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HomeMy WebLinkAbout1993-12-01; Planning Commission; Resolution 3577- c* 1. I\ 0 * 1 2 3 4 5 6 7 PLANNING COMMISSION RESOLUTION NO. 3577 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A TENTATIVE TRACT MAP TO SUBDMDE AND ROUGH GRADE THE INDIVIDUAL NEIGHBORHOODS AND MAJOR STREETS WITHIN THE THIRD PHASE OF THE AVIAR4 MASTERPLAN ON PROPERTYGENERALLY LOCATED ALONG FUTURE AMBROSIA LANE NORTH OF ALGA ROAD IN LOCAL, FACILITIES MANAGEMENT ZONE 19. CASE NAME: AVIARA PHASE 111 I I CASE NO: CT 92-03 I 8 I/ WHEREAS, a verified application for certain property to wit: 9 LO 11 12 13 14 !I A portion of the east half of the southeast quarter of Section 22, and a portion of the north half of Section 27, all in Township 12 South, Range 4 West, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California according to official plat thereof, as shown on Record of Survey No. 10774, recorded in the Office of the San Diego County Recorder, October 30, 1986. has been filed with the City of Carlsbad and referred to the Planning Commission; and 15 16 17 21 of the Carlsbad Municipal Code; and WHEREAS, said verified application constitutes a request as provided by Ti1 l8 /i I WHEREAS, the Planning Commission did, on the 17th day of Novembc 1993, and on the 1st day of December, 1993, hold a duly noticed public hearing prescribed by law to consider said request; and 19 20 a il WHEREAS, at said public hearing, upon hearing and considering all testimo 22 factors relating to CT 92-03; and 23 and arguments, if any, of all persons desiring to be heard, said Commission considered NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Comrnissi 24 25 ' as follows: 26 27 28 A) That the above recitations are true and correct. @ 3) B) That based on the evidence presented at the public hearing, the Commissior 1 recommends APPROVAL of CT 92-03, based on the following findings and subjecl to the following conditions: 2 3 4 5 6 7 Fhdill!?S: 1. The proposed map and project design is consistent with the applicable general plaI and local coastal plan segments. 2. The site is physically suitable for the type and density of the development since thc site is adequate in size and shape to accommodate residential development at thc density proposed. ~ 8 11 3. The project is consistent with all City public facility policies and ordinances since 9 10 11 12 The Planning Commission has, by inclusion of an appropriate condition to thi project, ensured building permits will not be issued for the project unless the Ciq Engineer determines that sewer service is available, and building cannot occu within the project unless sewer service remains available, and the Plannin; Commission is satisfied that the requirements of the Public Facilities Element of thi General Plan have been met insofar as they apply to sewer service for this projecl 13 14 15 16 All necessary public improvements have been provided or will be required a conditions of approval. The applicant has agreed and is required by the inclusion of an appropriat condition to pay a public facilities fee. Performance of that contract and paymen of the fee will enable this body to find that public facilities will be availabl 17 1) concurrent with need as required by the General Plan. l8 I 4. The proposed project is compatible with the surrounding future land uses sinc surrounding properties are designated for residential development on the Gener: Plan. 19 I 20 21 22 23 5. This project will not cause any significant environmental impacts and a Mitigate Negative Declaration has been issued by the Planning Director on October 14,199: In recommending approval of this Mitigated Negative Declaration the Plannin Commission has considered the initial study, the staff analysis, all require mitigation measures and any written comments received regarding the significar effects this project could have on the environment. 24 25 6. This project is consistent with the City's Growth Management Ordinance as it lx been conditioned to comply with any requirement approved as part of the Loci Facilities Management Plan for Zone 19. 26 27 PC RES0 NO. 3577 -2 - 28 01 e 1 2 3 4 5 6 7. The design of the subdivision will not conflict with easements or records of easements established by court judgement, acquired by the public at large, for access through or use of property within the proposed subdivision. Conditions: 1. Approval is granted for CT 92-03, as shown on Exhibits "A" - "M", dated November 17, 1993, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions. 7 2. The developer shall provide the City with a reproducible 24" x 36", mylar copy of the tentative map as approved by the City Council. The tentative map shall reflect to the City Engineer and approved prior to building, grading, final map, 01 a improvement plan submittal, whichever occurs first. 9 the conditions of approval by the City. The tentative map copy shall be submitted lo 3. 11 12 13 14 15 16 17 4. A 500' scale map of the subdivision shall be submitted to the Planning Director prior to the recordation of the final map. Said map shall show all lots and streets within and adjacent to the project. This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 (amended July 2, 1991) and as amended from time to time, and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfill the subdivider's agreement to pay the public facilities fee dated March 9, 1992, a copy of which is on file with the City Clerk and is incorporated by this reference. If the fees are not paid this application will no1 be consistent with the General Plan and approval for this project will be void. 18 5. This project is approved upon the express condition that building permits will no. the development determines that adequate water and sewer service is available a available until time of occupancy. This note shall be placed on the final map. 19 the time of application for water service and sewer permits and will continue to bt 20 be issued for development of the subject property unless the water district servinr 21 22 23 25 7. The following note shall be placed on the Final Map. "Prior to issuance of i 24 amendments made to that Plan prior to the issuance of building permits. 6. This project shall comply with all conditions and mitigation measures which ma; be required as part of the Zone 19 Local Facilities Management Plan and an! building permit for any buildable lot within the subdivision, the property owner 26 27 PC RES0 NO. 3577 -3 - 28 1 e e shall pay a one-time special development tax in accordance with the City Council Resolution No. 91-39". 2 3 8. If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in invalid this approval shall be invalid unless the City Council determines that the 4 project without the condition complies with all requirements of law. 5 Government Code Section 65913.5. If any such condition is determined to be 6 9. The applicant shall pay park-in-lieu fees to the City, prior to the approval of the 7 final map as required by Chapter 20.44 of the Carkbad Municipal Code unless previously excluded by the Parks Agreement between the City and Aviara Land 8 Associates dated June 1,1989, as determined by the Parks and Recreation Director. 9 10. The applicant shall provide school fees to mitigate conditions of overcrowding as part of building permit application. These fees shall be based on the fee schedule be waived subject to the approval of the Carlsbad Unified School District. 10 in effect at the time of building permit application. All or a portion of said fees may 11 12 11. Approval of this request shall not excuse compliance with all sections of the Zoning permit issuance. 13 Ordinance and all other applicable City ordinances in effect at time of building 14 15 16 17 18 19 20 21 22 ~ ~ I 12. Approval of CT 92-03 is granted subject to the approval of MP 177(G), LCPA92-01, GPA 93-06, and HDP 92-04. CT 92-03 is approved subject to all conditions of approval for MP 177(G), LCPA 92-01, GPA 93-06, and HDP 92-04, Planning Commission Resolution No's. 3574, 3575, 3576, and 3578, incorporated herein by reference and on file in the Planning Department. 13. The applicant shall annex the area covered by Phase 111 into the Aviara Master Homeowner's Association and corresponding covenants, conditions and restrictions. The amended CC&R's shall be submitted to and approved by the Planning Director prior to final map approval. 14. The applicant shall submit a street name list for Planning Areas 17, 21, and 22 consistent with the City's street name policy subject to the Planning Director's approval prior to final map approval for those Planning Areas. I 23 15. The applicant shall prepare a detailed landscape and irrigation plan which shall be submitted to and approved by the Planning Director prior to the approval of grading 24 or building plans, whichever occurs first. 25 26 27 PC RES0 NO. 3577 -4- 28 0 e 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 i I 28 I 16. A master plan of the existing onsite trees shall be provided to the Planning Directo: as part of the final grading plan to determine which trees shall be required to bc preserved prior to the issuance of a grading permit or a building permit, whicheve occurs first. 17. All landscaped areas shall be maintained in a healthy and thriving condition, frel from weeds, trash, and debris. 18. The developer shall install street trees at the equivalent of 40-foot intervals alonj all public street frontages in conformance with City of Carlsbad standards. The trees shall be of a variety selected from the approved Street Tree List. 19. All landscape plans shall be prepared to conform with the Landscape Manual an( submitted per the landscape plan check procedures on file in the Planninj Department. 20. Landscape plans shall be designed to minimize water use. Lawn and other zone : plants (see Landscape Manual) shall be limited to areas of special visual importanct or high use. Mulches shall be used and irrigation equipment and design shah promote water conservation. 21. Prior to final occupancy, a letter from a California licensed landscape architect shal: be submitted to the Planning Director certifying that all landscaping has beer installed as shown on the approved landscape plans. 22. All herbicides shall be applied by applicators licensed by the State of California. 23. The applicant shall pay a landscape plan check and inspection fee as required bg Section 20.08.050 of the Carlsbad Municipal Code. 24. The first set of landscape and irrigation plans submitted shall include building plans, improvement plans and grading plans. 25. All landscape and irrigation plans shall show existing and proposed contours and shall match the grading plans in terms of scale and location of improvements. 26. The project shall provide bus stop facilities at locations subject to the satisfactior: of the North County Transit District. Said facilities shall at a minimum include 2 bench, free from advertising, and a pole for the bus stop sign. The bench and pole shall be designed in a manner so as to not detract from the basic architectural theme of the project and said design shall be subject to the approval of the PlanninL Director and North County Transit District. ... ~ PC RES0 NO. 3577 -5- 0 * 27. Approval of CT 92-03 is subject to approval of the California Coastal Commission and approved by the Planning Director and City Engineer prior to approval of an] 1 dedication and vacation necessary to complete the park land exchange, to the 4 final map, and may necessitate a formal amendment to this approval. 2 Any revisions that may be required by the Coastal Commission must be reviewec 3 28. Prior to approval of the final map for Unit I, the developer shall complete any satisfaction of the Parks and Recreation Director. 5 6 7 8 30. Direct access rights for all lots abutting Ambrosia Lane shall be waived on the hal 9 Standards. 10 map except for designated access points to Lots 1, 2, 3, and 8 as shown on the tentative map or at other designated access points as approved by the City Engineer. 11 31. This project is located within the Mello I, Mello 11, and East Batiquitos Local Coastal Engineering Conditions: 29. Prior to issuing a building permit for Lots 143 through 152 in Unit XI, thc developer shall provide an emergency secondary access in accordance with city 12 Plans. All development design shall comply with the requirements of those plans. 13 14 32. Unless a standards variance has been issued, no variance from City Standards is 16 33. The applicant shall comply with all the rules, regulations and design requirements 15 authorized by virtue of approval of this tentative map. of the respective sewer and water agencies regarding services to the project. 34. The applicant shall be responsible for coordination with S.D.G.&E., Pacific Bell 17 All public facilities needed to serve each unit and meet City Standards shall be 19 Telephone, and Cable TV authorities. 18 35. This project is specifically approved as seven (7) units for the purposes of recording. guaranteed for construction prior to recording of a final map for that unit. 36. If the applicant chooses to construct out of phase, the new phasing must be 20 21 22 37. All concrete terrace drains shall be maintained by the homeowner's association (if 23 on commonly owned property) or the individual property owner (if on an individually owned lot). An appropriately worded statement clearly identifying the 24 responsibility shall be placed in the CC&R's. 25 26 reviewed and approved by the City Engineer and Planning Director. ... PC RES0 NO. 3577 27 28 .6 - 1 2 3 4 5 6 7 1) e 38. Approval of this tentative tract map shall expire twenty-four (24) months from the date of City Council approval unless a final map is recorded. An extension may be requested by the applicant. Said extension shall be approved or denied at the discretion of the City Council. In approving an extension, the City Council may impose new conditions and may revise existing conditions pursuant to Section 20.12.110(a)(2) Carlsbad Municipal Code. 39. The applicant shall defend, indemnify and hold harmless the City and its agents, officers, and employees from any claim, action or proceeding against the City or its agents, officers, or employees to attack, set aside, void or null an approval of the City, the Planning Commission or City Engineer which has been brought against the City within the time period provided for by Section 66499.37 of the Subdivision Map Act. I 8 40. Prior to the approval of the final map, the owner shall enter into an agreement with 9 the City to pay any drainage area fees established as a result of the Master Drainage 10 I/ Plan Update. l1 ii 41. Prior to final map the applicant shall pay all current fees and deposits required. 12 42. The owner of the subject property shall execute an agreement holding the City final map for this project. 13 harmless regarding drainage across the adjacent property prior to approval of the 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 I I 43. The subject property is within the boundaries of Assessment District No. 88-1 (Alga Road). Upon the subdivision of land within the district boundaries, the owner may pass through assessments to subsequent owners & if the owner has executed a Special Assessment District Pass-through Authorization Agreement. Said Agreement contains provision regarding notice to potential buyers of the amount of the assessment and other provisions and requires the owner to have each buyer receive and execute a Notice of Assessment and an Option Agreement. In the event that the owner does not execute the Authorization Agreement, the assessment on the subject property must be paid off in full by the owner prior to final map approval. 44. As required by state law, prior to the recordation of a final map over any of the subject property, a segregation of assessments must be submitted for all subdivided lots. By applying for a segregation of assessments, the applicant agrees to pay the fee to cover the costs associated with the segregation. A segregation is not required if the applicant pays off the assessment on the subject property prior to the recordation of the final map. In the event a segregation of assessments is not recorded and property is subdivided, the full amount of assessment will appear on the tax bills of each new lot. ... PC RES0 NO. 3577 -7- ~ I/ a e 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1 i 45. Prior to final map approval the owner shall execute a hold harmless agreement fc geologic failure. 46. Based upon a review of the proposed grading and the grading quantities shown 0: the tentative map, a grading perrnit for this project is required. (Prior to final ma approval, the applicant must submit and receive approval for grading plans i: accordance with City Codes and standards. Prior to issuance of a building permj for the project, a grading permit shall be obtained and grading work be complete in substantial conformance with the approved grading plans.) 47. Upon completion of grading, the applicant shall ensure that an "as-gradedt geologi plan is submitted to the City Engineer. The plan shall clearly show all the geolog as exposed by the grading operation, all geologic corrective measures as actual\ constructed and must be based on a contour map which represents both the pre an( post site grading. This plan shall be signed by both the soils engineer and thc engineering geologist. The plan shall be prepared on a 24" x 36" mylar or simila~ drafting film and shall become a permanent record. 48. No grading shall occur outside the limits of the subdivision unless a grading or slop( easement is obtained from the owners of the affected properties. If the applicanl is unable to obtain the grading or slope easement, no grading permit will be issued. In that case the applicant must either amend the tentative map or change the slope so grading will not occur outside the project site in a manner which substantially conforms to the approved tentative map as determined by the City Engineer and Planning Director. 49. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, the applicant shall submit to and receive approval from the City Engineer for the proposed haul route. The applicant shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation. 50. The developer shall exercise special care during the construction phase of this project to prevent offsite siltation. Planting and erosion control shall be provided in accordance with the Carlsbad Municipal Code and the City Engineer. Reference Chapter 11.06. 51. The applicant shall construct desiltation/detention/urban pollutant basin(s) of a type and a size and at location(s) as approved by the City Engineer. The applicant shall enter into a basin maintenance agreement and submit a maintenance bond satisfactory to the City Engineer prior to the approval of grading, building permit or final map whichever occurs first for this project. Each basin shall be serviced by ... PC RES0 NO. 3577 -8- ~ I ~ li 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 an all-weather access/maintenance road. This condition may be met by basin(s) guaranteed for construction by other projects located offsite and downstream from this project. 52. Additional drainage easements may be required. Drainage structures shall be provided or installed prior to the issuance of grading or building permit as may be required by the City Engineer. 53. The applicant shall place the following note on a non-mapping data sheet of the final map: Geotechnical Caution: A preliminary soils report indicates the possible presence of a remnant of an anaent landslide and the possible presence of unconsolidated alluviums within the boundaries of the subdivision. Even though the report also recommends methods of mitigation for these geologic conditions, some risk to building pads or structures located thereon may exist, therefore: The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. 1 54. The owner shall make an offer of dedication to the City for all public streets and easements required by these conditions or shown on the tentative map. The offer shall be made by a certificate on the final map for this project. All land so offered shall be granted to the City free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be rededicated. 55. Some improvements shown on the tentative map and/or required by these conditions are located offsite on property which neither the City nor the owner has sufficient title or interest to permit the improvements to be made without acquisition of title or interest. The applicant shall conform to Section 20.16.095 of the Carlsbad Municipal Code. This conditional approval is null and void if title to said property is not obtained, unless the City Engineer and Planning Director make findings of substantial conformance without construction of said improvements. 56. The drainage system shall be designed to ensure that runoff resulting from 10-year frequency storms of 6 hours and 24 hours duration under developed conditions, are equal to or less than the runoff from a storm of the same frequency and duration under existing developed conditions. Both 6 hour and 24 hour storm durations shall be analyzed to determine the detention basin capacities necessary to accomplish the PC RES0 NO. 3577 -9- 28 e 0 1 2 3 4 5 6 7 8 9 10 11 12 13 ~ desired results prior to (final map approval) issuance of building or grading perrnitl whichever occurs first. 57. The applicant shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. The applicant shall provide best management practices to reduce surface pollutants to an acceptable level prior tc discharge to sensitive areas. Plans for such improvements shall be approved by the City Engineer prior to approval of the final map, issuance of grading or building permit, whichever occurs first. 58. Plans, specifications, and supporting documents for all public improvements shall be prepared to the satisfaction of the City Engineer. Prior to approval of the final map in accordance with City Standards, the applicant shall install, or agree to install and secure with appropriate security as provided by law, improvements shown on the tentative map and the following improvements: I I. PRIOR TO RECORDING THE FINAL MAP FOR THE FIRST PHASE IN THE ~ SUBDIVISION, THE FOLLOWING IMPROVEMENTS ARE REQUIRED: I A. Poinsettia Lane within the subdivision boundaries shall have full public improvements to major arterial standards or as approved by the City Engineer and Planning Director. 14 15 16 17 18 19 20 21 22 23 24 25 B. Offsite Poinsettia Lane from the subdivision boundary to Blackrail Court shall be constructed with full width grading, two 14 foot wide paved center lanes, median curbing, drainage facilities as needed and all sewer and utility lines that would be underneath the pavement. The developer may apply for a reimbursement agreement for these improvements. C. Ambrosia Lane within the subdivision boundaries shall have full public improvements to local street standards. D. Within the subdivision boundaries Blackrail Court shall have a between-curb width of 48 feet in a 68 foot wide right-of-way as shown on the tentative map from Alga Road to Street "I". From Street "I" to the subdivision boundary the between-curb width shall taper from 48 feet wide to 40 feet wide. The taper shall be to the satisfaction of the City Engineer. E. Offsite Blackrail Court from the subdivision boundary to Poinsettia Lane shall be constructed with a 28 foot wide paved roadway with sufficient drainage control facilities as may be required and all sewer, water and utility lines that would be underneath the paving. 26 li 27 11 PC RES0 NO. 3577 28 ll -10- -. e 1 2 3 4 5 Sufficient right-of-way shall be obtained for the improvements to b( constructed and maintained but not less than 30 feet in width. Tht developer may request a reimbursement agreement for the utilitie being installed but not needed for this project and permanent surfacf improvements not needed for this project. 11. PRIOR TO RECORDING A FINAL, MAP FOR ANY SUBSEQUENT PHASE ALJ THE IMPROVEMENTS REQUIRED FOR THAT PHASE TO MEET CETl STANDARDS ARE REQUIRED: 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 k Street "D" and Street "G" in Unit VI1 are designated hillside streets. As shown on the tentative map, Street "D" and "G" shall have a right- of-way width of 46 feet, a between-curb width of 32 feet and sidewalks only on one side. The right-of-way width shall taper from the local street 60 feet wide in Unit V to the hillside street 46 feet wide in Unit VII. The between-curb width shall taper from 40 feet wide in Unit V to 32 feet wide in Unit WI, all to the satisfaction of the City Engineer. B. All streets within the subdivision boundaries shall have fiill public street improvements based on the right-of-way widths as shown on the tentative map. A note to this effect shall be placed on an additional map sheet on the final map per the provisions of Sections 66434.2 of the Subdivision Map Act. Improvements listed above shall be constructed within 18 months of approval of the secured improvement agreement or such other time as provided in said agreement. Fire Conditions: 59. Prior to the issuance of building permits, complete building plans shall be approved by the Fire Department. 60. Additional onsite public water mains and fire hydrants are required. 61. Applicant shall submit a site plan to the Fire Department for approval, which depicts location of required, proposed and existing public water mains and fire hydrants. The plan should include off-site fire hydrants within 200 feet of the project. 62. Applicant shall submit a site plan depicting emergency access routes, driveways and traffic circulation for Fire Department approval. 63. An all-weather, unobstructed access road suitable for emergency service vehicles shall be provided and maintained during construction. When in the opinion of the PC RES0 NO. 3577 -11- 28 -. ii 0 0 Fire Chief, the access road has become unserviceable due to inclement weather or operations cease until the condition is corrected. 1 other reasons, he may, in the interest of public safety, require that construction 2 3 4 64. All required water mains, fire hydrants and appurtenances shall be operational before combustible building materials are located on the construction site. 65. Native vegetation which presents a fire hazard to structures shall be modified or 5 removed in accordance with the specifications contained in the City of Carlsbad 6 7 Landscape Guidelines Manual. Applicant shall submit a Fire Suppression plan to the Water Conditions: 8 Fire Department for approval. 9 10 11 12 13 66. The entire potable water system, reclaimed water system and sewer system shall be evaluated in detail to ensure that adequate capacity, pressure and flow demands are met. 67. The Developer shall be responsible for all fees, deposits and charges which will be collected at time of issuance of the building permit. The San Diego County Water Authority capacity charge will be collected at issuance of application for meter installation. I* 11 68. Sequentially, the Developers Engineer shall do the following: 15 16 A. Meet with the City Fire Marshal and establish the fire protection requirements. I? I B. Prepare a colored reclaimed water use area map and submit to the Planning l8 ! Department for processing and approval. 19 potable, reclaimed and sewer systems prior to the preparation 0: 20 I C. Schedule a meeting with the District Engineer for review, comment anc approval of the preliminary system layout usage (GPM - EDU) plan fo~ 21 II improvement plans. 22 69. This project is approved upon the expressed condition that building permits will no be issued for development of the subject property unless the water district sewin1 23 the development determines that adequate water service and sewer facilities arc continue to be available until time of occupancy. This note shall be placed on thc 24 available at the time of application for such water service and sewer permits wil 25 il final map. 26 27 PC RES0 NO. 3577 -12- 28 0 e PASSED, APPROVED, AND ADOPTED at a regular meeting of the Plannin Commission of the City of Carlsbad, California, held on the 1st day of December, 1993, b the following vote, to wit: 1 2 3 4 5 6 7 I AYES: Chairperson Noble, Commissioners: Schlehuber, Betn Welshons, Savary, Erwin & Hall. NOES: None. ABSENT: None. 8 /I ABSTAIN: None. 9 10 11 12 13 ATTEST: CARLSBAD PLANNING COMMISSION 14 15 16 PLANNING DIRECTOR 17 18 19 20 21 22 23 24 25 26 27 PC RES0 NO. 3577 13- 28