HomeMy WebLinkAbout1979-12-18; City Council; 6102; Apartment to Condominium Conversion/9
CITY OF CARLSBAD
INITIAL rn . „ ti
AGENDA BILL NO. 6? / O £ Dept. Hd. QT -^^
DATE: December 18, 1979 Cty. Atty.
DEPARTMENT: Planning _Cty. Mgr.
SUBJECT:CONVERSION OF A TEN UNIT APARTMENT TO A
CONDOMINIUM CT 79-21/CP-24
APPLICANT; PACIFIC ENGINEERING
STATEMENT OF THE MATTER
The proposed conversion is a ten unit development under construction
on property fronting on Alga Road and Unicornio Street. Nobody re-
sides at the property at this time.
The General Plan in this area designates 10 units to the acre with
up to 20 units with proper amenities. These 10 units on the 50,000
square foot lot provide a density of 8.7 dwelling units to the acre,
which is consistent with, the General Plan.
The Planning Staff and Planning Commission found that this develop-
ment met all design and development standards of the condominium
regulations.
EXHIBITS
Planning Commission Resolution No. 1573
Staff Report dated November 28, 1979
Exhibits A (1) and A (2) dated November 21, 1979
Exhibits B (1), B (2) and C dated October 2, 1979
Location Map
RECOMMENDATION
The Planning Commission and Planning Staff recommend that the
City Council direct the City Attorney to prepare documents approving
CT 79-21 and CP-24 as per Planning Commission Resolution No.1573
Council Action:
12-18-79 Council directed the City Attorney to prepare documents approving
CT 79-31 and CP-21 as per Planning Commission Resolution 1573,
subject to relocation of trash enclosure area and signing traffic
lanes as fire lanes.
BP/nlo
12/4/79
1 PLANNING COMMISSION RESOLUTION NO. 1573
2 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
3 TENTATIVE TRACT MAP AND CONDOMINIUM PERMIT FOR A TEN
UNIT CONDOMINIUM CONVERSION BETWEEN ALGA AND UNICORNIO,
4 LA COSTA.
5 CASE NO.: CT 79-21/CP-24
APPLICANT: PACIFIC ENGINEERING
6 '
7 WHEREAS, a verified application for certain property,
8 to wit:
Lot 421 and 422 of La Costa Meadows, Unit No. 3, in the
City of Carlsbad, according to Map thereof No. 7076, as
filed in the Office of the County Recorder for San
Diego County, California, October 6, 1971
12 has been filed with the City of Carlsbad, and referred to
13 the Planning Commission; and
14 WHEREAS, said verified application constitutes a request
15 as provided by Title 21 of the Carlsbad Municipal Code; and
16 WHEREAS, this project has been processed through environ-
mental review as required in Title 19, the Environmental '
Protection Ordinance, and has been found to be categorically
19 exempt as per Section 19.04.090(a)(8) which exempts the
20 division of existing multiple-family rental units from the
21 environmental impact assessment process; and
22 WHEREAS, the Planning Commission did, on November 28,
23 1979, hold a duly noticed, public hearing as prescribed by
24 law to consider said request; and
25 WHEREAS, at said public hearing, upon hearing and
25 considering all testimony and arguments, if any, of all
27 persons desiring to be heard, said Commission considered all
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factors relating to the Tentative Tract Map and Condominium
Permit (CT 79-21/CP-24) and found the following facts and
reasons to exist:
Findings
1) The project is consistent with the City's current
General Plan since:
a) The project does not exceed the suggested maximum
density designated for this site by the City's
land use plan and, at the same time, is of a
sufficient density to justify development on this
site as proposed.
b) All other public facilities necessary to serve the
project will not be available concurrent with
need. The Planning Commission has, by inclusion
of an appropriate condition, required that the
project contribute to the costs of such facilities.
Since the development will pay its proportionate
S.hare of the public-facilities which it will
require, the City Council is satisfied that the
requirements of the public facilities element of
the general plan have been satisfied.
c) All other elements of the General Plan either do
not apply to the project or have been satis-
factorily met.
2) The project is consistent with all City public facility
policies and ordinances since:
a) The applicant is on the Leucadia County Water
District's sewer allocation list, and sufficient
sewer hookups have been reserved for the project.
b) The Planning Commission finds that sewer service
is not available for this development as of the
date of this approval. However, sewer service may
be available in the future. The Planning Commission
has, by inclusion of an appropriate condition to
this condominium permit and tentative subdivision
map, insured that the final map will not be approved
unless the City Council finds that sewer service
is available to serve the-project. In addition,
the Planning Commission has added a condition that
a note shall be placed on.the final map that
building permits may not be issued for the condominium
project unless the City Engineer determines that
sewer service is available. Since the final map
cannot be approved unless sewer service is available,
.2
1 and building cannot occur within the project
unless sewer service remains available, the
2 Planning Commission is satisfied that the requirements
of the public facilities element of the General
3 Plan have been met insofar as they apply to sewer
service for this condominium permit and tentative
4 map approval.
5 c) School fees to mitigate conditions of overcrowding
are required at the time -of building permits
6 pursuant to Chapter 21.55 of the Carlsbad Municipal
Code.
7
d) Water service will be provided by the San Marcos
8 Municipal Water District, and the applicant is re-
quired to comply with their rules and regulations.
9
e) Gas and electric service will be provided by San
10 Deigo Gas and Electric.
11 f) Park-in-lieu fees are required as a condition of
approval.
12
g) All necessary public improvements have been either
13 provided or will be'required as conditions of
approval.
14
3) The site is physically suitable for the type and density
15 of the development since the site is adequate in size
•and shape to accommodate residential development at the
16 proposed density and still meet all the requirements of
the City's condominium ordinance.
17
4) The design of the project and all required improvements
18 will not cause any significant environmental impacts
since the project has been found to be categorically
19 exempt from the Carlsbad Environmental Protection
Ordinance as per Section 19.04.090(a)(8).
20
5) The proposed condominium project meets the criteria of
21 Chapter 21.47 (Condominiums) since:
22 a) The condominiums meet the design criteria of
Chapter 21.47.110 since the overall plan is com-
23 prehensive embracing land, building, landscaping
and their relationships, the driveways are not
24 dominant features, and sufficient circulation and
on-site amenities are provided.
25
26 b) Storage space, laundry facilities, open recreation
areas, parking facilities, refuse areas, separate
27 Utilities and requirements of Section 21.47.130
have been met or will be made conditions of approval.
28
.3
WHEREAS, the Planning Commission, by the following
vote, recommended approval of CT 79-21/CP-24 subject to
certain
certain conditions:
4 Conditions
5 1) This approval is granted for that portion of land des-
cribed in the application CT 79-21/CP-24, and development
shall occur substantially as shown on Planning Commission
Exhibit CT 79-21/CP-24 A-l and A-2, dated November 21,
7 1979, and Planning Commission Exhibits CT 79-21/CP-24
B-l, B-2 and C dated October 2, 1979, (on file in the
3 Planning Department), and incorporated herein by
reference, except for modifications required herein.
9 2) The applicant shall comply with all rules and regulations
of the respective sewer and water districts regarding
water and sewer service to the subject property.
11 3) The applicant shall prepare a reproducible copy of the
12 final condominium site plan incorporating all require-
ments of the condominium permit approval, and shall be
13 subject to the approval of the Planning Director, prior
to final map approval.
14 4) The applicant will provide school fees to mitigate
15 conditions of overcrowding as part of building permit
applications. These fees shall be based on the fee
16 schedule in effect at the time of building permit
application.
17 5) This subdivision and condominium plan is approved upon
the exress condition that the final map shall not be
approved unless the City Council finds as of the time
19 of such approval that sewer service is available to
serve the application.
20 6) This subdivision condominium plan is approved upon the
21 express condition that building or grading permits will
not be issued for development of the subject property
22 unless the City Engineer determines that such sewer
facilities are available at the time of application for
23 such permits and will continue to be available until
time of occupancy. If the City Engineer determines
24 that sewer facilities are not available, building
permits will not be issued.
25 7) Street trees of a variety approved by the Parks and
25 Recreation Department shall be installed to City
specifications at 40 foot intervals along all public
27 street frontages.
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8) Prior to the final map approval, the applicant shall
pay a public facility fee as established in City Council
Policy No. 17. This approval is expressly conditioned
that the applicant shall enter into a secured agreement
with the City for the payment of this fee prior to the
approval of the resolution for this project by the
Planning Commission.
9) The applicant shall pay park-in-lieu fees prior to the
recordation of the final map.
10) The applicant shall submit a detailed landscape and
irrigation plan subject to the approval of the Planning
Director. Said plan shall indicate the utilization of
drought tolerant plant species.
11) The applicant shall agree to modify the garage/storage
design subject to the approval of the Planning Director
prior to final map approval.
12) Separate water, gas and electric meters shall be provided
for each unit and a note to this effect shall be placed
on the final condominium site plan.
AYES: Schick, Rombotis, "Jo'se, Leeds, Marcus,
Friestedt, Larson
. NOES: None
NOW, THEREFORE, BE IT HEREBY RESOLVED that the foregoing
recitations are true and correct.
EDWIN S. SCHICK, JR., Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
JAMES C. HAGAMAN, Secretary
CARLSBAD 'PLANNING COMMISSION
STAFF REPORT
DATE: November 28, 1979
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT 79-21/CP-24, 10 unit condominium conversion
between Alga and Unicornio, La Costa.
APPLICANT: Pacific Engineering (Agent)
I. Background
Location and description of property
The proposed project involves construction of 10 two story
condominium units, on two adjacent parcels totaling
50,095 square feet. Both parcels are through lots, fronting
on Alga Road and Unicornio Street. The site is relatively
level, having been previously graded, and the building
foundations have been poured. No additional grading is
proposed.
Existing Zoning•• • ' \
Subject property: RD-M
North: RD-M
South: RD-M
East: RD-M
West: RD-M •
Existing Land Use
Subject property: Foundations have been poured
North: Vacant
South: Condominium
East: Vacant
West: Vacant
General Plan Information
A. Land Use
The Land Use Element of the City's current General Plan
designates the subject property for medium-high density (10-
20 du/ac) residential development. The project, as proposed,
would result in a density of 8.7 du/ac, which is somewhat
below the suggested density of 10 du/ac.
B. Public' Facilities
Sewer Service; The property is served by the Leucadia
County Water District and the applicant has been granted a
total of ten sewer hookups for the property.
Schools: The project is located within the San Marcos
Unified School District. Since this district is currently
experiencing conditions of overcrowding, school fees would
be assessed at the time of building permit application.
Gas and electric service: Gas and electric service will be
provided by SDG&E.The condominium regulations require that
gas and electrical service be separately metered.
Water Service; Water service to the proposed development
will be provided by the San Marcos Municipal Water District.
Separate water meters for each unit must be provided.
On-site and adjacent public improvements; All necessary on-
site and adjacent public improvements can be required as per
the City's Public Improvement Ordinance or as conditions of
approval.
Other public facilities; All other public facilities necessary
to serve this project will not be available concurrent with
need. The Planning Commission may, by inclusion of an
appropriate condition, require that the project contribute
to the costs of such facilities according to City Council
Policy No. 17. Since the development would pay for its
appropriate share of the public facilities it would require,
the Planning Commission could be assured that the requirements
of the Public Facilities Element of the General Plan would
be satisfied. In addition, park-in-lieu fees would be assessed
at the time of building permit issuance.
C. Other elements of the General Plan; The project is
consistent with all other elements of the City's current
General Plan.
'Environmenta^l impact Assessment
The project is categorically exempt from the Carlsbad Environmental
Protection Ordinance. Specifically, Section 19.04.090(a) (8)
exempts the division of existing multiple-family rental
units from the environmental impact assessment process.
History and Related Cases
CT 79-3/CP-3, (Von Elten), City Council Resolution No. 5832,
denied July 3, 1979.
This proposal involved the conversion of an 80 unit apartment
complex, located on the east side of El -Camino Real and
—2—
north of Alga Road, to condominiums. The proposed conversion
was denied based on findings which included: lack of a com-
prehensive overall design; insufficient provision of improve-
ments required by the condominium regulations; and lack of
adequate setbacks and parking.
CP-6, (McMahon/O'Grady), City Council Agenda Bill No. 5905,
approved on July 3, 1979.
This proposal was for the construction of 23 detached condo-
minium units, located between Almaden Lane, Zamora Way and
Alicante Road, La Costa. The project was conditionally
approved finding that the project met all of the requirements
of the condominium regulations and would not result in any
significant impacts to the environment or surrounding area.
Conditions of approval included: grading and drainage modi-
fications; provision of automatic garage door openers;
fencing restrictions; public improvement requirements;
refuse collection; landscaping requirements; and a public
facilities fee.
CT 79-7/CP-lO, (Fries), approved by the City Council on
.September 18, 1979.
The City Council conditionally approved, this 39 unit condo-
minium development, finding that it met-all of the requirements
of the City's condominium regulations. Conditions of approval
included: landscaping requirements; public improvements;
fencing restrictions; grading and hydro-seeding requirements
and payment of a public facilities fee.
II. Major Planning Considerations
1. Does the proposed circulation and parking arrangement
adequately serve the project?
2. Have adequate provisions been made for visitor parking?
3. Do the garages provide sufficient room for both parking
and storage?
4. Have adequate setbacks off of the private driveway been
. provided?
Discussion
The proposed project involves an application for 10 two-
story condominium units on a 50,095 square feet. Parcel 2
in La Costa. The application has a building permit for 10
apartment units on this site, and foundations for the units
have been poured. Thus the project is a condominium con-
version. Each will have three bedrooms and a maximum height
of approximately 21 feet. With 10 units, the project falls
very close to the suggested maximum density for this area.
-3-
jr '«»
V,, x
With regard to the design of the project, the City's condominium
regulations (Section 21.47.110) discuss certain design
criteria which must be met by all condominium projects.
Specifically, this section states that the overall plan
.shall be comprehensive, embracing land, buildings, land-
scaping and their interrelationships. Staff believes that
this criteria has been met since the landscaped recreation
area is centrally located to all units, and served by sufficient
pedestrian accessways.
Another deisng criteria stipulates that the plan shall
provide for adequate circulation, off-street parking, open
recreational areas and other on-site amenities. In addition,
the driveway must not be a dominent feature of development.
In this particular case the driveways serving the development
are located along the borders of the property. Thus, the
driveways do not bisect the site, leaving the central portion
available for recreation and landscaping. This recreation
and landscaping has been generously applied and sufficiently
improved to constitute adequate on-site amenities.
Section 21.47.130 quantifies the design criteria and delineates
certain developmental standards. With regard to parking,
the regulations require that the project provide two spaces
per unit, in addition to five visitor spaces. The applicant
meets this requirement, providing all tenant parking on-
site. The required visitor spaces would be provided on
Unicornio Street, immediately in front of the project site.
tWith regard to recreation area, sub-section 21.47.130(8)
states that a minimum of 200 square feet of open recreation
area must be provided per unit. By considering both the
common recreation area and the individual patios attached to
each unit, the project more than meets this recreation area
requirement.
.Another development standard stipulates that 480 cubic feet
of storage space be provided per unit. The applicant has
met this requirement by providing all of the storage within
the garage. However, this makes vehicular parking difficult
due to a reduced garage width. Therefore, staff has conditioned
the project and required that some of this storage be provided
outside of the garage.
The plans indicate that each unit will have a washer and
dryer. Also, a condition of approval specifies that each
unit shall have separate utility meters. Two refuse containers
will be conveniently located on the site, one off of each
driveway.
The Fire Department has reviewed the plans and has found
that the project provides sufficient emergency access and
maneuverability for their vehicles.
.4.
With regard to the setbacks off of the private driveways,
staff has carefully reviewed the project. As curently
proposed, the second floor of each unit is setback only 5
feet off of the private driveways. Presently, Section
21.47.130(1)(B) stipulates that building setbacks off of the
private driveways must be setback 10 feet, while only the
garages may be setback as close as 5 feet to the driveways.
However, the City Council has interpreted that this Section
of the code applies only to the first floor. Therefore,'
the project is consistent with Section 21.47.130(1)B.
Staff believes that as conditioned, the project would not
constitute a disruptive feature in the neighborhood, and set
a positive precedent for future projects in this area.
IV. Recommendation
It is recommended that the Planning Commission forward a
recommendation of APPROVAL of CT 79-21/CP-24 to the City
Council based on the following findings and subject to the
following conditions:
Findings
1) The project is consistent with the City's current
General Plan since: • •
a) The project does not exceed the suggested maximum
density designated for this site by the City's
land use plan and, at the same time, is of a
sufficient density to justify development on this
site as proposed.
b) At this time, the Planning Commission is not
prepared to find that all other public facilities
necessary to serve the project will be available
concurrent with need. The Planning Commission
has, by inclusion of an appropriate condition,
required that the project condition, required that
the project contribute to the costs of such
facilities. Since the development will pay its
proportionate share of the public facilities which
it will require, the City Council is satisfied
that the requirements of the public facilities
element of the general plan have been satisfied.
c) All other elements of the General Plan either
do not apply to the project or have been satis-
factorily met.
2) The project is consistent with all City public facility
policies and ordinances since:
a) The applicant is on the Leucadia County Water
District's sewer allocation list, and sufficient
sewer hookups have been reserved for the project.
-5-
«*"•'•»>,
b) The Planning Commission finds that sewer service
is not available for this development as of the
date of this approval. However, sewer service may
be available in the future. The Planning Commission
has, by inclusion of an appropriate condition to
this condominium permit and tentative subdivision
map, insured that the final map will not be approved
unless the City Council finds that sewer service
is available to serve the project. In addition,
the Planning Commission has added a condition that
a note shall be placed on the final map that building
permits may not be issued for the condominium project
unless the City Engineer determines that sewer
service is available. Since the final map cannot
be approved unless sewer service is available, and
building cannot occur within the project unless
sewer service remains available, the Planning
Commission is satisfied that the requirements of
the public facilities element of the General Plan
have been met insofar as they apply to sewer service
for this condominium permit and tentative map
approval .
c) School fees to mitigate conditions of overcrowding
are required at the time of building permits
pursuant to Chapter 21.55 of the Carlsbad Municipal
Code.
d) Water service will be provided by the San Marcos
Municipal Water District, and the applicant is re-
quired to comply with their rules and regulations.
e) Gas and electric service will be provided by San
Diego Gas and Electric.
f) Park-in-lieu fees are required as a condition of
approval .
g) All necessary public improvements have been either
provided or will be required as conditions of
approval .
3) The site is physically suitable for the type and density
of the development since the site is adequate in size
and shape to accommodate residential development at the
proposed density and still meet all the requirements of
the City's condominium ordinance.
4) The design of the project and all required improvements
will not cause any significant environmental impacts
since the project has been found to be categorically
exempt from the Carlsbad Environmental Protection
Ordinance as per Section 19 . 04 . 090 (a) (8) .
-6-
5) The proposed condominium project meets the criteria of
Chapter 21.47 (Condominiums) since:
a) The condominiums meet the design criteria of
Chapter 21.47.110 since the overall plan is
comprehensive embracing land, building, landscaping
and their relationships, the driveways are not
dominant features, and sufficient circulation and
on-site amenities are provided.
b) Storage space, laundry facilities, open recreation
areas, parking facilities, refuse areas, separate
utilities and requirements of Section 21.47.130
have been met or will be made conditions of approval.
Conditions
1) This approval is granted for that portion of land des-
cribed in the application CT 79-21/CP-24, and development
shall occur substantially as shown on Exhibit A-l & A-2,
dated November 21, 1979, and Exhibits B-l, B-2 and C
dated October 2, 1979, (on file in the Planning Department),
except for modifications required herein.
2) The applicant shall comply with all rules and regulations
of the respective sewer and water districts regarding
water and sewer service to the subject property.
3) The applicant shall prepare a reproducible copy of the
final, condominium site plan incorporating all require-
ments of the condominium permit approval, and shall be
subject to the approval of the Planning Director, prior
to final map approval. "
4) The applicant will provide school fees to mitigate
conditions of overcrowding as part of building permit
applications. These fees shall be based on the fee
schedule in effect at the time of building permit
application.
5) This subdivision and condominium plan is approved upon
the exress condition that the final map shall not be
approved unless the City Council finds as of the time
of such approval that sewer service is available to
serve the application.
6) This subdivision condominium plan is approved upon the
express condition that building or grading permits will
not be issued for development of the subject property
unless the City Engineer determines that such sewer
facilities are available at the time of application for
such permits and will continue to be available until
time of occupancy. If the City Engineer determines
that sewer facilities are not available, building
permits will not be issued.
-6-
7) Street trees of a variety approved by the Parks and
Recreation Department shall be installed to City specifications
at 40 foot intervals along all public street frontages.
8) Prior to the final map approval, the applicant shall
pay a public facility fee as established in City Council
Policy No. 17. This approval is expressly conditioned
that the applicant shall enter into a secured agreement
with the City for the payment of this fee prior to the
approval of the resolution for this project by the
Planning Commission.
9) The applicant shall pay park-in-lieu fees prior to the
recordation of the final map.
10) The applicant shall submit a detailed landscape and
irrigation plan subject to the approval of the Planning
Director prior to final map approval. Said plan shall
indicate the utilization of drought tolerant plant
species.
11) The applicant shall agree to modify the garage/storage
design by removing all of the storage proposed along
one side of the garage, and providing an equivalent
amount of storage to that which is removed attached to
the rear of each unit.
12) Separate water, gas and electric meters shall be provided
for each unit and a note to this effect shall be placed
on the final condominium site plan.
Attachments
Exhibit A-l & A-2 dated November 21, 1979
Exhibits B-l, B-2 and C dated October 2, 1979
Location Map
Disclosure Form
BM: ar
11/21/79
— 7 —
If ..Tier the in|**"'<¥*Ntinn you have suonitted has been/ Jewed, it is determined
that further in^Bt,,,*dl.ion is required, you will be
APPLICANT : OROVILLE LA COSTA, NO. 1 A LIMITED PARTNERSHIP _
Name (indi viduul , partnership, joint venture, cor|or<«tion, syndication)
520 RUPFIN SUITE 101 SAN DIEGO, CA. 92123
Business Address
(711) 292-5374
AGENT:
MKMDKRS:
Telephone Number
PACIFIC ENGINEERING
Name
9225 CHESAPEAKE DR.SUITE G SAN DIEGO, CA. 92123
Business Address
565-0100
Telephone Number
RANDAL S. LUCE SPRING ST. LA MESA, CA. 920ll
Name {individual, partner, joint
venture, corporation, syndication)
Home Address
520 RUFPIN SUITE 101 SAN DIEGO, CA. 92123
Business Address
(714) 292-5374"697-3373
Telephone Number
LUDWIG SHUSTERICH
Telephone Number
Name
3475 OLD CONE JO RD.NEWBURY PARK, 'CA.
Home Address
92120
Business Address
(805) 498-0*455 (805) 498-1315
Telcpliune Number
GERALD GOTTLIEB
Telephone Number
2564 RANCHO LA COSTA, CA. 92008
Name
2561 RANCHO LA COSTA, CA.. 92008
.Home Address
Business Address
(711) 436-9921 (714) 436-9921
Telephone Number
IRAJ KHADEM
Telephone Number
12680 GIBRALTAR DR. S.D..CA. 92198
Name (individual, partner, joint Home Address
venture, corporation, syndication)
12680 GILRALTAR DR. SAN DIEGO, CA. 92198
Business Address
(711) 485-7067 (714) 485-7067
Telephone
MANOUCHEHR KADKHODA
Telephone Number
10926 ANTILO WAY S.D.,CA. 92127
Name Home Address
10926 ANTILO WAY SAN DIEGO, CA. 92127
Business Address
(714) 746-1896 (714) 746-1896
Telephone Number Telephone Number
(Attach more sheets if necessary)
I/We declare under penalty of perjury that the information contained in this dis-
closure is true and correct and that it will remain true and correct and may be
relied upon as being true and correct until amended.
BY
?L^ Applicant
PACIFIC'. ENGINEERING (AGENT)
Agent, Owner, Partner
cr
COPY
CASE MO.rT73-7L\ ICP-34Date Rec'd j/D/g/7q DCC Date; \\fsDh& PC Date \|
Description of Safest ;;j^KrT?i-Tn VS. A^'oPA^J^- f^UPJPlN/lfbl^M. MAP
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Brief Legal; LZJT^g.\ & A?^ O~ LA ^n^TA MFAOOVJ^ Uh4lT~ M^.^^ 1N\ TME^lTV OF,
Assessor Book; g|^> Page: ?V/,/0 Parcel:_
General Plan Lani Use Description^
Existing Zone: PiQ-M Proposed Zone; ._. . .
Acres; l.lfb Ko. of Lots: £L DU's |Q DU/AcrefflJ
School District; ^/^ MAPv^9g? UNllFlg-O,
Water District; ^r^^^j MAJrV^^g? y^WO • Sanitation District: LEJJi^lAPLA
Coast Permit Area: