HomeMy WebLinkAboutDocumentation_Regular_Tab 9A_7/20/2000 _ A-
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MEMORANDUM
To: Joann Manganiello, Acting Village Manager
From: Kara L. Irwin, Planner
CC: Scott D. Ladd, Director of Community Development
Date: July 12, 2000
Subject: Consideration of a Sketch Plan for the Re-Platting of Tract `D', a 2.5-acre Platted Lot in
the Tequesta Country Club Community within the R-1A, Single Family Dwelling District
of the Village of Tequesta. James Burg, as agent for owner.
According to the Village of Tequesta Code of Ordinances, Appendix B, Subdivision Regulations any
proposed subdivision must receive Village Council Sketch Plan approval prior to the development and
subdivision of real estate property. The applicant has submitted for the subdivision of a previously
platted lot and a re-plat is required should the applicant receive approval for the sketch plan of the
subdivision of the lot.
The applicant must meet all R-1A, Single Family Dwelling District Site Regulations for the proposed two
(2) new lots and the lot created for the existing single-family home. The applicant must also meet general
requirements and design standards for the creation of a subdivision set forth in Appendix B, Subdivision
Regulations of the Village of Tequesta Code of Ordinances.
The applicant requests the Village allow the extension of Yacht Club Place to serve as a minor street
providing access to the three subdivided lots. The applicant requests that Council approve a twenty (20)
foot street right-of-way for the subdivision and a street width of seventeen (17) feet at one point in the
roadway due to the fact that natural conditions make the continuance or conformance to the existing
streets impractical. The applicant proposes to dedicate the public access roadway to the Village but all
maintenance will be the responsibility of the property owners. If, in the future, the property owners turn
the responsibility of maintenance over to the Village the road must first meet Village roadway standards.
The applicant proposes to request a variance to Appendix B, Subdivision Regulations, Article V.,
Improvements Prerequisite to Final Approval, Section 5, Sidewalks/pathways and crosswalks or approval
to postpone the installation of the required sidewalk until the Village creates an a program for the
installation of sidewalks in the area.
The Village Council has the discretion to approve/approve with changes or disapprove the sketch plan for
the applicant. If the sketch plan is disapproved, the Village shall retain one (1) copy and instruct the
subdivider not to proceed with the subdivision unless and until the Village Council has approved a plan.
If the sketch plan is approved or approved with changes the subdivider may proceed to prepare a
preliminary plat.
Attached are nineteen (19) sets of packets, including an original, for the above referenced subject. Please
place this item on the July 20, 2000, Council agenda.
/kli
Art. I, § 4 APPENDIX B—SUBDNISION Art. II, § 1
(13) Subdivisions: The division of a parcel of land into three (3)
or more lots or parcels either by plat into lots and blocks or
by metes and bounds description for the purpose of transfer
of ownership or development, or if a new street is involved,
any division of a parcel of land. A lot split shall not, for
purposes of this ordinance, be considered a subdivision.
However, in the event a property becomes the subject of a
"lot split" subsequent to the adoption of this ordinance,
any subsequent "lot split" involving the same parcel or
parcels of land shall be subject to the subdivision require-
ments set forth herein.
Because all development orders and development permits
issued by the village must be consistent with the village's
comprehensive plan, and since adequate public facilities or
transportation, sanitary sewer, potable water, drainage,
solid waste disposal and recreation/open space must be
available sufficient to maintain the village's adopted levels
of service concurrent with the impacts of development, prop-
erty owners in the village have no assurance that subdivi-
sion of lands in the village can be undertaken to the max-
imum extent that may be allowable under the provisions of
the village's zoning code.
(14) Village: The Village of Tequesta, Florida.
(15) Village council: The words "village council" or "council"
shall be construed to mean the village council of the Vil-
lage of Tequesta, Florida, as now constituted.
(16) Village staff: Shall mean the various department heads
and administrative personnel of the Village of Tequesta.
(17) Zoning ordinance: Where used in these regulations means
the zoning ordinance of the Village of Tequesta, Florida,
and amendments thereto.
(Ord. No. 413, §§ 1-3, 9-27-90)
ARTICLE II. PROCEDURE FOR PLAT APPROVAL
Section 1. General; preapplication procedure, sketch plan.
Before any preliminary plat is prepared the subdivider or de-
veloper of any land within the corporate area of the Village of
Supp. No. 21 1221
Art. II, § 1 TEQUESTA CODE Art. II, § 1
Tequesta shall obtain a copy of these regulations to become fa-
miliar with their various provisions and requirements.
(1) A pre-application meeting shall be required with the
building official and appropriate village staff, the land
owner and/or representative, and other entity representa-
tives deemed appropriate, prior to submittal of an applica-
tion for subdivision sketch plan review, to assure proper
coordination, intention and understanding in the develop-
ment of land and buildings and to consider compliance with
applicable village regulations.
(2) Application in proper form must be filed with the building
official by the land owner or his authorized agent ten (10)
days prior to the next regular meeting of the council along
with a filing fee in an amount as determined by ordinance
of the Village of Tequesta, which may be amended from
time to time by the village council.
(3) The subdivider shall submit to the building department, at
least two (2) weeks prior to a regular meeting of the council,
the original and ten (10) copies of a sketch plan of the
proposed subdivision for preliminary discussion to examine
the scope of development contemplated, its nature and ex-
plain how it will fit into the development pattern of the
village. The sketch plan shall show the following features:
1. The location of the land or site to be subdivided and
the approximate area thereof.
2. An indication of such natural features as unusual to-
pography, low or swampy areas, rivers, lakes or wa-
terways, mangroves, and environmentally sensitive
land or habitat areas.
3. An indication of the proximity of such utilities as water,
sewerage, drainage, electric light and power, and how
the subdivision will be served by each.
4. The subdivision of existing lands, if any, surrounding
or abutting the proposed site, notably the street pat-
tern and adjacent subdivision lot layout.
5. The relationship of the proposed subdivision to ex-
isting community facilities which serve or influence it
such as main traffic arteries, railways, waterways,
Supp. No. 21 1222
Art. II, § 1 APPENDIX B—SUBDIVISION Art. II, § 2
shopping or commercial centers, schools, parks and
playgrounds or any other physical features that will
enable the council to determine how the subdivision
will fit into the pattern of the community as a whole.
6. Tentative lot and block lines, including proposed lot
areas.
7. Where a small or irregular tract of land will be created
or may remain due to the development of a proposed
subdivision, the council may require that a practical
plan for the development of said tract be submitted.
Where a practical layout cannot be made the council
may require revision of the proposed subdivision layout.
(4) After review by the village staff, copies of the sketch plan
will be forwarded to the village council for consideration.
1. If the sketch plan is disapproved, the village shall re-
tain one (1) copy and instruct the subdivider not to
proceed with the subdivision unless and until a plan
has been approved by the village council.
(5) Following the approval/approval with changes of the sketch
plan the subdivider may proceed to prepare a preliminary
plat in accordance with the instructions hereinafter con-
tained. The subdivider may elect to combine the prelimi-
nary and final plat procedures.
Section 2. Preliminary plat procedure.
(1) Any person desiring to subdivide land, who has fulfilled the
pre-application procedures set forth in section 1 of this article,
shall prepare a preliminary plat of the proposed subdivision in
accordance with the specifications and requirements as set forth
in Article III, section 1 hereof.
(2) Provide certification that the proposed subdivision meets
the level of service standards and concurrency requirements of
the Village of Tequesta. Certification is to be provided by a pro-
fessional engineer, registered in the State of Florida, and be pre-
pared in a format that can be verified by the village.
(3) The land owner and/or representative shall schedule a
meeting with the building official, providing him with one (1)
Supp. No. 21 1223
May , S. cr30 5 :0'3PM JEFFER CIOFFH 11 . 1781 P.
N FILE COPY
To Scott Ladd : d the Village of Tequesta
From: Robert Meeder, Trustee of the Robert S. Meeder Trust
RE: 1 Yacht Club Place,Tequesta, Florida
I Robert S. Meeder hereby grant authorization to James Burg of Jim Burg Custom Homes, Inc. to
make application to the Village of Tequesta for the subdivision of my above referenced property
into three separate buildable lots,
ROBERT S. MEEDER, TRUSTEE
State of -�z
County of &e .
Executed this9�day of May, 2000. Acknowledged before me by Robert S. Meeder.
f VILLAGE OE
Notary Pub '/4/ TFOUESTA
l JUN0ILOO
Patrick Cicalese 0 PF1kTMEN T OF
_,. I COMMUNITY DEVELOPMENT
• •� .._ MY COMMISSION#CC712842 EXPIRES
•
February 2 2002
%• ;F:W` BONDED THRU TROY FAIN INSURANCE,INC
VILLAGE OF TEQUESTA
_ via r /4 7,(pooa - R— 5 .1, .
ck_ 5Lt3S9
DEPARTMENT OF COMMUNITY DEVELOPMENT
iiii. . I.
Post Office Box 3273 • 357 Tequesta Drive
F �� • Tequesta, Florida 33469-0273•(407)575-6220
s i�t .; a
4; c%;` Fax: (407)575-6239
c4 cool
APPLICATION FOR SUBDIVISION REVIEW
NAME OF APPLICANT: '-J I 5°)IG CUSP:M-1 GS, IN --,.DATE: S'=0- 0
c77
MAILING ADDRESS: P.0. eke,Y 7YI JJ t TOZ, ; PC _3,et5�S
PHONE NUMBER: ( HOME) 6,1 - 743-3Z7v ( BUSINESS) s1/-'743—SZ7o
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LOT/PARCEL ADDRESS: / Gf.QC '/T G�L.�', Tif( e1�7— K 0 l T--42vc--3/ri4 C'vci/ci y Cc
PROPERTY CONTROL NUMBER:
DESCRIPTION OF PROPOSED SUBDIVISION:
-4---2 o po‹.2j> --17. 0 i ' 17 t v Ls r) (Litt Kl-----r- '. D ti) 'LYE (7) :g P/1-}L`c--,04-41aL...:_-'
PROPERTY OWNER:
( If Other Than Applicant)
NOTE: APPLICANT SHALL INCLUDE THE FOLLOWING WITH THE APPLICATION:
1. THE ORIGINAL AND TWENTY—ONE ( 21> COPIES OF A PROFESSIONALLY
PREPARED SKETCH PLAN OF THE PROPOSED SUBDIVISION. MEETING THE
REQUIREMENTS OF ARTICLE II. SECTION 1. PARAGRAPH ( 3) . SUB—
PARAGRAPHS 1 — 7. OF THE VILLAGE OF TEQUESTA SUBDIVISION
REGULATIONS.
2. WRITTEN APPROVAL FROM PROPERTY OWNER, IF NOT THE APPLICANT.
AUTHORIZING APPLICANT TO ACT AS AGENT FOR THE PROPERTY OWNER.
3. ANY OTHER DOCUMENTATION PERTINENT TO THIS APPLICATION.
4. APPLICATION FEE 0 e
'-d4 NDRED ( $500. 00) DOLLARS PLUS FIFTEEN
( $15. 00) DOLLARS !',�j PROPOSED FOR THE SUBDIVISION.
APPLICANT' S SIGNATU —A �i�
NOTE: ALL RENDERI . MODELS. • % -, ETC. SUBMITTED TO THE VILLAGE
WILL BECOME THE PROPERTY OF THE VILLAGE OF TEQUESTA.
Recycled Paper
Hm Burg Custom Homes,Inc,
• P.O.Box 781
Jupiter,FL 33468-0781
Phone561-743-3270
Fax 561-741-0459
May 09,2000
Village of Tequesta
Scott Ladd
P.O. Box 3273
Tequesta,FL 33469-0273
Dear Scott,
Please accept this letter as official submittal for a proposed lot subdivision at I Yacht Club Drive. I am requesting
to subdivide tract D into 3 residential lots and leave the existing home on one lot. Please review and comment so
that we may prepare a preliminary and final plat for Town Council approval. I believe I have addressed the
Village's preliminary issues with the exception of the sidewalk,which I left out intentionally because none of the
homes in Tequesta Country Club have a sidewalk except for the homes on Country Club Drive. The sidewalk in
this location leads to nowhere and has no sidewalk to tie in to.
When you have received all comments please notify me so I can make the appropriate changes and proceed.
Sincer
ames A. B
VILLAGE OF TEQUESTA
VILLAGE COUNCIL
May 24, 2000
Staff Report and Recommendations
for Development Review Committee (DRC)
and Site Plan Review (SPR)
Background:
Tract `D' is platted within the Tequesta Country Club. In 1965, Mr. & Mrs. Perry Como built a
single-family residence on the 2.5-acre lot. The lot is much larger than the average lot within the
Country Club. The applicant proposes to leave the residence intact and create an additional lot on
each side of the home. Tract `D' will be subdivided into three parcels, all of which must meet the
site regulations of the Village of Tequesta R-1A Single Family Dwelling District outlined in the
Village of Tequesta Comprehensive Zoning Code.
Staff Report and Comments:
An informal Development Review Committee process was performed on May 19, 2000. Chief
Steve Allison, Chief Jim Weinand, Gary Preston, Russell White, Kara Irwin and Scott Ladd were
all represented in the review. Staff's review, comments and requests are outlined below:
Comments by Scott D.Ladd,Director of Community Development:
• This proposed extension of Yacht Club Place,serving three lots,needs to be a Public Right-of-Way(R.O.W.)
except that all maintenance obligations must be borne by the three property owners due to the uniqueness of this
proposed R.O.W. The maintenance obligation must be set forth in the proposed plat as a dedication.
• There cannot be any gate or gates installed at the entry feature for this proposed extension of Yacht Club Place.
• Applicant needs to submit the zoning technical requirements for the built out lot #2, such as, lot coverage,
setbacks,building height,etc.
• Soil borings and analysis is required in order to determine the composition of the sub-soils and their ability to
support the proposed R.O.W.and the dwellings that would be built on lots 1&3.
• In order for the proposed R.O.W. to be public, even with certain restrictions, the proposed property boundary
lines as currently drawn do not reflect the intent to provide a public R.O.W. The property lines for lots 2&3
should be adjusted to be at the south line of the proposed R.O.W. and at the south line of the proposed utility&
drainage easement.(See yellow highlighted boundaries on survey)
• The existing utility building is currently non-conforming to the zoning code. This building should be relocated
or removed.
• The proposed R.O.W. as I have highlighted it in yellow on my review survey is the most likely layout for the
public access to the three proposed properties. The boundary survey and the subsequent plat should set forth
fully the dimensions and total square foot area of the proposed public R.O.W. The proposed R.O.W. does not
have to be the entire driveway as currently depicted on the survey as long as there is an ingress/egress easement
provided by the three property owners regarding driveway areas lying outside of the yellow highlighted area as
depicted on my copy of the boundary survey.
• The applicant needs to provide a written list of any subdivision requirements that cannot be fully met and
indicate to what extent they can be met. If waivers and/or variances are needed,these also should be identified.
• An appropriate Street lighting plan should be provided for these three proposed lots.
• All parcels attached across road right of way must have a unity of title in order
Comments by Kara L.Irwin,Planner
• Need green space%for Lot 2;Requirement 30%green open space.
• Max. Driveway width @property line,35' total(max.). Lot 2 has 80' of access at the property line.
• Need lot coverage for lot 2, max. lot coverage allowed 37%.
• Extract dedicated public road right of way from zoning analysis from figures.
• Need drainage/environmental statement describing how proposed development will affect the
estuarine water quality of the class III waters of the Village of Tequesta.
• Private drives are prohibited; every subdivided lot or property shall be served from a publicly
dedicated street.
• Sidewalk 5' in width or greater required.
• Pool cannot be screened in without variance since it does not meet the required setback.
Comments by Chief James M.Weinand,Fire Chief
• It appears that the roadway width diminishes;I would request that the roadway surface be a minimum of 20 feet
for two-way travel.
• There must be a provision added to assure that the gate on this roadway does not reappear.
Comments by Russell K.White,Facilities Supervisor
• The existing water service to the property will service lot#3.
• Two(2)new services will be installed for lots 1 &2 when Phase 1 of the Tequesta Peninsula Project is done.
• If there are any changes to the existing pavement in the right-of-way,such as grass and shrubs,it will have to be
swaled per Village Ordinance.
Comments by Gary Preston,Director of Public Works&Recreation
• Please advise owner/contractor that all new roadways that are maintained by the Village must meet certain
construction standards. I have attached a Village of Tequesta Typical Roadway Section for owner/contractor
review.(Typical Roadway attached to DRC Report)
Comments by Chief Steve Allison,Police
• I have reviewed the proposed subdivision of`Tract D' in the Country Club. At this time I have no
concerns except for a proper numbering system for the new lots.
Staff Recommendation:
The Council must first approve/approve with changes the sketch plan prior to the applicant submitting for
the preliminary and/or final plat approval. The technical problems associated with meeting code
standards and criteria can be worked out in the preliminary and final plat approval process.
The applicant proposes to request Council approval of a twenty(20)foot right-of-way in lieu of the design
criteria standard of 60 feet for local streets and a road width of seventeen (17) feet at one point. The
Council may approve the request, at their discretion, in order to meet a particular situation where natural
conditions make continuance or conformance to existing streets impractical. This has been done in other
subdivisions within the Village of Tequesta.
In addition, the applicant proposes to request a variance to the sidewalk requirement due to the fact that
there are no sidewalks in the adjacent areas. The Department of Community Development recommends
requiring the placement of a sidewalk within the subdivision,as is required of all new subdivisions.
Jim Burg Custom Homes,Inc.
P.O.Box 781
Jupiter,FL 33468-0781
Phone 561-743-3270
Fax 561-741-0459
mobile 561-718-9980 --- VILLAGE OF
June 23, 2000 F nl
It,lhi w 3 .t(1UU
Village of Tequesta
A . , .
Scott Ladd i14 i'%+I+,i •,i _,s
1M
P. O. pox 3273 i�iJNl�'i it,`' .^;�`'!v'- f
Tequesta,FL 33469-0273
Dear Scott,
The following is in response to the Village Of Tequesta Staff report and comments dated May
24,2000 in reference to tract "D"within the Tequesta Country Club. For the record this tract will
be now referenced as The RePlat of Yacht Club Point. Also included with this letter is a copy of
the preliminary plat for your review, if it is possible please make it available for the staff and
council as well for their review.
Comments by Scott D.Ladd, Director of Community Development:
1) The proposed extension of Yacht Club Place,serving three lots, needs to be a Public.
Right-of-way (R.O.W.) except that all maintenance obligations must be borne by the three
property owners due to the uniqueness of this proposed R.O.W. The maintenance obligations
must be set forth in the proposed plat as a dedication.
See Plat and home owner's association documents.
2)There cannot be any gate or gates installed at the entry feature for the proposed extension of
Yacht Club Place.
The existing gates will be removed from the entry feature. The proposed home owners covenants
and restrictions will prohibit the installation of any gate or gates in the future.
3) Applicant needs to submit the zoning technical requirements for the built out lot#2, such as,
lot coverage, setbacks, building height, etc.
a) Lot coverage equals 29%. Maximum allowed is 37%.
b) Setbacks are meet please refer to the site plan.
c) Building Height equals 25.6 feet with 2 stores. Maximum for 2 story residence equals 30 feet.
d) Open or green space equals 39%. Minimum requirement is 30%.
4) Soil borings and analysis is required in order to determine the composition of the sub-soils and
there ability to support the proposed R.O.W. and the dwellings that would be built on lots#1 &
#3.
Soil borings were done on May 3, 2000. The report has been attached for the Village review. As
per the Village building code any undesirable soils must be removed and replaced with suitable
soil before construction may begin on any structure.
5) In order for the proposed R.O.W. to be public, even with certain restrictions, the proposed
property boundary lines as currently drawn do not reflect the intent to provide a public R.O.W.
The property lines for lots 2 & 3 should be adjusted to be at the South line of the proposed
R.O.W. and at the South line of the proposed utility &drainage easement. (see yellow
highlighted boundaries on survey).
See Plat.
6) The existing utility building is currently non-conforming to the zoning code. This building
should be relocated or removed.
The applicant is requesting a variance for the structure to stay in its current location. Based on
the fact that it has already been permitted by the village and has been there for over 30 years.
7) The proposed R.O.W. as I have Highlighted it in yellow on my review survey is the most likely
layout for the public access to the three proposed properties. The boundary survey and the
subsequent plat should set forth fully the dimensions and total square foot area of the proposed
public R.O.W. The proposed R.O.W. does not have to be the entire driveway as currently
depicted on the survey as long as there is an ingress/egress easement provided by the three
property owners regarding driveway areas tying outside of the yellow highlighted area as
depicted on my copy of the boundary survey.
The total square foot area of the proposed public R.O.W. equals 5014 square feet. For the
second part of this comment please see the plat.
8)The applicant needs to provide a written list of any subdivision requirements that cannot be
fully met and indicate to what extent they cannot be met. If Waivers and/or variances are
needed, these also should be identified.
a)A variance is being ask to let the existing storage building remain.
b) The applicant is asking for the sidewalk requirement be postponed for the time being due to
the fact there are no other sidewalks within the Tequesta Country Club. See response to #7 of
Kara L. Irwin comments.
c) Due to the vary low traffic the applicant is asking for the road width to be 17 feet at its
narrowest point, however the majority of The road is twenty feet. The 17 feet will be located in
front of the drive at lot 2 giving 20 feet of open space.
9) An appropriate Street lighting plan should be provided for these three proposed lots.
The applicant will conform to the towns street lighting requirements once they are established by
the town council.
Comments by Kara L. Irwin. Planner
1) Need green space percentage for lot#2; Requirement 30°A. green open space.
Open or green space equals 39%. Minimum requirement is 30%.
2) Max. Driveway width property line, 35'total (max.). Lot 2 has 80' of access at the property
line.
The proposed drive as depicted on the site plan will have a maximum of 35 feet of driveway width
at the R.O.W of Yacht Club Place.
3) Need lot coverage for lot 2, max. lot coverage allowed 37%.
Lot coverage equals 29%_ Maximum allowed is 37%.
4) Extract dedicated public road right of way from zoning analysis from figures.
The proposed R.O.W. square footage has been removed from zoning analysis calculations.
5) Need drainage/environmental statement describing how proposed development will affect the
estuarine water quality of the class III waters of the Village of Tequesta.
A report has been prepared by Environmental services on June 16, 2000. A copy is attached for
the Village staffs review.
6) Private drives are prohibited; every subdivision lot or property shall be served from a publicly
dedicated street.
The proposed extension of Yacht Club Place on the proposed plat will be dedicated to the public,
but maintained by the three lot owners within the Yacht Club Point plat. See H.O.A. documents.
7) Sidewalk 5' in width or greater required.
The applicant is requesting a variance from this requirement. Because there are no other
sidewalks within the Tequesta Country Club and there for this sidewalk will no purpose because
it will not lead anywhere. However, if the Village creates a program for sidewalks to be installed
throughout the Tequesta Country Club the applicant will make provisions in the home owner's
documents which will require the three home owners to participate in such program and pay for
their portion.
8) Pool can not be screened in without variance since it does not meet the required setback.
The survey has been corrected and the rear setback to the existing pool deck is 10 feet.
Therefore a screen enclosure would be allowed.
Comments by Chief James M. Wienand. Fire Chief
1) It appears that the roadway width diminishes; I would request that the roadway surface be a
minimum of 20 feet for two-way travel.
Due for the vary low traffic because the road extension is only serving two residences, the
applicant is asking for the road width be 17 feet at its narrowest point, however the majority of the
road will be twenty feet. The 17 feet will be located in front of the drive at lot 2 giving 20 feet of
open space.
2) There must be a provision added to assure that the gate on this roadway does not reappear.
The existing gates will be removed from the entry feature. The proposed home owners covenants
and restrictions will prohibit the installation of any gate or gates in the future.
Comments by Russell K. White, Facilities Supervisor
1) The existing water service to the property will service lot-#3.
2) Two (2) new services will be installed for lots#1  when phase 1 of the Tequesta Peninsula
Project K done:
3) If there are any changes to the existing pavement in the right-of-way, such as grass and
shrubs, it will have to be swaled per Village Ordinance.
The applicant concurs with meeting all of the Village ordinances and codes if and when there are
any improvements created within the Yacht Club Point Plat.
Comments by Gary Preston. Director of Works& Recreation
1) Please advise owner/contractor that all new road ways that are maintained by the Village of
Tequesta must meet certain construction standards. I have attached a Village of Tequesta
typical roadway section for owner/contractor review.(Typical roadway attached to DRC report)
The Maintenance of the extension of Yacht Club Place will be born by the three lot owners within
the proposed subdivision. This provision will be part of the recorded documents and made part of
the plat
Comments by Chief Steve Allison, Police
1) I have reviewed the proposed subdivision of'Tract D' in the Country Club. At this time I have
no concerns except for a proper numbering system for the new lots.
Enclosures (two Copies of each)
1) Home Owner Association Documents and By-laws.
2) Soils exploration reports.
3) Environmental water quality statement.
