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HomeMy WebLinkAboutLCPA 00-08; Carlsbad Promenade; Local Coastal Program Amendment (LCPA)The City of Carlsbad Planning Departm,,..i P.C. AGENDA OF: January 16,2002 A REPORT TO THE PLANNING COMMISSION Application complete date: May 10, 2001 Project Planner: Van Lynch Project Engineer: Glen Van Peski Item No. SUBJECT: ZC 00-06LCPA OO-OS/CT 00-19/CDP 00-53/HDP 00-10 - CARLSBAD PROMENADE - Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum, and recommendation of approval of a Zone Change, Local Coastal Program Amendment, Tentative Tract Map, Coastal Development Permit, and Hillside Development Permit to change the land use designations from R-1-10-Q and Limited Control (L-C) to One-family Residential, 7,500 square foot minimum lot size, Qualified Development Overlay Zone (R-1-7,500 - Q) and for the subdivision and grading of 30.9 acres into 32 residential lots and 5 open space lots located on the northeast comer of Poinsettia Lane and Aviara Parkway in Local Facilities Management Zone 20. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5134, 5135 5136, and 5137, 5138, and 5139 RECOMMENDING ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum and RECOMMENDING APPROVAL of a Zone Change (ZC 00-06), Local Coastal Program Amendment (LCPA 00-OS), Tentative Tract Map (CT 00- 19), Coastal Development Permit (CDP 00-53), and Hillside Development Permit (HDP 00-10) based on the findings and subject to the conditions contained therein. 11. INTRODUCTION The proposed project is a Zone Change and Local Coastal Program Amendment to change the zoning and Local Coastal Program land use designation fiom R-1-10-Q and Limited Control (L- C) to Residential - Single Family - 7,500 square foot lot size minimum - Qualified Overlay Zone (R-1-7,500-Q). In addition, a Tentative Tract Map, Coastal Development Permit, and Hillside Development Permit are required to subdivide and grade the 30.9 acre parcel of land located on the northeast comer of Poinsettia Lane and Aviara Parkway. The applicant is proposing to subdivide the parcel into 33 residential lots and five open space lots. The project complies with City standards and all necessary findings can be made for the approvals being requested. All of the applications require City Council action. 111. PROJECT DESCRIPTION AND BACKGROUND The 30.9-acre project site is located on the northeast comer of Poinsettia Lane and Aviara Parkway within the Zone 20 Specific Plan and Local Facilities Management Zone 20. It is bordered to the north-by the Seaside Heights and Roesch developments, to the east by vacant ZC 00-06LCPA OO-O8/C 1 00- 19/CDP 00-53/HDP 00- 10 - CARLodAD PROMENADE January 16,2002 (fallow) agricultural land, to the south by a Poinsettia Lane and the Aviara development, and Aviara Parkway to the west. A SDG&E overhead power transmission line passes through the eastern portion of the property. The property has been used for agricultural purposes in the past and is now fallow. It is on this portion of the site that development is proposed. The remainder of the site is constrained by slopes and native vegetation that will not be disturbed. The northern portion of the site, and some remnant portions contain sensitive habitats (10.34 acres) and are proposed to remain in open space. The remnant parcels are located on the south side of Poinsettia Lane (5.1 acres) and on the west side of Aviara Parkway (.73 acre). Overall, 15.9 acres of the 30.9-acre site is proposed as open space. The project proposes to revegetate .77 acres of Coastal Sage Scrub on the remnant parcel located south of Poinsettia Lane. The proposed Zone Change and Local Coastal Program designations are necessary to change the Limited Control (L-C) designation of the property to One-family Residential, 7,500 square foot lot size minimum, Qualified Development Overlay Zone (R- 1 -7,500-Q) to implement the Residential Low-Medium (FUM) General Plan designation. Lot 1 of the Mariners Point project, which is the entrance to the Carlsbad Promenade project, is currently zoned R-1-10,000-Q. This parcel is proposed to be changed to R-1-7,5000-Q to be consistent with the rest of the project’s zoning and to eliminate any split zoning as a result of the subdivision. The project includes a request for a Tentative Tract Map. The applicant proposes to divide the property into a total of 38 lots. Thirty-three of the lots will be residential (ranging from 8,000 square feet to 26,720 square feet in area) and the remaining five lots will be open space lots. Five of the residential lots are designed as panhandle lots. A proposed 60-foot wide public cul- de-sac street, which begins on Aviara Parkway across from the eastern terminus of Camino De Las Ondas, provides access to the lots. The street is L-shaped and runs parallel to the east of Aviara Parkway and north of Poinsettia Lane and terminates in a cul-de-sac just short of the SDG&E easement. This street was designed to not continue through to the east, as it would have crossed a habitat corridor. The curb-to-curb width has been increased to 40 feet and fire sprinkler systems will be installed in the homes. Lots front on both sides of the proposed street. A public trail (segment number 30 of the Open Space and Conservation Resource Management plan) is proposed within the SDG&E easement as part of the citywide trail system. At this point there are no building plans proposed for the subdivision. The Q-Overlay requires the approval of a Site Development Plan by the Planning Commission prior to building permit issuance. The project’s tentative map includes panhandle lots, which must be acted upon by the City Council. Since the map is to be heard by the City Council, the Coastal Development Permit and Hillside Development Permit must also be heard by the City Council. The zone change and Local Coastal Program Amendment are both acted upon by the City Council. IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. B. C. Residential Low-Medium Density (RLM) General Plan Land Use Designation; R-l-7,500, Qualified Development Overlay Zone (R-l-7,5OO-Q) Zone Regulation; Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); ZC 00-06LCPA OO-O8/C A 00- 19/CDP 00-53/HDP 00-1 0 - CARLdAD PROMENADE January 16,2002 PROPOSED USES & IMPROVEMENTS D. E. F. G. H. I. Zone 20 Specific Plan (SP 203); Mello I1 Segment of the Local Coastal Program, the Coastal Agriculture Overlay Zone, and the Coastal Resource Protection Overlay Zone; Hillside Development Regulations (Carlsbad Municipal Code Chapter 2 1.95); Inclusionary Housing Ordinance (Carlsbad Municipal Code Chapter 21 35); Draft Habitat Management Plan; and Growth Management Regulations (Local Facilities Management Zone 20). COMPLY? The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. OR PROGRAM Site is designated for Residential Low- Medium at 3.2 ddac. Provision of affordable housing A. General Plan 33 single-family lots at Yes 1.6 ddac 6 housing credits to be purchased from Villa Yes The General Plan and Local Coastal Program designation for the project site is Residential Low- Medium (RLM). The surrounding properties in Zone 20 are General Plan designated RLM. This designation allows single-family residential development at a range of 0-4 dwelling units per acre (ddac). The RLM range has a Growth Control Point of 3.2 ddac. The density of the proposed single-family subdivision is 1.6 ddac. The project complies with all elements of the General Plan as illustrated in Table A below: Table A - GENERAL PLAN COMPLIANCE ELEMENT Land Use Housing Open Space & Conservation Noise USE, CLASSIFICATION, GOAL, OBJECTIVE I Loma woiect Utilize Best Manage- ment Practices for control of storm water and to protect water quality Residential exterior noise standard of 60 CNEL and interior noise standard of 45 CNEL Project will conform to all NPDES requirements Project site is not impacted by potential noise generating sources such as Poinsettia Ln. or Palomar Airport Yes Yes ZC 00-06LCPA OO-O8/C. 00-19/CDP 00-53MDP 00-10 - CARLuJAD PROMENADE January 16,2002 ELEMENT Table A - GENERAL USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM Require new development to construct roadway improvements needed to serve proposed development 'LAN COMPLIANCE PROPOSED USES & IMPROVEMENTS Project will construct public streets consisting of a single cul-de-sac accessing Aviara Parkway opposite existing Camino de Las Ondas, and frontage improvements to both sides of Poinsettia Lane through the property. COMPLY? Yes B. R-1-7,500-Q Regulation The project site, part of a County island annexed in 1987, is currently zoned Limited Control (L-C). The L-C zone designation is given to annexed properties and is an interim zone for areas where planning for future land uses has not been completed nor have plans of development been formalized. Proposed is a zone change from R-1-10-Q L-C to R-1-7,500-Q. This will result in the zoning for the site being consistent with the General Plan Land Use designations of RLM. The proposed zone is also compatible with the existing adjacent residentially zoned properties and probable future residential zones of the adjacent L-C zoned properties. The proposed subdivision meets the R-1 development standards for lot size and lot width. The minimum lot size permitted is 7,500 square feet where the minimum proposed is 8,000 square feet. The minimum lot width allowed, and proposed, is 60 feet. The five panhandle lots meet the 8,000 square foot buildable lot area and 60-foot lot width. The project site will be designated with a Qualified Development Overlay and will be subject to the regulations of Chapter 21.06, Qualified Development Overlay Zone, of the Zoning Ordinance. While there are no specific development standards contained in the Q-Overlay, there is a requirement for approval of a Site Development Plan prior to issuance of building permits. By processing this Site Development Plan, the applicant is complying with the provisions of the Q-Overlay . C. Subdivision Ordinance The Engineering Department has reviewed the proposed project and has concluded that the subdivision complies with all applicable 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 depth of 90 feet, provision of public access, required street frontage, and minimum lot area. ZC 00-06/LCPA OO-OS/C A 00-19/CDP 00-53/HDP 00-10 - CARLudAD PROMENADE January 16,2002 STANDARD REQUIRED Local Coastal Plan Grading Required Zoning R-1-7,500 Grading prohibited between The grading for the project shows a balanced grading operation with no export of material. The developer will be required to offer various dedications (e.g., drainage easements, street right-of- way) and will be required to install street and utility improvements, including but not limited to, a traffic signal at Camino de Las Ondas, curbs, gutters, sidewalks, sewer facilities, drainage facilities, fire hydrants, and street lights. Consistent with National Pollutant Discharge Elimination System (NPDES) requirements, a detention basin is proposed to attenuate runoff and improve water quality. PROPOSED Grading limitation included as R-1-7300-4 D. Zone 20 Specific Plan (SP 203) - Requirements LCP Agricultural Conversion Dedications Trail System Affordable Housing The project is within an area subject to the Zone 20 Specific Plan. The Zone 20 Specific Plan provides a framework for the development of the vacant properties within Zone 20 to ensure the logical and efficient provision of public facilities and community amenities for the future residents of Zone 20. The project complies with the following requirements of the Specific Plan as demonstrated in Table B below. Oct. 1 &d April 1 Three conversion options permitted Conversion Mitigation Fee All required land or easements shall be dedicated to the City Construct required trails identified on the citywide plan Provide affordable housing CDP condition Payment of Agricultural Street right-of-way and easement dedications proposed Project provides for trail within SDG&E easement Purchase of 6 housing credits within the Villa Loma project E. Local Coastal Program The project site is located within Site I11 of the Mello I1 Segment of the Local Coastal Program. Development of the project site is also subject to, and consistent with, the requirements of the Coastal Agriculture Overlay Zone and the Coastal Resource Protection Overlay Zone. Approval of a Coastal Development Permit is required for the project. One of the primary requirements of the applicable coastal regulations pertains to the conversion of agricultural land to urban use. The project has been conditioned to ensure the payment of an agricultural conversion mitigation fee, which will mitigate the loss of agricultural resources by preserving or enhancing other important coastal resources. The winter grading restrictions that apply in the coastal zone are proposed as conditions of the Coastal Development Permit. The project site does have sensitive coastal resources in the form of slopes over 25% and native vegetation, including Diegan Coastal Sage scrub, Southern Maritime Chaparral, and Southern Willow scrub, which are not being disturbed by the project. The proposed fire suppression zones do not impact native habitats as well. The project site is located 1.5 miles from the coastline and does not impact shoreline ZC 00-06LCPA OO-O8/C 00-1 9/CDP 00-53/HDP 00- 10 - CARLdAD PROMENADE January 16,2002 access, recreational opportunities, scenic or visual resources. All undeveloped slopes and open space areas will be placed in open space easements as a condition of approval. The Local Coastal Program Amendment (LCPA) is required to implement the proposed zone change from L-C to R-1-7,500-Q. The LCPA will result in the zoning and coastal land use designations for the site to be consistent and provide consistency with the LCP land use designation of Residential Low-Medium (0-4 dwelling units per acre). No comments were received during the required six-week LCPA public notice. F. Hillside Development Regulations The project site contains slopes over 15% and slope elevation differences greater than 15 feet. With the exception of a small area in the eastern portion of the site, the slopes are located in the proposed open space areas or remnant parcels and are to remain natural or revegetated. The portion of the site to be developed is predominantly flat. The one slope area that will be developed is an average of 20 feet tall with the highest point being 25 feet. The slope runs into the previously graded slopes for Poinsettia Lane. Although the slope area is greater than 10,000 square feet in area, it is not a significant or prominent landform feature and is therefore considered developable per section 21.95.120B)( l)(d) of the Hillside development Regulations. The slope is covered with non-native grassland and does not contain any significant or sensitive vegetation. The areas on both sides of the slope have been disturbed by roadway construction and agricultural practices. The project complies with the development regulations in that the volume of grading is 4,035 cubic yards per acre, which is withn the acceptable range of zero to 7,999 cubic yards per acre. None of the manufactured slopes exceed the @foot maximum and the slopes adjacent to Aviara Parkway and Poinsettia Lane will be contour graded where new slopes are being created. The existing slopes along the roadway are 2:l. All new manufactured slopes are to be landscaped. Since no structures are proposed, the review of hillside and hilltop architecture cannot be addressed at this time. G. Inclusionary Housing Ordinance The City’s Inclusionary Housing Ordinance (Chapter 2 1.85) requires that a minimum of 15% of all approved units in any qualified residential subdivision be made affordable to lower income households. The inclusionary housing requirement for this project would be 6 dwelling units. The applicant is requesting to purchase 6 affordable housing credits in the Villa Loma housing project to satisfy the project’s affordable housing requirements. The City’s Housing Committee has approved the request to purchase the affordable housing credits. H. Draft Habitat Management Plan The project site is within Linkage Area F between Cores 4 (Macario Canyon) and 8 (Batiquitos Lagoon). This linkage is a stepping-stone linkage through west-central Carlsbad containing fragmented patches of coastal sage scrub, grassland, and chaparral, but also a significant amount of existing development. ZC 00-06LCPA OO-O8/C 1 00-19/CDP 00-53/HDP 00-10 - CARLadAD PROMENADE January 16,2002 The project is also defined as being a standards area within the Zone 20 Local Management Facilities Zone. The proposal complies with the goal of preserving the majority of the sensitive habitats on site with no loss of Diegan Coastal Sage scrub (7.58 acres), Southern Maritime Chaparral (1.54 acres), or Southern Willow scrub (.67 acres). A total of 15.9 acres of the 30.9- acre site will be in open space. These open space areas are also contiguous with open space on adjacent properties such as Roesch to the northeast and Aviara to the south. The project also proposes to revegetate .77 acres of land south of Poinsettia Lane with Coastal Sage scrub to enhance the habitat linkage. With the exception of the existing Poinsettia Lane, the project provides continuous habitat connectivity within the linkage. '?he open space area located south of the project site connects to the open space of Aviara and the SDG&E transmission corridor. The open space to the north connects with the canyon, native slope vegetation, and SDG&E transmission corridor that lead to the Encinas Creek. Please refer to the attached Exhibit "CT 00- 19, Parcels Link F" that shows the property's relationship to Linkage F. The project provides a 150-foot wide corridor from south to north, which is coincident with the SDG&E transmission easement. The project was designed to preclude the onsite circulation from continuing across the corridor to create an interconnected circulation system that is preferred over cul-de-sacs. I. Growth Management The proposed project is located within Local Facilities Management Zone 20 in the southwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table C below. TableC: GRO STANDARD City Administration Librarv Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water YTH MANAGEMENT COMPLIANCE IMPACTS COMPLIANCE 114.7 sq. ft. Yes 61.3 sq. ft. Yes 33 EDU Yes .23 acre Yes Basin D Yes 330 ADT Yes Station No. 4 Yes 15.9 acres Yes Carlsbad Unified Yes The proposed project is 26 units below the Growth Management dwelling unit allowance. ZC 00-06LCPA 00-08/~ I 00- 19/CDP 00-53MDP 00- 10 - CARLBAD PROMENADE January 16,2002 Pane 8 V. ENVIRONMENTAL REVIEW The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA). Staff prepared an initial study for the project and concluded that no potentially significant impacts would result with the implementation of the project. The project is within the scope of the City’s Master Environmental Impact Report (MEIR) which was utilized to address the project’s cumulative air quality and circulation impacts. An MEIR may not be used to review projects if it was certified more than five years prior to the filing of an application for a later project. The City is currently reviewing the 1994 MEIR to determine whether it is still adequate to review subsequent projects. Although the MER 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 has been mitigated to below a level of significance with new roadway improvements. 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. In consideration of the foregoing, on November 2, 2001 the Planning Director issued a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum for the proposed project. The one mitigation measure is for paleontological monitoring during grading operations. Subsequent to the issuance of the Mitigated Negative Declaration and mitigation monitoring and reporting program, it was determined that a new mitigation measure addressing continued ownership and maintenance of the open space should be added to the mitigation monitoring and reporting program. This addendum does not require the Mitigated Negative Declaration and mitigation monitoring and reporting program to be recirculated for public review because it does not constitute a substantial revision according to California Environmental Quality Act Guideline 15073.5. ATTACHMENTS: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. Planning Commission Resolution No. 5 134 (Neg. Dec.) Planning Commission Resolution No. 5 135 (ZC) Planning Commission Resolution No. 5 136 (LCPA) Planning Commission Resolution No. 5 137 (CT) Planning Commission Resolution No. 5 138 (CDP) Planning Commission Resolution No. 5 139 (HDP) Location Map Background Data Sheet Local Facilities Impacts Assessment Form Disclosure Statement Exhibit CT 00-19, Parcels Link F Exhibits “A” - “R’, dated January 16,2002 CARLSBAD PROMENADE ZC 00-061LCPA 00-08/CT 00-1 91 CDP 00=53/HDP 00-10 - h BACKGROUND DATA SHEEl CASE NO: ZC 00-06/ LCPA 00-08/ CT 00-191 HDP 00-10/ CDP 00-53 CASE NAME: CARLSBAD PROMENADE APPLICANT: CARLSBAD PROMENADE PARTNERS LLC REQUEST AND LOCATION: Zone Change and subdivision of 30.9 acres into 33 residential lots and 5 open space lots on property located on the northeast corner of Poinsettia Ln and Aviara Parkway. LEGAL DESCRIPTION: The northwest auarter of the southwest quarter of the southwest auarter together with the south half of the southwest auarter of the southwest quarter both of Section 22, Township 12 south, Range 4 west, San Bernardino Meridian, in the County of San Diego, State of California, according to the official plat thereof, together with Lot 1 of Carlsbad Tract No. 91-12. Mariners Point Unit 1. in the City of Carlsbad, County of San Diego, State of California, accordinn to map thereof no. 13394. filed in the office of the County recorder of San Diego County, California on January 24,1997 APN: 214-550-01/215-070-13 and 26 Acres: 30.9 Proposed No. of Lots/Units: 38 Lots/33 Units GENERAL PLAN AND ZONING Land Use Designation: Residential Low-Medium Density Allowed: 3.2 Existing Zone: Limited Control Surrounding Zoning, General Plan and Land Use: Density Proposed: 1.6 Proposed Zone: R-1-7,500- 0 Zoning Site Limited Control (L-C) North O-SIR-1-7,5OO-Q South Planned Community East (L-C) West R- 1 - 10-Q General Plan Current Land Use RLM Vacant RLM Open SpaceNacant RLM Residential RLM Vacant RLM Residential PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 33 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued November 2,2001 u Certified Environmental Impact Report, dated - CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: CARLSBAD PROMENADE ZC 00-06LCPA 00-08/ CT 00-19/ HDP 00-10/ CDP 00-53 LOCAL FACILITY MANAGEMENT ZONE: 20 GENERAL PLAN: RLM ZONING: Limited Control DEVELOPER’S NAME: Carlsbad Promenade Partners LLC ADDRESS: 4275 Executive Square, Suite 240, La Jolla, CA 92037 PHONE NO.: 858-625-31 19 ASSESSOR’S PARCEL NO.: 214-550-01/215-070-13 and 26 QUANTITY OF LAND USEDEVELOPMENT (AC., SQ. FT., DU): 30.9 ESTIMATED COMPLETION DATE: &own A. B. C. D. E. F. G. H. I. City Administrative Facilities: Library: Wastewater Treatment Capacity Park: Drainage: Circulation: Fire: Open Space: Schools: J. Sewer: K. Water: Demand in Square Footage = 114.7 Demand in Square Footage = 61.3 33 EDU Demand in Acreage = .23 Identify Drainage Basin = Demand in ADT = 330 Served by Fire Station No. = Acreage Provided = 15.9 Basin D 4 Carlsbad 9 Elementary 3 Junior 5 High School Demands in EDU 33 Demand in GPD = 7.260 L. The project is 26 units below the Growth Management Dwelling unit allowance. DISCLOSURE STATEMENT I Applicant‘s statement or disclosure of certain ownership interests on all applications which \\ill require] Idiscretionary action on the pan ofthe City Council or any appointed Board. Commission or Committee. I 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 defined as “Any individual. fm, co-parmenhip, joint venture, association. social club, fraternal organization, corporation. estate, bust, receiver, syndicate, in this and any other county, city and county. cic 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 bel ow. 1. APPLICANT (Not the applicant‘s agent) Provide the COMPLETE. LEGAL names and addresses of persons having a financial interest in the application. If the applicant includes a cornoration or Dannership. include the names. title. addresses of all individuals owning more than 10% of the shares. IF NO 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 INDIVIDUALS OWN MORE THAN 10% OF THE SHARES. PLEASE INDICATE NON- necessary.) Person Corp/Pan 554Q &k&& Sheet Address Address 7 OWNER (Not the owner‘s agent) -. Provide the COMPLETE, LEGAL names and addresses of & persons having any ownership interest in the property involved. Also. provide the nature of the legal ownership (Le, partnership. tenants in common. non-profit. corporation. etc.). If the ownership includes a corporation or Dartnersliio. include the names. title. addresses 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- owned corporation. include the names. titles. and addresses of the corporate officers. (A separate page may be attached if necessan.) Person ku SkQcf ’ Corp/Part L- A Title Title Address Address @ 2075 Las Palmas Dr. Carlsbad. CA 92009-1576 - (760) 438-1161 - FAX (760) 438-0894 TOF- Name of, 1. =G-O.C., LP. Member Address 4343 Von Karmas Avcnuc, Newport Beach, CA 92660 Name of Member Addreas' I. CiticmpNorth . 153 East 53rd SM -P. 0. Box 9240 America, Inc. Niw YO* NeW.YOrk.10043 2. WillicMM; Bauce and shuoq J. Bauce, Tru6teea ofthc Bauce Family Trust Un/A dated November 1, 1995, as aarcllrded .. . SmtaFe, Clli.fbmia92067 .. .. .- CARLSBAD PROMENADE PARTNERS, LLC, A Delaware limited liability company By: KREG-OC, L.P., a California limited partnership, Its managing member By: KOLL DEVELOPMENT OPERATING CO., LLC A Delaware limited liability company, its general partner BY: KOLL DEVELOPMENT COMPANY, LLC, A Delaware limited liability company, its sole member Anthony C. Badekx Its: Vice President 4 CT 00-19 A I i,