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DEPT.
MTG. 11 11 9\85 GPA/LU 85-6/ZC-335 - CITY OF CARLSBAD C~TYA
CITY k DEPT.
RECOMMENDED ACTION:
GENERAL PLAN AMENDMENT AND ZONE
CHANGE FROM COMMERCIAL TO RESIDENTIAL Tm AB# F?//
PLN
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The Planning Commission is recommending that no change be made
the General Plan and that the City Council introduce Ordinance
No. 7f83 changing the zoning on 4.56 acres from C-2-Q to C-1-Q.
ITEM EXPLANATION
On July 16, of this year, the City Council approved a zone chi
from C-2 to C-2-Q on 4.56 acres located at the southwest corn(
Rancho Santa Fe Road and La Costa Avenue. Although they apprc the zone change, Council directed staff to study the site to commercial use was appropriate. Staff felt that the site may better served by residential use and prepared a city initiate General Plan Amendment from C (Community Commercial) to RMH ( 15 du's/acre) and a zone change from C-2-Q to R-DM-Q.
At their meeting of October 9, 1985, the Planning Commission
recommended denial of the General Plan Amendment and recommen zone change from C-2-Q to C-1-Q. They felt the C-1 zone woul provide for less intensive uses on the site. They also felt
the site would not be suitable for residential use because it
located at a major intersection which could cause noise and o problems.
Staff felt that the site is not suitable for commercial use k
of the large quantity of commercial (approximately 60 acres)
located across Rancho Santa Fe Road, and also because half th site has been sold for other uses. It is now too small for E
commercial use (4.56 acres). In addition, the smallness of t
site necessitates access from Levante, a residential street.
feels that problems associated with residential use can be
mitigated as they have been in other areas of the city.
For further information please see the attached staff report Planning Commission.
ENVIRONMENTAL IMPACT
The Land Use Planning Manager has determined that this projec not cause any significant impacts and, therefore, has issued Negative Declaration, dated August 7, 1985. The Planning Commission recommended approval on October 9, 1985. A copy environmental document is on file in the Planning Department
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Page 2 of Agenda Bill No. r4//
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FISCAL IMPACT
The increased need for city capital facilities resulting from
development will be offset by the payment of the public facili
fee. Any capital facilities related directly to this developn
will be constructed and paid for by the developer.
Increased operating expenses related to this development will offset to some extent from increased tax or fee revenue genere
by the development. No detailed economic impact analysis of t development has been conducted at this time so predictions of
portion of operating expenses covered by additional operating revenue created as a result of this project cannot be made.
EXHIBITS
1. Location Map
3. Planning Commission Resolution No. 2476 (GPA/LU 85-6) 4. Planning Commission Resolution No. 2477 (ZC-335)
5. Planning Commission Staff Report dated August 28, 1985
2 . Ordinance No. 9833
w/attachments
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LOCATION MAP
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ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, AMENDING TITLE 21 OF THE
CARLSBAD MUNICIPAL CODE BY AMENDING THE ZONING
MAP FOR A ZONE CHANGE FROM C-2-Q TO C-I-Q ON
PROPERTY GENERALLY LOCATED ON THE SOUTHWEST
CORNER OF LA COSTA AVENUE AND RANCHO SANTA FE
ROAD.
APPLICANT: CITY OF CARLSBAD
CASE NO: zc-335
The City Council of the City of Carlsbad, Californi
does ordain as follows:
SECTION 1: Title 21 of the Carlsbad Municipal Code
amended by the amendment of a zoning map for a zone change f
C-2-Q to C-I-Q on property as shown on the map marked ZC-335
Exhibit "A", attached hereto and made a part hereof.
EFFECTIVE DATE: This ordinance shall be effective
days after its adoption, and the City Clerk shall certify tc
adoption of this ordinance and cause it to be published at 1
once in the Carlsbad Journal within fifteen days after its
adoption.
INTRODUCED AND FIRST READ at a regular meeting of t
Carlsbad City Council held on the day of
1985, and thereafter
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PASSED AND ADOPTED at a regular meeting of said Cit
Council held on the day of , 1985, by
following vote, to wit:
AYES :
NOES :
ABSENT :
MARY H. CASLER, Mayor
ATTEST: ,
ALETHA L. RAUTENKRANZ, City Clerk
(SEAL)
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LOCATION MAP
EXHIBIT 8-284s
8)
C-2-Q to C-1-Q
CITY OF CARLSBAD zc-:
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PLANNING COMMISSION RESOLUTION NO. 2476
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
CARLSBAD, CALIFORNIA, RECOMMENDING DENIAL OF AN AMEN TO THE LAND USE ELEMENT OF THE GENERAL PLAN FROM C
(COMMUNITY COMMERCIAL) TO RMH (10-20 DU/AC) ON PROPE
AVENUE AND FLANCHO SANTA FE ROAD INTERSECTION. APPLICANT: CITY OF CARLSBAD
GENERALLY LOCATED AT THE SOUTHWEST CORNER OF THE LA
CASE NO.: GPA/LU 85-6
WHEREAS, a verified application for an amendment to
General Plan designation for certain property located, as shc
Exhibit "A", dated August 28, 1985, attached and incorporatec
herein, have been filed with the Planning Commission; and
WHEREAS, said verified applications constitute a re(
for amendment as provided in Title 21 of the Carlsbad MuniciI
Code; and
WHEREAS, the Planning Commission did, on the 28th dt
August, 1985, hold a duly noticed public hearing as prescribt
law to consider said request;
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all pers
desiring to be heard, said Commission considered all factors
relating to the General Plan Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planni
Commission of the City of Carlsbad, as follows:
A) That the above recitations are true and correct.
B) That in view of the findings made and considering the applicable law, the decision of the Planning Commissior recommend DENIAL of GPA/LU 85-6, as shown on Exhibit "1
August 28, 1985.
Findings:
1) The site's location at the corner of two arterials (pr. secondary) is not a good location for higher density residential uses because of potential traffic, noise ai safety problems.
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2) The proposed amendment to RMH on the subject property cc
increase traffic impacts on Rancho Santa Fe Road in tha'
existing and proposed residents on the west side of Ran
Santa Fe Road would have to cross Rancho Santa Fe Road order to access the closest commercial uses.
3) The existing commercially designated property is adequa buffered by surrounding roadways and other higher densi residential or non-residential uses from surrounding lo density residential uses.
4) This action will not cause any significant environmenta impact and a Negative Declaration has been issued by th Use Planning Manager on August 7, 1985 and approved by
Planning Commission on August 28, 1985.
PASSED, APPROVED AND ADOPTED at a regular meeting 0
Planning Commission of the City of Carlsbad, California, he1
the 28th day of August, 1985, by the following vote, to wit:
AYES:
NOES :
ABSENT:
ABSTAIN:
CLARENCE SCHLEHUBER, Chaii
CARLSBAD PLANNING COMMISSI
ATTEST :
MICHAEL J. HOLZMILLER
LAND USE PLANNING MANAGER
PC RES0 NO. 2476 -2-
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CITY OF CARLSBAD zc-
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PLANNING COMMISSION RESOLUTION NO. 2477
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A ZONE
CHANGE FROM C-2-Q (COMMUNITY COMMERCIAL WITH A QUALIPI DEVELOPMENT OVERLAY) TO C-I-Q (NEIGHBORHOOD COMMERCIA1 A QUALIFIED DEVELOPMENT OVERLAY) OBI PROPERTY GENERALLY
LOCATED AT THE SOUTHWEST CORNER OF THE LA COSTA AVENUE RANCHO SANTA FE ROAD INTERSECTION. APPLICANT: CITY OF CARLSBAD CASE NO.: ZC-335
WHEREAS, a verified application for certain property,
wit:
Lot 249 of Map 7457 La Costa Vale Unit No. 1,
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said application constitutes a request as
provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did on the 28th day
August, 1985, hold a duly noticed public hearing as prescribed
law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persoi
desiring to be heard, said Commission considered all factors
relating to the Zone Change; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plannin
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hear! the Commission recommends APPROVAL of ZC-335, based on 1 following findings and subject to the following conditit
Findings:
1) The proposed zone change is consistent with the City's (
Plan since the Neighborhood Commercial zone is consiste and implements the Community Commercial land use design
proposed for the site.
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2) The proposed zone change is consistent and compatible wi
3) The change in zone from Community Commercial to Neighbor
surrounding residential land uses.
Commercial will lessen the traffic impacts in adjacent residential areas.
4) The property is too small in size to accommodate the exj zoning .
5) This action will not cause any significant environmental
impacts and a Negative Declaration has been issued by tl
Use Planning Manager on August 7, 1985 and approved by '
Planning Commission on August 28, 1985.
Condition:
1) Approval is granted for ZC-335, as shown on Exhibit "A" August 28, 1985, incorporated by reference and on file Land Use Planning Office.
PASSED, APPROVED AND ADOPTED at a regular meeting o
Planning Commission of the City of Carlsbad, California, hell
the 28th day of August, 1985, by the following vote, to wit:
AYES:
NOES :
ABSENT :
ABSTAIN:
CLARENCE SCHLEHUBER, Chair CARLSBAD PLANNING COMMISSI
ATTEST:
MICHAEL J. HOLZULLER
LAND USE PLANNING MANAGER
PC RES0 NO. 2477 -2-
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STAFF REPORT
DATE : AUGUST 28, 1985 0
TO : PLANNING COMFI S SI ON
FROM: LAND USE PLANNING OFFICE
SUBJECT: GPA/LU 85-6/ZC-335 - CITY OF CARLSBAD - Request for a General Plan Amendment from C (Community Commercial) t
RMH (Residential Medium High Density) and a Zone Chang from C-2-Q (General Commercial with a Qualified Development Overlay) to FD-M-Q (Residential Density- Multiple with a Qualified Development Overlay) for a 4.56 acre site located at the southwest corner of the
Costa Avenue and Rancho Santa Fe Road intersection.
I. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the
Negative Declaration issued by the Land Use Planning Manager an
ADOPT Resolution Nos. 2476 and 2477 recommending APPROVAL of 'mu 85-6/ZC-335, based on the findings contained therein.
11. PROJECT DESCRIPTION
On May 8, 1985 the Planning Commission heard and approved a zon change for the subject property from C-2, General Commercial, t
C-2-Q, General Commercial with a Qualified Development Overlay. The 0 - Qualified Development Overlay zone requires that a site development plan must be approved by the Planning Commission prior to issuance of a building permit. This rezone to C-2-Q w
granted approval by the Planning Commission in order to
supplement the underlying General Commercial zone with addition
regulations (through the requirement of a site development plan
for the express purpose of ensuring that any future commercial
development on the project site would be more compatible with
surrounding high quality residential uses, would not adversely
affect traffic circulation on the surrounding Rancho Santa Fe
Road and La Costa Avenue arterial roadways and would incorporat design treatmwts into any future commercial development propos on this highly visible site.
At their meeting of July 16, 1985, the City Council approved th
zone change on the subject property. At that time they also
questioned whether a commercial use on this property was compatible with adjacent residential properties, or was desirab
since there was already a planned shopping center across Rancho
Santa Fe Road and one at the intersection of El Camino Real and
La Costa Avenue. The City Council directed staff to undertake review of the commercial zoning on the subject property.
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I11 . ANALYSI;~
Planning Issues
1) Is a land use designation of RMH (Residential Medium High Density) more appropriate for the site than the existing C (Community Commercial) designation?
2) Would the uses allowed by the RMH General Plan
designation be compatible with surrounding uses,
existing and proposed?
3) Is the proposed zoning consistent with the General
Plan?
4) Would the RDM-Q zone be consistent and compatible with
surrounding land uses?
Discussion
The proposed general plan amendment would be from C (Community
Commercial) to RMH (Residential Medium High Density). It is th
opinion of staff that a residential use for the subject propert. would be appropriate because the 4.56 acre site is surrounded o the north, south and west by similar RMH designated properties. The property to the north, across La Costa Avenue is partially developed with condominium units. The property to the south is in the process of being developed with the Christ United Presbyterian Church with social hall, administrative offices, Sunday school and day care center. The property to the west, across Levante Street, is developed with multi-family residential. The property to the east, across Rancho Santa Fe Road, is designated C (Community Commercial). Staff is current
reviewing a development proposal for this property.
The proposed RMH designation and uses allowed would be compatib
with all of the surrounding existing and proposed uses. With consideration for sensitive site planning relative to adequate setbacks from Rancho Santa Fe Road and La Costa Avenue, it is staffs opinion that a quality residential subdivision (45-91 du's) could be developed on this property.
Comparatively speaking, the existing C (Community Commercial)
designation on the subject property would not be as appropriate
as the proposed RMH designation for the following reasons:
(1) The development of the subject property with a
community commercial shopping center would generate considerably more traffic than a residential development. Based upon the San Diego Association of Governments Vehicular Traffic Generation Rates, a neighborhood shopping center, less than 10 acres in
size, would generate approximately 1200 trips/acre,
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* compared to a residential subdivision which would
generate up to 10 trips/d.u. Considering these rates, a commercial center on this 4.56 acre sit could
generate up to 5,472 ADT. A residential development a
the RMH designation (10-20 du/ac) would generate
between 450 and 910 ADT. Any development on the
subject property would have to take access off of
Levante Street. Access off of La Costa Avenue Or
Rancho Santa Fe Road would not be allowed. The
increased traffic generated by a commercial developmen
could create potential traffic, noise and nuisance
impacts on existing residential units along Levante Street, and as a consequence, land use compatibility : an issue.
(2) At this time, the northeast, southeast and southwest
corners of the La Costa Avenue/Rancho Santa Fe Road
intersection are designated for C (Community Commercial ) development . The development of all threc
corners with commercial uses could create similar
traffic congestion problems as those experienced at tl
La Costa Avenue/El Camino Real intersection.
designated property (56 acres) located across Rancho
Santa Fe Road from the subject property.
(4.56 acres), it is staffs opinion that it would be
difficult to provide adequate setbacks and buffers fr
surrounding roadways and residentially designated
property, for a commercial development.
Based upon these findings, it is staffs conclusion that the proposed RMH designation would be more appropriate for the
subject property than the existing C designation. Staff would
also like to note that there may be other properties in La Cost
originally zoned by the County, which may have zones that are inappropriate.
Staff feels that the zoning proposed for the site would be consistent with the General Plan. The RD-M-Q zone would implement the RMH (10-20 du/ac) designation. The proposed RD-PI] zone change w6uld also be consistent and compatible with surrounding residential land uses. Properties to the north, south and west are classified RD-M. Property to the east is
classified PC. The Q overlay would ensure that future
residential development of the property would incorporate adequate site design treatment to ensure a compatible, high quality residential development upon this highly visible property. A rezone of the property from commercial to residential will reduce traffic impacts on surrounding residential areas.
(3) There is already an adequate amount of commercially
(4) Recause of the relatively small size of the property
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Overall, ktaff believes that the proposed RMH General Plan
Amendment would be more appropriate for the site than the
existing C designation. In addition, the proposed zone change
RD-M-Q is consistent with the General Plan. Therefore, staff
recommends approval of GPA/LU 85-6/2C-335.
~y letter dated 8-9-85 the owner of this property has requested a continuance of this General Plan amendment so that can prepare information to support keeping the present commerci
designation. He has agreed not to process a commercial site
development plan during continuance.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this general
plan amendment and rezone will not have a significant impact on the environment and, therefore, has issued a Negative Declarati
on August 7, 1985.
ATTACHMENTS
1) Planning Commission Resolution No. 2476 and 2477
2) Location Map
3) Background Data Sheet
4) Environmental Document
CDD : bn
8/2/85
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BACKGROUND DATA SHEET
CASE NO: BA/LU 85-6/ZC-335
APPLICANT: CITY OF CARLSBAD
REQUEST AND LOCATION: General Plan Amendment from C (Comnmity Corrmercial) to
RMH (10-20 du/ac) and zone change from C-2-Q to RD-M-Q at the southwest cornel
of the La Costa Avenue/Rancho Santa Fe Road intersection
LEGAL DESCRIPTION: bt 249 of Map 7457 La Costa Vale Unit No. 1.
APN: 223-170-33
Acres 4.56 Proposed No. of LotslUnits ---------
GENERAZ, PLAN AND ZONING
Land Use Designation C
Density Allowed ------- Density Proposed --------
Existing Zone C-2-Q Proposed Zone RD-M-0
Surrounding Zoning and Land Use:
Zoning Land Use
Site C-2-Q Vacant
North RDM Multi Family Residential
South RDM Christ United Presbyterian Church
East PC Vacant
West RDM Multi-Family/Residential - (Centella Meadows)
PUBLIC FACILITIES
San Dieguito/
School District Encinitas Water Olivenhain Sewer Leucadia EDU's
Public Facilities Fee Agreement , dated
ENVIRONMENTAL IMPACT ASSESSMENT
- X Negative Declaration, issued August 7, 1985
- E.I.R. Certified, dated
Other,
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DEVELOPMENTAL 1200 ELM A\ SERVICES CARLSBAD, CA i
(619) 4384 LAND USE PLANNING OFFICE
Citp of CarI$fiab
NEGATIVE DECLARATION
FROJECT ADDRESS/LOCATION: southwest corner of the La Costa Avenue/Rancho Santa Fe Road intersect ion.
The subject property is located at the
PROJECT DESCRIPTION: The City of Carlsbad requests a general plan
amendment fran C (Curmnmity CowKrcial) to €?PI€! (10-20 du/ac) and a zone change fran C-2-q to RD-M-Q over the subject property.
The City of Carlsbad has conducted an environmental review of the
above described project pursuant to the Guidelines for Implementation of the California Enviromental Quality Act and the Enviromental Protection Ordinance of the City of Carlsbad. review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Land Use Planning Office.
A copy of the Negative Declaration with supportive docments is on
file in the Land Use Planning Office, City Hall, 1200 Elm Avenue,
Carlsbad, CA. 92008. Comnents from the public are invited. Please suhit ccarments in writing to the Land Use Planning Office within ten
(10) days of date of issuance.
As a result of said
Justification for this action is on file in the
DATED: August 7, 1985
CASE No: GPA/LU-85-6/ZC-335 Land Use Planning Manager
APPLICANT: CITY OF CARLSBAD
PUBLISH DATE: August 7, 1985
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r>v/' SA ( 2u- e.&/ a 0
November 15, 1985
Hon. Mary Casler, and Members of the City Council City of Carlsbad 1200 Elm Avenue Carlsbad, California 92008
Re: Rezone Lot 249, La Costa Value Unit No. 1
Ladies and Gentlemen:
On behalf of Argel Properties, one of the owners of the 52-acre parcel immediately across from the subject property, I object
to the rezoning of Lot 249 from commercial to residential.
We have reviewed the site development plan submitted to your staff for development of Lot 249. We believe the plan and development will be complementary to the development of our property and a benefit to the community.
Residential development on the property will not be compatible with our development or the commercial property on the southeas
corner of La Costa and Rancho Santa Fe. Such development would generate pedestrian traffic across both Rancho Santa Fe and La
Costa which would not only add to congestion of that intersec-
tion but would also present a significant safety hazard.
We would hope that you agree with the City Planning Cornmission and deny the rezoning.
Sincerely,
J
ARGEL PROPERTI
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BC c. J-,J---J- -5 ,L -TLT
L_ Harr ._ Gelt, neral Partner 2436 La Costa, Avenue Carlsbad, CA 92008
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LEVANTE ASSOCIATES
457 Highland Avenue
Solana Beach, CA 92075
November 15, 1985
City Council
City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92008
Re: GPA/LU 85-6/ZC-335 Lot 249 La Costa Vale Unit No. 1
Ladies and Gentlemen:
This partnership is owner of Lots 227 and 228 of La Costa Vale Unit No. 1. Our lots are immediately across Levante Street from Lot 249.
We understand that the Planning Department of the City has recommended that this property be rezoned from commercial to multi-family residential, and that the Planning Commission has denied this change.
We object to any rezoning of the property. At the time we pur- chased the property in 1977, we were aware that Lot 249 was
zoned for a neighborhood shopping center to serve the residenti
area west of Rancho Santa Fe. We were also aware that the prop across Rancho Santa Fe was also to be used for commercial uses.
We have also been advised of the current plans which have been
submitted for construction of a neighborhood shopping center on
Lot 249.
We feel that there is an immediate need for a shopping center c
this property, and it would be both inconvenient and dangerous
to have people cross Rancho Santa Fe Avenue for the goods and
services which the center will supply.
Furthermore, if the property were to be rezoned for residential use, our property and the whole area would be adversely affect€ The park area in the neighborhood is not adequate to accommodat additional use which would be generated. In addition, there i: more than adequate residential property in the area and additic condominiums in our immediate area can only depress the value c
our property.
We thank you for your consideration.
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November 14, 1985
Hon. Mary Casler Mayor, City of Carlsbad Mr. Michael Holzmiller, Land Use Planning Manager City of Carlsbad 1200 Elm Avenue
Carlsbad, California 92008
HAND DELIVERED
Re: GPA/LU 85-6/ZC Unit No. 1
Dear Madam and Sir:
As owner of the above-property, we are requesting a continuance of the hearing of the above applications by the City Council of the City of Carlsbad presently set for Novemer 19, 1985, to the next meeting on November 26, 1985.
We understand that one or more members of the Council will not be
present at the meeting on November 19, and we believe that these
matters should be considered by all members.
In the meantime, we are submitting to Mr. Holzmiller copies of
our submission to the Planning Commission made on October 9, and request that these be submitted to each member of the Council. The submission consists of the following: Memorandum and Report to Planning Commission; Report of Weston Pringle and Associates; and our letter of October 9, 1985.
We thank you in advance for your assistance and cooperation.
Very truly yours,
Levante Properties
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7690 El Camino rr‘eai ,/’ Suite 105 Carlsbad, CA 92008
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To: Planning Commission, City of Carlsbad
Date: October 7, 1985 (For October 9, 1985 Planning Commission Meeting )
From: Levante Properties - (T. Aroney - General Partner)
Subject: Proposed General Plan Amendment from C to RMH and a
zone change from C-2-0 to RD-M-Q for a 4.56 acre site
located at the southwest corner of the La Costa Avenue
and Rancho Santa Fe intersection.
I. RECENT PAST HISTORY
On May 8, $985 the Planning Commission approved a zone cha from C-2 to C-2-9 for the subject property.
On July 16, 1985 the City Council directed a review of the
commercial zoning on the property,
On August 28, 1985 the Land Use Planning Office recommende
to you the GPA and down zoning described in the subject. (above).
On August 28, 1985 the Planning Commission granted our req for a continuance to October 9, 1985.
We have assembled information which we believe would justi
your commission in taking the following actions,
I1 , SUGGESTED ACTIONS
(A) That the Planning Commission not recommend the propose
(B) That the Planning Commission re-affirm its May 1985
GPA .
approval of the C-2-Q (General Commerical Zoning),
or
(C) That the Planning Commission approve the re-zoning of
the property to C-1-Q (neighborhood commercial).
111. ATTACWNTS TO THIS REPORT
(A) A report dated September 27, 1985 from Weston Pringle and Associates (Traffic Engineers) discussing impact
of restricted commercial uses at this site.
(B) Summary recent history of actions related to the site<
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IV. DISCUSSION - TRAFFIC
Traffic report by Wes Pringle indicates that commercial
uses may increase traffic volumes on Rancho Santa Fe Road.
However, the report indicates that, at buildout, traffic
impacts generated by this development will not be substan-
tial. Also, traffic impacts on Rancho Santa Fe will actual be reduced since residents will not have to cross Rancho Sa Fe to get to a commercial complex. Coupled with traffic fl
at peak hours going in opposite directions from residential generated traffic, the overall impact will be even less.
Conclusion: Traffic is not a reason to change the commerci designation to residential.
V. NEIGHBORHOOD COMMERCIAL
The owner agrees that traffic congestion on Rancho Santa Fc
Road is a concern and that regional traffic should not be
encouraged. For this reason, the owner is willing to lirnil the uses on the property to neighborhood commerical uses. The owner can accept a down zoning from C-2-Q to C-f-Q.
This would ensure lower scale, retail neighborhood uses.
Additionally, the "Q" overlay zone allows the staff to
restrict the types of uses that are placed on the property
The City would have more than adequate assurance that objec tionable and heavy traffic generating uses would not be placed on the site.
VI. COMPATABILITY
The site's location on the corner of two arterials (both prime and secondary) is not a good location for higher den
sity residential uses. We believe it is far more suitable
for commerical uses.
The location of neighborhood comiiercial facilities at arterial intersections is encouraged by the City's Genera3 Plan Land Use Element.
Also, the site is adequately buffered from surrounding
lower density residential uses in that: (1) it is entire1
surrounded by streets; (2) a church has been approved and
built to the south; (3) a higher density residential des15
nation is on the properties across Levante and Centella tc the south and west.
In terms of planning, it is fairly typical to transition
from commercial uses to lower density uses with both churches and higher density residential uses. There are
examples all over the city demonstrating this. In the
2
0 0
La Costa area the designated shopping areas on the north-
west and northeast corners of Alga and El Camino Real are two in the immediate area. We understand this is considerec
good planning practice.
VII. CONCLUSION
We believe the overwhelming evidence is that down-zoning of this property to residential is not appropriate.
We do agree with staff, the commission that this is a sen-
sitive location of concern both to the total city and the
surrounding neighborhood.
with staff to assure a project which would be an asset to
the community.
We would propose to work closely
Fred J. Morey
Consultants
Levante Properties
3
e ATTACHMENT A w+*
- Bl WeSk ?khUjk d Abbw
TRAFFIC & TRANSPORTATION ENGIN'
September 27, 1985
Levante Properties 7682 El Carnino Real , Suite 204 Carl sbad , CA 92008-6086
Gent1 emen :
This letter summarizes our review of traffic factors related to the developmenl
of Lot 249, La Costa Vale Unit No. 1 as La Costa Shopping Center. The study i!
based upon information provided by you, your consultants, previous studies and
standard reference data.
PROJECT DESCRIPTION
The project is located on the westerly side of Levante Street and is bounded
by La Costa Avenue on the north and by Rancho Santa Fe Road on the west as
shown on Figure 1. Christ United Presbyterian Church, which operates a day
care center during the week, is adjacent to and southerly of the project site.
The property northeasterly of the site, across La Costa Avenue, is partially
developed with condominium units. The property westerly of the site across
Centella Street is developed with condominium units.
site across Levante Avenue, condominium units are planned.
Proposed development of the site includes both retail and office uses. Table
lists the uses being considered for the site. These uses are of the type that
will serve the surrounding residential area and not have a large service area.
Uses of these types tend to intercept existing trips that would otherwise be
destined for other centers or that were destined to other uses (passer by).
The City's General Plan Land Use Element as updated in 1983, described corn-
mercial areas of this type as serving the imnediate surrounding residential
area with a high percentage of walk in patrons.
TRIP GENERATION
In order to examine traffic factors, it is first necessary to estimate the
number of trips that would be generated by the project.
Northwesterly of the
The current plan for
B51 EAST CHAPMAN AVENUE SUITE 110 FULLERTON, CALIFORNIA 92631 (714) 871-2
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Table 1
POTENTIAL LAND USE
Levante Comnercial Site
Mortgage Company Gift Shop
Restaurant Beauty Salon
Take Out Food Office Supply
Pharmacy Tax Preparation
Medical Equipment Store
Dentist Bakery
Chiropractor Mail Box
Insurance Liquor Store
Books tore Country Store
Video Del i
Dry Cleaner
F1 owers
Photog rap hy
0 w -3-
the area identifies the site as a Community Shopping Center of 4.56 acres.
Based upon this use, the City's Traffic Model would generate 2,280 daily trip
ends or 500 per acre. The proposed uses would be estimated to generate 3,800
daily trip ends which is an increase over the Traffic Model assumption.
data are sumnarized in Table 2.
cussed in the Analysis portion of this repcjrt.
These
The effect of this trip generation is dis-
Table 2
TRIP GENERATION
tevante Comnerci a1 Si te
DAILY TRIPS(~) DAILY LAND USE PER UNIT TRIPS
EXISTING
Comnunity Shopping Center (4.56 Acres) 500/Acre 2,280
PROPOSED PROJECT
Small CMrmercial Office (15,000 SF) 20/1000 SF 300
Comnuni ty Shopping Center (50,000 SF) 70/1000 SF 3,500
To ta 1 3,800
(1) Rate for existing land use from Carlsbad Transportation Study Model. Rate2
for proposed land use from City of San Diego.
ANALYSIS
As was indicated in the previous section of this report, the project would be
anticipated to generate more daily trips than previously assumed for this site
These projections represent "driveway" volumes or trips into and out of the
site, but not necessarily an increase in traffic in the area. Both the City's
General Plan and recent studies have indicated that uses of this type intercep
existing trips or are passer by trips. The City of San Diego Planning Corrmiss
adopted a policy reflecting this condition which reduced trip generation for
0 0 -4- -.
.I'
comnerical uses of this type to 40 trip ends per 1,000 square feet.
would reduce the trip generation for the proposed project to 2300 which is
This
approximately the same as the Traffic Model
Development of the site as proposed would result in an increase in traffic
on Levante from La Costa Avenue to the site driveway due to the diversion of
trips to the site. An increase in traffic could also be expected on La Costa
Avenue due to trips from Rancho Santa Fe Road diverting to the site. Traffic
increases on Levante southerly of the site would be minimal since these trips
would originate from existing or future residences and utilize the street
with or without this project.
If the site is not developed as proposed, these services could be provided
at other cmercial site easterly of Rancho Santa Fe Road. This would result
in residents west of Rancho Santa Fe Road having to cross to reach these com-
mercial sites.
and Rancho Santa Fe Road. The reverse condition would not be expected with
the proposed project as these services are also planned for the easterly
side of Rancho Santa Fe Road.
These trips could impact the intersection of La Costa Avenue
SUMMARY
This study has reviewed the traffic factors related to the proposed comnercial
development on Levante southerly of La Costa Avenue in the City of Carlsbad.
Estimates were made of trips to be generated by the project and compared to
the estimates contained in the Traffic Model. Based upon these estimates,
the project would result in an increase in trip generation; however, based
upon recent studies of the effect of passer by traffic, the trip generation
would not increase with the project.
and future development, it would not be expected to result in increased traffic
on nearby residential streets. If the site were not developed with a commercia'
use, these trips would travel to other centers but still utilize local streets
as their access routes.
Since the project would serve existing
-5- 0 e
',
Based upon our review and the various factors identified, it is our conclusion
that the project would not impact the local streets in the area.
* * * * *
We trust that this report will be of assistance to you.
or require additional information, please contact us.
Respectfully submitted,
WESTON PRINGLE 81 ASSOCIATES
If you have any questi
Weston #H# S. Prin e, P.E.
Registered Professional Engineer State of California Numbers C16828 ti TR565
cc: Mr. Fred Morey Mr. Bill Hofman
#85940
0 W 5-
ATTACHMENT B
SUMMARY RECENT HISTORY
LOT 249 - LA COSTA VALE UNIT 81
1972 La Costa Annexed - subject property (then 6+ acres) identified as commercial surrounded by RDM as a buffer
to single family residences.
La Costa master plan adopted showing site as commercial.
"affordable housing" Rental Project - (combined with
three neighboring RDM lots).
1976
1981 About 1.5 acres was re-zoned to RDM. To accommodate an
1983 The 1981 project was not implemented. Consequently a
C.U.P. was approved for a church site to include the 1.5 acres above plus two of the three RDM lots.
Note: At no time during the 1981 and 1983 hearings did the stafi
reports indicate a concern with the neighboring commercial site. We surmise that the adjacency to such a commercial site made it easier to justify "affordable housing" and
then a church C.U.P.
OWNERSHIP OF LAND
First owned by La Costa Land Co. then by Daon Corporation sold to Levante Properties in January 1982.
Moore & Associates who are proposing to develop the shopping
center . Now in escrow to Carl
+-= e e
October 9, 1985
Planning Commission
City of Carlsbad 1200 Elm Avenue Carlsbad, California 92008
Re; Lot 249, La Costa Vale Unit No. 1
Your Case File No.: GPA/LU 85-6/2C-335
Ladies and Gentlemen:
On behalf of Levante Properties, the owner of the above properti
we challenge and object to the General Plan Amendment and down-
zoning of our property.
The purpose of this letter is to supplement the reports and
presentations made by our consultants Fred J. Morey and Weston
Pringle and Associates. Furthermore, we desire to incorporate in your record matters set forth in our letter of August 28th.
We believe that evidence and testimony will show that the pro-
perty is totally inappropriate for such proposed residential
use, and such use would have a substantial adverse environmenta:
and economic impact on the area.
In reviewing this application, we believe that your Commission
should be aware of several matters concerning this property
which are not set forth in your staff's report.
Project Description: Prior to initiation of this proceeding, a
revised Site Development Plan has been submitted to your staff providing for a neighborhood shopping center. This revised pla: has been submitted in accordance with the "Q" overlay zone
imposed by your Commission on May 8, 1985. The revisions were made in compliance with requests of your staff. Our representa
tives has been advised by staff that the application, as reviser
is acceptable but that it will not be processed because staff
has been directed by your City Council to down-zone the propert:
to prohibit any commercial use.
We are sure that you will recall that this matter was before
your Commission two times, and that no one made any mention
that commercial use of this property was not appropriate.
In fact, your Commission specifically found that the proposed C
2Q was consistent with the general plan.
0 a
- Planning Commission
Page Two
October 9, 1985
We submit that a review of actions of your Commission and the
City Council over the years shows a consistent agreement for
dedication of this property for commercial use, and any departui
at this time is totally inappropriate.
This property was depicted on the San Diego County General Plan
as commercial, long before the development of the property. It
is shown on the La Costa Private Development Plan adopted by thc Board of Supervisors on June 8, 1971.
At the time of adoption of the Master Plan, Rancho La Costa had initiated discussions withthe City of Carlsbad for annexation.
Prior to the annexation, processing of the tentative map for La
Costa Vale Unit No. 1 was commenced with the County. During th
processing and the processing of the annexation, our files indi
cate that the placement of this commercial site, together with
the construction of La Costa Avenue and the inclusion of the
school site on Levante Avenue, was discussed with the Carlsbad Director of Planning.
During the processing of the tentative map and annexation appli
cation, all of the property in La Costa Vale Unit No. 1 was rezoned by the County in accordance with the adopted Master Pla
As a result of the proposed rezoning, the previously "C" zoned
property, located at the intersection of La Costa Avenue and Romeria Street, was moved to the current site with a buffer of
R-3 between it and the surrounding single-family zoned property
Contemporaneously, pre-annexation zoning hearings on the same property were being held before your Commission. During those hearings, the subject property was discussed and, as a result,
the site was confirmed commercial but the surrounding R-3 was
changed to RD-34.
With the modifications made by the City Council, the County
Private Development Plan was adopted as the Master Plan for La Costa on September 5, 1972. On October 8, 1972, the final
map for La Costa Vale Unit No. 1 was recorded by the County.
In May of 1976, while the property was in the same ownership,
the La Costa Master Plan was adopted by the City which continue
to show the property for commercial use.
In January of 1981, your Commission acted on an application fol
rezoning of a portion of the property for rezoning from commer-
cial to RD-M in order to accommodate a division of the propert]
for use as a proposed apartment project in connection with adjacent property. Your Commission approved the rezoning and
c e 0
' Planning Commission
Page Three October 9, 1985
rejected your staff's recommendation that a "9" overlay zone be
put on the rezoned property. both to your Commission and the City Council, show that the
remaining commercially zoned property was compatible with the rezoned property.
On June 8, 1983, your Commission approved a Conditional Use
Permit for construction of a church and nursery school on the
adjacent property. Again, your Commission found that such a
use was compatible with the adjacent commercial site. We
strongly question whether your Commission would have approved
such a use if our property had been zoned for residential use.
In addition to these discretionary acts, which directly affecte
the subject property, your Commission has approved other develo ments within 300 feet of the subject property, These involved the condominium projects both north and south of the subject property.
In view of the heretofore consistent actions of your Commission
we submit that it is inappropriate to effect a radical down- zoning of the property unless there are strong and overwhelming
reasons,
cation,
The staff report fails to address several issues,
As of this time, no formal applications have been submitted to
the City for commercial development across Rancho Santa Fe.
In addition, contrary to the statements of staff, there is not adequate commercial property in the area. The commercial areas mentioned are limited to 75% commercial use and 25% office, reducing the gross acreage to same 44 acres. Street improvemen slopes, and access will substantially reduce the net area
available to approximately 33 acres. In fact, informal pre-
liminary plans submitted to your planning staff limit the commercial use to 23 acres and would provide for only 165,000 to 179,000 square feet of retail space.
You may recall that your Citizen Review Committee expressed
concern that there was not adequate commercial property in the
area.
If it is the concern of staff that the commercial areas should
be reduced, we submit that it would be more appropriate to
reduce it across Rancho Santa Fe and away from this major
intersection.
A review of the staff reports,
Your staff's report fails to show any such justifi-
0 0
* Planning Commission
Page Four
October 9, 1985
We believe that it is inappropriate to compare this property
with that at the corner of La Costa Avenue and El Camino Real.
The Q overlay limits access solely to Levante. There are eight
inadequately spaced intersections within 300 feet of El Camino Real and La Costa Avenue which creates the traffic congestion
this property will reduce congestion at both El Camino Real and
Rancho Santa Fe by reducing trips which would otherwise have to
cross these two intersections.
Furthermore, to so drastically down-zone the property would
result in this property being treated radically different from
similarly situated property. Specifically, the commercially
zoned properties across Rancho Santa Fe; at the intersections a
El Camino Real and La Costa Avenue; at the intersections at
El Camino Real and Alga Road; and at the intersections of Ranch Santa Fe and Mission Estancia.
The proposed improvement standards on Rancho Santa Fe Road make it impossible to develop the property for residential
use. The intersection of eight lanes at the end of a substan- tial grade will generate such noise and fumes that the site
could not be developed at any reasonable cost.
Finally, your staff fails to address the economic impact of the
change in zoning. While a residential use will substantially increase both school and park needs in excess of the fees generated, no such impact is made by commercial uses. Commer- cial construction generates substantially higher facilities fees. Most significantly however, the commercial space will, according to Urban Land Institute figures, generate sales tax
revenues to the City of Carlsbad of approximately $60,000 to
$100,000 per year.
In view of the foregoing, we submit that the proposed down- zoning is arbitrary and capricious, and cannot be justified
as reasonable.
Very truly yours,
Levante Properties
problems. We believe that, in fact, commercial development of
By :
Theodore Aroney, General Partner
7690 El Camino Real, Suite 105 Carlsbad, CA 92008 619-436-0262 .
cc: Vincent Biondo, Esq. Hon. Mayor Casler
-#(?,3 t.' t 3
c;'
November 18, 1985 6. /
> 0 0 &L
a&?.
i
Hon. Mary Casler
Mayor, City of Carlsbad
Mr. Michael Holzmiller,
Land Use Planning Manager City of Carlsbad 1200 Elm Avenue
Carlsbad, California 92008
Re: Withdrawal of Request for Continuance
Lot 249, La Costa Vale Unit No. 1
GPA/LU 85-6/zc
Dear Madam and Sir:
By this letter, we hereby withdraw our request for continuance of the hearing on the above matters to November 26, 1985.
We request that these matters be heard in the regular course on November 19, 1985.
We thank you for your assistance and cooperation.
Very truly yours,
SA
7690 El Camino
Suite 105 Carlsbad, CA 92008
(619) 436-0262
e e
JOHN V. STANLEY
ATTORNEY AT LAW
SUITE 204
7682 EL CAMINO REAL AREA CODE 6
TELEPHONE 436
OF COUNSEL
MARTIN A BENOWITZ CARLSBAD, CALIFORNIA 92008-6086
November 15, 1985
Mayor Mary Casler, and Members of the City Council City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92008
Re: GPA/LU 85-6/ZC-335
Lot 249, La Costa Vale Unit No. 1
Ladies and Gentlemen:
This office represents Levante Properties, the owner of the above-mentioned property.
On October 9, 1985, the Planning Commission of the City of
Carlsbad, by resolution, denied the application of the City of
Carlsbad for change of zoning from C-2-Q to RD-M-Q.
No appeal from the denial has been filed with the City Council
by the applicant.
By virtue of Carlsbad Municipal Code S21.52.080, the action of
the Planning Commission is final and conclusive.
Accordingly, Levante Properties hereby objects to any considera tion of the rezoning of the subject property from C-2-Q to RD-P 2tr-.YV&$lf) orney for Levante Properti s
cc: Levante Properties Vincent F. Biondo, Jr., Esq.
,
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“ament Overlay) or C-1-Q (Neighbor- CARLSBAD CITY COUNCIL
LOCATION MAP .................................
Exnimr A 8-28-8s
.................................
.................................
I certify under penalty of perjury that the foregoin
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aTY OF CARLSBAD I GPA/LU 85-6
CJ 4666 November 9,1985
CITY OF CARLSBAD GPA/LU 85-6
% 0 NOTICE OF WBLIC HJ%RlNG a
by .
NOTICE IS HEREBY GIVEN that the Phming Ccarmission of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO p.m. on Wednesday, August 28, 1985, to consider approval for a General Plan amendmmt frm C (Coanmunity Ccmercial) to RMA (Residential Medium High Density) and a zone change from C-2-Q (General Coarmercial with a Qualified Developnerrt Overlay) to FXHl+ (Residential Density-Multiple with a
Qualified Developmt Overlay) or C-1-Q (Neighborhood Ccannercid with a Qualifed Developnent Overlay) for a 4.56 acre site on property generally located at the
southwest corner of the La Costa Avenue and Rancho Santa Fe Road intersection and mre particularly described as:
Lot 249 of Map 7457 Ia Costa Vale Unit No. 1.
Those persons wishing to speak on this proposal are cordially invited to atterd the public hearing. Office at 438-5591.
If you challenge the General Plan Amendment or Zone Change in court, you may be
limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Carlsbad at or prior to the public hearing.
If you have any questions please call the Land Use Planning
.. CASE ETLE: Q?A/LU 85-6/ZC-335- .
A&LIcANT: CITY OF'CARISBAD
PUBLISH: August 17, 1985
CITY OF CARISBAD PLANNING OOMMISSION
Ralph & Helen Miller e Roger & Eleanor Ellis
3345 Cuesta Place ' 3343 Cuesta Place Scdttsdale, AZ 85258 Carlsbad, CA 92008 Carlsbad, CA 9200
Ida M. Brinegar
I 8159. 'E Del Barquero
Sue L Mertens Douglas D, Miller Robert & Linda M
Deanna Hungerford A CO Inc. 3335 Cuesta Plats 3341 Cuesta Place 11346 Sorrento Valley Roa Carlsbad, CA 920
Carlsbad, Ca 92008 San Diego, CA 92121
Jacqueline J. Cook Arthur t Hilda Mackie Pierce W. Smith
44805 Cabrillo Avenue 3341 Vivienda Circle 5136 Zakon Road Palm Desert, CA 92260 Carlsbad, CA 92008 Torrance, CA 905
Susan Riley Thelma B. Brown Art Ye age r 3337 Vivienda Circle 3335 Vivienda Circle 3333 Vivienda Cj Carlsbad, CA 92008 Carlsbad, CA 92008 Carlsbad, CA 92(
Dwayne & Arlette Hull Virginia Lee Stewart & June 3331 Vivienda Circle 1374 Evergreen Drive 3327 Vivienda C Carlsbad, CA 92008 Cardiff, CA 92007 Carlsbad, Cll 92
Patrick T. Sheehy Robert J, Querido Doyle & Cheri F 3325 Vivienda Cirlce 3323 Vivienda Circle 220 E, Jdvelih
Carlsbad, CA 92008 Carlsbad, CA 92008 Carson, CA 9074
Thomas & Dianne Kern Jeffrey N. Montag Linda G. Nearii 3319 Vivienda Circle 3317 Vivienda Circle Anta1 Ikotics
Carlsbad, CA 92008 Carlsbad, CA 92008 3315 Vivienda (
Carlsbad, Ca 9:
Harold L, Vickery Richard t Carolyn Willet Kenneth & Kris Paula J. Graves 3309 Vivienda Circle 3307 Vivienda (
3311 Vivienda Circlt: Carlsbad, CA 92008 Carlsbad, CA 9'
Carlsbad, CA 92008
John & Kristina Warner C H & Marjorie Conry Alfred DeBened
3305 Vivienda Circle 23112' Kimoore Terrace 3 30 1 Vivienda
Carlsbad, CA 92008 Valencia, Ca 93155 Carlsbad, CA 9
Mark V. Pettine Glenda R. Hightower Larry Goodwin
3344 Vivienda Circle 3343 Vivienda Circle 3340 Vivienda
Carlsbad, CA 92008 Carlsbad, CA 92008 Carlsbad, CA 5
Thom & Geneiev
Carlsbad, CA 9
3 3 3 8 ViVienda
Ronal.d+ G. Oman @ Jacek 61 Tamara Persidom Samuel & Lucille .78q5* Estancia Street 7807 Estancia St. 7809 Estancia St Carlsbad, CA 92008 Carlsbad, CA 92008 Carlsbad, CA 920
Lane & Carol Satterstrom Kuo & Ching Yu ‘I 7811 Estancia Street 152 S. Oakhurst Carlsbad, CA.92008 Beverly Hills, --
David & Doris Kerr William Tokorcheck Estelle J. Snyde 7808 Estancia Street 7810 Estancia Street 7812 Estancia St Carlsbad, CA 92008 Carlsbad, CA 92008 Carlsbad, CA 920
Albert & Debra Mack Louis 6. Dolores P 0 Box 608 7816 Estancia Street 7815 Quebrada C:
Rancho Santa Fe, CA 92067 Carlsbad, CA 92(
Myer & Elizabeth Sterlinc
Carlsbad, CA 92008
-Alberta F. Tetrick Presbytery of San Diego Jeanne P. Wright 7818 Quebrada Circle 8825 Aero Drive #220 7806 Estancia St Carlsbad, CA 92008 San Diego, CA 92123 Carlsbad, CA 920
.-
-
Western State Bank * James & Barbara E 1750 E. Huntington Dr 7802 Estancia St1
Duarte, Ca 91010 Carlsbad, CA 9200
0 Johp edegstrom 233 s. Helix Ave #B
Solaria Beach, CA 92075
4
Don & Muriel Isenberg Sharon A Milligan
3115 Levante St. 3111 Levante Street Jack & Dorothy Nc 7804 Estancia St
Carlsbad, CA 92008 Carlsbad, Ca 92008 Carlsbad, CA 920f
John & Jere Blair Andrew & Frances 7599 Dehesa Court 7597 Dehesa Couri Carlsbad, CA 92008 Carlsbad, CA 920
Presbytery of San Diego 8825 Aero Drive #220
San Diego, CA 92123
Joy E. Ritchie Leo & Marion Roy Chas. L, McCord
868 E. Eleventh Avenue 7593 Dehesa Court 7591 Dehesa Cour Vancouver, BC Canada Carlsbad, CA 92008 Carlsbad, CA 920
V5T2E6
Ralph & Margarget Dominski Jon W. Malte
7589 Dehesa Court 7587 Dehesa Coul Carlsbad, CA 92008 Carlsbad, CA 92C .. ..
Bonnie M. McBride Joe & Leslie Cc Jos & Agnes Miller 7853 Dehesa Court 7581 Dehesa Court 7579 Dehesa Co.
Carlsbad, CA 92008 Carlsbad, CA 92008 Carlsbad, CA 9
Bernard M. Ogara Wm & Pearl Druebert Jay & Joan Woo 7577 Dehesa Court 7582 Dehesa Co 7579 Dehesa Court Carlsbad, CA 92008 Carlsbad, CA 92008 Carlsbad, Ca 9
Rich & Genevieve Young Glenn P. Ambra Robert & Wana Ladd 7584 Dehesa Court 7586 Dehesa Court 7588 Dehesa Cc Carlsbad, CA 92008 ~ -? Carlsbad, CA 92008 Carlsbad, CA S
Douglas & Pamela Hayes . Arthur- & Janice Balog Wayne & Betty
4330 Tyrol Crest 7592 Dehesa Court 1021 Memory Li
Golden Valley, MN 55416 Carlsbad, CA 92008 Escondido, CA
Judith A Bondie Wayne & Josephine Cox Rudolph & Jan 3342 Cuesta P 3338 Cuesta Place 1141 Luneta Drive Carlsbad, CA 92008 Carlsbad, CA 92008 Carlsbad, CA
Bill & Shirley Artz
La Jolla, CA 92037
Carol Husted
Cortright Brian 5303 Chelsea St. 2344 cuesta Place
-
arlsbad, CA 92008
Q Union oil CO. of CA Theodore Aroney i
+ Y TAX DIVISION @ 7220 Arena1 Lan 9 c P 0 Box 7600 Carlsbad, CA 92 Los Angeles, CA 90051
MAG PROPERTIES DAON CORP Thomas & Caroly
C/O R A Benowitz P 0 Box 7080 7703 Garboso P1 7682 ~1 camino Real#204 NEWPORT BEACH, CA 92660 Carlsbad, CA 92
Carlsbad, CA 92008
Michael R. Koziewicz Joe & Betty Chang Nitin & Asha Pe 3025 Garboso Street 3027 Garboso Street 7781 Rocio Stre
Carlsbad, CA 92008 Carlsbad, Ca 92008 Carlsbad, CA 9;
Marion C. Davis Paul, Edna, Kenneth Gwen & Anne CL
P 0 Box 424 Peterson 3309 Azahar PL
El Toro, CA 92630 3310 Azahar Place Carlsbad, CA 9,
Carlsbad, CA 92008
Melvin & Jeannie Lauritsen Donald & Katherine Auter Fred & Irma La. 3306 Azahar Place 3304 Azahar Place 3302 Azahar P1
Carlsbad., Ca 92008 . . 'Carlsbad., Ca'92008 ' Carlsbad, CA 9
Ronald & Constance Louis & Pauline Ross1 Joseph & Ruth
Borodach 7714 Farol Place 7716 Farol Pla 3305 La Costa Avenue Carlsbad, CA 92008 Carlsbad, Ca 9
Carlsbad, Ca 92008
Virginia J. Mullenix Richard & Margaret Roger & Diane
77111 Farol Place Anderson 7705 Garboso 1 Carlsbad, CA 92008 7720 Farol Place Carlsbad, CA !
Carlsbad, CA 92008
Edward & Philomena Hod Harold & Joyce Gotschal: Edwards George aPP 7710 Garboso Place 7708 Garboso I 7709 Garboso Place Carlsbad, CA 92008 Carlsbad, CA !
Carlsbad, CA 92008
Thomas & Carolyn Erwin Laurence & Kay Manard Clair Richey
7706 Garboso Place 3106 Levante Street 3108 LEvante
Carlsbad, CA 92008 Carlsbad, Ca 92008 Carlsbad, CA
Donald G. Wilson Gary & Sandra Cutler La Costa Inves
Ardola E. Wise 3112 Levante Street 22952 Alcade P 3110 LEvante Street Carlsbad, CA 92008 Laguna Hills,
Carlsbad, CA 92008
- Mike , Magidow Arron Levante Associates R & Joann Heln Solovy 1457 Highland Drive 6696 Avenida P 3111 E 44th St. Solana Beach, Ca 92075 La Jolla, Ca 9
Ve~cn, CA 98058