway 101. Planning Services staff shall conduct a night-time inspection of lights before the building permits for the Phase 2 addition may be finaled. 51. No freeway-oriented signage is permitted. Phase 3 52. Phase 3 shall permit the owner to: a. construct a detached care building, and b. increase the number of clients to a total of 59. 53. The Phase 3 building shall not exceed 4,000 square feet in floor area and shall not exceed 9 bedrooms. 54. The Phase 3 building shall not exceed 20 feet in height. 55. The Phase 2 addition shall be constructed in general conformance with the design shown in Exhibit F. Exterior materials shall be horizontal siding and concrete tile roofing of the same color and materials as the existing building. 56. The windows in the Phase 3 building shall be the same color, materials, size and design as those in the existing building. The bedroom doors shall be French doors with glass window panes to match the Phase 2 addition. 57. Sliding doors in the portion of the original building shall be replaced to match the doors in the addition before the building permit(s) for Phase 3 may be finaled. 58. All mechanical equipment mounted on the roof of the Phase 3 building shall be screened from view on all sides as shown in Exhibit F. Ongoing, all roof-mounted mechanical equipment shall be no taller than the screening wall. 59. Following occupancy of the Phase 2 addition, but prior to issuance of building permits for the Phase 3 building, care-facility-related parking shall be reviewed by Planning Services staff. If the Community Development director determines additional parking mitigation measures to reduce neighborhood impacts are warranted, the Design Review Committee may approve additional measures including but not limited to: additional curbing, additional signage and/or striping, and additional parking spaces. 60. Following occupancy of the Phase 2 addition, but prior to issuance of building permits for the Phase 3 building, Planning Services staff shall review the condition of care-facility lighting. If lighting is found to spill onto neighboring properties, the Community Development director may approve additional lighting mitigation measures to reduce the impact of lighting on neighboring properties to the level expected for a single-family residence. Mitigation measures shall be implemented as soon as feasible and before building permits for the Phase 3 building are finaled. 61. All building-mounted exterior lighting in the Phase 3 building shall be installed below the lowest height of the roof of the existing building. Any freestanding lights shall be pointed at the ground and shall not exceed 8 feet in height. All exterior light fixtures shall be shielded or full cut-off so no exposed bulbs can be seen off-site. Motion detecting lights should be utilized whenever feasible. 62. A photometric light study shall be submitted with the application of building permits for the Phase 3 building and shall consider all new lights proposed and all existing lights proposed to be retained. The lighting plan shall not include any lights that cause light in excess of 0.05 footcandles at the property boundaries adjacent to residential properties and 0.1 footcandles at the property boundary adjacent to Highway 101. Planning services staff shall conduct a night-time inspection of lights before the building permits for the Phase 3 building may be finaled. 63. The owner shall submit a landscape and irrigation plan with the application for building permit(s) for the Phase 3 building in general conformance with Phase 3 of Exhibit H. The Phase 3 landscape plan shall comply with the water efficient landscape standards current at the time of building permit application for the Phase 3 building. Before the building permit for the building is finaled, the applicant shall complete the landscaping and irrigation plan. No occupancy (temporary or permanent) shall be granted until installation is complete. The Director of Community Development shall have the authority to approve changes to the landscape phasing that do not affect more than 10% of the total area of new landscaping shown in all phases of Exhibit H. Building Services 64. Grading for the Phase 2 building addition and Phase 3 building pad may be reviewed with building permits for Phase 1 improvements. Pads shall be designed and constructed to the satisfaction of the City Building Official. 65. A building permit shall be obtained for the Phase 1 increase in residents to the satisfaction of the City Building Official. 66. Each phase shall comply with the adopted building codes current at the time of building permit application. Fire Department 67. A fire turnaround shall be provided for the Phase 1 garage to the satisfaction of the City Fire Marshall and in general conformance with Exhibits C and D. 68. The porte-cochere shall have overhead clearance of at least 14 feet to accommodate emergency vehicles. Public Works 69. Prior to issuance of a building permit, the applicant shall provide a letter from a licensed civil engineer stating that the existing sewer ejector system has adequate capacity to convey the additional flow from the proposed expansion. If the existing system is deficient, a system capacity upgrade shall be included in the construction plans. 70. A Storm Water Control Plan and associated supporting calculations is required prior to issuance of a building permit. 71. A percolation test shall be completed at the proposed drainage basin area. The project engineer shall provide calculations that demonstrate the proposed basin will drain completely within 5-7 days. EXHIBIT C: Phased Site Plan AMND 18-0091 / PLN 2008-1290 PHASE III Approximate Extent of Phase 1 Driveway Curb Approximate Extent of Phase 2 Driveway Curb EXHIBIT D: Phase 1 Garage AMND 18-0091 / PLN 2008-1290 North Elevation – Freeway Facing Side Elevations South Elevation – Facing Neighbor 80 feet 36 feet Garage Floor Plan EXHIBIT E: Phase 2 Building Addition and Covered Patio AMND 18-0091 / PLN 2008-1290 CONCEPTUAL Conceptual Floor Plan Laundry Room Unit 1 Unit 2 Unit 3 Unit 4 Unit 5 Unit 8 Unit 7 Unit 6 Unit 12 Unit 11 Unit 10 Unit 9 Unit 22 Unit 21 Unit 20 Unit 19 Unit 18 Unit 17 Unit 16 Unit 15 Unit 14 Unit 13 Unit 25 Unit 24 Unit 23 Office Office Office Office EXHIBIT F: Phase 3 Building AMND 18-0091 / PLN 2008-1290 Elevations Conceptual Floor Plan Unit 1 Unit 9 Unit 8 Unit 7 Unit 6 Unit 5 Unit 4 Unit 3 Unit 2 EXHIBIT G: Color and Materials AMND 18-0091 / PLN 2008-1290 EXHIBIT H: Landscape Plan AMND 18-0091 / PLN 2008-1290 Portion of Landscaping to be completed with Phase 1 Retain trees lining the driveway until building permit(s) for Phase 3 is approved. Retain existing landscaping in front of the building until the building permit(s) for Phase 2 is approved. Portion of Landscaping to be completed with Phase 2 Portion of Landscaping to be completed with Phase 3 Retain trees lining the driveway until building permit(s) for Phase 3 is approved.