Loading...
HomeMy WebLinkAboutRes No 2812 PLANNING COMMISSION RESOLUTION NO. 2812 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION PER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVAL OF A PRECISE PLAN TO CONSTRUCT FIVE (5) NEW RESIDENTIAL UNITS (1,600 SQUARE FEET EACH) AND A 1,935-SQUARE-FOOT ADDITION TO THE EXISTING RESIDENTIAL HOME TO ACCOMMODATE UP TO 38 RESIDENTS FOR TRANSITIONAL AND SUPPORTIVE HOUSING LOCATED AT 44525 SANTA MARGARITA AVENUE CASE NO. PP21-0010 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 3,d day of May 2022, hold a duly noticed public hearing to consider the request by Heartbeat at 22 ("Applicant") for approval of the above-noted project request; and WHEREAS, the Architectural Review Commission (ARC) of the City of Palm Desert, California, did on the 12th day of April 2022, consider the request by the Applicant at its meeting and recommended approval to the Planning Commission of the above-noted project request; and WHEREAS, the project conforms with the Mixed Residential District (R-2) zone, which allows for a density of three (3) to 10 dwelling units per acre. The proposed total of six (6) residential units is within the threshold of the allowed density of the R-2 zoning district; and WHEREAS, the proposed project complies with all applicable development standards for the R-2 zoning district, including building height and parking; and WHEREAS, the R-2 zone also identifies transitional and supportive housing as a permitted use per Palm Desert Municipal Code (PDMC) Section 25.10.030 Allowed Land Uses and Permit Requirements, Table 25.16-1: Use Matrix for Residential Districts; and WHEREAS, the proposed use of "transitional supportive housing" is considered emergency housing, which falls under the Housing Accountability Act (HAA). The Housing Accountability Act (HAA), among other things, "prohibits a local agency from disapproving, or conditioning approval in a manner that renders infeasible, a housing development project for very low-, low-, or moderate-income households or an emergency shelter unless the local agency makes specified written findings based upon substantial evidence in the record." The required findings in the consistency of the zoning and General Plan land use designation. The proposed project has been deemed consistent with the R-2 zoning district and Small Town Neighborhood General Plan land use designation. Therefore, under the HAA guidelines, the project cannot be denied without a potential HAA violation. WHEREAS, the project complies with the Small Town Neighborhood designation within the Land Use Element of the General Plan, which allows for three (3) to 10 dwelling units per acre; and PLANNING COMMISSION RESOLUTION NO. 2812 WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert's ("City's") Local CEQA Guidelines, the City is the lead agency for the proposed project; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of CEQA" Resolution No. 2019-41, in that the Director of Development Services has determined that the project will not have a significant impact on the environment and that the project is categorically exempt under Article 19, Section 15332 In-fill Development (Class 32) of the CEQA Guidelines, as outlined in the staff report and the project is not subject to any of the exceptions for categorical exemptions identified in CEQA Guidelines Section 15300.2; therefore, no further environmental review is necessary; and WHEREAS, at the said the public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: SECTION 1. Findings. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. Staff recommends that the Planning Commission find that the project is exempt from CEQA per Section 15332 of the CEQA guidelines as the project is a Class 32 Exemption for "in-fill" development. Class 32 is intended for projects characterized as in-fill developments meeting the conditions described below: 1) The project is consistent with the applicable General Plan designation and all applicable General Plan policies. As analyzed, the project includes an additional density of five (5) new residential units that are consistent with the Small Town Neighborhood General Plan designation and all applicable goals and policies. The proposed project meets the development standards within the R-2 zoning designation. 2) The project occurs within a 43,135-square-foot parcel, which is less than five (5) acres specified in the criteria of the Class 32 exemption and is substantially surrounded by urban uses. 3) The site has no value as a habitat for endangered, rare, or threatened species. The site has been previously developed with a single-family home and tennis court. 4) Additionally, approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The proposed use will not result in significant noise that will violate the City's Noise Ordinance. In addition, the City Engineer has reviewed the proposed use and the existing infrastructure, including the off-site improvements, and staff finds the use will not have a significant effect on traffic. In addition, a preliminary grading plan and hydrology report have been submitted for 2 PLANNING COMMISSION RESOLUTION NO. 2812 review, and final approval will commence as part of the conditions of approval herein. No other significant noise or air quality effects were identified for the project. 5) Finally, the site can be adequately served by all required utilities and public services. The proposed project has been reviewed by various utility agencies and public services, including Southern California Edison, the Coachella Valley Water District, and Burrtec Waste Management. These agencies have not identified that utilities in the area are insufficient to serve the proposed multi-family housing. Additionally, the project is not subject to any of the exceptions for categorical exemptions identified in CEQA Guidelines Section 15300.2: 1) The project qualifies as a Class 32 exemption, which is not listed as one of the classes under 15300.2 (A). The project is not located on a site where it may have an adverse impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. The project site will not impact designated environmental or biological resources as it is not located within a conservation area as identified by the Coachella Valley Multiple Species Habitat Conservation Plan. 2) The project will not have a cumulative impact on the environment as no other discretionary projects have been approved within 500 feet of the project site within the last five (5) years. The area is largely built out with only in-fill lots available. 3) There are no unusual circumstances on the project site. The project site is not located within a flood zone per the latest FEMA Flood Zone Maps. The project site is located within an Urban area per Fire Hazard Severity Zone maps available from the Riverside County Fire Department and depicted in Figure 8.5 on Page 119 of the General Plan. The project site is not identified within an Alquist-Priolo Fault Zone per the latest maps on file with the California Department of Conservation; the nearest fault zone is adjacent to the Indio Hills area north of the Palm Desert city limits 4) The project site is not located in the proximity to any scenic highway. The nearest officially designated scenic highway is Highway 74, located approximately 1.4 miles west of the project site. 5) The project site is not identified as a historic waste site on any list compiled per Section 65962.5 of the Government Code. 6) The project site does not contain any existing designated historic resource and is not within a designated historic preservation district. The existing developments on the site are part of the adjacent apartment complex, which was constructed in 1973 and has not been identified as a significant historic resource. SECTION 2. Project Recommendations. The Planning Commission hereby recommends approval of PP21-0010, subject to the findings and conditions of approval. 3 PLANNING COMMISSION RESOLUTION NO. 2812 SECTION 3. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City's office at 73-510 Fred Waring Drive, Palm Desert, CA 92260. Martin Alvarez, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings. SECTION 4. Execution of Resolution. The Chairperson of the Planning Commission signs this Resolution and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 3rd day of May 2022, by the following vote, to wit: AYES: DE LUNA, GREENWOOD, HOLT, and PRADETTO NOES: NONE ABSENT: GREGORY ABSTAIN: NONE OHN R OOD, kHAIR ATTEST: MARTIN ALVAREZ, SECRETARY PALM DESERT PLANNING COMMISSION 4 PLANNING COMMISSION RESOLUTION NO. 2812 CONDITIONS OF APPROVAL CASE NO. PP21-0010 PLANNING DIVISION: 1. The development of the property shall conform substantially with exhibits on file with the Development Services Department, as modified by the following conditions. 2. The Applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these project approvals for the project, or the project approvals themselves, the developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. The developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the developer's approval of counsel, which shall not be unreasonably denied, and at the developer's sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the developer and cooperate in the defense. The developer, upon such notification, shall deposit with City sufficient funds in the judgment of the City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both parties elect to defend, the parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share, and protect the information, under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. The developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third-party litigation of project approvals without the developer's consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless the developer materially breaches this indemnification requirement. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved development standards listed in the PDMC, state, and federal statutes now in force or which hereafter may be in force. 4. The Precise Plan (PP) shall expire if construction of the said project shall not commence within two years from the date of final approval unless an extension of time is granted by the Palm Desert Planning Commission; otherwise, said approval shall become null, void, and of no effect whatsoever. 5. Per PDMC Section 25.72.030 Precise Plan Amendment to a PP, the Director may approve in writing on the approved PP minor modifications without the benefit of a public hearing when such modifications do not adversely affect the public interest or the interest of owners of neighboring properties or substantially alter the plan and so long as the modification would not affect any other condition of approval. All other changes that do not qualify will result in a new public hearing. 5 PLANNING COMMISSION RESOLUTION NO. 2812 6. The project shall not have more than 38 residents living on the property. 7. An eight-foot-high (8) block wall is approved for a portion of the north and south property lines, as well as the entire west property line per the approved site plan. 8. All construction documentation shall be coordinated for consistency, including, but not limited to, architectural, structural, mechanical, electrical, plumbing, landscape and irrigation, grading, and street improvement plans. All such plans shall be consistent with the approved entitlement plans on file with the Development Services Department. 9. Prior to issuance of a building permit for construction of any use or structure contemplated by this approval, the Applicant shall first obtain permits and or clearance from the following agencies: Coachella Valley Water District (CVWD) Public Works Department Fire Department Evidence of said permit or clearance from the above agencies shall be presented to the Building & Safety Division at the time of issuance of a building permit for the use contemplated herewith. 10. This project is subject to payment of the City's Public Art fee. The fee will be applied at the time of a building permit issuance and shall remain in the City's public art fund. 11. Final lighting plans shall be submitted under PDMC Section 24.16 for any landscape, architectural, street, or other lighting types within the project area. 12. All exterior lighting sources shall be fully shielded and directed downwards and is subject to approval by the Development Services Department. Luminaries with total lamp lumens above 16,000 lumens shall not be used. 13. Access to trash and service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by the applicable waste company and Development Services Department and shall include a recycling program. 14. Final landscape and irrigation documents shall be prepared by a landscape architect registered with the State of California and shall be submitted to the City's Development Services Department and CVWD for review and approval. All sheets shall be wet signed by the landscape architect and shall include the license number and the expiration date. The landscape plan shall conform to the preliminary landscape plans prepared as part of this application and shall include dense plantings of landscape material. 15. All project irrigation systems shall function properly, and landscaping shall be maintained in a healthy and thriving condition. The maintenance of landscaping and the irrigation system shall be permanently provided for all areas of the project site, as well as walkways and the portion of public right-of-way abutting the project site (parkways). Furthermore, the plans shall identify responsibility for the continued maintenance (such as homeowners' association, landscape maintenance district, property owner, etc.). 6 PLANNING COMMISSION RESOLUTION NO. 2812 16. All exterior equipment and all appurtenances thereto shall be completely screened from public view by walls or roof screens that are architecturally treated to be consistent with the building. The final construction plans shall include appropriate drawings demonstrating how such equipment is to be screened from view. No rooftop equipment shall be permitted. 17. All roof drainage systems and devices shall be designed such that they are fully screened from view from all public streets. Drainage devices, including but not limited to down- spouts, shall not be located on any street-facing building elevation or area that is clearly visible from the public right-of-way. Drainage devices located on any street-facing elevation shall be fully integrated into the building structure. 18. All ground-mounted utility structures including, but not limited to, transformers, HVAC equipment, and backflow prevention valves shall be located out of view from any public street or adequately screened using landscaping and/or masonry walls. 19. The Applicant shall comply with the recommendations made by the City's ARC, as referenced in the April 12, 2022, Notice of Action. 20. The Applicant or any successor in interest shall comply with all applicable local, state, and federal laws and regulations. 21. All parking spaces shall be clearly marked with white or yellow paint or other easily distinguished material. Except as required by State and ADA requirements, all markings shall be a minimum four-inch (4") wide double ("hairpin" style) stripe designed to provide 18 inches measured outside to outside under City Council Resolution No. 01-5. Parallel spaces and covered spaces are not required to provide double striping. 22. A copy of the herein-listed conditions of approval shall be included in the construction documentation package for the project, which shall be continuously maintained on-site during project construction. 23. The final design of all site walls shall be subject to review and approval by the Development Services Department. LAND DEVELOPMENT DIVISION: GENERAL REQUIREMENTS (ENGINEERING) 24. It is assumed that easements shown on the preliminary grading exhibit are shown correctly and include all the easements that encumber the subject property. A preliminary title report for the site was not provided during the review process, and location of existing easements and restrictions, if any, could not be verified. The Applicant shall secure approval from all, if any, easement holders for all grading and improvements which are proposed over the respective easement or provide evidence that the easement has been relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or is otherwise of no affect. Should such approvals or alternate actions regarding the easements not be provided, the Applicant may be required to amend or revise the proposed site configuration as may be necessary. 7 PLANNING COMMISSION RESOLUTION NO. 2812 25. It is understood that the conceptual exhibits correctly show acceptable centerline elevations, all existing easements, traveled ways, and drainage courses with appropriate Q's and that the omission or unacceptability may require that the Applicant amend or revise the site plan as may be. 26. Santa Margarita Avenue is an improved public local roadway. The Applicant is responsible for the modification design and construction of the cul-de-sac at Santa Margarita Avenue per the City Engineer's design approval. 27. The Applicant shall obtain "will serve" letters from the water, sewer, gas, and electrical power purveyors. 28. No phased units of this subdivision are proposed. No phased units will be permitted without further consideration of the phase designations and limits. 29. Private drive aisle and parking area will be permitted as shown on the conceptual exhibit subject to these conditions of approval and the Applicant providing adequate provisions, through a homeowners' association (HOA) or another equivalent responsible mechanism as approved by the City Engineer and City Attorney for the continued and perpetual maintenance of these streets, common areas, and on-site best management practices (BMPs) to the satisfaction of the City Engineer and City Attorney. 30. The Applicant shall submit a PM10 application for review and approval. The Applicant shall comply with all provisions of PDMC Section 24.12 regarding Fugitive Dust Control. 31. The Applicant shall pay all if any, appropriate signalization fees per City's Resolution No. 79-17 and 79-55. 32. The Applicant shall pay all if any, appropriate drainage fees per PDMC Section 26.49 and Palm Desert Ordinance No. 653. 33. The Applicant shall comply with Palm Desert Ordinance No. 843 as applicable to this project. PRIOR TO GRADING PERMIT (ENGINEERING) GRADING AND DRAINAGE: 34. The Applicant shall prepare a final grading plan for the entire site. No grading or other improvements shall be permitted until a final grading plan has been approved by the City Engineer. Grading plans and all grading shall conform to the California Building Code, PDMC Title 27 Grading, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. 35. The grading plan shall provide for acceptance and proper disposal of all off-site drainage flowing onto or through the site. Should the quantities exceed the street capacity, the Applicant shall provide adequate drainage facilities and/or appropriate easements as approved by the City Engineer. 8 PLANNING COMMISSION RESOLUTION NO. 2812 36. The grading plan shall provide for the protection of downstream properties from damages caused by alteration of the drainage patterns, i.e., concentration or diversion of flow. 37. Pad elevations, as shown on the conceptual exhibit, are subject to review and modification per Chapter 27 of the PDMC. 38. Before approval of the grading plan, the Applicant shall prepare a detailed final flood hazard/hydrology and hydraulics report for approval of the City Engineer. 39. Preliminary Hydrology Report for Heartbeat at 22 dated November 15, 2021, was reviewed during the Planning application process. The Final report shall address comments provided on January 7, 2022, on Heartbeat at 22, PP21-0010 and CUP20- 0003 memo by Michael Baker International. 40. All drainage and storm drain improvements shall be designed per PDMC Title 24, Riverside County Flood Control and Water Conservation District's standards for the Coachella Valley area, the Drainage Element of the Palm Desert General Plan, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. 41. Where grading involves import or export, the Applicant shall obtain approval for the import/export location from the Engineering Department if located in the City. If import/export location is outside the City, the Applicant shall provide evidence that the jurisdictional agency has provided all necessary approvals for import/export to/from the site. 42. It shall be the sole responsibility of the Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading shown on the tentative grading plan exhibit. 43. Temporary erosion control measures shall be implemented immediately following grading operations to prevent transport and deposition of debris onto downstream properties, public rights-of-way, or other drainage facilities. Erosion Control Plans showing these measures shall be submitted along with the grading plan for approval by the City Engineer. 44. If grading is required off-site, the Applicant shall obtain written permission from the property owner(s) to grade as necessary and provide a copy to the Engineering Department. WATER QUALITY: 45. It is assumed that the grading and the provisions for water quality management shown on the conceptual grading exhibit can comply with all requirements for a Final Water Quality Management Plan (F-WQMP) without substantial change from that shown. Before approval of the grading plan, landowner shall prepare, or cause to be prepared, a F-WQMP in conformance with the requirements of the Riverside County Flood Control and Water Conservation District (RCFC&WCD) Whitewater Watershed area for approval of the city engineer. 9 PLANNING COMMISSION RESOLUTION NO. 2812 46. WQMP shall include a site-specific soil infiltration report and analysis. The findings of the analysis shall be used in the design of proposed site BMPs. 47. Before issuance of a grading permit, the Applicant shall submit plans for review and approval of the City Engineer for all public and private improvements, including but not limited to, street and roadway improvements, street lighting improvements, water system improvements, sanitary sewer system improvements, and landscape and irrigation improvements. Plans shall provide for the construction of ADA compliant depressed curbs and access ramps and be prepared by a registered civil engineer in the State of California. 48. The Applicant shall enter into an agreement and post financial security guarantee for the construction of all off-site/public improvements. The form and amount of the financial security shall be reviewed and approved by the City Engineer. 49. The existing right-of-way along Santa Margarita Avenue at the site's frontage may exceed the need for ultimate public improvements. 50. Applicant shall clearly show the excess right-of-way, if any, to be abandoned on the final plans for the project and/or clearly identify the record number for vacation. 51. Before issuance of a grading permit, the Applicant will be required to process the, if any, street vacation through the Development Services Department. The vacation application will require a recommendation from the City Engineer and approval by the City Council. PRIOR TO ISSUANCE OF BUILDING PERMIT: 52. Rough grading must be completed as shown on the approved grading plans. 53. Geotechnical Engineer shall certify to the completion of rough grading in conformance with the approved grading plans and the recommendations of the geotechnical report approved for this project and a licensed land surveyor shall certify to the completion of grading in conformance with the lines and grades shown on the approved grading plans. 54. Prior to issuance of building permit, the Applicant shall prepare a declaration of covenants, conditions, and restrictions (CC&Rs) and submit for review to the City. The CC&Rs shall provide for the provide for the perpetual maintenance and operation of open space areas, common spaces such as parking lot and recreational facilities, trash disposal for common areas, and water quality BMPs facilities, by either the property owner's association or the owners of each individual lot or unit as tenants in common. PRIOR TO BUILDING PERMIT FINAL INSPECTION: 55. The Applicant is responsible for the completion of construction of all grading and improvements for which plans are required and shall comply with all requirements within public and private road rights-of-way, per Riverside County Ordinance 461, as adopted by the City. 10 PLANNING COMMISSION RESOLUTION NO. 2812 BUILDING AND SAFETY DIVISION: 56. This project shall comply with the latest adopted edition of the following codes: A. California Building Code and its appendices and standards. B. California Residential Code and its appendices and standards C. California Plumbing Code and its appendices and standards. D. California Mechanical Code and its appendices and standards. E. California Electrical Code. F. California Energy Code. G. California Green Building Standards Code H. Title 24, California Code of Regulations. I. California Fire Code and its appendices and standards. 57. The Applicant shall coordinate directly with: Riverside County Fire Marshal's Office CAL FIRE/Riverside County Fire Department Main: 760-863-8886 77933 Las Montanas Road, Suite 201 Palm Desert, CA 92211 58. All trash enclosures are required to be accessible. Provide an accessible path of travel to the trash enclosure. Trash enclosures shall comply with the minimum requirements established by Chapter 8.12 of the PDMC. 59. All contractors and subcontractors shall have a current City of Palm Desert Business License before permit issuance per PDMC, Title 5. 60. All contractors and/or owner-builders must submit a valid Certificate of Workers' Compensation Insurance coverage before the issuance of a building permit per California Labor Code, Section 3700. 61. Address numerals shall comply with Palm Desert Ordinance No. 1351 (PDMC 15.28. Compliance with Ordinance 1351 regarding street address location, dimension, a stroke of line, distance from the street, height from grade, height from the street, etc., shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds, or other reasons that may render the building address unreadable shall be addressed during the plan review process. The Applicant may request a copy of Ordinance 1351 or Municipal Code Section 15.28 from the Building and Safety Division counter staff. FIRE DEPARTMENT: 62. Based on the project description and the proposed use of the buildings as congregate residences, we determined the occupancy classification as R-3 for the structures with one- and two-family dwelling units and R-2 for the structure with more than two dwelling units. This classification will be verified after building plans are submitted for construction. Reference 2019 California Fire Code (CFC) Chapter 2. 11 PLANNING COMMISSION RESOLUTION NO. 2812 63. Fire Hydrants and Fire Flow: Before the issuance of building permits, documentation shall be provided to the Office of the Fire Marshal showing the flow test data for the nearest existing fire hydrant. The water system shall be capable of delivering the minimum required fire flow for this project, which is 1,500 gallons per minute at 20 psi for a duration of 2 hours. Hydrant location and spacing shall be in accordance with the Fire Code. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices Band C. 64. Knox Box and Gate Access: Exterior gates installed across the fire access walkways shall be provided with Knox boxes for rapid entry. CFC 506.1. 65. Construction Permits: Building construction plans shall be submitted to the Office of the Fire Marshal for review and approval. Additional fire and life safety conditions may be determined during this review. 66. Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Structures with more than two dwelling units are required to be protected with a fire sprinkler system designed according to NFPA 13R. Plans must be submitted to the Office of the Fire Marshal for review and approval prior to installation. Ref. CRC 313.2, 903.2.8. 67. Fire Alarm and Detection System: A sprinkler monitoring system may be required for the multi-family dwelling and will be determined at plan review. Ref. CFC 903.4. 68. Addressing: All residential dwellings shall display street numbers and unit designators in a prominent location on the street side of the premises and additional locations as required. Ref. CFC 505.1 END OF CONDITIONS OF APPROVAL 12