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Home My WebLink About2015-11-04; Planning Commission; ; AV 15-01 – MAHON RESIDENCE The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: June 18, 2015 P.C. AGENDA OF: November 4, 2015 Project Planner: Greg Fisher Project Engineer: Steven Bobbett SUBJECT: AV 15-01 – MAHON RESIDENCE – Request for an appeal of the City Planner’s decision to deny a Minor Variance for a decorative wall to exceed the maximum allowed height of forty two inches (42”) in the front yard setback of a single family lot located at 4826 Kelly Drive in Local Facilities Management Zone 1. The Minor Variance (AV 15-01) for the Mahon Residence was denied and is, therefore, exempt from environmental review pursuant to Section 15270 of the State CEQA Guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7131 UPHOLDING the decision of the City Planner to DENY AV 15-01, a Minor Variance for an over-height decorative wall, based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant, Ian Mahon, is requesting that the Planning Commission overturn the City Planners denial of a Minor Variance request to allow an existing over-height six foot (6’) tall decorative block wall within the front yard setback on property located at 4826 Kelly Drive. The applicant asserts that there are several similar over-height walls in the neighborhood and that the variance denial is an unjust decision based on the fact that others have built over-height walls without the approval of a Minor Variance. The wall was constructed on or about August 2014 and a Building Permit is not required for a free standing wall up to six feet in height. However, a Minor Variance is required to allow a wall over 42” in the front yard setback. The over-height wall was constructed without the benefit of a Minor Variance. Staff recommends that the City’s Planner’s decision to deny AV 15-01 be upheld by the Planning Commission due to the fact that the necessary findings to support the request cannot be made. III. PROJECT BACKGROUND On August 18, 2014, a violation of Carlsbad Municipal Code 21.46.130 was cited by a City Code Enforcement Officer on the property located at 4826 Kelly Drive. The officer was responding to a complaint filed by a resident of Carlsbad. Because the chronological history of the code enforcement case is so lengthy it has been included as attachment 4 to this staff report. The following is a summarized chronological history of the code enforcement case: On August 18, 2014, the code enforcement department issued the first Citation to Ian Mahon for violation of CMC, Section 21.46.130. According to the Code Compliance Specialist, the wall was still under construction at the time of the first Citation. 2 AV 15-01 – MAHON RESIDENCE November 4, 2015 Page 2 Other Citations for the same violation were issued on September 22, 2014, October 21, 2014, November 4, 2014, November 20, 2014, December 2, 2014, December 10, 2014, December 17, 2014, December 24, 2014, December 31, 2014, January 6, 2015 and January 14, 2015. On January 16, 2015, the Planning Division received a minor variance application from Ian Mahon requesting approval for an existing over-height six foot tall wall located within the front yard. On February 19, 2015, the citation invoices were returned to the City as “return to sender, no mail receptacle, unable to forward” from the USPS. On May 19, 2015, the City Planner denied the minor variance application (AV 15-01) request. On May 20, 2015, the City mailed the denial letter to the property owner using USPS Certified Mail. On May 29, 2015, the time period to appeal the City Planner’s decision ended. On June 16, 2015, the denial letter was returned to the City as “return to sender, unclaimed, unable to forward” from the USPS. On June 18, 2015, the property owner met with staff and stated that he never received the City’s denial letter. The property owner was given an additional 10 days to appeal the City Planner’s decision. On June 26, 2015, the property owner submitted the appropriate documents to appeal AV 15-01 to the Planning Commission. The enforcement of City Code violations is not a selective process. In Carlsbad, it has historically been done on a complaint basis only. A resident of the neighborhood had complained to the Code Enforcement Department. If a neighbor complains about an illegal wall or any other Municipal Code Violation, then such complaint will be investigated and a violation will be issued if warranted. It should be noted, that the City does not have the staff nor is it policy to issue code violations on a selective or random basis. To summarize, Section 21.46.130 of the Municipal Code states that “no fence, wall, or hedge over forty- two inches (42”) in height shall be permitted in any required front yard setback.” The property contains one single family home with a newly constructed six foot tall (72”) wall located within the 20 foot front yard setback. The wall is constructed of concrete masonry and extends approximately 50% across the width of the lot. The wall is located at the front property line and does not encroach within the public right-of-way. Because the Municipal Code does not allow walls to exceed a height of forty-two inches in a front yard setback, and because this wall exceeds the maximum allowed height by 30 inches, the property owner was informed of this violation and directed to bring the wall into conformance with City code. Rather than removing or altering the existing wall, the property owner applied for a Minor Variance (AV 15-01) application. The appellant states the purpose of the wall is to attenuate road noise and to add security to his property. The Minor Variance was denied by the City Planner on May 19, 2015 because all necessary findings to support the variance could not be made, as discussed in the analysis section below. AV 15-01 – MAHON RESIDENCE November 4, 2015 Page 3 IV. ANALYSIS A. Planning Issues The following are the five findings required for granting a variance. 1. Are there special circumstances applicable to the subject property, including size, shape, topography, location or surroundings applicable to the property, and the strict application of the zoning ordinance does not deprive such property of privileges enjoyed by other property in the vicinity and under identical zoning classification? 2. Will the requested variance constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is located? 3. Will the granting of this variance authorize a use or activity which is not otherwise expressly authorized by the zone regulation governing the subject property? 4. Will the granting of this variance adversely affect the general purpose and intent of the general plan? 5. Will the granting this variance be consistent with the general purpose and intent of the certified local coastal program and not reduce or in any manner adversely affect the requirements for protection of coastal resources. B. Discussion 1. Special Circumstances There are no special circumstances associated with the property. The property is of average size (10,454 SF) and rectangular in shape and is relatively flat with no physical constraints such as slopes as compared to other properties in the same vicinity and zone. The front yard is sufficient in size (depth) to enable the wall to be built outside of the front yard setback. Furthermore, the wall which is for decorative, noise attenuation or security purposes does not constitute relief from unusual difficulties or unnecessary hardships associated with the property in question. 2. Special Privilege There are no other properties in the vicinity that have approved walls, fences, or hedges over 42 inches in height within the front yard setback. Although, there are other walls exceeding the maximum allowed height in a front yard setback within the same neighborhood, none of these property owners possess variances for such walls. Therefore, none of these property owners have been granted a special privilege for their non-conforming walls. AV 15-01 – MAHON RESIDENCE November 4, 2015 Page 4 3. Authorize Use or Activity The subject property is designated R-1-8,000 (One Family Residential Zone, 8,000 SF lot size minimum) and walls as permitted by the Carlsbad Municipal Code (CMC) are a typical component of residentially zoned areas. The proposed wall is located within the front yard setback and is not permitted per CMC 21.46.130 which restricts wall height to a maximum of 42 inches within the front yard setback. 4. Adversely Affect the General Plan The subject property is designated Residential Low-Medium (RLM) General Plan Land Use designation and although walls are a typical component of residentially designated areas, the subject wall is not consistent with development of single family neighborhoods and does not preserve the neighborhood atmosphere and identity of the existing residential area. 5. Consistency with the Certified Local Coastal Program The granting of this variance would be consistent with the general purpose and intent of the certified local coastal program. In summary, the property in question does not have any special circumstances upon which to justify support of the over-height front yard wall, nor is the applicant being denied a special privilege that other property owners possess in the same vicinity and zone in which the subject property is located. Furthermore, granting this variance would authorize a use or activity which is not otherwise expressly authorized by the zone regulation governing the subject property as the wall height is not permitted per CMC 21.46.130. Finally, the granting of this variance will adversely affect the general purpose and intent of the general plan as the subject wall is not consistent with development of single family neighborhoods and does not preserve the neighborhood atmosphere and identity of the existing residential area. Because four of the five findings necessary for granting a variance cannot be made, staff recommends that the Planning Commission adopt Resolution No. 7131 to uphold the City Planner’s decision to deny Minor Variance (AV 15-01). IV. ENVIRONMENTAL REVIEW The Minor Variance (AV 15-01) for the Mahon Residence was denied and is, therefore, exempt from environmental review pursuant to Section 15270 of the State CEQA Guidelines. ATTACHMENTS: 1. Planning Commission Resolution No. 7131 2. Location Map 3. Appeal letter from applicant, dated June 18, 2015 4. Code Enforcement Case Chronological History 5. City Planner Denial Letter (AV 15-01) dated May 19, 2015 6. Mahon Residence Site Plan dated May 19, 2015 KELLY DRELCAMINOREAL AV 15-01Mahon Residence SITE MAP J SITE EL CAMINO R E A LLA COSTA AV A L G A R D C A R L S B A D B L ... lan and Jessica Mahon 4826 Kelly Drive Carlsbad, CA 92008 Cell: 760-707-2055 Cell: 760-518-1293 imahon@level3construction.com jprietto@level3construction.com ATTACHMENT 3 Dear Planning Commission, My name is ian Mahon and this Administrative Variance appeal is in reference to the denial of AV 15-01-Mahon Residence at 4826 Kelly Drive. Please see below in response to your findings • 1. The front yard would be HALF the size if built outside the front yard setback. Therefor we would be losing half of our front property. The wall is for noise, security and adding value not only to our home, but all the other homes in our area. 2. It is understood that no other property owners were granted a variance for such walls over the 42" in height, but yet there are still MANY other walls, fences, hedges within the same neighborhood exceeding the maximum allowed height. We were only applying for a variance to follow correct protocol. From our understandings and reading your findings on #2 it seems we don't need one. 3. We now understand that even though we are not in an HOA community somehow we still have HOA rules. We understand that we have exceeded the limit of the wall height in our front yard. Although there are CMC codes, it seems as though there are plenty of rules broken within the community. Especially Section 21.46.130. 4. We think as an up and coming younger couple of the community that granting this wall not only raises the value of the neighborhood, but helps set higher standards for the community. We have built a ve'ry nice home on this block and we find it WEIRD that the city only wants mediocre homes. If you want "consistent" development of single family neighborhoods I find that hard to swallow after looking a few sample homes when first turning onto Kelly Drive from El Camino. Maybe broken fences and junk yard in front is more of what you are looking for? 5. This wall might not have any impact on sensitive environmental resources, but we have landscaped the whole front yard to be drought friendly and do our part with conserving, Please see attached photo. In closing I'd like to add that all we are doing is trying to have a nice home with our growing family. Not only does this wall look nice and block out some traffic noise, it makes us feel safe. With the close by stabbings to the break in to our vehicle, this just adds a little more security for the family. We hope you can consider the findings on our end and find a place in your heart where this wall that is over 42" in height shouldn't be that big of a deal. We aren't hurting anyone nor trying to. Thanks for your time. Sincerely, The Mahon Family Print Code Enforcement Case · Page I of7 ATTACHMENT 4 Permit#: Code Enforcement Case: CE-14-1 083 Entered on: 08/18/2014 09:33 AM Topic: Zoning Due Date: 09/09/15 Initiated by: Neighbor Hearing Date: Printed on: 08/17/2015 Permit Business name: Status: Open Assigned To: Scott Rudinger Area#: NW Hearing Time: Property Location License#: Occupant Name: OWNER Address: 4826 KELLY DR , 92008 Phone: APN: 207-230-15-00 Cell#: Owner Information Owner Name: JESSICA PRIETTO & IAN MAHON Address: 4826 KELLY DR CARLSBAD, CA 92008 Phone: Cell #: Action Courtesy Notice-Followup Inspection Courtesy Notice complainT ______ _ Actions ·-,----:===-------=-~~---cc-----· ----B Date Time Note/Observation Scott 06/15/201 0 Rudinger Scott 08/18/2014 Rudinger Scott 08/18/2014 Rudinger Comments: MR. Mahon as you are aware the planning Dept has denied your adminastrative varianceand and you were notified by mail of plannings dept findings ... At this time the violation on your property still exist... The violation must be removed with in 10 days of todays date or the citation process will continue ... lf you have any comments or concerns please call me at 760-434-2884, Send to (Owner, Property Location Site visit.. .. complaint valid 6 foot block wall built in front yard .... (photo attached) ..... we already have an open case on the illegal construction .... send property owner a notice of violation for overhight wall. Send to (Owner) Patti 08/18/2014 9:33am MAJOR CONSTRUCTION; CANNOT FIND PERMIT; 6 Crescenti FOOT WALL IN THE FRONT OF THE HOUSE, 12 INCHES ~~~~---------------~~~~~~~----~FR~O~MTHES~I~D=E~W~A=L~K~. -,--~---~--~~--~~ Inspection Scott 08/22/2014 Phone call from old property owner she said she received Inspection Notice of Violation -Final Inspection Rudinger notice of violation but wasn't sure if the new property owner had received one as well .. She wanted to let us know she no longer owns the property .... noted ... I did send a notice to the prope as well .... Scott 09/08/2014 Rudinger Scotii't '---oo9"'t"'08"12"'0"'174 Rudin er Scott 09/22/2014 Rudinger Site visit... no compliance wall in front yard is still 6 feet tall (photo attached) I will send the owner a final notice. Send to (Owner) Site visit... No compliance ... 6 foot block wall still in city right- of-way and still over hight.. .... unable to attach photo .... 1 will send proper!¥ owner I citation warning ..... Administrative Citation-Warning Scott 09/22/2014 Administrative Citation AC-14-000221 >Finance Code:001- ------~R~u~dcin~g~e~r~~~~------~36~1~0~-5~2=2~9~/~B~Idg,Code,~s2e~n~d~to~(O~w~n~e~~~~~~----- Inspection Scott 09/24/2014 P.C. from P.O. ( ian M.) he said he was going to go to Rudinger planning tomorrow to see if he can get some sort of ad min ~~~~---------------.~..-<V~~~------~v~ar~ia~n~c~e-~ .. ~ .. ~~~~~~~~..,'"-~~~~~~ Case Notes Scott 09/29/2014 Phone call from property owner (ian M.) he said he is going http://user.govoutreach.com/carlsbadca/ceprintrequest.php?curid=835966&type=O 08/17/2015 Print Code Enforcement Case Page 4 of7 Case Notes Case Notes Case Notes Case Notes Phone Call Case Notes case Notes Inspection Case Notes Case Notes Inspection Case Notes Case Notes Case Notes Case Notes Case Notes Case Notes Scott 02/24/2015 Rudinger Scott 02/25/2015 Rudinger Scott 03/09/2015 Rudinger Email planning department... Greg F ...... Requested an update for the overhight wall variance process from the property owner Email from Greg F ... Planning states the PO still has a current variance application on file ... They don't think they are going to support it but it's still needs to work it's course of action ... they will keep me updated on the activity of the variance process ...... recheck on 3/17/15 Site visit... No compliance from the property owner on the over height wall in the front yard setback ... Photo attached ... I will contact planning to make sure that all the denial letters have been sent out and the administrative variance process has played out. .. I will see if it's okay to restart the citation ----~~~=~-~~ _ ___Qrocess Scott 03/10/2015 Email from planning department... Greg F ...... The property Rudinger owner picked up his denial letter on Friday ... Staff is still waiting the appropriate amount of time of 10 days to see if the property owner will appeal the decision ..... email attached ..... recheck 3/25/15 Scott 03/24/2015 Rudinger Scott 03/25/2015 Rudinger Score·· 03/26/2015 _________ Ruding,,e,_r ~==~~ Scott 04/15/2015 Rudinger Scott 04/16/2015 Rudinger Scott 04/20/2015 Rudinger Scott 05/04/2015 Rudinger Scott 05/05/2015 Rudinger Scott 05/06/2015 Rudinger V.M from C/P wanted an update on the onerhiight wall in the front yard set back ... ! told him the P.O is still in the variance process and we are awaiting on a desision from the planning dept... Email to planning ... Greg ... Requested an update on the statu~ of the applicants administrative variance process .... E-Mail from Greg ... He will study and respond ...... Site visit... No compliance ... Overhight wall still exist in the front yard setback ... Photo attached ... I will contact planning to see the administrative variance process has run its course Email planning ... Greg F ....... Requested an update on the property owners administrative varaince process ...... email attached Email from planning.· .. Greg F ....... Pianning will be sending out a notice on Monday to the neighborhood ... After 10 days they will write a denial letter according to his email. .. email placed in case file ... Recheck 5/5/15 Site visit... Wall is still in place.: .. Photo attached ... I will email planning for an update on the property owners administrative variance a lication Email planning department... Greg F ... Required an update on the overheight wall ..... Has the PO been notified that his application has been denied and been given a timeframe in which to remove the violation Emai from planning ... They are waiting for the notice time frame to expire ....... Greg F .. says it will expire in a few days Place email in case file ... Recheck 5/20/15 Debbie Fountain 05/14/2015 5:20pm Spoke with PO on 5/13/15; he was referred to collections agency due to amount of citations. He would like to have fines waived because he notified Scott Rudinger that he was going to try and obtain a variance for the overheight wall in the front yard. He does not feel that the citations should have continued while he was in the process. Case history was shared with PO, and indication provided that the citations were discontinued and the case is on hold until a decision is made by the Planning Department on the wall; hold placed in January, 2015 when the formal application was submitted. The fines were all pre-application submittal. Director not willing to waive fees but will allow PO to appeal them to a hearing officers. Scott 05/18/2015 Rudinger Scott 05/19/2015 Rudinger Patti 05/21/2015 E-Mail from planning (Greg F. ) he will be working on the denial letter today to send off to the P.O .... E-Mail attached ... Planning has denied the administrative variance ... Planning is sending a denial letter to the property owner. now ... Recheck 6/10/15 RECEIVED LETTER FROM PLANNING DENYING THE http://user.govoutreach.com/carlsbadcalceprintrequest.php?curld=835966&type=O 08/17/2015 Print Code Enforcement Case Page 5 of7 Crescenti ----"" -·-·--· ·-----'~'-"7.~ Case Notes Scott 05/27/2015 ADMIN VARIANCE AV 15-01. Place a copy of denial letter in case file ... .! will give P.O 10 days to appeal the denial letter to the planning commission before doing a compliance site visit .... Case Notes Case Notes Case Notes Inspection ~--·--------Case Notes Case Notes Courtesy Notice-Followup Case Notes Inspection Case Notes Case Notes Case Notes Notice of Non Compliance Case Notes Notice of Non Compliance Case Notes Case Notes Rudinger Scott 05/28/2015 Rudinger Scott 06/03/2015 Rudinger Scott 06/04/2015 Phone call from Liz at American capital ... She wanted to know if she could go forward with the collection process ... I told her no that the case was still open ... I will recheck for compliance on 6/10/15 E-Mail from Debbie stating that if the P.O wants to appeal the citations that the city is going to give him the oppertunity even though his rights to appeal has expired 5 months ago ... E-Mail attached E-Mail Debbie my reasons why I dont think the P.O has a Rudinger right to appeai ... E-Mail attached Scott'~~0~6/~0~9~~~0~1~5---~S~i~te~v~is~it~.~ .. ~ll~le~g~a~lo~v~e~r~h~e~ig~h~t~w~a~ll~is-s~t~ill~in-p~la_c_e_ .. -.=P~ho~t-o-- Rudinger attached ... I will discuss with Debbie and tomorrow CEO Scott 06/1 0/2015 Rudinger meeting ... I will restart the citation process Kerry and I will draft a notice to the P.O explaining his variance has been denied and we will give him x amount of days to remove the violation or the citation process will continue .. Debbie 06/11/2015 6:24pm Email notice to PO outlining deadline for appeal of previous Fountain citations, and putting on notice that a violation remains on the property that will need to be corrected as soon as possible. Once appeal period has expired (6/6/15), the citation process may be reinitiated. Follow up correspondence will be forwarded to clarify the next steps in the process. Scott 06/15/2015 7:01am Comments:MR. Mahon ... As you are aware the plannind dept Rudinger has denied you adminastrative variance and has sent you notifcation by mail three weeks ago ... At this time the violation still exist on your property ... the violation nust be removed with in 10 days of todays date or the citation process will Scott 06/18/2015 Rudinger Scott 06/23/2015 Rudinger Scott 06/24/2015 Rudinger Scott 06/29/2015 Rudinger Scott 06/30/2015 Rudinger continue ... Piease contact me with any comments or cancers you may have, Send to {Owner, Property Location) ---c----=----c Planning department (Van L. )met with Mr. Mahon at the front counter this morning and explained the administrative variance has been denied and a notice was sent out (denial letter) ... MR. Mahon states he never received a notice .... Email from Van states he wants us to give him 1 0 days from today to start the appeals period process .... email attached Site visit. .. No compliance ... Over height wall still remains ·in the front yard setback No word from planning on P.O. Request for an appeal at this time .... PO has until June 28 th to make the appeals request... Recheck 6/29/16 Property owners request to appeal planning dept. decision for his Overheight was up as of yesterday ... I will email planning to see property owner has made an appeals request... Email city planner Greg F ..... He said the property owner did apply for an appeal on Friday ...... E-mail attached ..... He said the appeals hearing could be three months out... He will notify me with an update soon .... recheck 7/22/15 Kerry 07/13/2015 5:09pm Comments:, Send to (Owner, Property Location) Jezisek Scott 07/14/2015 Rudinger Scott 07/14/2015 Rudinger Scott 07/14/2015 Rudinger Kerry 07/16/2015 Jezisek Discuss with Kerry ... We will send the property owner a notice of intent to place a certificate of non-compliance on the pro pert Comments:, Send to (Owner, Property Location) Send property owner a notice of intent to place a certificate of noncompliance on his property located at 4628 Kelly Dr Received Request for Neutral Examination of Code Enforcement Citation Hardship Consideration and the Appeal of Adminstrative Citation Requests. Have called the Admin Hearing Officer and left a message that we'd like to schedule a hearing once we get payment for the fines already http://user.govoutreach.com/carlsbadcalceprintrequest.php?curld=835966&type=O 08/17/2015 Print Code Enforcement Case Page 7 of7 Date: _______ Time: _____ _ Findings: _________________________________ _ http://user.govoutreach.com/car1sbadcalceprintrequest.php?curld=835966&type=O 08/17/2015 May 19,2015 Jan Mahon 4826 Kelly Drive Carlsbad, CA 92008 • SUBJECT: AV 15-01-MAHON RESIDENCE ,A ATTACHMENT 5 Mct; 1-e~/.;;c:)J,;-{city of FILE · Carlsbad The City Planner has completed a review of your application for an Administrative Variance, AV 15-01- MAHON RESIDENCE at 4826 Kelly Drive. After careful consideration of the circumstances surrounding this request, the City Planner has determined that the five findings required for granting an Administrative Variance CANNOT be made and therefore, DENIES this request based on the following findings. Findings: 1. There ARE NOT special circumstances applicable to the subject property, including size, shape, topography, location or surroundings applicable to the property, and the strict application of the ·zoning ordinance DOES NOT deprive such property of privileges enjoyed by other property in the vicinity and under identical zoning classification in that the front yard is sufficient in size to enable a six foot tall wall to be built outside the front yard setback. Furthermore, the wall which is for decorative, noise attenuation or security purposes does not constitute relief from unusual difficulties or unnecessary hardships associated with the property in question in that the property is of average size and shape and is relatively flat with no physical constraints such as slopes. 2. The requested variance WOULD constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is located in that no other property in the vicinity has an approved wall or fence over 42 inches in height within the front yard setback. Although, there are other walls exceeding the maximum allowed height in a front yard setback within the same neighborhood, none of these property owners possess variances for such walls. Therefore, none of these property owners have been granted a special privilege for their non-conforming walls. 3. The granting of this variance WOULD authorize a use or activity which is not otherwise expressly authorized by the zone regulation governing the subject property in that the subject property is designated R-1 -One Family Residential Zone and walls as permitted by the Carlsbad Municipal Code (CMC) are a typical component of residentially zoned areas. The proposed wall is located within the front yard setback and is not permitted per CMC 21.46.130 which restricts wall height to a maximum of 42 inches within the front yard setback. Community & Economic Development Planning Division /1635 Faraday Avenue Carlsbad, CA 92008-7314/760-602-4660 /76D-602-B560 f I www.carlsbadca.gov (City of Carlsbad ERRATA SHEET FOR AGENDA ITEM #2 Memorandum November 4, 2015 To: Planning Commission From: Greg Fisher, Associate Planner r-~- Via Don Neu, City Planner \~ Re: Errata Sheet for Agenda Item #2-AV 15-01-MAHON RESIDENCE Staff is recommending that the Planning Commission include the following revisions: Delete the first entry/action listed on page 1 of 7 of Attachment 4-Code Enforcement Case Chronological History. This is a duplicate entry with an incorrect date. Community & Economic Development Planning Division 1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 I 760-602-8560 fax