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HomeMy WebLinkAbout1986-02-11; City Council; 8513; GENERAL PLAN AMENDMENT AND ZONE CHANGE DOWNZONING PROPERTY ON LA CORUNA PLACE.Rsr3 TITLE: AB# MTG. GENERAL PLAN AMENDMENT AND ZONE LA CORUNA P CE. 2/11/86 CHANGE DOWNZONING PXIDPERTY ON F DEPT. PLN GPA/LU 85- /zc-337 - CITY OF CARLSBAD DEPT. I CITV A' CITYM 1. u 5 g 0 4 a, a 5 5 E a, 3 u $4 06 a, uo -rl wu wcd ua, ab ma uo 00 MM a, aw -rl 0 54 !2 .rl m3 c mo -0 m 0 "2 aa, .&I 00 Ma ma $4 a, Ua, au 3s 0 b$4 TI 4 00 ca 50 Ob ua a co I .rl am ac cd0 .u 0 uo cw rlcd .rl m rl rl I nl .. z s 5 a d 0 z 3 0 0 1, CI~~OF CARLSBAD - AGENQBILL 2 ,- RECOMMENDED ACTION: Both the Planning Commission and staff are recommending that tl City Council direct the City Attorney's Office to prepare docui APPROVING GPA/LU 85-7, and introduce Ordinance No. 9773 , APPROVING ZC-337. ITEM EXPLANATION Last year the City Council denied a tentative map extension fo. condominium project on a 1.58 acre property located on the sou side of La Costa Avenue just west of La Coruna Place. At the time, the Council directed staff to look at the appropriatenes the existing Medium-High (8-15 du's/ac) designation of the Gent Plan since the property is located adjacent to existing single family residential units (RLM 0-4 du's/ac) located on La Corun P1 ace. In September, 1985, the Planning Commission and staff returned Council with a recommendation of RLM (0-4 du's/ac) for the sit based on the amount of steep slope and the proximity to existi single family units. The property owners spoke to Council and indicated they would commit to a maximum of 5 units and build single family houses if the RM (4-8 du's/ac) could be utilized rather than the RLM (0-4). Council sent this application back staff and the Planning Commission for consideration. Both staff and the Planning Commission feel the RM designation acceptable if a zone change to RD-M-6.5Q is adopted for the si conjunction with the General Plan Amendment. The 6.5 du's/acr would lock the applicant into a maximum of 5 units, and the "Q Overlay would mean a site development plan is required ensurin single family type development. For further information pleas the attached report to the Planning Commission. ENVIRONMENTAL REVIEW The Planning Director has determined that this project will nc cause any significant impacts and, therefore, has issued a Neg Declaration, dated December 21, 1985. The Planning Commissios recommended approval of the Negative Declaration on January 8, 1986. .. 0 Page 2 of Agenda Bill No. x5- 13 FISCAL IMPACT The increased need for city capital facilities resulting from development will be offset by the payment of the public facil: fee. Any capital facilities related directly to this developxl 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 generz by the development. No detailed economic impact analysis of 1 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 2. City Council Ordinance No. 9793 w/attached Exhibit "B' 3. Planning Commission Resolution No. 2525 b 2526 4. Planning Commission Staff Report dated January 8, 1986 w/attachments 1-8-E LA COSTA GOLF COURSE SITE RMH tO,RM - \ I > w 3 z . (QENERAL PLAN ) - -~ -~ ~~ /. ,"' * .* 7 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 B 0 e ORDINANCE NO. 9793 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, AMENDING TITLE 21 OF THE CARLSBAD MUNICIPAL CODE RY AMENDING THE ZONING MAP FOR A ZONE CHANGE FROM F?D-M TO RD-M-6.54 ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF LA COSTA AVENUE JUST WEST OF LA CORUNA PLACE. APPLICANT: CITY OF CARLSBAD CASE NO: zc-337 The City Council of the City of Carlsbad, Califor does ordain as follows: SECTION 1: Title 21 of the Carlsbad Municipal Cc amended by the amendment of a zoning map for a zone change M to RD-M-6.5Q on property as shown on the map marked ZC-: Exhibit "B", attached hereto and made a part hereof provic the site plan shall require City Council Approval. EFFECTIVE DATE: This ordinance shall be effect i\ days after its adoption, and the City Clerk shall certify adoption of this ordinance and cause it to be published at once in the Carlsbad Journal within fifteen days after it5 adoption. INTRODUCED AND FIRST READ at a regular meeting ol Carlsbad City Council held on the day of 1986, and thereafter //// //// //// //// //// //// ///I _-- - ___ __ ----- 1 2 3 4 5 6 7 8 9 LO I1 12 13 14 15 16 17 18 19 2o 21 22 23 24 25 26 27 28 e 0 PASSED AND ADOPTED at a regular meeting of said C: Council held on the day of , 1986, t following vote, to wit: AYES : NOES : ABSENT : MARY H. CASLER, May( ATTEST: ALETHA L. RAUTENKRANZ, City Clerk (SEAL) I I -2- _"__ __ ._ ~ __ _,__.__I -__*.-----I/--- _- EXHIBl ZONING WIN 1-8-4 LA COSTA GOLF COURSE RDM to RDM 6-Sm (RM) R-7 {E w 3 z CRC I LA COSTA 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 0 w PLANNING COMMISSION RESOLUTION NO. 2525 A RESOLUTION OF THE PLANNING COMMISSION OF THE APPROVAL OF AN AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN FROM RMH (9.1-15 DU/AC TO RM (4.1-9 DU/AC) ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF LA COSTA AVENUE, WEST OF LA CORUNA PLACE APPLICANT: CITY OF CARLSBAD CASE NO.: GPA/LU 85-7 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING WHEREAS, a verified application for an amendment tc General Plan designation for certain property located, as SI Exhibit "A", dated, January 8, 1986, attached and incorporai herein, have been filed with the Planning Commission; and WHEREAS, said verified applications constitute a r( for amendment as provided in Title 21 of the Carlsbad Munic Code; and WHEREAS, the Planning Commission did, on the 8th d( January, 1986, hold a duly noticed public hearing as prescr law to consider said request; WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all per ldesiring to be heard, said Commission considered all factor 21 22 23 24 25 26 27 28 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plann Commission of the City of Carlsbad, as follows: A) That the above recitations are true and correct. €3) That in view of the findings made and considering the applicable law, the decision of the Planning Commissio I recommend APPROVAL of GPA/LU 85-7, based on the follow findings and subject to the following conditions: //// //// 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 0 W Findings: 1) In conjunction with Zone Change 337, eventual developmc the property at an intensity of 4 - 8 du/ac (RM) would compatible with surrounding and future land uses than existing RMH (8 - 15 du/ac) land use designation, as s' the staff report. 2) In conjunction with Zone Change 337, the site is more physically suitable for development at the 4 - 8 du/ac range. 3) This action will not cause any significant environment impacts and a Negative Declaration has been issued by Planning Director on December 14, 1985 and recommended approval by the Planning Commission on January 8, 1986 Conditions: 1) Approval is granted for GPA/LU 85-7 as shown on Exhibi dated January 8, 1986, attached and incorporated herei PASSED, APPROVED AND ADOPTED at a regular meeting Planning Commission of the City of Carlsbad, California, he 8th day of January, 1986, by the following vote, to wit: AYES : Chairman Schlehuber, Commissioners: McBa Marcus, Smith, Holmes & Hall. NOES : None. ABSENT: Commisioner McFadden. I I ABSTAIN: None. I 1 CLARENCE SCHLEHUBER, Chaii I CARLSBAD PLANNING COMMISSI ' ATTEST : * MICHAEL J. HmZMILW PLANNING DIRECTOR I 1 1 PC RES0 NO. 2525 -2- EXHIBIT 1-8-8 AL PLAN MAP LA COSTA GOLF COURSE SITE RMH to.RM - A F I > a w z a (GENERAL PLAN ) CRC / LA COSTA L 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 0 0 PLANNING COMMISSION RESOLUTION NO. 2526 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A ZO CHANGE FROM RD-M TO RD-M 6.5-Q ON PROPERTY GENERALL LOCATED ON THE SOUTH SIDE OF LA COSTA AVENUE, WEST CORUNA PLACE . APPLICANT: CITY OF CARLSBAD CASE NO: zc-337 WHEREAS, a verified application for certain propert wit: Lot 180 of La Costa Unit 1 according to Map No. 611 filed June 3, 1968, has been filed with the City of Carlsbad, and referred to tk 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 8th da! January, 1986, hold a duly noticed public hearing as prescr law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all per /desiring to be heard, said Commission considered all factor 20 21 22 23 24 25 26 27 28 relating to the Zone Change; and NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plann Commission as follows: A) That the above recitations are true and correct. B) That based on the evidence presented at the public hear Commission recommends APPROVAL of ZC-337, based on the following findings and subject to the following conditi //// //// //// li 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 l8 0 e Findings: 1) The proposed zone change is consistent with the City' Plan since the RD-M 6.5-Q zone is consistent with and implements the Residential Medium Density land use de proposed for the site, as discussed in the staff rep0 The proposed zone change is consistent and compatible surrounding residential land uses and zoning because limit the ultimate development intensity on the prope maximum of 6.5 du/ac. Since the property has .8 of E which can be used for density credit, the maximum nun dwelling units allowed would be five. 3) This action will not cause any significant environmer impacts and a Negative Declaration has been issued bq Planning Director on December 14, 1985, and recommend approval by the Planning Commission on January 8, 19E 2) Condition: 1) Approval is granted for ZC-337 as shown on Exhibit "E PASSED, APPROVED AND ADOPTED at a regular meetin5 Planning Commission of the City of Carlsbad, California, 1 the 8th day of January, 1986, by the following vote, to wj AYES : Chairman Schlehuber, Commissioners: McI Marcus, Smith, Holmes & Hall. January 8, 1986, attached and incorporated herein. NOES : None. I ABSENT: Commissioner McFadden. 19 I ABSTAIN: None. 21 22 23 24 25 26 27 28 I CLARENCE SCHLEHUBER, Cha CARLSBAD PLANNING COMMISl ATTEST: MICHAEL J. u ZMI-R PLANNING DIRECTOR PC RES0 NO. 2526 -2- CRC / LA COSTA GPA/LU 85-7 0 0 c STAFF REPORT @ DATE : JANUARY 8, 1986 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: GPA/LU 85-7/ZC-337 - CITY OF CARLSBAD - Request for a General Plan amendment from RMH (Residential Medium High) to RM (Residential Medium) and a zone change from RD-M (Residential Density Multiple) to RD-M-6.5Q for a 1.58 acre property located on the south side of La Costi Avenue, west of La Coruna Place. I. RECOMMENDATION That the Planning Commission recommend APPROVAL of the Negative Declaration issued by the Planning Director and ADOPT Resolution Nos. 2525 and 2526 recommending APPROVAL of GPA/LU 85-7/2C-337, based on the findings and subject to the conditions contained therein. 11. PROJECT DESCRIPTION AND BACKGROUND On September 24, 1985, GPA/LU 85-7/ZC-337 for the subject 1.58 acre property was scheduled to be heard before City Council, wit1 a Planning Commission recommendation for approval. GPA/LU 85- 7/ZC-337 entailed a City initiated request for a General Plan amendment from RMH to RLM and a zone change from RD-M to R-1- 7500 . Staff's recommendation for down zoning this property was based upon the facts that; (1) the property is topographically constrained in that over 50 percent of it is unbuildable because of steep slopes, and (2) the property can only be accessed from La Coruna Place which runs through an existing single-family neighborhood to the east. Neighborhood residenks had formerly opposed the approval of a 20 unit tentative tract map (CT 83-5) and condominium permit on the property contending that implementation of the proposed project would result in impacts t the single family character of La Coruna Place and would also result in traffic nuisance impacts to the existing single family residences located along this short cul-de-sac. This citizen opposition eventually resulted in the aforementioned City' initiated GPA/LU 85-7/ZC-337. It was staffs opinion that redesignating the property to RLM and rezoning the property to R-1-7500 would allow for between one ar six single family dwelling units to be developed upon the property. This intensity of development and single family residence product type would be more compatible and consistent with surrounding single family neighborhoods. 0 At the City Council hearing of September 24, 1985, for GPA/LU 85- f/ZC-337 a representative for the owners of the subject property indicated that the property owners would commit to three things: (1) commit to only single family dwellings, (2) not to exceed five units, and (3) subject plans to the review and approval of the City through the Q Overlay requirement. Since the property owner's engineer had already determined that because of the sites topographic constraints, five single family dwelling units could not be accommodated under the proposed RLM land use/R-1-7500 zone, the property owners requested that this item be returned tc staff so that a GPA and zone change request could be prepared which would allow for the future development of five single family residences upon the subject property. Council returned this item to the Planning Commission for a staff report and recommendation to be returned to Council with a report. 111. ANALYSIS planning Issues 1) Is a land use designation for RM (Residential Medium) more appropriate for the site than the existing RMH (Residential Medium High) designation? compatible with surrounding uses? 2) Would the uses allowed by the RM General Plan designation bc 3) Is the proposed zoning consistent with the General Plan? 4) Would the proposed zoning be consistent and compatible with Discussion The proposed General Plan amendment would be from RMH (Residential Medium High) to RM (Residential Medium) as shown on Ex h ib it "A" . The General Plan designations and development surrounding the subject property includes; RLM and single famil; homes to the north (across La Costa Avenue), RM and duplexes to the south (on top of a hill), with single family residences located to the east along La Coruna Place, and on a similar, steeply sloping lot as the project site, RMH and vacant to the west. It is staffs-opinion that because the project site is so topographically constrained (half of the site has 40 percent slopes or greater) and because it is located adjacent to an existing single family residential neighborhood, through which access must be taken, the proposed RM General Plan designation would be more appropriate than RMH for the site. By redesignating the site to RM, potential compatibility problems with the adjacent surrounding zoning? -2- e e single family neighborhood to the east, including traffic nuisance impacts and effects on the existing single family neighborhood character could be mitigated. Staff has met with the property owner's engineer to review a preliminary lot layout for the development of a maximum of five single family residences on the property. Staff concludes that the property could only accommodate a maximum of 5 average 3500 square foot single family lots on site. The development of this property with five single family residences could be compatible with surrounding land uses, in particular, those single family neighborhoods to the north and the east. To ensure that no more than five single family dwelling units ar proposed for the property, staff recommends that the property be rezoned to RD-M 6.5-Q. This zone change is consistent with the General Plan. The RD-M 6.5Q zone would implement the RM (4 - 8 du/ac) designation. This rezone would also limit the ultimate development intensity on the property to a maximum of 6.5 du/ac. Since the property only has .8 of an acre which can be used for density credit (because of 40% or greater slopes on the remaindc of the property), the maximum number of units allowed would be five. Implementation of the Q, Qualified Development Overlay Zone, would also allow the Planning Commission the opportunity t review any future development on the subject property through tk requirement of a site development plan. The proposed RD-M 6.5Q zone would also be consistent and properties to the north and east are zoned R-1-10 and R-1-7500 respectively. Property to the south is zoned R-2 and property to the west is zoned RD-M. The 6.5 du/ac would be the maximum density permitted and the zoning doesn't guarantee that number of units. Overall, staff believes that the proposed RM General Plan amendment would be more appropriate for the site than the existing RMH designation. In addition, the proposed zone chang to RD-M 6.54 is consistent with the General Plan. Therefore, staff recommends approval of GPA/LU 85-7/ZC-337. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this General Plan amendment and rezone will not have a significant impact on the environment and, therefore, has issued a Negative Declaration c December 14, 1985. compatible with surroundinng zoning. As shown on Exhibit "B" I -3- 0 m ATTACHMENTS 1) Planning Commission Resolution Nos. 2525 and 2526 2) Location Map (Exhibit "A") 3) Location Map (Exhibit "B") 4) Background Data Sheet 5) Environmental Document CDD : bn 12/10/85 -4- e 0 BA-UND DATA SREET CASE No: GPA/LU 85-7/ZC-337 APPLICAWT: CITY OF CARLSBAD REQUEST AND IEATION: General Plan Amendment from RMH to RM and a zone change from RD-Mto DM 6.5Q on property located on the south side of La Costa Avenuc west of La Coruna Place. UZAL DESCRIPTION: Ut 180 of La Costa Unit 1 according to Map No. 6117 filed June 3, 1968 APN: 216-016-22 Acres 1.58 Proposed No. of ~tsflnits GEXEzAL PLAN AND ZONING Iaml Use Designation RMH Density Allowed 8 - 15 du/ac iknsity Proposed 4 - 8 du/ac Existing Zone RD-M Proposed Zone RD-M 6.5Q Surrounding Zoning and Land Use: zoning Land Use Site DM Vacant North R-1-10 SFD South R-2 Duplex East R-1-7500 Vacant West RD-M Vacant PUBLIC FACILITIES San Dieguito School District'Encinitas Water Leucadia Sewer Uucadia EDtl's Public Facilities Fee Agreement, dated ENVIRONMENTAL IMPACT ASSESSMEW - X Negative Declaration, issued December 14, 1985 E.I.R. Certified, dated - Other, a m DEVELOPMENTAL 1200 ELM AVE SERVICES CARLSBAD, CA 92 (619) 438-55' UMD USE PLANNING OFFlCE QCttg of Carlsbab NEGATIVE DECLAMYTION PROJECT ADDRESS/LOCATION: south side of La Costa Avenue, west of La Coruna Place. PROJECT DESCRIPTION: amendment from RMH (9.1 - 15 du/ac) to RM (4.1 - 9 du/ac) and a zone change from ED-M to RD-M 6.5Q 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 Environmental mality Act and the Environmental 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. Planning Department. A-mpy of the Negative Declaration with supportive documents is on file in the Planning Department, City %dl, 1200 Elm Avenue, Carlsbad, CA. 92008. Comnts from the public are invited. Please suhnit comments in writing to the Planning Department within ten (10) days of date of issuance. The subject property is located on the The City of Carlsbad requests aGeneral Plan As a result of said Justification for this action is on file in the DATED: December 21, 1985 CASE No: BA/W 85-7/2C-337 I;ind Use Planning Manager APPLICANT: City of Carlsbad PUBLISH DATE: Ece&er 21, 1935 ND4 11/85 I LA COITA QOLF COURIE MYI'ICE OF PuBI;IC HEARING NOTICE IS HEREBY GIVEN that the Planning Camnission of the City of Carlsbad wi: hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO p.m. on Wednesday, January 8, 1986, to consider approval for a General Plan Amendment frm RMH (Residential Medium High) to RM (Residential Medium) and a zone change frm RD-M (Residential Density Multiple to RD-M-6.5Q for a 1.58 acre property generally located on the south side of b Costa Avenue, -st of La Coruna Place and mre particularly described as: Lot 180 of La Costa Unit 1 accordiq to Map No. 6117 filed June 3, 1968. Those persons wishing to speak on this proposal are mrdially invited to atten the public hearing. Department at 438-5591. If you dallenge the General Plan Amendment or Zone Change in m limited to raising only those issues you or someone else raised hearing described in this notice, or in written correspondence City of Carlsbad at or prior to the public hearing. If you have any questions please call the Planning CASE FILE: BA/LU 85-7/ZC-337 APPLICANT: CITY OF CARI;SBAD PUBLISH: December 28, 1985 CITY OF CAlZIsBilD PLANMNZ CDE(IMISSI0N 3' William Kramer rjr, & rj sollingsworth Stevan & Saveta Bodjana 2320 San Carlos Drive ". 2411 Sacada Circle spring Valley, CA 92078 Carlsbad, CA 92008 Carlsbad, CA 920( Barbara RamseY Vincent & Dolores Cook Jacqueline St itts Nina Hemmelgarn 2522 Levante St. 2412 Sacada Circlc Carlsbad, CA 920 7648 Nueva Castilla Way QTarlsbad, CA 92008 momas & Linda Johnson James & Roselyn Esh Irvinq & Gloria G 2600 Galicia Way 2428 Oviedo Place 2412 Sacada Circl Garlsbad, CA 92008 Carlsbad, C 92008 Carlsbad, CA 920 0 7578 Gibraltar St. Carlsbad, CA 92008 Peter Gluck Behrouz & Behzad Noghrei Ross C. Cerra 4234 Colfax Ave. #C P.O. Box 86394 11657 Sunnybrook studio City, CA 91604 San Diego, CA 92138 Whittier, CA 90 Locke & Judith Bogart Maria Mac Lean George & Gwendol 2612 Galicia Way Preston Mac Lean 2414 B Sacada Ci LaCosta, CA 92008 2443 Sacada Circle Carlsbad, CA 92 Carlsbad, C 92008 Frank & Esther Lyon Emil & Stella B( 2449 Levante St. 11700 Garrison 1 Crlsbad, CA 92008 Dearborn, MI 4 David Di Carlo Robt. & Mary Latvala 22626 Linda Drive Torrence, CA 90505 Antonio & Miguel Nader B1vd.M Avila Carnacho 1885 4o09 50th St. s A Telite, 53100 Edo De Mexico William & Carl Gottwald Latisha Carston 320 Via Lido Nc San iego, C 92105 Newnort Beach, JNJ ENTERPRISES 12903 Long Boat Way GERAM Joseph & Lori Hydock 2622 Mallorca Place Del Mar, C 92014 C/O M.D. Salval P.O. Box 2451 Carlsbad, CA 92008 Rancho Santa FI William & Ruth Spencer Stevan ti Saveta Bodjanac Harry Hoffman P.O. Drawer 7940 7578 Gibraltar St., #4 2420 Sacada Ci La Verne. CA 91750 Carlsbad, C 92008 Carlsbad, CA Carl & Betty Youngberg Stella Kenwood George & Helei 29846 Hillmoor Dr. 2419 Sacada Circle 2422 Badajoz 1 Saratoga, CA 95070 Carlsbad, CA 92008 Carlsbad, CA Betty Free Richard & Delores Ashley Frank 6 Harriet Blessing 8694 Kendor Dr. 2415 Sacada Circle 3577 Prestwic Oceanside, CI Buena Park, CA 90620 Carlsbad, CA 92008 Yoshio & Sumire Kana1 7601 Nueva Cas 13677 Calais Dr 0 Carlsbad, CA Del Mar, CA 92614 e costa Del Mar Road r Carlsbad, CA 92008 MARLENE PERRY Robert Corvin CALSO, LTD. 7041 Estrella De Mar Rd. 2460 La Costa Ave. 8279 Sugarman #56 Carlsbad, CA 92008 La Jolla, CA Carlsbad, CA 92008 Gabor & Ilona NEIL & PEARL KRUMWIEDE Eugene A. Lauck 1555 Santa Sa 1211 Countrywood Lane 1533 N. Vista St. Vista, CA 92083 Hollywood, CA 90046 Solana Beach, Waldemar & Caryl Brehm ROUND HOUSE INVESTMENTS Glenn Hare 2424 La Costa Ave 12811 Kling St. 7602 Nueva Cas Carlsbad, CA 92008 Studio City, CA 91604 Carlsbad, CA Frank & Gloria WILLIAM & JENELL LEWIS 1 E. Mayer Dr. 5203 Raintree Circle 2504 La Costa Ave. Culver City, CA 90230 Carlsbad, CA 92008 Suffern, NY 1 Andrew & Dolores Sweeney Earl Annis Ronald & Candice Powers C/O ASPA FARMS INC. 2508 La Costa Ave. 326 Chesterfie Cardiff, CA S Rte, Box 46 Carlsbad, CA 92008 Parker, A2 85344 Henry & Ann Rusheen Bolton & Yvonne Lee M, & E. Fiorit 11559 Dona Evita Dr. Charles K. Lee 7360 El Fuerte Studio City, CA 91604 2016 W. Mountain St. Carlsbad, CA William & Lucille Porter Glendale, CA 91201 CONSTRUCTORES INTER.UNIDOS Donald & Maxir Thomas & Katherine Dickey 6709 Antilope S. 101 w. Broadway,Suite 1500 Carlsbad, CA Carlsbad, CA 92008 San Diego, CA 92101 c/o FINLEY KUMBLE & WAGNER 7624 Nueva Ca: Kuo & Rose Chang Robert & B. J 1757 Ruhland Manhattan Beach, CA 90266 1466 Santa Lu Solana Beach , Albert & Bertha Walden 2448 La Costa Ave Carlsbad, CA 92008 Francis & Ann Hart Kelly & Sandri 4512 Del Mar Ave. 9926 Backer Court 111 Cheryl Dr, San Diego, CA 92107 San Diego, CA 92126 Midland, MI 1 John & Darlene Korelich P.L. & Eilene McNutt Sidney & R. Walczewski Sandra Riedel 2452 La Costa Ave. 27271 Via Chacota 7638 Nueva Ca: Carlsbad, CA 92008 Mission Viejo, CA 92692 Carlsbad, C 92 =. 'I& L.. Daltroy Frank & Ca.ruiyii nu&-----. @Lrl&ad, CA 92008 7617 La Coruna Place I 426 Badajoz Place, #1 2440- Sacada Circle w Carlsbad, CA 92008 * Carlsbad, CA 9200 1 William Mitchell James Genovese 21749 Stevens CreE Cupertino, CA 95( @- FILMS CORP. W'Q Bohert E. Smith 2520 u costa Atre. 2426 Badajoz Place, #2 C3it~lsha&~ CA 92008 Carlsbad, CA 92008 William & Tamara Durham Stanley Kreger Samuel & Florence 4977 Dunman Ave. Woodland Hills, C mpy & Ann Rusheen I.1!j5_ga Emna Evita Dr. &~U~~LCB City, CA 91604 Carlsbad, CA 92008 Fredric & Vernette Mills 2428 dajoz Place, #A B&~Z~G madishan Larry & Eileen Gangwisch KaITt~an Ghadisshan 2428 Badajoz Place, #B Howard & Patrici? 7627 Nueva Cstil' Carlsbad, CA 92i Jebmil & M. Ghadishan Carlsbad, CA 92008 1011 Camino Del Mar Del Mar, CA 92014 Theodore Aroney Marvin & Marjorie Sommers , Kwillda Cappa 7228 Arena1 Lane 3650 N 36th Ave, Villa 4 Ca&&ad, CA 92008 Hollywood,. FL 33021 7623 Nueva Casti Carlsbad, CA 92 B-axry Gekt Klaas Sonsma Jerry & Marcia C 2336 La Costa Ave. 12360 Lime Place 2104 Bogie Drive Ca~&~bad# CA 92008 Chino, CA 90710 La Verne, CA 91 Harry Cottam S & Wachaturian 2540 La Costa Ave. 2432 Badajoz Place Carlsbad, CA 92008 Carlsbad, CA 92008 Donald & Viviar 7643 Nueva Cas' La Costa, CA ' Thomas & June Peppler Robt. & Xazumi Blackburn Byron & Louise 15647 Calistoga Dr. 3910 Highland Dr. 7639 Nueva Cas &a.mna, CA 92065 Carlsbad, CA 92008 Carlsbad, CA Joseph & Vivian Dunning Samue1 Kagan James Prather 7635 Nueva Ca! 7573 Mulholland Dr, Harry Kagan Carlsbad, CA Los Angeles, CA 90046 2436B Sacada Circle Carlsbad, CA 92008 wm. & Candice Treadwell F. Weeks, I11 Frances Peters 7631 Nueva Ca Carlsbad, CA 2552 La Costa Ave. Carlsbad, CA 92008 P.O. Box 2035 Leucadia, CA 92024 John & Katherine Beck Richard & Claudia Barbour 483 Pimiento Lane p. & W. BartoluCCi Smta Barbara, CA 93103 2438 Sacada Circle Carlsbad, CA 92008 Jonathan c Gaf 7615 La Corun, Carlsbad, CA