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HomeMy WebLinkAbout2001-01-03; Planning Commission; ; CT 00-09 - CHARLES JACOBS PROPERTYllie City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No, ® Application complete date: Continued P.C. AGENDA OF: January 3, 2001 Project Planner: Christer Westman Project Engineer: Jeremy Riddle SUBJECT: I. CT 00-09 - CHARLES JACOBS PROPERTY - Demolition of an existing single-family residence and subdivision of an existing 1.38 acre property into 5 lots generally located between Ridgecrest Drive and Seacrest Drive in Local Facilities Impact Zone 1. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4859 RECOMMENDING APPROVAL of a Negative Declaration and ADOPT Planning Commission Resolution No. 4860 RECOMMENDING APPROVAL ofCarisbad Tract CT 00- 09 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The project was continued from the November 15, 2000 Planning Commission meeting. The continuance was required to allow the applicant additional time to perform a soils analysis. The additional time could also be used to explore issues raised by the Planning Commission and neighboring property owner. III. PROJECT DESCRIPTION AND BACKGROUND The project is the subdivision ofa 1.38 acre property into 5 residential lots which equates to 3.62 dwelling units per acre. The site is located between Ridgecrest Drive to the north and Seacrest Drive to the south. The property zoning is R-A-10,000 which requires a minimum lot size of 10,000 square feet. Each lot is proposed to be a minimum of 0.25 acres which is 10,890 square feet. There are no homes proposed at this time. The site is currently occupied by a single-family, detached residential structure which will be removed. Surrounding development consists of single-story, and two-story, single-family residential homes. There is no biologically significant vegetation on-site nor is there any indication that the site has any significant enviromnental resource value. The site has an elevation of 325 feet above sea level in the center. It slopes down to Ridgecrest Drive on the east to an elevation of 314 feet above sea level and Seacrest Drive on the west to an elevation of 314 feet above sea level. Views are to the east and the west. The project includes grading pads for each lot. The project is subject to the inclusionary housing ordinance and will be required to pay an Impact Fee for each lot created. The site is within an area designated for altemative street design regarding sidewalk and parkway improvements. Issues raised by the Planning Commission for resolution included the statement that the site had been used for agricultural production and could therefore have contaminated soils; the statement CT 00-09 Charles Jacobs Soperty ^ January 3, 2001 PAGE 2 that a building onsite has significant historic value; and the Planning Commission's authority to review future product design and placement. Concems raised by the Planning Commission included exceeding the Growth Control Point by .42 units; impacts to off-site drainage; and the compatibility of two-story, 4,000 square foot homes with the existing neighborhood. IV. ANALYSIS A soils analysis was conducted and no ground contaminants were found. The applicant conducted research regarding the history of the site and it has been concluded that there has not been any significant use of the site for agricultural purposes nor is there any historic value to the buildings onsite. (The soils analysis is available for review in the Planning Department.) The Planning Department has determined that the Planning Commission may require review of product on major subdivisions for the purpose of determining compatibility. The review may be part of the subdivision analysis and a Site Development Plan is not necessary. A condition may be added to the resolution requiring a product review prior to the issuance of building permits. The applicable density range for the 1.38 acre site (General Plan - RLM) is 0-4 dwellings per acre which is equal to 0-5.52 homes. The Growth Control Point of 3.2 dwellings per acre, limits the site to 0-4.42 homes unless certain findings can be made. The applicant has proposed 5 homes which is 0.58 more homes than the limit set by the Growth Control Point. The required findings to allow the additional 0.58 units on the site can be made and are included in the attached resolution. A summary of the findings are: 1) Public facilities are adequate in Zone 1 to accommodate the additional 0.58 units; 2) There have been sufficient developments approved in the quadrant at densities below the control point to offset the imits in the project above the control point so that approval will not result in exceeding the quadrant limit; and 3) The project has been designed and conditioned to provide the necessary public faciUties, including street and drainage improvements, in compliance with the adopted City standards. Staff has indicated that there is no cumulative effect in terms of drainage associated with this project, there is no net increase in runoff, and therefore it meets the standards set in the code and fmdings can made that drainage has been adequately provided for. The applicant has provided documentation from which the determination has been made. Regarding the existing drainage issues on Ridgecrest/Seacrest Drives, staff recommends that the project should not be burdened with correcting existing storm drain inadequacies. Those issues may be addressed through a separate process which is the Capital Improvements Program (CIP). Details regarding inclusion of a storm drain project to the CIP may be obtained from the Engineering Division at the Faraday Center, 1635 Faraday Avenue. ATTACHMENTS: 1. Planning Commission Resolution No. 4859 (Neg Dec) 2. Plarming Commission Resolution No. 4860 (CT) 3. Plaiming Commission Staff Report dated November 15, 2000, with attachments. Q O The City of Carlsbad Plaimmg Department A REPORT TO THE PLANNING COMMISSION ^ Item No, ® P.C. AGENDA OF: November 15, 2000 Application complete date: May 29, 2000 Project Planner: Christer Westman Project Engineer: Jeremy Riddle SUBJECT: CT 00-09 - CHARLES JACOBS PROPERTY - DemoUtion of an existing single-family residence and subdivision of an existing 1.38 acre property into 5 lots generally located between Ridgecrest Drive and Seacrest Drive in Local Facilities Impact Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4859 RECOMMENDING APPROVAL of a Negative Declaration and ADOPT Planning Commission Resolution No. 4860 RECOMMENDING APPROVAL Carlsbad Tract CT 00-09 based on the findings and subject to the conditions found therein. II. INTRODUCTION The appUcant is requesting Planning Commission approval of a Tentative Tract Map for the subdivision of a 1.38 acre property within the R-A-10,000 zone and the Residential Low- Medium General Plan land use area. The project compUes with all applicable development regulations and poUcies. Because the subdivision includes a panhandle lot, final approval must be granted by the City Council. III. PROJECT DESCRIPTION AND BACKGROUND The project is the subdivision of a 1.38 acre property into 5 residential lots which equates to 3.62 dwelling units per acre. The Residential Low Medium General Plan designation allows up to 4 dwellings per acre and the Growth Management Control Point limits the density to 3.2 dwellings per acre. The project proposes .42 dwellings above the Growth Control Point. The site is located between Ridgecrest Drive to the north and Seacrest Drive to the south. The property zoning is R-A-10,000 which requires a minimum lot size of 10,000 square feet. Each lot is proposed to be a minimum of 0.25 acres which is 10,890 square feet. There are no homes proposed at this time. The site is currently occupied by a single-family, detached residential structure which will be removed. Surrounding development consists of single-story, and two- story, single-family residential homes. There is no biologically significant vegetation on-site nor is there any indication that the site has any significant environmental resource value. The site has an elevation of 325 feet in the center. It slopes down to Ridgecrest Drive on the east to an elevation of 314 feet and Seacrest Drive on the west to an elevation of 314 feet. Views are to the east and the west. The project includes grading pads for each lot. A discussion of proposed pad elevations is found in IV (C) of this report. The project is subject to the inclusionary housing ordinance and will be required to pay an Impact Fee for each lot created. The site is within an \^1 CT 00-09 - CHARLES JACOBS PROPERTY November 15, 2000 Page 2 area designated for altemative sfreet design regarding sidewalk and parkway improvements. The proposed project is subject to the following plans, ordinances, standards and policies: A. Residential Low-Medium Density (RLM) General Plan Land Use Designation B. Carlsbad Municipal Code Chapter 21.08 (Residential Agricultural) C. Carlsbad Municipal Code Chapter 20.00 (Subdivision Ordinance) D. Carlsbad Municipal Code Chapter 21.85 (Inclusionary Housing) E. Growth Management Regulations (Local Facilities Management Zone 1) F. Carlsbad Municipal Code Chapter 19.00 (Environmental Procedures) G. Califomia Environmental Quality Act IV. ANALYSIS A. General Plan The following Table A identifies General Plan goals and objectives relevant to the proposed project and indicates the compliance of the proposal. TABLE A - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL OBJECTIVE, ORPROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Land Use Site is designated for RLM at 0-4 du/ac. 5 lots; 3.62 du/ac Yes. Refer to discussion below. Circulation New development shall dedicate and improve all public right-of-way for circulation facilities needed to serve development. Access is via driveways from Seacrest and Ridgecrest Drives. Sidewalk improvements will be required along both frontages. Yes Housing Provision of affordable housing. The project will be conditioned to pay an impact fee at building permit issuance. Yes Open Space & Conservation Utilize Best Management Practices for control of storm water and to protect water quality. The project will conform to all NPDES requirements. The project does not encroach into any areas of General Plan designated Open Space or un-developable slopes. Yes Public Safety Review new development proposals to consider emergency access, fire hydrant locations, and fire flow requirements. Required facilities have been conditioned to be provided concurrent or in advance of demand. Yes CT 00-09 - CHARLES JAi November 15,2000 Page 3 OBS PROPERTY Parks & Ensure that parks are The project will pay a Yes Recreation developed prior to or contribution toward the concurrent with need, as provision of parks through defined by the Growth a Park-in-Lieu fee. Management Plan. The project is proposed within the General Plan density range of 0-4 dwelling units per acre, however, it is proposed above the Growth Management Control Point. Per Council policy No. 43, imit allocation above the growth control point may be granted on a first, second, or third priority. As a single-family subdivision which meets all of the development standards and where the lots will be equal to the adjacent subdivided properties, it falls into a first priority category. B. Residential Agricultural (R-A-10,000) The R-A-10,000 zone allows one-family dwellings as well as a variety of agriculturally-related uses. The intent of subdividing the property is for one-family residential use. Although the site has an agricultural zoning, it is surrounded by residential development and therefore the single- family residential subdivision is appropriate. Lots are being proposed consistent with the size and dimension requirements of the zone. The minimum lot size may not be less than 10,000 square feet. Proposed lots range in size from 10,890 to 14,375. Adjacent lots have sizes of approximately 12,000. The proposed lots on Seacrest Drive have 75-foot widths and those proposed on Ridgecrest have greater widths of 90 - 105 feet. The minimum requirement is 75 feet. The site is considered "infill" and therefore special noticing is required. The specified "project pending" onsite notice was posted in September and the notice of "public hearing" was posted in October. One request for general project information at the public counter was generated by the "project pending" notice. One panhandle lot is proposed and may be approved by the City Council if certain circumstances are found to exist. 1) The property cannot be served adequatelv with a public sfreet without panhandle lots due to unfavorable conditions resulting from unusual topography, surrounding land development, or lot configuration. The fifth lot cannot be created without use of a panhandle because there is not adequate frontage on either Seacrest or Ridgecrest Drives to satisfy the minimum lot width of 75 feet. 2) Subdivision with panhandle lots will not preclude or adversely affect the ability to provide fiill public sfreet access to other properties within the same block of the subject property. All other lots within the same block have been previously subdivided and have public sfreet access. In addition specific findings must be made and specific lot standards must be met as follows: CT 00-09 - CHARLES JACOBS PROPERTY November 15,2000 Page 4 3) The area ofthe buildable portion of the lot shall be a minimum ten thousand square feet. The buildable portion of the panhandle lot is approximately 10,600 square feet. 4) The width requirements for the buildable portion of the lot shall be met as required for interior lots in the zone district. The panhandle lot has an irregular shape. The widest portion of the panhandle lot is approximately 80 feet. The narrowest portion of the lot is approximately 46 feet. 5) The yard requirements ofthe zone district shall be met as required for interior lots. There are no structures proposed for any of the lots within the subdivision at this time. "Front, side and rear yards" have been estabUshed through the map which will regulate the location of buildings on the site. 6) The length of the portion of the lot fronting on a pubUc street or pubUcly dedicated easement afforded access to the buildable lot shall not be greater than one hundred fifty feet for a single lot. The minimum width for such access portion shall be twenty feet. The "handle" length is 120-feet. The "handle" width is 30 feet with a 20 foot wide graded driveway bed. 7) An improved driveway shall be provided within the access portion of the lot from the public street or pubUc easement to the parking area on the buildable lot at least fourteen feet wide. A minimum 14-foot wide drive will be provided as shown on the exhibits. 8) Drainage from the lot shall be channeled down the private access to a public street or special drainage means must be provided to the satisfaction ofthe City Engineer. The panhandle lot has been designed so that surface waters will be collected and channeled to the driveway and down to Ridgecrest Drive. 9) Each lot shall have three non-tandem parking spaces with an approach not less than twenty-four feet in length with proper tumaround space to permit complete tumaround for forward access to the street. This parking and access arrangement shall be designed to the satisfaction of the Citv Engineer. There are no structures proposed for any of the lots within the subdivision at this time and therefore parking areas and "tumarounds" have not been designed. The lot is sufficient in size to accommodate the required parking and tumaround area. The final design will be determined with the request for a building permit. Photo simulations have been provided to illusfrate how the subdivision might look from Ridgecrest and Seacrest Drives when homes are built. As a property within an area designated for altemative street design, typical sfreet improvements will not be required. Since there are no sidewalk improvements along either of the streets, the CT 00-09 - CHARLES JACOBS PROPERTY November 15, 2000 Page 5 applicant will not be required to install sidewalks. However, the property will be encumbered by a Neighborhood Improvement Agreement for the future improvement of Ridgecrest Drive and Seacrest Drive. The agreement will record that the owner approves and consents to the formation of an assessment district that may be formed by the City Council of the City of Carlsbad for the purpose of financing the constmction of those future improvements. C. Subdivision Ordinance The proposed project complies with all appUcable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. All major subdivision design criteria have been complied with including the minimum lot width of 75-feet, minimum lot depth of 90 feet, provision of public access and minimum lot area. Grading is proposed to create pads for future homes. The total amount of cut grading for the site is 4,600 cubic yards and fill totals 800 cubic yards, leaving 3,800 cubic yards of dirt to be exported from the site. The site may be able to be designed to balance onsite, but the net effect would be the increase in height of building pads. Staff has detennined that the short term impact of exporting the dirt from the site is less significant than the long term benefit of keeping the pads at lower levels. The recipient location of the export material has not yet been determined, but will be established at grading permit issuance. Pad elevations will be consistent with the pattem developed by the existing, surrounding residential development. Pads increase or decrease in height as the sfreet elevation changes. On Ridgecrest Drive, Lot 1 is 5 feet lower than the adjacent existing home and Lot 2 is 2 feet lower than Lot 1. The existing home adjacent to Lot 2 is 3 feet lower. On Seacrest Drive, Lot 5 is 7 feet lower than the adjacent existing home and Lot 4 is 3 feet lower than Lot 5. The existing home adjacent to Lot 4 is 3 feet lower. In order for the proposed lots to have utility services and access from the adjacent sfreets, the developer will be required to offer various dedications (e.g., drainage easements, street right-of- way) and install street and utility improvements, including but not limited to, driveway aprons, gutters, sewer facilities, drainage facilities, and fire hydrants. D. Inclusionary Housing The City's Inclusionary Housing Ordinance (Chapter 21.85) requires that a minimum of 15% of all approved units in any residential development be restricted to and affordable to lower-income households. Section 21.85.110 ofthe Inclusionary Housing Ordinance specifies that, "For any residential development or development revision of less than seven units, the inclusionary requirements may be satisfied through the payment to the city of an in-lieu fee." This project is for a maximum of 5 residential lots and therefore, will be conditioned to pay the affordable housing in-lieu fee. The proposed project complies with all applicable inclusionary housing requirements. E. Growth Management Ordinance The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public faciUties created by the project, and its compliance with the adopted performance standards, are summarized in Table B below. CT 00-09 - CHARLES JACOBS PROPERTY November 15,2000 Page 6 TABLE B: GROWTH MANAGEMENT CO MPLIANCE STANDARDS IMPACTS COMPLIANCE City Administration 17.38 sq. ft. Yes Library 9.27 sq. ft. Yes Waste Water Treatment 5 EDU Yes Parks .03 acre Yes Drainage Basin B Yes Circulation 50 ADT Yes Fire Station No. 1 Yes Open Space N/A Yes Schools CUSD Yes Sewer Collection System 5 EDU Yes Water 1,100 GPD Yes The proposed project is 0.42 dwelling units above the Growth Management dwelling unit allowance. However, public facilities are adequate in Zone 1 to accommodate the additional .42 units, there have been sufficient developments approved in the quadrant at densities below the control point to offset the units in the project above the control point so that approval will not result in exceeding the quadrant limit, and the project has been designed and conditioned to provide street and drainage improvements consistent with adopted city standards. V. ENVIRONMENTAL REVIEW The proposed project has been reviewed pursuant to the Califomia Environmental Quality Act (CEQA). The initial study prepared in conjunction with the project determined that there are no potentially significant impacts. There is no evidence onsite of biological significance and all short term impacts resulting from the grading and constmction of the site will be mitigated by standard practices including restrictions on hours of work, site watering, and street washing. The General Plan land use designation and zoning for the site remain the same. The project falls within the scope ofthe City's MEIR for the City of Carlsbad General Plan update (EIR 93-01) certified in September, 1994, in which a Statement of Overriding Considerations was adopted for cumulative impacts to air quality and traffic. An MEIR may not be used to review projects if it was certified more than five years prior to the filing of an appUcation for a later project except under certain circumstances. The City is currently reviewing the 1994 MEIR to determine whether it is still adequate to review subsequent projects. Although the MEIR was certified more than five years ago, the City's preliminary review of its adequacy finds that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified. The only potential changed circumstance, the intersection failure at Palomar Airport Rd. and El Camino Real, is in the process of being mitigated to below a level of significance. Additionally, there is no new available information, which was not known and could not have been known at the time the MEIR was certified. Therefore, the MEIR remains adequate to review later projects. All feasible mitigation measures identified by the MEIR which are appropriate to this project have been incorporated into the project. In consideration of the foregoing, on September 28, 2000 the Planning Director issued a Negative Declaration for the proposed project. The environmental document was noticed in the newspaper and no public comments were received during the 20-day public review and comment period CJ CT 00-09 - CHARLES JACOBS PROPERTY November 15, 2000 Page 7 ATTACHMENTS: 1. Planning Commission Resolution No. 4859 (Neg Dec) 2. Planning Commission Resolution No. 4860 (CT) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. Photo Simulations 8. Reduced Exhibits 9. Full Size Exhibits "A" - "B," dated November 15, 2000 CW:cs SITE CHARLES JACOBS PROPERTY CT 00-09 BACKGROUND DATA SHEET CASE NO: CT 00-09 CASENAME: Charles Jacobs Propertv APPLICANT: Charles Jacobs REQUEST AND LOCATION: Demolition of an existing home and subdivision of the property for 5 residential lots west of Ridgecrest Drive and east of Seacrest Drive. APN: 167-053-18-00 Acres: 1.38 acres Proposed No. of Lots/Units: 5 lots GENERAL PLAN AND ZONING Land Use Designation: RLM Density Allowed: 0-4 du/ac Density Proposed: 3.62 du/ac Existing Zone: R-A-10.000 Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-A-10,000 RLM Single-family Residential North R-A-10,000 RLM Single-family Residential South R-A-10,000 RLM Single-family Residential East R-A-10,000 RLM Single-family Residential West R-A-10,000 RLM Single-family Residential PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 5 EDU ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued September 28, 2000 I I Certified Environmental Impact Report, dated I I Other, CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Charles Jacobs Property CT 00-09 LOCAL FACILITY MANAGEMENT ZONE: i GENERAL PLAN: RLM ZONING: R-A-10.000 DEVELOPER'S NAME: Charles Jacobs ADDRESS: 7725 Haley Drive Granite Bay Califomia 95746 PHONE NO.: 916-791-4610 ASSESSOR'S PARCEL NO: 167-053-18-00 QUANTITY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 1.38 acres/5 lots A. City Administrative FaciUties: B. Library: C. Wastewater Treatment Capacity D. Park: E. Drainage: F. Circulation: G. Fire: H. Open Space: I. Schools: J. Sewer: K. Water: L. Demand in Square Footage Demand in Square Footage Demand in Acreage - Demand in CFS = Identify Drainage Basin = Demand in ADT = Served by Fire Station No. = Acreage Provided = Demands in EDU Identify Sub Basin = Demand in GPD = 17.38 square feet 9.27 square feet 5 EDU .03 acres Basin B 50 ADT No. 1 N/A 1.3E/.36JR/.68 H.S. 5 EDU 1.100 GPD The project is .42 units ABOVE the Growth Management Dwelling unit allowance. Citv of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defmed as "Any individual, firm, co-partnership, joint venture, association, social club, fratemai organization, coiporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, adckesses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW If a publiclv-ovmed corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person ^//^/?X^5 . Jf^^BS Corp/Part_ Title £>U/t^Eg Title Address Aj>«AU ITP SAY, "=^5^ V ^ Address_ OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% ofthe shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Corp/Part_ Person^ Title OU>t*e.VL Title Address (Jj^a^rT^ SAy^ dA. ^S^HC Address. 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-46O0 • FAX (760) 602-8559 ^ jf3f^^\ NON-FROFIT%W«6ANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as tmstee or beneficiary of the. Non Profit/Tmst_ Titie Non Profit/Trust, Title Address Address Have you had more than $250 worth of business transacted with any member of City staff. Boards, Commissions, Committees and/or Council within the past twelve (12) months? I I Yes No If yes, please indicate person(s):. NOTE: Attach additional sheets if necessary. I certi ^e abovf information is^e and correct to the best of my knowledge Signature of owner/date Signature of applicanVd; Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 GRADED SITE WITH HOMES JACOBS PROPERTY QTY OF CARLSBAD VIEW FROM RIDGECREST APRIL 2000 JACOBS PROPERTY CITY OF CARLSBAD VIEW FROM RIDGECREST DRIVE APRIL 2000 Wilkinson design group GRADED SITE WITH HOMES JACOBS PROPERTY CITY OF CARLSBAD VIEW FROM SEACREST DRIVE APRIL 2000 Wilkinson design group JACOBS PROPERTY CITY OF CARLSBAD VIEW FROM SEACREST DRIVE APRIL 2000 Wilkinson design group CKmaUL SOTKS: OMM WM«VW . mimn * tusafvtm r tm , . smurmmr . 9frwaiBa . s tomioa . am33i3oi/mmi miamrmcr wmHomtm. semns mm o-y-mo JSOL om»Mk CHARLES JACOBS PROPERTY NO SCM.C iKGAL DssaapnoN: ataortmsiimiamm %0Harrtremmm emmtrimmm sara-cmmi«4CBami»itmimTm jmwtfM-arMrer ae lamrrmeemarrsmoaoaufTKJ'ria'M onrmwamm ourammeonmorarsMmiatsrautsaormi tmtarrrcmmm aatrrrsmttm mryoitfaww usanmamm m jmm3,3fmrmnerir3rmim'itpaieBtrsinerte eoimrK swnnm 3m3€AT9tammim3a]B3rea9er«rtmt3rmt3 ffMrxflwiw imimrtK MmirsamtriteteAsrMmmn ot/aiamsmnemmr ar seem rj$'JO" oar u form oBaamrmorefae'm^a's/aTiod fmrmwrmtMrurersmmgt mm Mom sm eauxrur nann reref oar m49 tarn 9€ fmr ertimm OWNB^/smDIYlDBl! 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