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HomeMy WebLinkAbout1985-11-19; City Council; 8411; GENERAL PLAN AMENDMENT AND ZONE CHANGE FROM COMMERCIAL TO RESIDENTIAL GPA|LU 85-6 | ZC-335 - CITY OF CARLSBADu \* $ g E 2 G (d rf a I+ (d !-I ' a a, 5 bo (d bo. 3 '7 $8 a a0 (du rno WI Elm a,I EV 5 s +I Ma) r-lz L)c 0 5N urb ala r-lG .rl rb a z 22 30 hu a, Wcd 00 5r-l a cdbo &El a)@ ao OaJ a, c) El4 0 -4 uo E z&l HW 3 .rl v V a0 m 00 rl I m I 4 4 .. 5 - 6 a g z 3 0 0 . r- V 3 8 ClaOF CARLSBAD - AGENmBlLL 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 i 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 I > 0 0 5 I Page 2 of Agenda Bill No. r4// I 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 $ 0 0 LOCATION MAP -. i \ \ 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 I a 0 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 //// //// //// //// //// //// //// //// I \ 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 0 e 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) -2- LOCATION MAP EXHIBIT 8-284s 8) C-2-Q to C-1-Q CITY OF CARLSBAD zc-: , 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 e e 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. \ , 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 0 e 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- i CITY OF CARLSBAD zc- 1 2 3 4 5 6 7 8 9 10 11 12 13 3.4 15 16 17 18 19 20 21 22 23 24 25 26 27 28 0 e 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. 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 0 0 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- 0 e 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. e 0 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, -2- 0 e * 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 -3- a rl) 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 - -4- . 0 0 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, 0 0 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 m-4 5/81 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 . -.+ ',! & pp. (1 1, BC c. J-,J---J- -5 ,L -TLT L_ Harr ._ Gelt, neral Partner 2436 La Costa, Avenue Carlsbad, CA 92008 %'I c)/ j 0 0 P 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. 0 0 ‘c&pr7--+ 7 7 &,* C3L.u.L 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 --7 ///$ #&+-kay?L /~/p7-y~c+&L/gLd[ /- -.------- 7690 El Camino rr‘eai ,/’ Suite 105 Carlsbad, CA 92008 0 0 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< 1 a 0 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 z -8 0 0 z 3 t- o -2- 0 w - ,' 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. , p, I 5 $ r’ I , Y20Z I “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 \ \ [RLY: !$ :! - 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