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SR-402-010 (18) LUTM: DKW: SL PCjstoamemo Council Meeting: 'I [)? -./J/ tJ Santa Monica, California 6--/5 , ~! (1'1 -t , "!'(\f\ .:1'-:') November 13, 1990 TO: Mayor and city council FROM: City Staff SUBJECT: certification of statement of Official Action for the Appeal of the Kennedy-WilsonjHSM Group proj ect, Development Review 470, Variance ZA 5368-Y (EIR 887) for the property located at 2320 Wilshire Boulevard INTRODUCTION This report transmits for City Council certification the statement of Official Action for the appeal of the above listed proj ect for the Kennedy-Wilson/HSM Group proj ect to allow the construction of a three and four-story, 2.0 F.A.R., 81,287 square-foot, all-office development with Wilshire Boulevard access and subterranean parking at 2320 Wilshire Boulevard. BACKGROUND After public hearing and careful review of the record and staff recommendations, on October 23, 1990, the city council denied the appeal and approved the proposed project with additional conditions. RECOMMENDATION It is respectfully recommended that the City Council approve the attached statement of Official Action which contains findings and conditions of approval for DR 470 and ZA 5368-Y (EIA 887). 6-9 - 1 - ,." ;ggC Prepared By: Shari Laham, Acting Senior Planner D. Kenyon Webster, principal Planner Paul Berlant, Director of Planning Attachment PB: DKW: SL PC/STOAMEMO 10/31/90 - 2 - ~ STATEMENT OF OFFICIAL ACTION PROJECT NUMBER: DR 470, ZA 5368-Y, EIR 887 LOCATION: 2320 Wilshire Boulevard APPLICANT: HSM Group/Kennedy-wilson REQUEST: Appeal of a Planning commission approval of a five-story, 66'-6" tall, 101,608 square-foot, 2.5 F.A.R., commercial office development with a four-level subterranean garage and vehicular ac- cess on 23rd and 24th streets in the C4 zone in the Wilshire Corridor CITY COUNCIL ACTION 10/23/90 X Date. Denied appeal and approved resolution certifying EIR and approved proj ect based on the following findings and subject to the conditions below. Approval of project constituted changes in proj- ect to a three-story/39I and four-story/521, 81,287 square-foot, 2.0 F.A.R., commercial office development wi th a subterranean garage and vehicular access provided on Wilshire Boulevard. Denied. Other. EFFECTIVE DATE OF ACTION 10/23/90 EXPIRATION DATES OF ANY PERMITS GRANTED: 10/23/91 LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATE 3 months DEVELOPMENT REVIEW FINDINGS 1. With the conditions of approval, the physical location, size, massing, and placement of the proposed structures on - 1 - the site and the location of proposed uses within the proj ect are compatible with and relate harmoniously to surrounding sites and neighborhoods, in that the building is located on Wilshire Boulevard which is characterized by a range of commercial development, including office build- ings both larger and smaller than the development; and that the proposed development with its four-story height adj acent to Wilshire Boulevard, stepping down to three stories on the rear of the site, combined with a large setback and stepbacks along the alley elevation with ma- ture landscaping, provides an appropriate transition between the commercially-zoned land on wilshire Boulevard and the residentially-zoned land to the south of Wilshire Boulevard. 2. The rights-of-way can accommodate autos and pedestrians, including parking and access, in that the site design with vehicular access on Wilshire Boulevard and subterranean parking provides adequate driveway and parking facilities and the site is adjacent to three improved streets: Wil- shire Boulevard, 23rd street and 24th street. 3. The health and safety services (police, fire, etc.) and public infrastructure (e.g. utilities) are sufficient to accommodate the new development, in that the proj ect is proposed to be an in-fill of an already developed area with all necessary services and infrastructure pre- established and the property is currently developed with commercial entities. 4. Anyon-site provision of housing or parks and public open space, which are part of the required project mitigation measures required in Subchapter 5G of the City of Santa Monica Comprehensive Land Use and Zoning Ordinance, satis- factorily meet the goals of the mitigation program, in that the project will be required to comply with this program. 5. The proj ect is generally consistent wi th the Municipal Code and General Plan, in that the project as conditioned is designed to meet all code and General Plan require- ments, with the exception of the required parking variance. 6. Reasonable mitigation measures have been included for all adverse impacts identified in an Initial study or Environ- mental Impact Report, in that all reasonable mitigation measures recommended by the EIR, its Supplement and Adden- dum have been included as conditions of approval for the project. 7. That the application for this project was filed in accor- dance with Ordinance No. 1321 (CCS) and the Land Use Ele- ment of the General Plan on April 22, 1988, and on April 29, 1988 was deemed SUbstantially complete relative to the provisions of Ordinance Nos. 1441 and 1449 (CCS), and on - 2 - May 10, 1988, the Planning Division issued a letter deem- ing the application complete in accordance with the aforementioned laws. 8. That in September 1988, the City adopted a new Zoning Or- dinance, which included a similar, although not identical standard for deeming projects complete as was included in Ordinance Nos. 1441 and 1449 (CCS). 9. That the project application is consistent and in confor- mance with the procedural requirements of Ordinance Nos. 1321, 1441 and 1449 (CCS) and the Zoning Ordinance. Any ambiguity created in the Zoning Ordinance language must be resolved by examining the overall statutory framework. In view of the legislative history underlying Ordinance Nos. 1441 and 1449 (CCS) and the Zoning Ordinance, and the ci ty I S determinations regarding the subj ect proj ect and its processing, a finding of consistency is appropriate. 10. That in June 1989, a Planning Division staffperson altered the radius map for the proj ect by inserting the date "April 22, 1988" on it, and that this was an inappropriate action which has no relevance to the determinations regarding a complete application which were made in April and May 1988. VARIANCE FINDINGS 1. There are special circumstances or exceptional charac- teristics applicable to the property involved, including size, shape, topography, location, or surroundings, or to the intended use or development of the property that do not apply to other properties in the vicinity under an identical zoning classification, in that the inclusion of compact and tandem parking spaces will not detrimentally affect the circulation and parking patterns of the project and the permitting of 40% compact spaces has been routine- ly approved in the past. 2. The granting of such variance will not be detrimental or injurious to the property or improvements in the general vicinity and district in which the property is located, in that similar projects in the past have utilized compact and tandem parking with no significant impact on circula- tion patterns or neighboring properties. 3. The strict application of the provisions of this Chapter would result in practical difficulties or unnecessary hardships, not including economic difficulties or economic hardships, in that past projects have incorporated compact and tandem parking spaces with no significant impacts. - 3 - 4. The granting of a variance will not be contrary to or in conflict wi th the general purposes and intent of this Chapter, or to the goals, objectives, and policies of the General Plan, in that the project as conditioned is con- sistent with the General Plan. 5. The variance would not impair the integrity and character of the district in which it is to be located, in that more parking than is required will be provided and the variance will not affect the appearance of the project. 6. The subject site is physically suitable for the proposed variance, in that it is a recycling of commercial land with the provision of adequate access and circulation. 7. There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed variance would not be detrimental to public health and safety, in that the project is an in-fill in a developed area with all necessary infrastructure improvements. 8. There will be adequate provisions for public access to serve the subject variance proposal, in that an adequate number of driveways will be provided and pedestrian side- walks are in existence. 9. The strict application of the provisions of Chapter 10 of the City of Santa Monica Comprehensive Land Use and zoning Ordinance would result in unreasonable deprivation of the use or enjoyment of the property, in that similar approv- als have been granted in the past which have not created any deleterious effects and parking is provided for the project in excess of that required. DEVELOPMENT REVIEW CONDITIONS Plans 1. This approval is for those plans dated 5/10/90, inclusive of those features to be redesigned as conditioned herein, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be con- sistent with such plans, except as otherwise specified in these conditions of approval. 2. Within the context of the application's grand fathered sta- tus, the Plans shall comply with all relevant provisions of Chapter I, Article IX of the Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and General Plan policies of the City of Santa Monica. 3. Final parking lot layout and specifications shall be sub- ject to the review and approval of the Parking and Traffic Engineer. - 4 - 4. Minor amendments to the plans shall be subject to approval by the Director of Planning. A significant change in the approved concept shall be subject to Planning Commission Review. Construction shall be in conformance with the plans submitted or as modified by the Planning Commission, Architectural Review Board or Director of Planning. 5. Plans for final design, landscaping, screening, trash en- closures, and signage shall be subject to review and ap- proval by the Architectural Review Board. 6. The Architectural Review Board, in its review, shall pay particular attention to the project's pedestrian orienta- tion and amenities: scale and articulation of design ele- ments; exterior colors, textures and materials; window treatment; glazing; and landscaping. Fees 7. The City is contemplating the adoption of a Transportation Management Plan which is intended to mitigate traffic and air quality impacts resulting from both new and existing development. The Plan will likely include an ordinance establishing mitigation requirements, including one-time payment of fees on certain types of new development, and annual fees to be paid by certain types of employers in the City. This ordinance may require that the owner of the proposed proj ect pay such new development fees and that employers within the project pay such new annual em- ployer fees related to the city's Transportation Manage- ment Plan. Demolition 9. until such time as the demolition is undertaken, and un- less the structure is currently in use, the existing structure shall be maintained and secured by boarding up all openings, erecting a security fence, and removing all debris, bushes and planting that inhibit the easy sur- veilance of the property to the satisfaction of the Build- ing and Safety Officer and the Fire Department. Any land- scaping material remaining shall be watered and maintained until demolition occurs. 10. Unless otherwise approved by the Recreation and Parks De- partment and the Planning Division, at the time of demoli- tion, any street trees shall be protected from damage, death, or removal per the requirements of Ordinance 1242 (CCS) . 11. Immediately after demolition (and during construction), a security fence, the height of which shall be the maximum permitted by the Zoning Ordinance, shall be maintained around the perimeter of the lot. The lot shall be kept clear of all trash, weeds, etc. - 5 - 12. Prior to issuance of a demolition permit, applicant shall prepare for Building Division approval a rodent and pest control plan to ensure that demolition and construction activities at the site do not create pest control impacts on the project neighborhood. Construction 12. Unless otherwise approved by the Department of General Services, all sidewalks shall be kept clear and passable during the grading and construction phase of the project. 13. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal as a result of the project as deter- mined by the Department of General Services shall be re- constructed to the satisfaction of the Department of General Services. Approval for this work shall be ob- tained from the Department of General Services prior to issuance of the building permits. 14. Vehicles hauling dirt or other construction debris from the site shall cover any open load with a tarpaulin or other secure covering to minimize dust emissions. 15. street trees shall be maintained, relocated or provided as required in a manner consistent with the City's Tree Code (Ord. 1242 CCS) , per the specifications of the Department of Recreation and Parks and the Department of General Ser- vices. No street tree shall be removed without the ap- proval of the Department of Recreation and Parks. 16. A construction period mitigation plan shall be prepared by the appl icant for approval by the Department of General Services prior to issuance of a building permit. As ap- plicable, this plan shall 1) Specify the names, addresses, telephone numbers and business license numbers of all con- tractors and subcontractors as well as the developer and architect; 2) Describe how demolition of any existing structures is to be accomplished; 3) Indicate where any cranes are to be located for erection/construction; 4) Describe how much of the public street alleyway, or side- walk is proposed to be used in conjunction with construc- tion; 5) Set forth the extent and nature of any piledriv- ing operations; 6) Describe the length and number of any tiebacks which must extend under the property of other persons; 7) Specify the nature and extent of any dewater- ing and its effect on any adjacent building; 8) Describe anticipated construction-related truck routes, number of truck trips, hours of haUling and parking location; 9) Specify the nature and extent of any helicopter hauling; 10) state whether any construction activity beyond normal- ly permitted hours is proposed; 11) Describe any proposed construction noise mitigation measures; 12) Describe con- struction-period security measures including any fencing, lighting, and security personnel; 13) Provide a drainage plan; 14) Provide a construction-period parking plan - 6 - which shall m1n1m1ze use of public streets for parking; 15) List a designated on-site construction manager. 17. A sign shall be posted on the property in a manner consis- tent with the public hearing sign requirements which shall identify the address and phone number of the owner and/or applicant for the purposes of responding to questions and complaints during the construction period. Said sign shall also indicate the hours of permissible construction work. 18. A copy of these conditions shall be posted in an easily visible and accessible location at all times during con- struction at the project site. The pages shall be lami- nated or otherwise protected to ensure durability of the copy. Environmental Mitigation 19. Ultra-low flow plumbing fixtures are required on all new development and remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0 gallon urinals and low flow shower head.) 20. Prior to issuance of a Certificate of Occupancy, project owner shall present documentation to the General Services Department certifying that existing Santa Monica occupan- cies with toilets installed prior to 1978 have been retro- fitted with ultra low-flow toilets (1.6 gallons per flush or less) such that development of the new project will not result in a net increase in wastewater flows. Flow from existing occupancies which will be removed as part of the new development may be deducted from flow attributable to the new development if such occupancies have been occupied within one year prior to issuance of a Building Permit for the proposed project. Flow calculations for new develop- ment and existing occupancies shall be consistent wi th guidelines developed by the General Services Department. 21. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy, proj ect owner shall submit a recycling plan to the Department of General Services for its approval. The recycling plan shall include 1) list of materials such as white paper, metal cans, and glass to be recycled; 2) location of recycling bins; 3) desig- nated recycling coordinator; 4) nature and extent of internal and external piCk-Up service; 5) piCk-Up schedule; 6) plan to inform tenants/occupants of service. 22 . To mitigate circulation impacts, prior to issuance of a certificate of Occupancy, project owner shall submit a transportation demand management plan to the Department of General Services for its approval. This plan shall in- clude: 1) Name, address and telephone number of desig- nated person (s) responsible for coordinating transporta- tion demand management measures at the development. Said - 7 - person(s) need not maintain full-time positions. 2) De- mand management measures to be employed at the site to reduce circulation impacts which would otherwise occur. Such measures may include, but are not limited to programs addressing: A. Education and Marketing to alert employees and visitors to the site of demand reduction programs and incentives; B. Parking Management such as parking charges for single-occupant vehicles, reduced rates for car and vanpools; C. Ridesharing programs such as a rideshare matching program, incentives, and car and vanpool sub- sidies; D. Transit programs such as provision of bus schedules to employees and visitors, subsidized bus tokens and passes to employees and visitors; E. Bicycling pro- grams such as provision of secure bicycle storage facili- ties, prov is ion of showers and lockers; F. Al terna t i ve Work Schedules for building employees to avoid peak AM and PM traffic hours and reduce overall trips; G. Trip Length Reduction by programs to increase proportion of employees residing within three miles of the project site. The goal of the Transportation Demand Management Plan shall be to reduce vehicle trips which would otherwise occur by twenty percent. In the event that the City adopts a Transportation Manage- ment Plan implementing ordinance which overlaps with the requirements of this condition prior to issuance of a Cer- tificate of Occupancy for the project, to the extent that any provisions of this condition conflict with the im- plementing ordinance, the ordinance shall supercede such provisions. 23. Landscaping plans shall comply with Subchapter 5B (Land- scaping Standards) of the Zoning Ordinance use of water- conserving landscaping materials, landscape maintenance and other standards contained in the Subchapter. Miscellaneous Conditions 24. The building address shall be painted on the roof of the building and shall measure four feet by eight feet (32 square feet). 25. The operation shall at all times be conducted in a manner not detrimental to surrounding properties or residents by reason of lights, noise, activities, parking or other actions. 26. No medical office use shall be permitted at the site. 27. If any archaeological remains are uncovered during excava- tion or construction, work in the affected area shall be suspended and a recognized specialist shall be contacted to conduct a survey of the affected area at proj ect IS owner I s expense. A determination shall then be made by the Director of Planning to determine the significance of - 8 - the survey findings and appropriate actions and require- ments, if any, to address such findings. 28. Refuse areas, storage areas and mechanical equipment shall be screened in accordance with SMMC section 9040.13- 9040.15. Refuse areas shall be of a size adequate to meet on-site need, including recycling. The Architectural Re- view Board in its review shall pay particular attention to the screening of such areas and equipment. 29. street and/or alley lighting shall be provided on public rights of way adjacent to the project if and as needed per the specifications and with the approval of the Department of General Services. Validity of Permits 30. In the event permittee violates or fails to comply with any conditions of approval of this permit, no further per- mits, licenses, approvals or certificates of occupancy shall be issued until such violation has been fully remedied. 31. within ten days of Planning Division transmittal of the statement of Official Action, project applicant shall sign and return a copy of the statement of Official Action pre- pared by the Planning Division, agreeing to the Conditions of approval and acknowledging that failure to comply with such conditions shall consti tute grounds for potential revocation of the permit approval. By signing same, ap- plicant shall not thereby waive any legal rights applicant may possess regarding said conditions. The signed State- ment shall be returned to the Planning Division. Failure to comply with this condition shall constitute grounds for potential permit revocation. 32. This determination shall become immediately effective on the date of determination. Monitoring of Conditions 33. Pursuant to the requirements of Public Resources Code Sec- tion 21081.6, the city Planning Division will coordinate a moni toring and reporting program regarding any required changes to the project made in conjunction with project approval and any conditions of approval, including those conditions intended to mitigate or avoid significant ef- fects on the environment. This program shall include, but is not limited to, ensuring that the Planning Division itself and other City divisions and departments such as the Building Division, the General Services Department, the Fire Department, the Police Department, the Land Use and Transportation Management Department and the Finance Department, are aware of project requirements which must be satisfied prior to issuance of a Building Permit, Cer- tificate of Occupancy, or other permit, and that other - 9 - responsible agencies are also informed of conditions relating to their responsibilities. Project owner shall demonstrate compliance with conditions of approval in a written report submitted to the Principal Planner and Building Officer prior to issuance of a Building Permit or Certificate of Occupancy, and, as applicable, provide periodic reports regarding compliance with such conditions upon its receipt from the City of a written request for the same. SPECIAL CONDITIONS 34. To mitigate adverse bulk and traffic impacts of project as identified in the EIR, floor area ratio of the proj ect shall be limited to 2.0. If any part of the project con- sists of a fourth story, the fourth floor of the project shall not exceed a height of 52 feet and shall only be permitted within a 45-foot depth from the Wilshire Boulevard frontage of the site. If any part of the proj- ect is less than four stories, the maximum height of this part shall not exceed three stories and a height of 39 feet. The Architectural Review Board (ARB) may modify the amount of any fourth story of the building permitted with the finding that such modifications are consistent with the overall building design and that the 45-foot setback limit for the fourth floor is substantially maintained. The design of the remaining floors shall remain substan- tially in conformance with plans dated May 10, 1990 with the requirement that a minimum 30' rear setback from the rear property line adjacent to the alley be provided for an entirely three-story structure and a minimum 50' rear setback from the rear property line adjacent to the alley be provided if any part of the project involves a four- story structure. A three-foot landscaped front setback on the Wilshire frontage shall be provided. Otherwise, the building footprint and setbacks shall remain in substan- tial conformance with the plans approved by the city Council. The rear setback shall be landscaped with mature trees in a park-like setting to the satisfaction of the Architec- tural Review Board in order to buffer the structure from the adjacent residential district across the alley to the south. The width of the terraces provided along the Wilshire frontage of the third floor shall be increased to at least seven feet. A terrace of at least seven feet in width shall be provided along the Wilshire frontage of the fourth floor. Cutbacks at the Wilshire corners of the fourth floor shall also be provided. The requirements contained in this paragraph shall be upheld unless it is clearly proved to the principal Planner that it is in- feasible to construct the permitted 2.0 F.A.R., 81,287 square-foot project while meeting these requirements, in - 10 - which case, the maximum width terrace possible shall be provided. The revised project shall provide a minimum of one (non- tandem) parking space for every 300 square feet of floor area. The number of compact spaces shall not exceed 31% of the total parking spaces. Vehicle access shall be pro- vided entirely on wilshire Boulevard. 35. The first floor floorplate shall be level with the side- walk to permit distant, future recycl ing of the ground floor of the building to retail use at such time as suffi- cient transportation management measures are in place to make the prohibition of retail uses, based on the in- herently greater traffic generation rate, unnecessary. 36. Vehicular access to the project shall be provided fully on wilshire Boulevard, the location, number and placement of which driveways shall be determined by the City Parking and Traffic Engineer. The driveways shall be designed with an adequate level area at top of driveway ramp to provide safe sight distance of oncoming pedestrians to the satisfaction of the City Parking and Traffic Engineer to minimize neighborhood impact. 37. On-site parking shall be provided without charge to cus- tomers and employees at the project site unless and until such time as a preferential parking district is es- tablished in the project area which in the judgement of the Planning Director and Parking and Traffic Engineer will adequately protect neighborhood residents from poten- tial parking impacts of the project. Width of the handi- capped parking stalls shall be increased by one foot. The revised parking layout shall be reviewed and approved by the City parking and Traffic Engineer. The developer shall provide attendent parking during the hours that the office building is open for business. 38. To mitigate traffic impacts identified in the environmen- tal impact analysis, no car wash, retail or bank uses shall be permitted in the project. 39. If requested by the Santa Monica Transportation Depart- ment, prior to issuance of a Certificate of Occupancy, proj ect owner shall provide and maintain a bus shelter built to City specifications along the Wilshire frontage of the project to facilitate use of bus transit by project employees and visitors. 40. The exterior building materials shall be light in color. No mirrored or darkly-tinted glass shall be used on the exterior of the building. The ARB shall pay particular attention to these elements of the development. - 11 - 41. Prior to issuance of a Certificate of Occupancy for the project, and if required by the General Services Depart- ment, applicant shall perform to the satisfaction or reim- burse the Ci ty for the cost of the following traffic mi tigation measures to mitigate the proj ect' s share of traffic resulting in a significant impact at Cloverfield Boulevard and the westbound off-ramp during both the morn- ing and evening peak hour. The mitigation measure is as follows: The Cloverfield/ westbound off-ramp can be mitigated by striping the second westbound left-turn lane as a shared left and right-turn lane. This shared lane I however, cannot be implemented until Cloverfield Boulevard is widened to a six-lane road- way with left-turn channelization. This widening is recommended as a near-term improvement in the draft city- wide traffic study. 42. Prior to issuance of a certificate of Occupancy for this project, the applicant shall confer with the Principal of McKinley Elementary School and the President of its Parent Teacher Association to discuss the potential impact of this project on the safety of child pedestrian movements to and from the school. Thereafter, the applicant shall report to the city 1 s Parking and Traffic Engineer all recommendations agreed upon in those meetings. Applicant shall take all appropriate action to implement any and all recommendations approved by the City's Parking and Traffic Engineer. PROJECT MITIGATION FEE CONDITION 43. In accordance with Sections 9046.1 - 9046.4 of the Santa Monica Municipal Code, prior to issuance of a building permit the developer shall execute an irrevocable letter of credit or other form of security acceptable to the city for the payment of an in-lieu fee for housing and parks equal to $2.25/sq.ft. for the first 15,000 sq. ft. of net rentable office floor area and $5.00/sq.ft. for the remaining net rentable office floor area. This fee shall be adjusted for inflation by the percentage change in the Consumer Price Index ("CPI") between October 1984 through the month in which the payment is made. Upon mutual agreement of the developer and the City, the developer may satisfy the proj ect Mitigation measures by providing low and moderate income housing or developing new park space on or off the project site. To fulfill this obligation an agreement shall be secured in writing by the devleoper and approved by the City Attorney and City staff prior to is- suance of a building permit. As of April 1990, this fee would be approximately $594,700.00. - 12 - VOTE Ayes: Nays: Abstain: Absent: Abdo, Finkel, Katz and Zane Genser Jennings and Reed NOTICE If this is a final decision not subject to further appeal under the City of Santa Monica Comprehensive Land Use and Zoning Or- dinance, the time within which judicial review of this decision must be sought is governed by Code of Civil Procedure Section 1094.6, which provision has been adopted by the City pursuant to Municipal Code Section 1400. This does not supercede Public Resources Code Section 21167, which governs the time within which judicial review of the city's acts or decisions in connection with the California Environmental Quality Act must be sought. I hereby certify that this statement of Official Action accurate- ly reflects the final determination of the Planning Commission of the city of Santa Monica. ~< a~c ~gif~ J/ //fr/Jo date Clarice E. Johnsenr City Clerk print name and title I hereby agree to the above conditions of approval and acknowledge that failure to comply with such conditions shall constitute grounds for potential revocation of the permit approval. Applicant's Signature Print Name and Title PC/stoahsm SL 11/05/90 - 13 -