HomeMy WebLinkAboutPC Reso07-37 VlyChristn CUP Amnd Stg1/2 DP
RESOLUTION NO. 07 - 37
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT TO AMEl'D THE STAGE l/STAGE 2
DEVELOPMENT PLAN FOR THE V ALLEY CHRISTIAN. CENTER TO ALLOW A
TEMPORARY WEIGHT/TRAINING BUILDING AND FOOTBALL PRACTICE FIELD
LOCATED AT 7500 INSPIRATION DRIVE
PA 07-030
WHEREAS, the Applicant, the Valley Christian Center, hm requested approval of a Conditional
Use Permit to make a minor amendment to the adopted Stage l/Sta~:e 2 Development Plan for the Valley
Christian Center (P A 00-017) to allow a temporary weight/training huilding and football practice field to
be located at the Center; and
WHEREAS, the request is for a minor improvement which is temporary in nature and will be
used to support the existing school, the improvement will not result in an increase in the number of
students at the school and the improvements are similar in nature to other temporary facilities which have
been permitted on the property and therefore constitutes a minor amendment to the adopted Stage 2
Development Plan; and
WHEREAS, the Stagel/Stage 2 Planned Development Rezone including the Development Plan
was adopted by the Council on June 3, 2003 (Ordinance No. 7-03); and
WHEREAS, Section 8.32.080 of the Dublin Zoning Ordinance allows the Planning Commission,
by means of a Conditional Use Permit, to make minor amendments to an adopted Planned Development,
upon finding that the amendment substantially complies with, and does not materially change the
provisions or intent of the adopted Planned De,;elopment Zoning District Ordinance for the site; and
WHEREAS, The City Council certified an Environment Impact Report (Resolution No. 92-03)
for the Valley Christian Center Master Plan on May 20, 2003 (SOl 2002012070) which identified the
construction of a parking lot on the proposed project site; and
WHEREAS, pursuant to the CEQA, the proposed project is categorically exempt from further
CEQA review pursuant to Section 15314, Class 14, which exempts schools from CEQA review for
additions to a school which will not increase the student population by more than 25% and the proposed
practice field and building will be utilized by the existing student body and therefore will not result in an
increase in the total number of students on the site; and
WHEREAS, the Planning Commission did hold a pub Ii>; hearing on said application on
August 14,2007, for this project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve the Conditional Use Permit to allow minor modification to the adopted Development Plan for
the Valley Christian Center; and
WHEREAS, the Planning Commission did hear and use ind ~pendent judgment and considered
all said reports, recommendations, and testimony hereinabove set for:h.
NOW, THEREFORE, BE IT RESOLVED that the Plannilg Commission of the City of Dublin
does hereby make the following findings and determinations regarding the proposed Conditional Use
Permit:
A. Pursuant to Section 8.32.080 of the Dublin Zoning Ordinarce, the Planning Commission of the
City of Dublin finds as follows:
The proposed amendment substantially complies with and does not materially change the
provisions and intent of the adopted Planned Development Zoning District Ordinance for the
Valley Christian Center because the proposed amendment will not allow additional development
potential on the site. The proposed Conditional Use Permit will allow the Valley Christian Center
to located temporary facilities on the site to support the establishment of a football program, which
is a typical high school program, prior to the construction 0' permanent facilities of the site. The
proposed temporary facilities will not result in an increase in the student body on the site, but will
allow the school to offer a new program to existing students. The proposed temporary facilities are
consistent with existing temporary facilities which have been approved for the site in order to
allow the school to support its program prior to construction (If permanent facilities on the site.
B. Pursuant to Section 8.100.060 of the Dublin Zoning Ordinance, the Planning Commission of the
City of Dublin finds as follows:
1. The proposed amendment substantially complies with and does not materially change the
provisions and intent of the adopted Planned Development Zoning District Ordinances for
the Valley Christian Center and is compatible with other land uses, transportation and
service facilities in the vicinity because: the proposed amendment will allow the Applicant
to have temporary facilities for a maximum period of 10 years to support the establishment
of a football program for the school.
2. The proposed amendment will not adversely affect the health or safety of persons residing
or working in the vicinity, and will not be detrimental to the public health, safety and
welfare because: the modification will not allow addioional development potential, but will
allow for a temporary facility to be located on the site.
3. The proposed amendment will not be injurious to pj'operty or improvements in the area
because: the amendment will allow for the construction of a temporary facility and will not
result in an increase in the total allowable floor area or improvements on the site.
4. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the amendment would not /Je detrimental to the public health,
safety, and welfare because: the proposed project will be located next to an improved site
which has adequate water, sewer and utilities to support the temporary facilities.
5. The subject site is physically suitable for the proposed modifications because: the
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temporary practice field and building will be locatec on a vacant parcel which has been
designated for the construction of a parking lot in the future, the building will be located on
top of a hill and will be set back a minimum of 120 feet from the top of the embankment
and therefore only a small portion of the buildin:~ will be visible from grade, new
landscaping will be installed around the building and the proposed use of the facility is
consistent with the overall use of the site as a church and school.
6. The proposed amendment will not be contrary to development regulations or performance
standards for the site because: the site has beeL designated for development with
temporary and permanent facilities related to the church and school uses.
7. The proposed amendment is consistent with the Dublm General Plan and the purpose and
intent of the Dublin Zoning Ordinance because: the amendment is minor in nature and is
only for a temporary facility.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby
approve the Conditional Use Pemlit for PA 07-030 to amend th~ Development Plan for the Valley
Christian Center as shown on the amended Stage l/Stage 2 Deve1c,pment Plan incorporated herein and
attached as Exhibit A.
PASSED, APPROVED AND ADOPTED this 14th day of August 2007 by the following vote:
AYES:
Chair Schaub, Vice Chair Wehrenberg, Commissioners Biddle, and King
NOES:
o
ABSENT:
Commissioner Tomlinson
ATTEST:
~~k~
Plannm.g C mission Chairperson
G:\PA#\2007\07-030 Valley Christian Temp Building\PC Reso CUP.doc
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Exhibit A
STAGE 1 DEVELOPMENT PLAN AND
STAGE 1 AND STAGE 2 REZONINGIDEVELOPMENT PLAN
P A 00-017 and 00-017 A - VALLEY CHRISTIAN CENTER
EXPANSION AND MASTER PlAN
This is a Development Plan pursuant to Chapter 8.32 of the ]}ublin Ordinance for the
Valley Christian Center Expansion and Master Plan project, located at 7500 Inspiration
Drive. This Development Plan includes the Site Plan, Neighborhood Landscape Plan, and
Conceptual Architectural Designs dated February 5, 2003, stam}:ed "Received April 16, 2003",
and labeled Exhibit A-2 to the Ordinance approving this Development Plan (City Council
Ordinance No. 7-03) and amended to exclude the residential units and all references to
residential type uses on Parcell, on file in the Planning Department. The Planned Development
Zoning District allows the flexibility needed to encourage innovative development while
ensuring that the goals, policies. and action programs of the Gen'~ral Plan and provisions of
Section 8.32 of the Zoning Ordinance are satisfied.
This Development Plan is amended by the Planning CommissioL pursuant to Section 8.36.080 of
the Dublin Zoning Ordinance which permits the Planning Commission, by means of a
Conditional use Permit, to make minor amendments to an adopted Planned Development. The
Planned Development is hereby amended to allow the installation of a temporary practice field
and temporary building pursuant to P A 00-0 l7 A and 07-030 for 1 maximum period of ten years.
The Development Plan consists of:
1. A Stage 1 Development Plan for Parcel 3.
2. A Stage 1 and 2 Development Plan for Parcell.
3. Parcel 2, as shown on the Project plans, is not subject to this Planned Development
Rezoning and Development Plan, and will remain zoned as A Agricultural District.
The Stage 1 Development Plan meets the requirements of Section 8.32.040.A of the Zoning
Ordinance and consists of the following:
1. Zoning
2. Statement of proposed uses.
3. Stage 1 Site Plan.
4. Site area, proposed densities, size, areas, and Phasing Plan.
5. Master Neighborhood Landscape Plan.
6. General Plan consistency.
7. Inclusionary Zoning Regulations.
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The Stage 1 and 2 Development Plan meets the requirements of Section 8.32.040.B of the
Zoning Ordinance and consists of the following:
1. Statement of compatibility with the Stage 1 Development Plan.
2. Statement of proposed uses.
3. Stage 1 and 2 Site Plan.
4. Site area, proposed densities
5. Development regulations.
6. Architectural standards.
7. Preliminary Landscaping Plan.
8. Dublin Zoning Ordinance - Applicable Requirements.
9. Compliance with PUD plans
STAGE 1 DEVELOPMENT PLAN
1. Zoning
A. Parcel I shall be zoned PD - Community Facility.
B Parcel 2 shall remain zoned A Agricultural Distri(;t, and not subject to the Stage 1
Rezoning and Development Plan,
C. Parcel 3 shall be zoned PD - Future Developmenl Area.
D. Except as specifically modified by the provisions of this PD DistrictlDevelopment
Plan, the use, development, improvement and maintenance of property within this
PD DistrictlDevelopment Plan shall be subject to the provisions of the A-
Agricultural Zoning District for Parcels 1 and 3 and all applicable general
requirements and procedures of the Dublin Zoning Ordinance shall be applied to
the land uses designated in this PD District Rezone.
2. Statement of proposed uses
Parcell. PD - Community Facility
Permitted Uses:
Place of Worship
Day Care Center (15 or more children)
Elementary School
Junior High School
Senior High School
Book and media sales area (maximum 5,000 square feet)
Administration Offices
Recreational Facility/Indoor & Outdoor
Senior Center/Adult Day Care Center (15 or more adults)
Chapel
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Other similar religious or school related uses or structures determined to be
substantially similar to the above, subject to approval of the Director of
Community Development. All other uses listed in the Community Facility Use
Type are prohibited on Parcell.
Conditional Uses:
No uses may be established by a Conditional Use Permit on Parcell except for the
following uses, as shown on the Site Plan:
2 Modular units used as temporary classrooms until such time as the new classrooms are
built
2 Modular units to be used as administrative offices until such time as the present
administrative office building is expanded
Temporary practice field and weight/training building.
1 Electronic Readerboard located on Building 3 on the project plans
The Conditional Use Permit and Site Development Review for the modular buildings for
the administrative office and temporary classrooms shall be valid for no more than five
(5) years after the effective date of the PD Rezoning. To extend this approval beyond
five (5) years, an application must be reviewed and approved by the Planning
Commission permitting the continuation of the use ofthi~, modular space. The modular
units shall be removed from the site upon occupancy of the permanent structures.
The temporary practice field and weight/training building shall be allowed to remain on
the site for a maximum period of ten years. The field and building shall be removed from
the site no later than August 14, 2017. No permit extensic ns may be granted for the
building or the field.
Any future proposals to light the playing fields will be subject to Site Development
Review and approval by the Planning Commission.
Temporary Uses (pursuant to a Temporary Use Permit):
Arts and Crafts Fair
Carnival
Christmas Tree Sales Lot
Accessory Uses: As provided for in the regulations and [rocedures of the Zoning
Ordinance.
Parcel 2. A- Agricultural District
Permitted Uses:
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Per the A Zoning District
Conditional Uses:
Per the A Zoning District
Accessory Uses:
As provided for in the regulations and procedures of the Zoning Ordinance.
Parcel 3. PD - Future Study Area
Permitted Uses:
No uses shall be permitted until established by a lilture Stage 2 Planned
Development Rezoning approved by the City Council.
Conservation Easement: A portion of the propelty shall be maintained as open
space under a Conservation Easement, or other deed restriction acceptable to the
Community Development Director, City Engineer and City Attorney that
precludes development on the northern and eastern portion of Parcel 3 adjacent to
the homes on Las Palmas Way. The deed restrict on shall not preclude
landscaping.
Conditional Uses:
No conditional uses shall be permitted until established by a future Stage 2 Planned
Development Rezoning approved by the City Council.
Accessory Uses:
No accessory uses shall be permitted until established by a future Stage 2 Planned
Development Rezoning approved by the City Council.
3. Stage I Site Plan
The Stage 1 Site Plan consists of Sheet 1 and S-l of the project plans dated February 5, 2003,
and "received April 16, 2003" (hereafter, project plans) and amended to exclude the residential
units and all references to residential type uses on Parcel 2.
4. Site area, proposed densities, size and new area, Phasing Plan
Parcell (37.0 acres)
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PHASE BUILDING USE EXISTING NEW MAXIMUM
NUMBER AREA AREA TOTAL
Sq. Ft. S11. Ft. AREA Sq. Ft.
1 A Sanctuary 0 90,000 90,000
1 B Junior/Senior 0 4:;,000 45,000
High School,
Administration
1 C Recreational 0 1:;,000 15,000
Facility/Indoor
1 E Senior 0 30,000 30,000
Center/Adult Day
Care Center
1 F Chapel 0 6,000 6,000
1 1 Seminar rooms, 14,400 0 14,400
Fellowship Hall,
Administration
1 D,2 Day Care Center 10,000 1,::100 11 ,000
1 3 Junior/Senior 8,800 0 8,800
High School
1 4 Junior/Senior 32,600 0 32,600
High School
1 5 Elementary 52,500 0 52,500
School
118,300 U7,000 305,300
Phasing of Development: Development of Parcel 1 , may be phased over time as each building
is constructed or expanded. Letters and numbers of buildings do not imply sequence oftiming or
phasing.
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Parcel 2 (1.4 acres)
Parcel 2 may only be developed in conformance with the A Agricultural District zoning
regulations, and is not subject to the PD rezoning addressed by this Ordinance.
Parcel 3 (12.71 acres)
PHASE USE NUMBER OF ACRES MAXIMUM
NUMBER DWELLING DENSITY
UNITS
3 Future Study N/A 12.71 N/A
Area
Conservation Easement: A portion of the property shall be maintained as open space under a
Conservation Easement, or other deed restriction acceptable to the Community Development
Director, City Engineer and City Attorney, that precludes development on the northern and
eastern portion of Parcel 3 adjacent to the homes on Las Palmas Way (see project plans). The
deed restriction shall not preclude landscaping.
5.
Master Neighborhood Landscape Plan
The Master Neighborhood Landscape Plan is shown on Sheet L-I of the proj ect plans dated
February 5,2003, and "received April 16, 2003" (hereafter, project plans).
6.
General Plan consistency.
Parcell. The proposed PD - Community Facility development of Parcell is consistent with the
Public/Semi-Public designation of the Dublin General Plan.
Parcel 2. The existing zoning of A Agricultural District for Pared 2 is consistent with the
Public/Semi-Public designation of the Dublin General Plan. No cevelopment plans are proposed.
Parcel 3. Future Development Area. No development plans are Jfoposed; therefore, General
Plan consistency is not an issue. A Conservation or Open Space Easement will cover a portion
of the parcel as shown on the project plans.
STAGE 1 and 2 DEVELOPMENT PLAN
1.
Statement of compatibility with the Stage 1 Development Plan.
The Stage 1 and 2 Development Plan for the Parcell of the deve lopment is consistent with the
Stage 1 Development Plan for the entire project.
2.
Statement of proposed uses.
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Parcell. PD - Community Facility
Permitted Uses:
Place of Worship
Day Care Center (15 or more children)
Elementary School
Junior High School
Senior High School
Book and media sales area (maximum 5,000 square feet)
Administration offices
Recreational Facility/Indoor
Senior Center/Adult Day Care Center (15 or mor(: adults)
Chapel
Other similar religious or school related uses or structures determined to be
substantially similar to the above, subject to approval of the Director of
Community Development. All other uses listed in the Community Facility Use
Type are prohibited on Parcell.
Conditional Uses: No uses may be established by a Conditional Use Permit on Parcell
except for the following uses, as shown on the Site Plan:
2 Modular units used as temporary classrooms un:il such time as the new
classrooms are built
2 Modular units to be used as administrative offic ~s until such time as the present
administrative office building is expanded.
1 Electronic Readerboard located on Building 3
Temporary Uses (pursuant to a Temporary Use Permit):
Arts and Crafts Fair
Carnival
Christmas Tree Sales Lot
Accessory Uses:
As provided for in the regulations and procedures of the Zoning
Ordinance.
3.
Stage 1 and 2 Site Plan.
The Stage 1 Site Plan consists of Sheet land S-l of the project plans dated February 5,2003,
and "received April 16, 2003" (hereafter, project plans) and amended to exclude the residential
units and all references to residential type uses on Parcel 2.
4.
Site area, proposed densities and phasing plan for Parcell on 37.0 acres.
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Parcell (37.0 acres)
PHASE BUILDING USE EXISTING NEW MAXIMUM
NUMBER AREA AREA TOTAL
Sq. Ft. SIl. Ft. AREA Sq. Ft.
1 A Sanctuary 0 90,000 90,000
1 B Junior/Senior 0 4:i,000 45,000
High School,
Administration
1 C Recreational 0 I:i,000 15,000
Facility/Indoor
1 E Senior 0 30,000 30,000
Center/Adult Day
Care Center
1 F Chapel 0 6,300 6,000
1 1 Seminar rooms, 14,400 0 14,400
Fellowship Hall,
Administration
1 D,2 Day Care Center 10,000 1,)00 11,000
1 3 Junior/Senior 8,800 0 8,800
High School
1 4 Junior/Senior 32,600 0 32,600
High School
1 5 Elementary 52,500 0 52,500
School
118,300 U7,000 305,300
Development of Parcel 1 may be phased over time. Letters and numbers do not imply sequence
of timing or phasing.
5.
Development regulations.
The Development Regulations for the Stage 1 and 2 Development Plan for Parcell are as
follows:
Parcel area and dimensions. As shown on the Project Plans.
Setbacks
Front
Side
Rear
30 feet
20 feet
30 feet
Maximum Height and number of stories:
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Building Height Nt
(maximum) st(
A Sanctuary 50** 3
B Junior/Senior High School, 50 3
Administration
C Recreational Facility/Indoor 35 2
E Senior Center/Adult Activity Center 40* 2*
F Chapel 40* 2*
D Day Care Center 40 2
Imber of
,ries
** A height increase up to 75 feet may be allowed if additional visual analysis of design is
submitted for consideration during Site Development Review, ard the increased height is
determined appropriate.
* Subject to a visual analysis of design and Site Development Rfview.
Spires, crosses, steeples, and architectural appurtenances may ex::eed the specified height limit,
subject to Site Development Review, up to a total height of 80 feet for the Sanctuary.
Building Separation: The minimum building separation for the Juildings on Parcell shall be as
follows: 25 feet.
Accessory Structures: Accessory structure setbacks shall be as determined by the Dublin
Zoning Ordinance.
6.
Architectural Standards.
The architectural standards for the Stage 1 and 2 Development Plan for Parcell are as follows:
A. Site Development Review. A Site Development Review shall be required for any
structure implementing the Development Plan and shall be governed by the following
Design Guidelines and the Zoning Ordinance of the City l)fDublin. In addition to the
items required on the "Application Submittal Requiremerts for Site Development
Review" the Site Development Review shall address the jollowing:
1. Statement of the site development concept. This concept shall define an
attractive and harmonious development theme for site planning,
architecture and landscape architecture.
2. Site development plan. This plan shall generally conform to the Stage 1
and 2 Development Plan and shall show how unit density, parking and
access can be accommodated on the site.
3. Pedestrian Circulation: An on-site pedestrian circulation plan shall be
prepared and submitted at the time of Site Development Review. Where
appropriate, this plan will include transitiols from public rights of way to
private walkways. Connections between buildings and walkways
encircling buildings shall be emphasized, which limit or eliminate the
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need to cross any vehicular drive aisle. In instances where pedestrian
walkways and motorized vehicles intersect a change in pavement material
or treatment shall be utilized.
4. Architectural plans, sections and elevations.
5. Addressing plan. The buildings should be addressed to ensure that
building numbers are easy to locate and read. A directory board should be
considered to aid in directing emergency responders and other visitors.
6. Circulation plan. Circulation plan for automobiles, parking, motorcycles,
trucks, tmck-loading spaces, pedestrians and bicycles, including
designation of fire lanes, curb radii, and tr lck maneuvering templates.
Access to and around buildings should be addressed to aid in security
patrolling and emergency access.
7. Traffic Mitigation. The requirements of :he Traffic Study prepared for
the EIR for this Planned Development Remning and Development Plan,
and those of any addendum to the Traffic :)tudy, shall be implemented
through Site Development Review and the conditions of approval thereof.
8. Final Landscaping Plan. A Final Landsc aping Plan as described in
Chapter 8.72 of the Dublin Zoning Ordinance shall be prepared. It should
include a description of all proposed landscaping and hardscape, a
generalized plant palette with the location, size and name of proposed
plants and trees (both common and botanieal), fencing location and
materials, and any additional information required by the Director of
Community Development. The plan shall provide a clear understanding
of the character, massing, and site compatibility of the landscaping
program. The Final Landscape Plan shall conform generally to the Master
Neighborhood Landscape Plan of the Development Plan.
9. Grading and Utility Plans. Final Gradin:~ and Utility Plans shall be
prepared and submitted.
10. Sign/Site Development Review. A Sign/Site Development Review,
including the specifications for each type of sign (when approved).
11. Lighting Program. A Lighting Program ~;hall be prepared showing
lighting ofbuildings, roadways and parking and should describe the
location and types of fixtures. Particular attention shall be paid to
minimizing off-site spill of lighting from the project, security lighting and
lighting ofpedestrian pathways.
12. Visual Impact Analysis. An analysis sha:I be prepared, including view
profiles, of the visual impacts of the each building to be constructed in
project, and be submitted with applicatiom: for Site Development Review.
B. Site Design Guidelines.
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1. Building siting. Wherever possible, buildings should be sited in relation
to each other to create a system of semi-enclosed and usable outdoor
areas.
2. Setback variations. Setback variations anong buildings along a street
are encouraged.
3. All setbacks shall be landscaped.
4. State Regional Water Quality Control Hoard Best Management
Practices. The site shall be designed to institute State Regional Water
Quality Control Board Best Management Practices for storm drainage.
All parts of the site, including building pads, parking, loading, access
driveways and maneuvering areas shall be graded and well-drained and
shall be maintained at all times. Drainage outlets shall include a sign
reading "No Dumping/Flows into the Bay'.
5. Trash/Recycling Enclosures. There may either be a central enclosure or
each building shall provide adequate and Hccessible interior or exterior
enclosures for trash and recycling facilitie,. Exterior facilities shall be
entirely enclosed by a solid fence or wall ,md opaque gate no less than six
feet in height and shall not be located near any pedestrian access points or
outdoor usable open space areas. A roof structure acceptable to the Fire
Department shall be used for additional screening from 2 or more story
structures and to prevent winds from blowing refuse deposited in these
enclosures. Detailed enclosure standards ",ill be required as part of Site
Development Review.
C. Architectural Guidelines.
1. Overall architectural theme. An overall architectural theme is to be
established for the entire site. Through architectural design, a signature
statement can be created to define the Valley Christian Center Site and
make it visually unique. Utilizing architectural building materials and
architectural design techniques, the Valley Christian Center Site will
project a statement to define this site. The architectural design elements
shall coordinate with any vehicular and pdestrian signature elements.
Additionally, buildings shall be designed to reflect the criteria discussed in
the project Environmental Impact Report, mbject to Site Development
Review.
2. Fal;ade design. The front, side, and rear hcades of buildings shall be
designed to provide visual interest to pede:;trians and motorists. If a
building will visible from the rest of Dublin, care must be taken to ensure
that visual impacts are addressed. In such case, emphasis should be placed
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on a design that would make a positive viwal statement for the City.
Front and side building facades shall include sufficient articulation to
prevent long, horizontal elements and uninterrupted walls. Additionally,
the architectural design of the buildings stall emphasize low profiles and
rooflines, the use of earthtone colors, non-reflective surfaces,
compatibility with existing structures on the site, and appropriate
landscape screening.
3. Visual stimulation and coherent architectural design theme. The
design of windows, reveals, parapets and other architectural features
should promote a visually stimulating and coherent architectural theme.
Long stretches of windows shall be broken up by perpendicular elements,
such as building wall, trellises or latticewc.rk.
4. Entries. Distinctive materials shall be us(:d in the design of entry areas to
highlight these areas.
5. Roof treatment. Distinctive rooflines shdl be introduced at building
entries. Rooftop mechanical equipment shl11 be screened from view.
6. Outdoor Equipment Enclosures. OutdoJr Equipment enclosures will be
allowed as required but shall be designed 10 accentuate and blend with the
other structures on site.
7. Preliminary Neighborhood Landscape Plan. The Preliminary
Neighborhood Landscape Plan complies with the Site Development
Review requirements above and consists of Sheet L-l of the project plans
dated February 5, 2003, and "received ApJi116, 2003" (hereafter, project
plans) and amended to exclude the residential units and all references to
residential type uses on Parcel 2.
8. Compliance with PUD Plans.
The project shall substantially comply with the project plans and details
shown in Exhibit A-2, except as modified herein. Such project plans are
incorporated by reference.
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