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HomeMy WebLinkAboutTPM14-0007 Agenda Report Updated  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 1 of 12  BUTTE COUNTY ZONING ADMINISTRATOR AGENDA REPORT – October 2, 2019 Applicant: Rick Gudgel Location: The project site is located at 629 Entler Avenue, on the south and west sides of Entler Avenue, approximately 450 north of Norfield Avenue, south of Chico. Owner: Richard and Sandra Gudgel Family Trust File #: TPM14-0007 Request: Tentative Parcel Map to divide a 10.79-acre parcel into four parcels (2.03 acres, 2.7 acres, 2.98 acres and 3.08 acres). Supervisor District: 4 Parcel Size: 10.79 acres Planner: Mark Michelena Senior Planner G.P.: I (Industrial) Attachments Zoning: LI (Light Industrial) A: Draft Zoning Administrator Decision with attached Conditions of Approval Zone Date: December 10, 2012 B: Tentative Parcel Map APN: 040-400-093 EXECUTIVE SUMMARY: The project proposes to divide a 10.79-acre parcel, in the LI (Light Industrial Zone – 10,000 square foot minimum) zone and Industrial General Plan designation, into four lots (2.03 acres, 2.7 acres, 2.98 acres and 3.08 acres). The project parcel is developed with six existing buildings with a seventh building under construction. The subject parcel fronts on Entler Avenue, a publicly maintained paved road. The parcel frontage has already been improved with curb, gutter and sidewalk, ingress/egress and landscaping. The existing uses are served by well and septic. The parcel is located in County Service Area 90 (CSA 90) for pressurized water for fire protection. Staff recommends the Zoning Administrator find the project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15315 (Class 15 – Minor Land Divisions) and 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines; and approve the Tentative Parcel Map, subject to the findings and conditions in Attachment A.  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 2 of 12  PROJECT DESCRIPTION:  The project proposes to divide a 10.79-acre parcel, in the LI (Light Industrial Zone – 10,000 square foot minimum) zone and Industrial General Plan designation, into four lots (2.03 acres, 2.7 acres, 2.98 and 3.08 acres).  Existing and future uses will be served by existing septic systems and wells. The parcel is located in County Service Area 90 (CSA 90) for pressurized water for fire protection. SITE CHARACTERISTICS:  The project parcel is developed with six multi-tenant building and a seventh multi-tenant building under construction.  The project parcel fronts on Entler Avenue, a publicly maintained paved road. The parcel frontage has already been improved with curb, gutter, and sidewalk, ingress/egress and landscaping.  The topography of the project area is flat, with an elevation of approximately 215 feet above sea level.  Vegetation on the site is located along the street frontage and internal parking lot area. The landscaping consists of pine trees, shrubs and other groundcover.  The site is bounded by Entler Avenue to the north and east. Adjacent uses include residential to the west and north and industrial to the north, west and south, and agricultural to the southwest. State Highway 99 is located approximately 190 feet to the east.  There are no waterways on or adjacent to the project site.  The project parcel is identified as being within a flood zone “X” (unshaded) as shown on the applicable Federal Emergency Management Agency Flood Insurance Rate Map.  The site is not within an airport overflight zone. ANALYSIS: Zoning Consistency Butte County Code Section 24-25 A. - Light Industrial The purpose of the LI zone is to allow for light industrial and service commercial uses with little potential to create noise, odor, vibration, or other similar impacts to adjacent uses and surrounding areas. Permitted uses in the LI zone include construction, maintenance and repair services; equipment sales and rentals; vehicle repair, service and maintenance; research and development; light manufacturing; and warehousing, wholesaling and distribution and emergency shelters. Limited amounts of retail, personal services, restaurants, and pubic/quasi-public uses are permitted to serve area workers, and ancillary retail areas are permitted for the sale of products manufactured on-site. Caretaker quarters that are accessory to a primary use and live/work units are the only form of residential uses allowed. The maximum permitted floor area ratio in the LI zone is 0.4. The LI zone implements the Industrial land use designation in the General Plan.  The sizes of the proposed parcels are consistent with the LI (Light Industrial, 10,000 square foot minimum) zone.  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 3 of 12   The maximum FAR (Floor Area Ratio) allowed in the LI zone is 0.4.  The development on the existing parcel is consistent with the FAR. The FAR for the proposed lots are also consistent with the requirement. Lot Size (Acres) Bldg. Sq. Ft. FAR Current Lot 10.79 147,380 0.31 1 2.03 24,000 0.27 2 2.7 36,800 0.31 3 2.98 43,250 0.33 4 3.08 43,330 0.32  The subdivision of the parcel will not allow for any additional development beyond that of the existing parcel. Pressurized Water for Fire Protection and Connection to a Public Water System The subject property is located with County Service Area 90 (CSA-90) which is a fire protection system that provides pressurized water systems with fire hydrants. This system provides pressurized water to be used by Fire Department personnel to suppress fires. The fire protection system usually consists of a water source (e.g. a well, pond or public water), a well pump, a pressure pump, underground water lines, and fire hydrants. The current issue with the CSA-90 system is with the existing pump system. The project is conditioned (#15) to require, prior to recording the map that the pump system is repaired and the CSA-90 fire protection system is functioning. A licensed contractor did do a pressurized test of the underground waterlines and fire hydrants and the test confirmed the underground piping and hydrants held pressure and were serviceable. Consistency of Project with General Plan Goals and Policy General Plan goals and policies were evaluated in the context of the proposed project. Sixteen goals and 26 policies were identified as being applicable to the project. The following table identifies each applicable goal and policy, and a review of the project’s consistency with each policy. General Plan 2030 Goals and Policies Consistency Review WATER RESOURCE ELEMENT GOAL W-1. Maintain and enhance water quality. Consistent. This goal is more specifically reviewed in the discussion of the policies below. W-P1.4. Where appropriate, new development shall be Low Impact Development (LID) that minimizes impervious area, minimizes runoff and pollution and incorporates best management practices. Consistent. No new development is proposed. The project site is developed with 6 existing buildings with one more under construction.  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 4 of 12  General Plan 2030 Goals and Policies Consistency Review GOAL W-2. Ensure an abundant and sustainable water supply to support all uses in Butte County. Consistent. This goal is more specifically reviewed in the discussion of the policies below. W-P2.9. Applicants for new major development projects, as determined by the Department of Development Services, shall demonstrate adequate water supply to meet the needs of the project, including an evaluation of potential cumulative impacts to surrounding groundwater users and the environment.* Consistent. Domestic water is currently provided by existing wells to the current uses on site. Future water may be provided by Cal Water as it becomes available. GOAL W-3. Effectively manage groundwater resources to ensure a long- term water supply for Butte County. Consistent. This goal is more specifically reviewed in the discussion of the policies below. W-P3.3. The County shall protect groundwater recharge and groundwater quality when considering new development projects.* Consistent. No new development is proposed. Proposed parcels are developed with existing industrial and commercial uses. GOAL W-4. Promote water conservation as an important part of a long-term and sustainable water supply. Consistent. This goal is more specifically reviewed in the discussion of the policies below. W-P4.6. New development projects shall adopt best management practices for water use efficiency and demonstrate specific water conservation measures.* Consistent. No new development is proposed. Proposed parcels are developed with existing industrial and commercial uses. GOAL W-5. Protect water quality through effective stormwater management. Consistent. This goal is more specifically reviewed in the discussion of the policies below. W-P5.2. New development projects shall identify and adequately mitigate their water quality impacts from stormwater runoff.* Consistent. No new development is proposed. Proposed parcels are developed with existing industrial and commercial uses. Drainage improvements were addressed through the building permit process. CONSERVATION AND OPEN SPACE ELEMENT GOAL COS-5. Minimize air pollutant emissions. Consistent. This goal is more specifically reviewed in the discussion of the policies below. COS-P5.2. Developers shall implement best management practices to reduce air pollutant emissions associated with the construction and operation of development projects.* Consistent. Proposed parcels are developed with existing industrial and commercial uses. GOAL COS-7. Conserve and enhance habitat for protected species and sensitive biological communities. Consistent. This goal is more specifically reviewed in the discussion of the policies below. COS-P7.3. Creeks shall be maintained in their natural state whenever possible, and creeks and floodways shall be allowed to Consistent. The project area does not contain any creek or floodways.  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 5 of 12  General Plan 2030 Goals and Policies Consistency Review function as natural flood protection features during storms.* COS-P7.4. New development projects shall mitigate their impacts in habitat areas for protected species through on- or off-site habitat restoration, clustering of development, and/or project design and through the provisions of the Butte Regional Habitat Conservation Plan (HCP) and Natural Community Conservation Plan (NCCP) within the HCP/NCCP Planning Area, upon the future adoption of the HCP/NCCP.* Consistent. The project parcel is already developed with six buildings and another under construction. The project site does not require any additional site disturbance. The site does not have any sensitive habitat. COS-P7.5. No new development projects shall occur in wetlands or within significant riparian habitats, except within the Butte Regional Habitat Conservation Plan (HCP) and Natural Community Conservation Plan (NCCP) Planning Area where such development is consistent with the conditions of the HCP/NCCP, upon the future adoption of the HCP/NCCP.* Consistent. No riparian habitat was identified on the project site or surrounding area. COS-P7.6. New development projects shall include setbacks and buffers along riparian corridors and adjacent to habitat for protected species, except where permitted in the Butte Regional Habitat Conservation Plan (HCP) and Natural Community Conservation Plan (NCCP) Planning Area and where such development is consistent with the conditions of the HCP/NCCP, upon the future adoption of the HCP/NCCP.* Consistent. No native habitat was identified on the project site or surrounding area. The project site does not require any additional site disturbance. COS-P7.7. Construction barrier fencing shall be installed around sensitive resources on or adjacent to construction sites. Fencing shall be installed prior to construction activities and maintained throughout the construction period.* Consistent. No native habitat was identified on the project site or surrounding area. The project site does not require any additional site disturbance. COS-P7.8. Where sensitive on-site biological resources have been identified, construction employees operating equipment or engaged in any development-associated activities involving vegetation removal or ground disturbing activities in sensitive resource areas shall be trained by a qualified biologist and/or botanist who will provide information on the on-site biological resources (sensitive natural communities, special-status plan and wildlife habitats, nests of special-status birds, etc.), avoidance of invasive plan introduction and spread, and the penalties for not complying with biological mitigation Consistent. No native habitat was identified on the project site or surrounding area. The project site does not require any additional site disturbance.  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 6 of 12  General Plan 2030 Goals and Policies Consistency Review requirements and other State and federal regulations.* GOAL COS-9. Protect identified special- status plant and animal species. Consistent. This goal is more specifically reviewed in the discussion of the policies below. COS-P9.1. A biological resources assessment shall be required for any proposed development project where special- status species or critical habitat may be present. Assessments shall be carried out under the direction of Butte County. Additional focused surveys shall be conducted during the appropriate season if necessary. Upon adoption of the Butte Regional Habitat Conservation Plan (HCP) and Natural Community Conservation Plan (NCCP), assessment requirements of the HCP/NCCP shall be implemented for development projects within the HCP/NCCP area.* Consistent. The project parcel is already developed with six buildings and another under construction. The project does not include any additional site disturbance. The site does not have any sensitive habitat. GOAL COS-15. Ensure that new development does not adversely impact cultural resources. Consistent. This goal is more specifically reviewed in the discussion of the policies below. COS-P15.1. Areas found during construction to contain significant historic or prehistoric archaeological artifacts shall be examined by a qualified consulting archaeologist or historian for appropriate protection and preservation. Historic or prehistoric artifacts found during construction shall be examined by a qualified consulting archaeologist or historian to determine their significance and develop appropriate protection and preservation measures.* Consistent. The project parcel is already developed with six buildings and another under construction. The project site does not require any additional site disturbance. COS-P15.2. Any archaeological or paleontological resources on a development project site shall be either preserved in their sites or adequately documented as a condition of removal. When a development project has sufficient flexibility, avoidance and preservation of the resource shall be the primary mitigation measure.* Consistent. The project parcel is already developed with six buildings and another under construction. The project site does not require any additional site disturbance. GOAL COS-16. Respect Native American culture and planning concerns. Consistent. This goal is more specifically reviewed in the discussion of the policies below.  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 7 of 12  General Plan 2030 Goals and Policies Consistency Review COS-P16.4. If human remains are located during any ground disturbing activity, work shall stop until the County Coroner has been contacted and, if the human remains are determined to be of Native American origin, the NAHC and most likely descendant have been consulted.* Consistent. The project parcel is already developed with 6 building and another under construction. The project site does not require any additional site disturbance. GOAL COS-17. Maintain and enhance the quality of Butte County's scenic and visual resources. Consistent. This goal is more specifically reviewed in the discussion of the policies below. COS-P17.1. Views of Butte County's scenic resources, including water features, unique geologic features and wildlife habitat areas, shall be maintained.* Consistent. No scenic resources were identified within the project area that would be adversely impacted by the proposed project, including any substantial water features, unique geological features, or wildlife habitat areas. BUTTE COUNTY DEPARTMENTS AND OTHER AGENCIES REVIEW Comments/conditions received from Butte County Departments and other agencies were reviewed and incorporated into the project analysis and proposed project conditions. ENVIRONMENTAL REVIEW/CEQA ISSUES This project is qualified to be categorically exempt from California Environmental Quality Act (CEQA) provisions under Section 15315 (Class 15 – Minor Land Division) and 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines. 15315. Minor Land Division Class 15 consists of the division of property in urbanized areas zoned for residential, commercial or industrial uses into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcels was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent. 15061 Review for Exemption (b)(3) - The activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. PUBLIC COMMENTS Staff did not receive any comments prior to completion of this staff report.  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 8 of 12  ATTACHMENT A TENTATIVE PARCEL MAP TPM14-0007 (Gudgel.) ZONING ADMINISTRATOR DECISION ZDN19-___ I. Find this project is categorically exempt from the California Environmental Quality Act (CEQA) provisions under 14 CCR Sections 15315 and 15061(b)(3). Section 15315 exempts the division of 4 or fewer parcels in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent. The project qualifies under Section 15315 because the proposed creation of four lots are consistent with the Butte County General Plan and zoning. Each lot is developed with an existing industrial/commercial building that are currently served by existing access, water and wastewater. The project site is located on level terrain with slopes between 0 and 2 percent. Section 15061(b)(3) Review for Exemption The project qualifies under this section because the project site is already fully developed with six existing industrial/commercial buildings and a seventh building under construction, frontage improvements, drive aisles, parking and water and wastewater services. The proposed land division will not will not result in any physical change to the environment effect on the environment and therefore is not subject to CEQA. A. Because the project is exempt from the provisions of CEQA, the payment of fees pursuant to Fish and Game Code Section 711.4 and 14 CCR 753.5 is not required. B. The custodian of the record is the Department of Public Works. The location of the record is 7 County Center Drive, Oroville CA 95965. II. Find the project is consistent with the applicable Goals and Policies of the Butte County General Plan, as presented in the General Plan Consistency Review included in the staff report. III. Approves Tentative Parcel Map TPM14-0007 for Rick Gudgel, subject to the conditions found in Exhibit “A” and the following findings: A. The project is consistent with LI (Limited Industrial) zone and Industrial General Plan Land Use designation, as well as with the policies of the other elements of the General Plan. The division will enable the creation of parcels over the minimum 10,000 square foot parcel sizes required by the LI zone. The existing development will not exceed the maximum Floor Area Ratio (FAR) of 0.4. The LI zone supports the existing industrial and commercial uses currently on the project site. General Plan Goals and Policies applicable to the project are identified in the General Plan Consistency Review table, contained in the project’s agenda report. The findings  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 9 of 12  in the table conclude that the project is consistent with each applicable goal and policy. B. The design and improvements of the proposed parcel map are consistent with County’s standards and policies, provided all conditions of project approval are complied with. Proposed parcels meet lot design standards and project is consistent with design and improvement standards established for on-site sewage disposal, domestic water from groundwater, and access. C. The project site is physically suitable for the type and density of the proposed development. The project site is already developed with existing industrial and commercial development. Each lot has been deemed suitable for the existing uses. The project parcels each provide sufficient parking to meet the parking needs. D. The design and improvements of the project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project is located in an infill area that has been developed and extensively disturbed by past and present uses and improvements. There are no important fish and wildlife habitats that would be substantially by the proposed subdivision. E. Approval of this project will not be detrimental to the public health, safety, and welfare. The project has been reviewed by local agencies for consistency with regulations established to protect the health, safety, and welfare of the public, including regulations relating to sewage disposal, domestic water, and access. Conditions are included with the project that would ensure that the project will not be detrimental to the public. F. The design and improvements of the project will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision provided the attached conditions are met. A search of the preliminary title report for the subject property did not identify any public access easements.  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 10 of 12  EXHIBIT A Tentative Parcel Map for Rick Gudgel on APN 040-400-093, File # TPM14-0007: An application by Rock Gudgel for a Tentative Parcel Map to subdivide 10.47 acres into four lots of 2.03 acres (Parcel 1), 2.7 acres (Parcel 2), 2.98 acres (Parcel 3) and 3.08 acres (Parcel 4). The project parcel is developed with six existing buildings with a seventh building under construction. The subject parcel fronts on Entler Avenue, a publicly maintained paved road. The parcel frontage has already been improved with curb, gutter and sidewalk, ingress/egress and landscaping. The existing uses are served by wells and septic systems. The parcel is located in County Service Area 90 (CSA 90) for pressurized water for fire protection. I. CONDITIONS OF APPROVAL: Planning Division, Department of Development Services 1. Prior to recordation of the Parcel Map, pay any outstanding project-related processing fees. 2. All new exterior lighting on the resultant parcels shall comply with Chapter 24, Section 67 of the Butte County Code, Outdoor Lighting Standards. Exterior lighting shall be located, adequately shielded, and directed such that no direct light falls outside the property line, or into the public right-of-way. Flashing, flickering, or other lighting that is distracting or may be confused with traffic or emergency signals shall be prohibited. 3. Prior to recordation of the Parcel Map, the property owner shall record a declaration acknowledging the right to farm, pursuant to Chapter 35 of the Butte County Code (Agricultural Statement of Acknowledgement). 4. Prior to recordation of the Parcel Map, the property owner shall record a declaration acknowledging the right to farm, pursuant to Chapter 35 of the Butte County Code (Agricultural Statement of Acknowledgement). Place a note on a separate document which is to be recorded concurrently with the parcel map or on an additional map sheet that states: “A Declaration of Acknowledgement Right to Farm (Agricultural Statement of Acknowledgement) has been recorded on the parcels.” Land Development Division, Department of Public Works 5. Prior to recordation of the parcel map, provide a fully executed road maintenance agreement for all non-publicly maintained access roads on the county approved form. A note shall be placed on a separate document which is to be recorded concurrently with the map or on an additional map sheet of the parcel map stating: "In accordance with Civil Code Section 845, maintenance of the road as shown hereon shall be shared by those properties with a legal interest in it." 6. All access rights shall be reserved by deed per county ordinance, offered for dedication, and depicted on the parcel map. Place the following note on the parcel map: “approved road name is a non-exclusive easement for ingress, egress, road and public services purposes, to be reserved in deeds and is hereby offered for dedication to the County of Butte.”  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 11 of 12  7. Provide a building free turn around area designed and constructed as specified in the county improvement standards. The parcel map shall show the building free turn around area. 8. Prior to recordation of the parcel map, demonstrate to the Department of Public Works that there is approved access conforming to county code to each parcel from a publicly maintained road. 9. Show all easements of record on the parcel map. 10. Prior to recordation of the parcel map, pay in full any and all delinquent, current and estimated taxes and assessments as specified in Article 8 of Chapter 4 of Division 2 of Title 7, of the California Government Code commencing with Section 66492. 11. Pay the recording fees in effect at the time the parcel map and related documents are recorded. 12. Prior to recordation of the parcel map, pay all applicable assessments established by affected assessment districts, in full. Butte County Fire Department/Cal Fire 13. Construction, installation or development of buildings and/or roads, driveways, gates and bridges on parcels/lots shall comply with current Butte County Improvement Standards. 14. Prior to building construction, provide an all-weather access of at least 10 feet wide for residential, and 20 feet wide for commercial, and vertical clearance of 15 feet that will allow for ingress and egress and accommodate a 40,000-pound fire apparatus to within 150 feet of all structures. 15. Prior to recording the map, a pressurized water system for fire protection is required. The project parcel is within the boundaries of CSA 90 zone 3; currently CSA 90 is out of service, once repairs have been made by the project proponent, the actual system flow will be accepted as meeting fire flow requirements. If prior to repair of CSA 90, public water service is brought to within 250 feet of subject property’ (e.g. California Water Service Company); the project proponent must connect and meet current California Fire Code fire flow requirements. Environmental Health Division, Public Health Department 16. A statement shall be placed on any required map or additional map sheet stating that “Individuals interested in purchasing and/or developing parcels included in this map are advised that reports and other documents may include conditions of map approval, and a list of current County requirements for building sites are on file and available for review in the Butte County Department of Development Services and Butte County Public Health Department Environmental Health Division files. These documents may include specific information regarding wastewater system and domestic water supply requirements and availability.” 17. A statement shall be placed on any required map or additional map sheet and reserved in deed for each lot stating: “Lots within this division are located within the Chico Urban Area which falls under the California Regional Quality Water Control Board Order No.  Butte County Department of Development Services   October 2, 2019  Agenda Report – Rick Gudgel TPM14-0007  Page 12 of 12  90-126/Prohibition of Waste Discharge from Individual Disposal Systems. In this area, land uses that propose to be supported by onsite waste water disposal systems cannot exceed a daily wastewater flow load of 360 gallons per day per acre or one dwelling unit per acre equivalent) or shall be required to annex to the City of Chico to connect to the municipal sewer system that serves the City of Chico, which action may require annexation. All building permit applications must be reviewed and cleared for appropriate onsite wastewater compliance or sewer services prior to issuance.” 18. Onsite sewage disposal systems required for the development of the resultant parcels must be in full compliance with the current version of the Butte County Wastewater Ordinance and Manual. Systems will not be allowed that have wastewater dispersal beneath vehicle traffic areas including areas with pavement or concrete surfaces. 19. At such time that public water supply becomes available, within 250 feet, parcels will require connection to that public water system. 20. Place a note on a separate document which is to be recorded concurrently with the parcel map or on an additional map sheet that states: “At such time that public water supply becomes available (within 250 feet of the subject property), the project proponent/owner shall connect to that public water system prior to issuance of building permits.” II. NOTATION A. Minor changes may be approved administratively by the Directors of Development Services, Environmental Health, or Public Works upon receipt of a substantiated written request by the applicant, or their respective designee. Prior to such approval, verification shall be made by each Department or Division that the modification is consistent with the application, fees paid and environmental determination as conditionally approved. Changes deemed to be major or significant in nature shall require a formal application for amendment.