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HomeMy WebLinkAbout2016-05-04; Planning Commission; Resolution 71641 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 PLANNING COMMISSION RESOLUTION NO. 7164 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A SITE DEVELOPMENT PLAN SDP 15-22 FOR THE DEVELOPMENT OF 12 MULTI-FAMILY BUILDINGS FOR 278 MARKET-RATE APARTMENTS WITHIN PLANNING AREA R-2 OF THE QUARRY CREEK MASTER PLAN ON PROPERTY LOCATED AT THE SOUTHEAST CORNER OF HAYMAR DRIVE ANDEl SAL TO FALLS STREET IN LOCAL FACILITIES MANAGEMENT ZONE 25. CASE NAME: CASE NO.: QUARRY CREEK PA R-2 SDP 15-22 WHEREAS, Lennar Multifamily Communities, LLC, "Developer," has filed a verified application with the City of Carlsbad regarding property owned by Presidio Cornerstone QC, LLC, "Owner," described as Lots 1 and 2 of Carlsbad Tract CT 11-04, in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 16038, filed in the Office of the County Recorder of said county, July 10, 2015 ("the Property"); and WHEREAS, said verified application constitutes a request for a Site Development Plan as shown on Exhibits "A"-"UU" dated May 4, 2016, on file in the Planning Division, SOP 15-22-QUARRY CREEK PA R-2 as provided by the Quarry Creek Master Plan and Section 21.53.120 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on May 4, 2016, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Site Development Plan. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) B) That the foregoing recitations are true a1~d correct. That based on the evidence presented at the public hearing, the Planning Commission APPROVES SOP 15-22-QUARRY CREEK PA R-2, based on the following findings and subject to the following conditions: 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 Findings: Site Development Plan 1. 2. 3. 4. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of the Quarry Creek Master Plan and Section 21.24 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that the project has a proposed density of 20.40 du/ac, which complies with the minimum density of 20 du/ac for Planning Area R-2 of the Quarry Creek Master Plan. The transfer of dwelling units to Planning Area R-2 is allowed and pursuant to Section 5.3 the Quarry Creek Master Plan provided that the overall unit count for the Master Plan area does not exceed 636 units. The development of Planning Area R-2 with multi-family apartment units does not involve the addition of a new use which is not already depicted in the Master Plan. Therefore, the proposed project remains consistent with the previously-approved Quarry Creek Master Plan, MP 10-01(A), which was analyzed and found to be consistent with the goals, objectives and policies of the city's General Plan. The proposed project complies with the development standards contained within Carlsbad Municipal Code Title 21, including but not limited to Sections 21.24, Residential Density -Multiple, and 21.44, Parking, as modified by the Quarry Creek Master Plan. The project meets minimum requirements for setbacks, active and passive open space, private open space, landscaping, number and design of parking spaces including 23 tandem spaces approved by the City Planner as a modification per Section 21.44.040.8, and community open space buffers. The project does not exceed maximum standards for building height and lot coverage. The project also meets the Master Plan's special design criteria relative to buffers, screening, pedestrian connections and safety, trail access, bicycle parking, noise and lighting, etc. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that the project is proposing a high density multi-family product that was envisioned and approved as part of the Quarry Creek Master Plan. As· required by the Master Plan, a SO-foot-wide planning buffer is included along the southern boundary of the site to provide a buffer between the proposed apartments and the open space lot to the south. The existing Haymar Drive and State Highway 78 to the north and auto dealership to the east, and currently vacant land to the south and west, will not be adversely impacted by the proposed development. Finally, the project generated traffic (2,224 ADTs) can be accommodated within the circulation system that was established and previously analyzed pursuant to the Environmental Impact Report prepared for the Quarry Creek Master Plan (EIR 11-02) and certified by the City Council on April 2, 2013. That the site for the intended development or use is adequate in size and shape to accommodate the use, in that all required building setbacks, pedestrian and vehicular access ways, landscape and recreation areas are provided and the project will be developed in compliance with the minimum density of 20 dwelling units per acre. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained, in that there are no special features necessary to adjust the project for compatibility with existing or permitted future development or use in the neighborhood. PC RESO NO. 7164 -2- 1 5. 2 3 4 5 General 6 6. 7 8 9 10 11 12 13 14 15 16 17 18 8. 19 20 21 22 9. 23 24 25 26 27 28 That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use,. in that a master development assessment was conducted with the adoption of the Quarry Creek Master Plan and a circulation system was established and conditioned to be provided concurrent with build-out of the Quarry Creek Master Plan that would accommodate the circulation demands created by the build-out of the Quarry Creek Master Plan. The Planning Commission has determined that: a. The project is a subsequent activity of the Quarry Creek Master Plan {MP 10-01{A)) for which a program EIR {EIR 11-02) was prepared, and a notice for the activity has been given, which includes statements that this activity is within the scope of the program approved earlier, and that the program E!R adequately describes the activity for the purposes of CEQA) [15168(c)(2) and (e)]; b. This project is consistent with the Quarry Creek Master Plan cited above; c. d. e. f. The Quarry Creek Master Plan EIR 11-02 was certified in connection with the prior project or plan; The project has no new significant environmental effect not analyzed as significant in the prior EIR; None of the circumstances requiring a Subsequent EIR or a Supplemental EIR under CEQA Guidelines Sections 15162 or 15163 exist; and Planning Commission finds that all feasible mitigation measures identified in the Quarry Creek Master Plan EIR 11-02, which are appropriate to this Subsequent Project have been incorporated into this Subsequent Project. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City's General Plan and Quarry Creek Master Plan based on the facts set forth in the staff report dated May 4, 2016 including, but not limited to the following: That the site is designated on the land use map pursuant to the Quarry Creek Master Plan for multi-family residential development and that the necessary circulation improvements to accommodate the development of the Quarry Creek Master Plan are being provided concurrent with development. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 25 and all City public facility policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. a. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. PC RESO NO. 7164 -3- 1 2 3 4 5 6 7 8 9 10 11 10. 11. b. c. d. Park-in-lieu fees are required by Carlsbad. Municipal Code Chapter 20.44, and will be collected prior to issuance of building permits. The Public Facility fee is required to be paid by. Council Policy No. 17 and will be collected prior to the issuance of building permit. The Local Facilities Management fee for Zone 25 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. That the project is consistent with the City's Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a grading 12 permit or building permit, whichever occurs first. 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 l. 2. 3. 4. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of ail future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval ofthis Site Development Plan. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Site Development Plan documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 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 Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this Site Development Plan, (b) City's approval or issuance PC RESO NO. 7164 -4- 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 6. 7. 8. 9. 10. 11. 12. of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City's approval is not validated. Developer shall submit to the City Planner a reproducible 24" x 36" mylar copy of the Site Plan reflecting the conditions approved by the final decision-making body. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 25 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 25, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. Prior to building permit issuance, Developer shall submit to the City a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Site Development Plan by Resolution No. 7164 on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 13. Developer shall submit and obtain City Planner approval of a Final Landscape and irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the City's Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. PC RESO NO. 7164 -5- 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 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plancheck process on file in the Planning Division and accompanied by the project's building, improvement, and grading plans. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Director of Community and Economic Development Department. Prior to occupancy of each phase, the Developer shall construct any contiguous onsite passive and active recreational areas per the approved plans as part of each phase, including landscaping and recreational facilities. Developer shall construct trash receptacle and recycling areas enclosed by a six-foot-high masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal Code Chapter 21.105. Location of said receptacles sha!l be approved by the City Planner. Enclosure shall be of similar colors and/or materials to the project to the satisfaction of the City Planner. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by Council Policy No. 17. Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management fee for Zone 25 as required by Carlsbad Municipal Code Section 21.90.050. Prior to occupancy of the first apartment building phase, the developer shall submit evidence to the satisfaction of the City Planner that the three public trail parking spaces and a sign(s) have been installed at the southwesterly end of Private Street "A." The sign(s) shall state that parking is restricted to use only during daylight hours. Prior to occupancy of the final apartment building phase, the developer shall submit evidence to the satisfaction of the City Planner that building permits for the PA P-1 Park & Ride facility have been issued. The project shall comply with all applicable mitigation measures of the Mitigation, Monitoring, and Reporting Program for Environmental Impact Report EIR 11-02 of the Quarry Creek Master Plan. Developer is bound by and shall comply with the requirements of the Quarry Creek Affordable Housing Agreement, as amended, with respect to the release of permits for market rate units concurrent with construction of inclusionary units in accordance with the Affordable Housing Agreement's Schedule for Developing Affordable Units, and any other applicable section of the Affordable Housing Agreement. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. PC RESO NO. 7164 -6- 1 Engineering 2 NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of 3 this proposed site development plan, must be met prior to approval of building or grading permits, whichever occurs first. 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 25. This project is contingent upon the recordation of the final map MS 15-13. 26. 27. 28. 29. 30. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. Developer shall submit to the city planner, a reproducible 24" x 36", mylar copy of the site plan and conceptual grading plan, preliminary utility plan reflecting the conditions approved by the final decision making body. The reproducible shall be submitted to the city planner, reviewed and, if acceptable, signed by the city's project engineer and project planner prior to submittal of the building plans, improvement plans, grading plans, whichever occurs first. Developer shall submit to the city engineer an acceptable instrument or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this project, including but not limited to private streets, utilities, street trees, sidewalks, landscaping, street lighting, enhanced paving, water quality treatment measures, low impact development features, storm drain facilities, etc. located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this project. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The property owner shall maintain this condition. 19 Fees/Agreements 20 21 22 23 24 25 26 27 28 31. 32. 33. 34. Developer shall cause property owner to execute and submit to the city engineer for recordation, the city's standard form Geologic Failure Hold Harmless Agreement. Developer shall cause property owner to execute and submit to the city engineer for recordation the city's standard form Drainage Hold Harmless Agreement. Developer shall cause property owner to submit an executed copy to the city engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement. Developer shall cause property owner to apply for, execute, and submit, to the city engineer for recordation, an Encroachment Agreement covering private improvements including but not limited to private storm drain, private curb and gutter and landscaping located over the proposed CMWD easement and city general utility easement as shown on the tentative site plan. Developer shall pay processing fees per the city's latest fee schedule. PC RESO NO. 7164 -7- 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 Grading 35. 36. 37. 38. 39. 40. 41. 42. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports for city engineer review, post security and pay all applicable grading plan review and permit fees per the city's latest fee schedule. Supplemental grading plans are required for precise grading associated with this project. Developer shall prepare, and submit for approval, grading plans for the precise grading as shown on the parcel map all subject to city engineer approval. Developer shall design the private drainage systems, as shown on the site plan to the satisfaction of the city engineer. All private drainage systems (12" diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. Developer shall design, and obtain approval from the city engineer, the structural section for the access driveway with a traffic index of 5.0 in accordance with city standards. Prior to completion of grading, the final structural pavement design of the aisle ways shall be submitted together with required R-value soil test information subject to the review and approval of the city engineer. Developer shall comply with the city's storm water regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. Prior to the issuance of a grading permit, developer shall submit to the city engineer receipt of a Notice of Intent from the State Water Resources Control Board. Prior to the issuance of grading permit or building permit, whichever occurs first, developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during construction of the project to the maximum extent practicable. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. Developer shall prepare and submit an updated Storm Water Management Plan (SWMP), subject to city engineer approval, to demonstrate that the design of this project is consistent with the design assumptions in the previously approved Quarry Creek Master SWMP and that no design changes are necessary to the existing bioretention BMPs per approved mass grading plan, DWG 484-5A. In addition, the developer shall use low impact development (site design) approaches to ensure that runoff from impervious areas (roofs, pavement, etc.) are drained through landscaped (pervious) areas prior to discharge. Developer shall pay all applicable SWMP plan review and inspection fees per the city's latest fee schedule. PC RESO NO. 7164 -8- 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 43. Utilities 44. 45. 46. 47. 48. 49. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, treatment control BMP, applicable hydromodification measures, and Low Impact Design (LID) facilities. Developer shall meet with the Fire Marshal to determine fire protection measures (fire services, fire flows, fire hydrants and building sprinklers) required to serve the project. Fire hydrants and building sprinklers served by public water main shall be ·designed to the satisfaction of the Fire Marshal. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for connection to public facilities. The developer shall install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. The developer shall design and construct public water, sewer, and recycled water facilities substantially as shown on the site plan to the satisfaction of the district engineer and city engineer. The developer shall design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. Prior to issuance of building permits, the developer shall submit a fire lane plan showing markings, signage and private fire hydrant plan in accordance with NFPA 24 directly to the Fire Department for plan check approval. Code Reminders: The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 50. 51. 52. 53. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the site plan are for planning purposes only. Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. The project shall comply with the latest nonresidential disabled access requirements pursuant to Title 24 ofthe California Building Code. PC RESO NO. 7164 -9- 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 54. 55. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the City Planner prior to installation of such signs. PC RESO NO. 7164 -10- 1 2 3 4 5 6 7 NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT 8 APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any 9 fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on May 4, 2016, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Chairperson Anderson, Commissioners Black, Goyarts, L'Heureux, Montgomery, Segall and Siekmann VELYN .A.NDERSON, Chairperson CARLSBAD PLANNING COMMISSION DON NEU City Planner PC RESO NO. 7164 -11-