HomeMy WebLinkAbout1983-08-16; City Council; 7468; T.P.B Investments 3 lot/72 unit Tentative mapCARLSBAD - AGENC
MTG...8/W83
TITLE: 3 LOT/72 UNIT TENTATIVE TRACT MAP AND
•CONDOMINIUM PERMIT; SOUTHEAST CORNER 01
ALICANTE ROAD AND ZAMORA WAY.
CT 82-26/CP-223/SUP-7 - T.P.B INVESTMENTS
DEPT.
CITY ATTY
CITY MGR.
I
J3
U
0)
noo
CO
Oz
I
RECOMMENDED ACTION:
Both the Planning Staff and the Planning Commission recommend
that the Council direct the City Attorney's Office to prepare
documents APPROVING CT 82-26/CP-233 per Planning Commission
Resolution No. 2153.
ITEM EXPLANATION
This item is a 3 lot/72 unit tentative tract map and condominium
permit located as described above. The site is 11.3 acres in
area and the project's density would be 6.3 dwelling units per
acre. This density is slightly below the general plan density
range of 10-20 du's/acre designated for this site. The Planning
Commission could justify the lower density since the site is
adjacent to a single family development on the west and the
project would serve as a transition, to higher density to the
east.
The project consists of 36 duplexes. The units range in size
from 2775 sq.ft. to 3600 sq.ft. The Planning Commission found
that the project meets all development standards and design
criteria of the Planned Development Ordinance. At the Planning
Commission meeting, the Commission also approved a Special Use
Permit for the project to allow the construction of 3 buildings
in the Flood Plain Overlay Zone which runs across the southern
tip of the property. The Commission based its approval on
findings from both the City's Engineering Department and San
Diego County Flood Control District that, as conditioned,
flooding would not present any problems.
Through staff review and Planning Commission hearing, all issues
on this matter have been satisfactorily resolved.
ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not cause any significant environmental impacts and,
therefore, has issued a Negative Declaration, dated July 14,
1983, which was approved by the Planning Commission on July 27,
1983. A copy of the environmental documents is on file in the
Land Use Planning Office.
FISCAL IMPACT
The applicant will provide all required public improvements to
the project. Also, the applicant has agreed to pay a public
facilities fee to offset the costs of providing all other public
services.
EXHIBITSTTLocation Map
2. PC Resolution No. 21533. Staff Report, dated July 27, 1983 w/attachments
1538
11
(•1.
:
5
C
3n>•ffr
mp-
V
f*9
*
It
3
11
i
•
j
'(!i
i
ALICANTE RD
ZAMORA WY>
PROJECT SITE
LA COSTA GOLF COURSE
T.P.B. INVESTMENTS CT 82-26 /CP-223
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
wit:
if-
Sfc.
PLANNING COMMISSION RESOLUTION NO. 2153
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL FOR A THREE LOT/SEVENTY-TWO UNIT
TENTATIVE TRACT MAP AND CONDOMINIUM PERMIT ON A
11.3 ACRE PARCEL ON PROPERTY GENERALLY LOCATED
ON THE SOUTHEAST CORNER OF ALICANTE ROAD AND
ZAMORA WAY.
APPLICANT: T.P.B. INVESTMENT
CASE NO; CT 82-26/CP-223
WHEREAS, a verified application for certain property, to
Parcel 3 of Parcel Map 11722 filed October 9, 1981
and a portion of Section 36, Township 12 South, Range 4
West, San Bernardino Meridian,
been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 27th day
of July, 1983, 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 Tentative Tract Map and Condominium Permit; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
(A) That the foregoing recitations are true and correct.
(B) That based on the evidence presented at the public hearing,
the Commission recommends APPROVAL of CT 82-26/CP-223, based
on the following findings and subject to the following
conditions:
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
?indings ;
1)
2)
3)
Although the proposed density of 6.3 du's/acre is below the
density range of 10-20 du's/acre specified for the site as
indicated on the Land Use Element of the General Plan, this
slightly lower density can be justified for the reasons stated
in the staff report.
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 density pro-
posed.
The project is consistent with all City public facility pol-
icies and ordinances since:
a) The Planning Commission has, by inclusion of an
appropriate condition to this project, 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 project
unless the City Engineer determines that sewer service is
available, and building cannot occur within the project
unless sewer service remains available, and 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
project.
b) The San Marcos School District has written a letter, dated
December 1, 1982, stating that school facilities will be
available to this project.
c) Park-in-lieu fees are required as a condition of ap-
proval.
d) All necessary public improvements have been provided or
will be required as conditions of approval.
e) The applicant has agreed and is required by the inclusion
of an appropriate condition to pay a public facilities
fee. Performance of that contract and payment of the fee
will enable this body to find that public facilities will
be available concurrent with need as required by the
general plan.
The proposed project is consistent with the City's Planned
Development Ordinance and also complies with the Design
Guidelines Manual.
PC RESO NO. 2153
4)
Conditions:
1) Approval is granted for CT 82-26/CP-223, as shown on
Exhibits "A" - "F", dated December 17, 1982, incorporated by
reference and on file in the Land Use Planning Office.
Development shall occur substantially as shown unless
otherwise noted in these conditions.
2) This project is approved upon the express 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
8
9
10
3) This project is approved upon the express condition that
building permits will not be issued for development of the
subject property unless the City Engineer determines that
sewer facilities are available at the time of application for
such sewer permits and will continue to be available until
time of occupancy. This note shall be placed on the final
map.
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
Ai7
28
f
V-
This project is approved upon the express condition that the
applicant shall pay a public facilities fee as required by
City Council Policy No. 17, dated April 2, 1982, on file with
the City Clerk and incorporated herein by reference, and
according to the agreement executed by the applicant for
payment of said fee, a copy of that agreement, dated December
1, 1982, is on file with the City Clerk and incorporated
herein by reference. If said fee is not paid as promised,
this application will not be consistent with the General Plan
and approval for this project shall be void.
5) The applicant shall pay park-in-lieu fees to the City, prior
to the approval of the final map as required by Chapter 20.44
of the Carlsbad Municipal Code.
|6) 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 in effect at the time
of building permit application.
7) Approval of this request shall not excuse compliance with all
sections of the Zoning Ordinance and all other applicable City
ordinances in effect at time of building permit issuance.
Land Use Planning Office
8) The applicant shall prepare a reproducible mylar of the final
site plan incorporating the conditions contained herein. Said
site plan shall be submitted to and approved by the Land Use
Planning Manager prior to the issuance of building permits.
9) The applicant shall establish a homeowner's association and
corresponding covenants, conditions and restrictions. Said
CC&R's shall be submitted to and approved by the Land Use
Planning Manager prior to final map approval.
PC RESO NO. 2153 3.
10) The applicant shall prepare a detailed landscape and irriga-
tion plan which shall be submitted to and approved by the Land
Use Planning Manager prior to the issuance of building
permits.
11) All parking lot trees shall be a minimum of 15 gallons in
size.
5
12) All landscaped areas shall be maintained in a healthy and
6 thriving condition, free from weeds, trash, and debris.
13) Any signs proposed for this development shall be designed in
conformance with the City's Sign Ordinance and shall require
8 review and approval of the Land Use Planning Manager prior to
installation of such signs.
9
14) Trash receptacle areas shall be enclosed by a six-foot high
10
11
12
13
14
16
18
19
20
21
22
2
24
27
masonry wall with gates pursuant to City standards. Location
of said receptacles shall be approved by the Land Use Planning
Manager.
15) All roof appurtenances, including air conditioners, shall be
architecturally integrated and shielded from view and the
sound buffered from adjacent properties and streets, pursuant
to Building Department Policy No. 80-6, to the satisfaction of
the Land Use Planning Manager and Building and Planning
Director.
15
16) The proposed retaining walls shall have architectural
treatment and landscaping to the satisfaction of the Land Use
Planning Manager and shall not exceed a height of six feet,
17
17) The proposed fire access roads adjacent to Building Nos. 12 and
23 as shown on Exhibit "B" shall have signs denoting that they
are for emergency access only.
18) Approval of Tentative Tract CT 82-26/CP-223 is granted
subject to approval of SUP-7.
19) A maximum of six model home units may be constructed prior to
recordation of a final map provided that adequate provisions
acceptable to the Land Use Planning Manager and City Attorney
are made guaranteeing removal of such complex if the final map
is not recorded.
Engineering Department
20) The developer shall obtain a grading permit prior to the
commencement of any clearing or grading of the site.
26
21) The grading for this project is defined as "regular grading"
, by Section 11.06.170(a) of the Carlsbad Municipal Code. The
developer shall submit a grading plan for approval which shall
include all required drainage
PC RESO NO. 2153 4.
po include all required drainage structures and any required
1
2
3
8
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
erosion control measures. The developer shall also submit
soils, geologic or compaction reports if required and shall
comply with all provisions of Chapter 11.06 of the Carlsbad
Municipal Code.
22) No grading shall occur outside the limits of the subdivision
unless a letter of permission is obtained from the owners of
the affected properties.
23) Prior to the issuance of a grading permit, the haul route
shall be submitted for review and approved by the City
Engineer. A separate grading plan shall be submitted and
approved and a separate grading permit issued for the borrow
or disposal site if located within the city limits.
24) All slopes within this project shall be no steeper than
2:1 .
25) Additional drainage easements and drainage structures shall be
provided or installed as may be required by the County
Department of Sanitation and Flood Control or the City Engi-
neer.
26) Direct access rights for all lots abutting Alicante Road and
Zamora Way shall be waived on the final map.
27) The developer shall install street lights along all public and
private street frontages in conformance with City of Carlsbad
Standards.
28) The developer shall install street trees at the equivalent of
40-foot intervals along 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.
29) The developer shall install sidewalks along all public street
frontages in conformance with City of Carlsbad Standards prior
to occupancy of any buildings.
30) The developer shall install a wheelchair ramp at the public
street corner abutting the subdivision in conformance with
City of Carlsbad Standards prior to occupancy of any build-
ings.
31) The developer shall comply with all the rules, regulations and
design requirements of the respective sewer and water agencies
regarding services to the project.
32) The design of all private streets and drainage systems shall
be approved by the City Engineer prior to approval of the
final map. The structural section of all private streets
shall conform to City of Carlsbad Standards based on R-value
tests. All private streets and drainage systems shall be
inspected by the city, and the standard improvement plan check
and inspection fees shall be paid prior to approval of the
final map.
PC RESO NO. 2153 5.
8
development shall be vacated,
9
Fire Department
10
11
12
showing locations of existing and proposed fire hydrants and
13 on site roads and drives subject to the approval of the Fire
Marshall.
14
38) An all weather access road shall be maintained throughout
26
27
33) All private streets and drainage systems shall be maintained
by the homeowner's association in perpetuity. This respon-
sibility shall be clearly stated in the CC&R's.
34) Approval of this tentative tract map shall expire twenty-four
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.
35) Prior to approval of final map, the existing twelve foot
access easement along the southwest boundary of the proposed
36) Additional public and/or on site fire hydrants shall be re-
quired if deemed necessary by the Fire Marshall.
37) The applicant shall submit two (2) copies of a site plan
15
16
17
18
19
20
21 n
Code,
22
42) Fire retardant roofs shall be required on all structures.
23
24
25
construction.
39) All required fire hydrants, water mains and appurtenances
shall be operational prior to combustible building materials
being located on the project site.
40) Proposed security gate systems shall be provided with "Knox"
key operated override switch, as specified by the Fire De-
partment.
41) All private driveways shall be kept clear of parked vehicles
at all times, and shall have posted "No Parking/Fire Lane Tow
Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal
43) All fire alarm systems, fire hydrants, extinguishing systems,
automatic sprinklers, and other systems pertinent to the
project shall be submitted to the Fire Department for approval
prior to construction.
44) Building exceeding 10,000 sq.ft. aggregate floor area shall be
sprinklered or have four-hour fire walls with no openings
therein which shall split the building into 10,000 sq.ft. (or
less) areas.
28
45) The water main should be connected to Almaden Lane and to
Alicante Road as shown on the tentative map rather then
Zamora Way.
PC RESO NO. 2153 6.
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
46) All streets shall have a minimum width of 16 feet of
unobstructed access.
Parks and Recreation
47) No existing street trees shall be removed unless written
approval is given by the Parks and Recreation Department.
48) No trees shall be planted within 10 feet of the curb.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 27th day of July, 1983, by the following vote, to wit:
AYES: Commissioners Marcus, Rombotis, Farrow,
Lyttleton, Friestedt and Rawlins.
NOES: None.
ABSENT: Chairman Schlehuber
ABSTAIN: None
CLARENCE SCHLEHUBER, Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
MICHAEL J. HOLZMILLER
LAND USE PLANNING MANAGER
[PC RESO NO. 2153
ALLIGATION SUBMITTAL DATE:
DECEMBER 15, 1982
STAFF REPORT
DATE: July 27, 1983
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: CT 82-26/CP-223/SUP-7 - T.P.B. INVESTMENTS - A request
for a three lot/seventy-two unit tentative
map/condominium permit and special use permit on
property located at the southeast corner, of Alicante
Road and Zamora Way in the RD-M zone.
I. RECOMMENDATION
It is recommended that the Planning Commissionn APPROVE the
Negative Declaration issued by the Land Use Planning Manager and
ADOPT Resolution No. 2154 APPROVING SUP-7 and Resolution No..
2153 recommending APPROVAL of CT 82-26/CP-223 to the City
Council based on the findings and subje.ct to the conditions
contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of a 3 lot/72 unit
tentative tract map/condominium permit and special use permit
located as described above. The project will be located on an"
11.3 acre parcel and have a density of 6.3 du/ac. This density
is below the General Plan Designation of 10-20 du/ac -for this
site. The subject property consists of an irregularly shaped,
previously graded parcel adjacent to the La Costa Golf course.
The properties to the north and east are presently vacant, but
have previously approved tentative maps for condominium
developments. Single family dwellings and large detached
condominium units are located on the properties to the west of
the subject property.
The proposed project will consist of large duplex condominium
units with attached two car garages. The units will range in
size from 2775-3600 square feet. There will be a total of 36
buildings all of which will gain access from private driveways.
None of the buildings proposed will exceed a height of 35 feet.
This project was originally scheduled for the February 9, 1983
Planning Commission meeting. However, while reviewing the
project staff discovered that a portion of the property was
within the 100 year floodplain of San Marcos Creek. The
applicant was immediately notified that a special use permit was
required and directed to meet with the San Diego County Flood
Control Division. On June 7, 1983, staff received a letter from
the San Diego County Flood Control Division concerning this
project. This letter stated that all of the proposed .buildings
were safe from a 100 year flood, except for the three southerly
structures. If the level of.their lowest floor was raised one
foot from 20 feet to 21 feet they would be safe from a 100 year
flood. This change has been incorporated into the.tentative map
by the applicant's engineer.
/ , v
III. ANALYSIS
Major Planning Issues (CT 82-26/CP-223)
1) Does the project conform with the development standards and
design criteria of the Planned .Development Ordinance?
2) Can the project's design, which is below the density
designated for this site by the General Plan be justified?
Discussion
Development Standards
As proposed, this project meets or exceeds all of the
development standards of the Planned Development Ordinance.
Each unit will have a two car garage with adequate space to
provide the required storage area. All .of the required visitor
parking will be provided in parking bays located on the private
driveways serving this project. Additional visitor parking will
be available in front of the garages that have a 20' setback
from the private driveways.
A large, common recreation area will be located near the center
of the project. Additional common recreational facilities will
be located around the periphery of the project. These
facilities will consist of two spas, a barbecue area and a
sitting area with a trellis. Twenty of the units, all of the
"C" models, will have large patios.
All other development standards of the Planned Development
Ordinance are met by this project.
Design Criteria
As proposed, this project conforms with the design criteria of
the Planned Development Ordinance. The long linear driveway in
the northern portion of the property is dictated by existing
public roads, the configuration of the property and the-type of
units being proposed in this project. The applicant has
mitigated this problem by the use of heavy "landscaping and
varying setbacks. Textured concrete in front of the garages and
in the driveway will further reduce the linear appearance of the
driveways within this project.
>*
The entrance to the project will be heavily landscaped and
.accented by a fountain. The main recreation area is centrally
located and will be readily accessible to all of the units.
*
—2 —
Density
Staff feels that the reduced density requested by this project
is acceptable, because this project is located immediately
adjacent to existing single family homes and a similar large
detached unit condominium project to the west. This project
will provide a good transition between these units and
previously approved higher density condominiums to the north-and
east.
A
Overall staff feels the proposed project complies with the
development standards and design criteria of the Planned
Development Ordinance and that its reduced density can be
justified, therefore, recommends approval of this project.
Major Planning Issue (SUP-7)
1) Will approval of a special use permit allow development
which would be subject to flooding hazards?
Discussion
As mentioned, a portion of the site is within the 100 year
floodplain boudary,-and as such, must receive approval of a
special use permit prior to development. The special use permit
may only be granted if the City Engineer finds that the project
is designed to mitigate flooding hazards.
The applicant has submitted detailed data showing how all
flooding hazards would be mitigated. This data was reviewed by
the Engineering Department and the San Diego County Flood
Control District. Both parties found that as designed, the
portion of the project within the 100 year floodplain will not
be subject to flooding hazards nor will the construction of the
project create other flood problems to adjacent or downstream
properties. A memo from both the Engineering Department and the
Flood Control District confirming these findings are attached
for the Commission's review. Because these findings have been
made, staff is recommending approval of SUP-7.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that the project
will not have a significant effect on the environment and,
therefore, has issued a Negative Declaration on July 14, 1983.
»• • . "
ATTACHMENTS
1) Planning Commission Resolution Nos. 2153 and 2154
2) Location Map
3) Background Data Sheet
4) Disclosure Form
5) ' Letter, dated May 26, 1983 .
6) .Memo, dated July 18, 1983
7) Environmental Documents
8) Reduced Exhibits
9) .Exhibits "A" - "F", dated December 17, 1983
BACKGROUND DATA SHEET
CASE NO: CT 82-26/CP-223/SUP-7
APPLICANT: T.P.B. Investment '
REQUEST AND LOCATION: 3 lot/72 unit tentative tract map/condominium permit and
special use permit at the southeast corner of Alicante Land and Zamora Way.
LEGAL DESCRIPTION: Parcel 3 of Parcel Map 11722 filed October 9, 1981 and a
portion of Section 36, Township 12 South, Range 4 West, San Bernardino
Meridian. . APN; 216-130-39 and 62
Acres 11.5 Proposed No. of Lots/Units 3
GENERAL PLAN AND ZONING.
Land Use Designation RMH
Density Allowed 10-20 du/ac Density Proposed 6.3 du/ac
Existing Zone RD-M Proposed Zone -— •
Surrounding Zoning and Land Use:
Zoning Land Use
Site RD-M Vacant
North RD-M Vacant
South P-C Vacant
East RD-M - Vacant
West RD-M & R-1-10 SFD & Condo
PUBLIC FACILITIES
School District San Marcos Water Carlsbad Sewer Leucadia EDU's 120
Public Facilities Fee Agreement, dated December 1, 1982
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued July 14, 1983
E.I.R. Certified, dated : ; '
Other, ' .
a. r i a -. i
. ,-,Vha.t further information is r<# -ired, you will be so advised/^ • • "" *
APPLICANT:T.P.B. Investments c/o John Helm
;- . MEMBERS r
liana (individual, partnership, joint venture, corporation, syndication)
7682 El Camino Real, Carlsbad, CA 92008Suite.201 ;_..,..._. •.. • ; . -...'...—. --'--
L5usinsss Addreiss ' • •'
(619) 942-1999 ' : •• • . ...
Telephone Kuober ' • \
BRIAN SMITH ENGINEERS,, INC.
Name ' ' ...•••
2656 State Street," Carlsbad, CA 92008
Business Address
(619). 729-8981... -.
Telephone Nuraber• •
Tliecxiore Aroney an individual ' •
Maine -(individual, partner, joint
venture, corporation^ syndication)
7220 Arenal Lane , Carlsbad, CA 92008
7220 Arenal Lane, Carlsbad, CA 92008
Borae
Business Address
619/438-2045
Telephone Nusibar
Beneficiary • Daon Corporation, a Delaware Corporation
P. 0, Box 1710,, Costa Mesa, CA 92626
Telephone Number
Eome Address
Business Address
619/641-6666
.-. Telephona Nuaber Telephone Nu
' ;..• (Attach more sheets if necessary)
• if •«
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 nay be'
relied upon es being true and correct until amended.
'Jvjc:i>t,((>..• r.t-tr^ i'art:n^7r.
BEST*8fr. <&&&*. n^m^ims& mm^* m
COPY
'&*&&?M
COUNTY OF SAN DIEGO
INTER-DEPARTMENTAL CORRESPONDENCE
OATE _May 26, 1983
TO: Dwight Smith, Land Development Engineering (0336)
Attn.: Jerry Proesel
FROM: Joe Hill, Flood Control Division (0382)
SUBJECT:- City of Carlsbad TM 82-26, Alicante View, T.P.B0. Investment (UKH 244)
In accordance with your request, we have reviewed the subject plan for development
along San Marcos Creek. This subdivision is in. the La Costa area and adjacent
to San Marcos Creek on its northern bank.
Based on cross-section data submitted by the engineer and our further engineering
review, we have conservatively determined that all structures are safe from the
100-year flood of San Marcos Creek if constructed at the lowest floor elevations
indicated on the tentative map except the three southerly structures f units 67-68,
69-70, and 71-72). Those three structures are conservatively considered to be
safe from the 100-year flood if their lowest floor is at a minimum elevation of
21.0 feet M.S.L. (They are shown as 20.0 on the tentative map.)
I discussed the above on May 24, 1083 with Mr. Jorgcn of Brian Smith Engineers, Inc.
and ]\G had no objection to our determination.
As previously discussed with you, we are sending copies of this memo to the City
of Carlsbad and to Brian Smith Engineering, Inc.
Original Signed by
Joseph C. Hill
•JOE HILL
Principal Civil Engineer
JCH:WFS:lm
c<" City of C 1200 Elm Ave., Carlsbad, CA 92008;
ing, Inc., 2656 State St., Carlsbad, CA 92008
CITY OF CARLSBAD
I'Oi'K '• ;s (J44