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HomeMy WebLinkAbout1997-06-24; City Council; 14240; Aviara Planning Area 23:lTY OF CARLSBAD - AGENZb AB# )q, &yo TITLE: MT& 6/24/W AVIARA PLANNING AREA 23 MP 177(R)/GPA 96-021LCPA 96-02 DEPT. PLN CITYMGR +-’ RECOMMENDED ACTION: That Council INTRODUCE Ordinance No. )I$- VI/ amending the Aviara Master Plan and ADOPT Resolution No. 9 l-515 , APPROVINb the Negative Declaration/MEIR addendum, Master Plan Amendment, General Plan Amendment and Local Coastal Program Amendment for the Aviara Planning Area 23 land use change. ITEM EXPLANATION: On June 4, 1997, the Planning Commission conducted a public hearing and recommended approval with a 6-O vote of various amendments to the Aviara Master Plan, Carlsbad General Plan and Local Coastal Program. The amendments would allow the existing Neighborhood Commercial site in Aviara Planning Area 23 to become a multifamily residential neighborhood. Aviara Planning Area 23 is located on the northwest and northeast corners of Aviara Parkway and Black Rail Court, the site now occupied by the Aviara Information Center. The recommended General Plan Amendment constitutes a portion of the first General Plan Amendment for 1997 and, if approved, will be consolidated with agenda item a&sI, The recommendation of approval is primarily based upon the recent Neighborhood and Community Commercial Land Use Study, completed in October, 1996 and presented to City Council on April 8, 1997. This study sought to determine if there were enough commercially designated properties in the City. While the study did reveal some areas of sparse commercial coverage, mostly the southern portions of the northwest and northeast quadrants, the areas around Aviara Planning Area 23 appear to be adequately served. Therefore, the proposed elimination of this neighborhood commercial site should not adversely impact commercial opportunities in the area. In order to designate Planning Area 23 for residential uses, units must be allotted to the site from the excess dwelling unit bank for the southwest quadrant, in conformance with the priority system detailed in City Council Policy No. 43. As fully discussed in the attached Planning Commission Staff Report, there is a substantial number of excess units remaining in the southwest quadrant and most subdivisions have already addressed their affordable housing requirements. Therefore, allocation of units for redesignation of commercial property to residential, which is a third priority according to Council Policy 43, is acceptable. There was public testimony from three surrounding property owners. Two of the speakers were from the Aviara community and voiced concerns about the deletion of a convenient commercial center from their neighborhood. The other speaker expressed concern about the construction of Black Rail Court within the Aviara Master Plan and requested a condition tying these Planning Area 23 amendments to Black Rail Court construction. L , PAGE 2 OF AGENDAPdlLL NO. j 7 2Y0 ENVIRONMENTAL REVIEW: An environmental analysis of the proposed project was conducted and no significant impacts were identified. Specifically the change of land use was assessed as not having an adverse impact on the environment and a Negative Declaration was issued by the Planning Director. An addendum has been included to the Master Environmental Impact Report for the 1994 General Plan Update (MEIR 93-Ol), which amends the project description to included this property as Residential Medium Density versus Neighborhood Commercial. A brief discussion that the land use change does not have associated impacts is included in the Environmental Impact Assessment. FISCAL IMPACT: The proposed amendment to the Aviara Master Plan will result in a decrease to the net revenues expected from the project, mainly due to the loss of sales tax revenues. The most recent fiscal impact study done for the master plan estimated that the annual sales tax revenues from the commercial site would be $289,465. This loss would be offset somewhat by the additional sales taxes generated by the residential properties. However, if a commercial center in Planning Area 23 is not viable, then the fiscal impact of the land use change would be lessened. EXHIBITS: 1. City Council Resolution No. 9 ?-f’s 2. Ordinance No. RCS- y// 3. Location Map 4. Planning Commission Resolution Nos. 4113, 4114, 4115 and 4116 5. Planning Commission Staff Report, dated June 4, 1997 6. Excerpt of Planning Commission Minutes, dated June 4, 1997 7. Attachment “A” - Redlined/Strikeout version of Master Plan text amendments. 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 RESOLUTION NO. 97-515 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A NEGATIVE DECLARATION, ADDENDUM 2 TO MEIR 93-01, MASTER PLAN AMENDMENT, GENERAL PLAN AMENDMENT AND LOCAL COASTAL PROGRAM AMENDMENT FOR AVIARA PLANNING AREA 23, LOCATED IN THE SOUTHWEST QUADRANT. CASE NAME: AVIARA PLANNING AREA 23 CASE NO.: MP 177(R)/GPA 96-02/LCPA 96-02 WHEREAS, pursuant to the provisions of the Municipal Code, the Planning Commission did, on June 4, 1997, hold a duly noticed public hearing as prescribed by law to consider a Negative Declaration, Master Plan Amendment, General Plan Amendment and Local Coastal Program Amendment; and WHEREAS, the City Council of the City of Carlsbad, on the 24th day of June , 1997, held a duly advertised public hearing to consider said Negative Declaration, Addendum 2 to MEIR 93-O 1, Master Plan Amendment, General Plan Amendment and Local Coastal Program Amendment and at that time received recommendations, objections, protests, comments of all persons interested in or opposed to MP 177(R)/GPA 96-02/LCPA 96- 02; and NOW, THEREFORE, BE IT HEREBY RESOLVED by the City Council of the City of Carlsbad as follows: 1. That the above recitations are true and correct. 2. That the City Council APPROVES City Council Resolution No. 97-515 , and that the findings and conditions of the Planning Commission as set forth in Planning Commission Resolutions No. 4113, 4 114, 4115 and 4 116 on file with the City Clerk and made a part hereof by reference are the findings and conditions of the City Council. 3. That the application for a Negative Declaration and Master Environmental Impact Report Addendum (MEIR 93-01, addendum #2) to declare the absence of significant adverse environmental impacts for the redesignation of Aviara Planning Area 23 from Neighborhood Commercial to Residential Medium 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 . . . . . . . . . . . . . . . . . . . . . Density and the revision of permitted uses and development standards for Planning Area 23 for property located north of Aviara Parkway, west and east of Black Rail Court in LFMP Zone 19 is approved as shown in Planning Commission Resolution No. 4113 on file with the City Clerk and incorporated herein by reference. 3. That the application for Master Plan Amendment (MP 177(R)) to revise permitted uses and development standards for Aviara Planning Area 23 for property located north of Aviara Parkway west and east of Black Rail in LFMP Zone 19 is approved as shown in Planning Commission Resolution No. 4114 on file with the City Clerk and incorporated herein by reference. 4. That the General Plan Amendment (GPA 96-02) to change an 18.3 acre parcel I from Neighborhood Commercial to Residential Medium Density on property located north of Aviara Parkway, west and east of Black Rail Court in LFMP Zone 19 is approved as shown in Planning Commission Resolution No. 4115 on file with the City Clerk and incorporated herein by reference. 5. That the Major Local Coastal Program Amendment (LCPA 96-02) to the implementing ordinance of the Mello I (Aviara Master Plan) to revise the permitted land uses and development standards for the Aviara Master Plan within Aviara Planning Area 23 on property located north of Aviara Parkway, west and east of Black Rail Court in LFMP Zone 19 is approved as shown in Planning Commission Resolution No. 4116 on file with the City Clerk and incorporated herein by reference. -2- L . - PASSED AND ADOPTED at a regular meeting of the City Council of the City of Carlsbad on the 24th day of June 1997, by the following vote, to wit: AYES: Council Members Lewis, Finnila, Nygaard, Kulchin, and Hal NOES: None ABSENT: None ATTEST: ALETHA L. RAUTENKRANZ, City Clerk\ (SEAL) -3- 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 ORDINANCE NO. NS-4= AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, ADOPTING THE AVIARA MASTER PLAN AMENDMENT RELATIVE TO AVIARA PLANNING AREA 23 ON PROPERTY GENERALLY LOCATED NORTH OF AVIARA PARKWAY, EAST AND WEST OF BLACK RAIL COURT IN LOCAL FACILITIES MANAGEMENT ZONE 19 CASE NAME: AVIARA PLANNING AREA 23 CASE NO.: MP 177(R) The City Council of the City of Carlsbad, California, does ordain as follows: WHEREAS, the City Council of the City of Carlsbad, California has reviewed and considered a Master Plan Amendment for future development of the site; and WHEREAS, the Aviara Master Plan was adopted by City Council Ordinance No. 9839 on December 22, 1987 and constitutes the zoning for the subject property; and WHEREAS, the Aviara Master Plan has been amended a total of sixteen times since original adoption, most recently for MP 177(Q) through City Council Ordinance NS-366 on July 16,1996; and WHEREAS, after procedures in accordance with requirements of law, the City Council has determined that the public interest indicates that said plan amendment be approved. NOW, THEREFORE, the City Council of the City of Carlsbad does ordain as follows: SECTION I: That the Aviara Master Plan MP 177 as amended to date is further amended by the Master Plan Amendment relative to Aviara Planning Area 23, MP 177(R), dated June 4, 1997, attached herein and incorporated by reference herein, is approved. The Master Plan Amendment shall constitute the zoning for this property and all development of the property shall conform to the plan. 6 1 , 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 - SECTION II: That the findings and conditions of the Planning Commission in Planning Commission Resolution No. 4114 shall also constitute the findings and conditions of the City Council. EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be published at least once in a publication of general circulation in the City of Carlsbad within fifteen days after its adoption. Not withstanding the preceding, this ordinance shall not be effective until approved by the California Coastal Commission. INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council on the 24th day of June 1997, and thereafter. PASSED AND ADOPTED at a regular meeting of the City Council of the City of Carlsbad on the of day AYES: NOES: + ABSENT: ABSTAIN: 1997, by the following vote, to wit: CLAUDE A. LEWIS, Mayor ATTEST: ALETHA L. RAUTENKRANZ, City Clerk (SEAL) -2- PLANNING AREA 23: MULTI-FAMILY RESIDENTIAL This 18.3 acre planning area is located near the center of the Master Plan on the north side of Alga Road. . P All development in Planning Area 23 shall conform to the development standards of the Planned Development Ordinance (Carlsbad Municipal Code, Chapter 21.45.090) unless otherwise noted in this Chapter. Maximum of 142 multi-family residential units (7.7 DU/AC). Private recreation facilities shall be required in conjunction with the residential units. A 2-acre community recreation vehicle storage facility. ED USES. . Multi-family residential housing. Recreational facilities. SITE DFVET~OPMENT STANDARDS: The maximum height in this planning area is 35 feet. as determined by Section 21.04.065 of the Carlsbad Municipal Code. A minimum of 30 percent of all structures shall not exceed a height of 24 feet. Where three story structures are proposed, adequate structural relief and roofline variation shall be incorporated into the structures to reduce the mass. Minimum setback along Alga Road for structures shall be 50 feet. The minimum setback from the public utility easement shall be 30 feet. The minimum front yard setback shall be 20 feet measured from the property line for buildings and 2.0 feet measured from property line for open parking or garages. A minimum building separation of 20 feet shall be maintained. Parking shall conform to the standards of Chapter 21.44 of the Carlsbad Municipal Code. All community-wide design standards described in Section A of Chapter IV shall be embodied in the architecture of this planning area. The following specific guidelines shall also be included for this planning area: * The architecture of all buildings in this planning area shall be compatible with that of the hotel. 159 8 * Outdoor courtyards, patios and plazas shall be included. * A through public street shall be provided from Alga Road through PA 23 to the area north of PA 23. * The site layout for this Planning Area shall be coordinated to ensure compatibility with adjacent planning areas. * Strong architectural relief features shall be incorporated into all structures visible from Alga Road. Trew . A neighborhood entry may be located along each side of Black Rail Road. Fencina; If required as a result of a noise study, a noise attenuation structure, earthen berm, or combination of the two shall be required along Alga Road. The noise study shall be conducted prior to submittal of a Site . Development Plan. cane. . All community-wide landscape standards described in Section A, Community Design Elements of Chapter IV shall be incorporated into this planning area. In addition, the following specific landscape concepts shall be included in the development of this planning area. * The recreation vehicle storage facility shall be screened by a combination of fences and landscaping on all sides of the facility. * A fire suppression zone subject to the approval of the Planning Director and Fire Marshal shall be established between native areas and structures. The fire suppression plan should incorporate structural setbacks from native areas in combination with a program of selective thinning of native vegetation subject to the approval of the Planning Director. * All setbacks shall be heavily landscaped. * Landscaping shall be incorporated to screen all dwelling units from Alga Road and the golf course. * The dominant unifying landscape elements for this planning area shall be preselected street trees. Common landscape areas and slopes shall be planted prior to homeowner occupation. Individual homeowner landscapes shall vary. * Views to and from the golf course and lagoon should be preserved. DDen SDace c . The manufactured slopes of this planning area shall be maintained as open space by the community open space maintenance district. 161 Any development within-this planning area shall comply with the City's Hillside Development Regulations and the slope and resource preservation policies of the underlying local coastal program and subsequent coastal permit. Any application for development within this planning area shall require a slope analysis/biological resource map during Site Development Plan review. 162 ARPORT EXHIBIT 3 gmamrrrm~~~ . I : : : : : I . : I I : . : : . : : AVIARA P. A. 23 MP 177(R)/GPA 96=02/LCPA 96-02 , . 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 EXHIBIT 4 PLANNING COMMISSION RESOLUTION NO. 4113 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A NEGATIVE DECLARATION AND AN ADDENDUM TO MASTER ENVIRONMENTAL IMPACT REPORT EIR 93-01 TO CHANGE THE LAND USE DESIGNATION OF .AN 18.3 ACRE PARCEL FROM NEIGHBORHOOD COMMERCIAL TO RESIDENTIAL MEDIUM DENSITY AND REVISE PERMITTED USES AND DEVELOPMENT STANDARDS FOR AVIARA PLANNING AREA 23 LOCATED NORTH OF AVIARA PARKWAY, WEST AND EAST OF BLACK RAIL COURT IN LOCAL FACILITIES MANAGEMENT ZONE 19. CASE NAME: AVIARA PLANNING AREA 23 CASE NO.: MP 177(Rl/GPA 96-02/LCPA 96-02 WHEREAS, Aviara Land Associates, “Developer”, has filed a verified application with the City of Carlsbad regarding property owned by Aviara Land Associates, “Owner”, described as: A portion of Section 22,26,27,28,33, and 34 in Township 12 South, Range 4 West, in the City of Carlsbad, County of San Diego, State of California (“the Property”); and WHEREAS, the City of Carlsbad certified EIR 93-01 on September 6,1994; and WHEREAS, the addendum to EIR 93-01 as described in the attached exhibit “EIR 93-01 addendum #2” indicates that the EIR 93-01 project description is amended and that the requested land use change will not alter impacts as described and mitigated by EIR 93-01 caused by development of the subject site; and WHEREAS, the Planning Commission did on the 4th day of June 1997, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, examining the initial study, analyzing the information submitted by staff, and considering any written comments received, the Planning Commission considered all factors relating to the Negative Declaration. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as follqws: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Planning Commission hereby RECOMMENDS APPROVAL of the Negative according to Exhibit “ND” dated May 3, 1997, and “PII” dated May 1, 1997, attached hereto and made a part hereof, based on the following findings: Findings: 1. The initial study shows that there is no substantial evidence that the project may have a significant impact on the environment. 2. The site has been previously graded pursuant to an earlier environmental analysis. 3. The streets have been or are secured to be improved to an adequate size to handle traffic generated by the proposed use. 4. There are no sensitive resources located onsite or located so as to be significantly impacted by the project. 5. The change in land use will not have any significant impact on the environment. . . . . . . . . . PC RESO NO. 4113 -2- /3 1 1 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 PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 4th day of June 1997, by the following vote, to wit: AYES: Chairperson Nielsen, Commissioners Heineman, Monroy, Noble, Savary and Welshons NOES: None ABSENT: Commissioner Compas ABSTAIN: None ROBERT NIELSEN, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: Planning Director PC RESO NO. 4113 -3- i4 “R 93-01 ADDENDUM #2 JUNE 4,1997 PROJECT DESCRIPTION A request has been made to change the General Plan Land Use designation of an 18.3 acre parcel of land from Neighborhood Commercial to Residential Medium Density. The effect is a change to the EIR 93-01 project description to include the potential development of the 18.3 acre piece as Residential Medium Density versus Neighborhood Commercial. . CHANGE IN IMPACTS There will be no significant change in impacts. The proposed land use, Residential Medium Density, will have the same or similar development standards as the original land use designation. The development potential of the site will not be increased nor will it be decreased by virtue of the land use change. The use of the property as a residential site will substantially lower the overall traffic generation. The expected number of average daily trips for the existing land use approvals (120,000 square feet of commercial square footage) would be approximately 8,400 ADT whereas the largest permitted residential project on the site (142 units) would generate approximately 1,136 ADT. The net effect will be a reduction in impacts because there will be less traffic on surrounding roads and intersections and an incremental decrease in the cumulative contribution to air quality. NEGATIVE DECLARATION Project Address/Location: North side of Aviara Parkway, east and west of Black Rail Court, in Planning Area 23 of the Aviara Master Plan, City of Carlsbad, County of San Diego, State of California. Project Description: Master Plan Amendment, Local Coastal Program Amendment and General Plan Amendment to change the land use designation and development standards from Neighborhood Commercial to Residential Medium Density. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result .of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department. A copy of the Negative Declaration with supportive documents is on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within 30 days of date of issuance. If you have any questions, please call Mike Grim in the Planning Department at (760) 438-l 161, extension 4499. DATED: MAY.3,1997 CASE NO: MP 177(R)/GPA 96-02/LCPA 96-02 CASE NAME: AVIARA PLANNING AREA 23 PUBLISH DATE: MAY 3,1997 Planning Director 2075 Las Palmas Dr. - Carlsbad, CA 92009-l 576 - (619) 438-1161 l FAX (019) 438-0894 , ENVIRONMENTAL IMPACT ASSESSMENT FORM - PART II (TO BE COMPLETED BY THE PLANNING DEPARTMENT) CASE NO: MP 177(R)/GPA 96-02/LCPA 96-02 DATE: Mav 1.1997 BACKGROUND 1. CASE NAME: Aviara Planning Area 23 2. APPLICANT: Aviara Land Associates 3. ADDRESS AND PHONE NUMBER OF APPLICANT: 2011 Palomar Airport Road, Suite 206, Carlsbad CA 92009 (760193 l- 1190 4. DATE EIA FORM PART I SUBh4I’l-l-ED: March 27,1996 5. PROJECT DESCRIPTION: Request for a General Plan Amendment to change the land use desipnation on a 18.3 acre name1 (Planning Area 23) from Neighborhood Commercial to Residential Medium Dens&v and a Master Plan Amendment and Local Coastal Promam Amendment to change the allowed uses and develonment standards of Plannina Area 23 from neighborhood commercial to multifamilv residential, on nronertv generally located north of Aviara Parkway, both east and west of Black Rail Court SUMMARY OF ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The summary of environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact,” or “Potentially Significant Impact Unless Mitigation Incorporated” as indicated by the checklist on the following pages. 0 Land Use and Planning c] Transportation/Circulation q Public Services q Population and Housing 0 Biological Resources 0 Utilities & Service Systems 0 Geological Problems c] Energy & Mineral Resources [3 Aesthetics cl Water cl Hazards 0 Cultural Resources 0 Air Quality cl Noise cl Recreation 0 Mandatory Findings of Significance Rev. 03/28/96 /7 7 DETERMINATION. - (To be completed by the Lead Agency) Ix1 cl cl cl cl I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have significant effect(s) on the environment, but at least one potentially significant effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier pursuant to applicable standards and (b) have been voided or mitigated pursuant to that earlier, including revisions or mitigation measures that are imposed upon the proposed project. Therefore, a Notice of Prior Compliance has been prepared. Planner Signature G/9,7 Date Planning Director’s Sign‘alifure Date Rev.O3/28/96 - ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, Section 15063 requires that the City conduct an Environmental Impact Assessment to determine if a project may have a significant effect on the environment. The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist identifies any physical, biological and human factors that might be impacted by the proposed project and provides the City with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR), Negative Declaration, or to rely on a previously approved EIR or Negative Declaration. 0 A brief explanation is required for all answers except “No Impact” answers that are adequately supported by an information source cited in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved. A “No Impact” answer should be explained when there is no source document to refer to, or it is based on project-specific factors as well as general standards. l “Less Than Significant Impact” applies where there is supporting evidence that the potential impact is not adversely significant, and the impact does not exceed adopted general standards and policies. l “Potentially Significant Unless Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The developer must agree to the mitigation, and the City must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level. l “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect is significant. 0 Based on an “EIA-Part II”, if a proposed project could have a potentially significant effect on the environment, but &I potentially significant effects (a) have been analyzed adequately in an earlier EIR or Mitigated Negative Declaration pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR or Mitigated Negative Declaration, including revisions or mitigation measures that are imposed upon the proposed project, and none of the circumstances requiring a supplement to or supplemental EIR are present and all the mitigation measures required by the prior environmental document have been incorporated into this project, then no additional environmental document is required (Prior Compliance). l When “Potentially Significant Impact” is checked the project is not necessarily required to prepare an EIR if the significant effect has been analyzed adequately in an earlier EIR pursuant to applicable standards and the effect will be mitigated, or a “Statement of Overriding Considerations” has been made pursuant to that earlier EIR. l A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of its aspects may cause a significant effect on the environment. 3 Rev. 03/28/96 /9 - 0 If there are one or more potentially significant effects, the City may avoid preparing an EIR if there are mitigation measures to clearly reduce impacts to less than significant, and those mitigation measures are agreed to by the developer prior to public review. In this case, the appropriate “Potentially Significant Impact Unless Mitigation Incorporated” may be checked and a Mitigated Negative Declaration may be prepared. 0 An EIR must be prepared if “Potentially Significant Impact” is checked, and including but not limited to the following circumstances: (1) the potentially significant effect has not been discussed or mitigated in an Earlier EIR pursuant to applicable standards, and the developer does not agree to mitigation measures that reduce the impact to less than significant; (2) a “Statement of Overriding Considerations” for the significant impact has not been made pursuant to an earlier EIR, (3) proposed mitigation measures do not reduce the impact to less than significant, or; (4) through the EIA-Part II analysis it is not possible to determine the level of significance for a potentially adverse effect, or determine the effectiveness of a mitigation measure in reducing a potentially significant effect to below a level of significance. A discussion of potential impacts and the proposed mitigation measures appears at the end of the form under DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussing mitigation for impacts which would otherwise be determined significant. 4 Rev. 03f28f96 20 Issues (and Supporting Information Sources). I. LAND USE AND PLANNING. Would the proposal:. a) b) cl 4 e> Conflict with general plan designation or zoning? (Source #(s): Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? Be incompatible with existing land use in the vicinity? Affect agricultural resources or operations (e.g. impacts to soils or farmlands, or impacts from incompatible land uses? Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? II. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed offkial regional or local population projections? b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? c) Displace existing housing, especially affordable housing? III. GEOLOGIC PROBLEMS. Would the proposal result in or 4 b) cl 4 e) f) g) h) 0 expose people to potential impacts involving: Fault rupture? Seismic ground shaking? Seismic ground failure, including liquefaction? Seiche, tsunami, or volcanic hazard? Landslides or mudflows? Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? Subsidence of the land? Expansive soils? Unique geologic or physical features? IV. WATER. Would the proposal result in: 4 b) c> 4 Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? Exposure of people or property to water related hazards such as flooding? Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? Changes in the amount of surface water in any water body? Potentially Significant Impact 0 cl cl cl cl cl cl cl cl cl cl 0 cl cl cl 0 cl cl cl cl cl Potentially Significant Unless Mitigation Incorporated q cl cl cl cl cl cl cl cl cl cl El cl cl cl cl cl cl cl cl cl Less Than Significan t Impact III cl cl cl cl cl cl cl cl cl cl El cl 0 cl cl cl cl cl Cl cl No Impact lxl !xl Ix] . lxl [XI (XI IXI IXI ixl lxl Ixi IXI lzl Ixi (xi El IXI Ix1 Ix] I24 lxl 5 Rev. 03128196’ 21 Issues (and Supporting Information Sources). e) fl s> h) 0 Changes in currents, or the course or direction of water movements? Changes in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? Altered direction or rate of flow of groundwater? Impacts to groundwater quality? Substantial reduction in the amount of groundwater otherwise available for public water supplies? V. AIR QUALITY. Would the proposal: a> b) c> 4 Violate any air quality standard or contribute to an existing or projected air quality violation? Expose sensitive receptors to pollutants? Alter air movement, moisture, or temperature, or cause any change in climate? Create objectionable odors? VI. TRANSPORTATION/CIRCULATION. Would the 4 b) c> d) e> 0 Ed proposal result in: Increased vehicle trips or traffic congestion? Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? Inadequate emergency access or access to nearby uses? Insufficient parking capacity on-site or off-site? Hazards or barriers for pedestrians or bicyclists? Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? Rail, waterborne or air traffic impacts? VII. BIOLOGICAL RESOURCES. Would the proposal result a) b) cl d) e) VIII. a) in impacts to: Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds? Locally designated species (e.g. heritage trees)? Locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? Wetland habitat (e.g. marsh, riparian and vernal pool)? Wildlife dispersal or migration corridors? ENERGY AND MINERAL RESOURCES. Would the proposal? Conflict with adopted energy conservation plans? Potentially Significant Impact cl cl cl cl cl cl cl cl cl cl cl cl El cl cl cl cl cl cl El cl cl Potentially Significant Unless Mitigation Incorporated cl cl cl cl cl Cl cl cl 0 Cl cl El cl cl cl cl cl cl cl 0 cl cl Less Than Significan t Impact cl cl cl cl cl cl cl cl cl cl cl cl cl cl cl 0 cl 0 cl 0 cl ‘0 No impact 6 Rev. 03/28/96 Issues (and Supporting Information Sources). b) c> Use non-renewable resources in a wasteful and inefficient manner? Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? IX. HAZARDS. Would the proposal involve: a) b) cl d> e) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation)? Possible interference with an emergency response plan or emergency evacuation plan? The creation of any health hazard or potential health hazards? Exposure of people to existing sources of potential health hazards? Increase fire hazard in areas with flammable brush, grass, or trees? X. NOISE. Would the proposal result in: a) Increases in existing noise levels? b) Exposure of people to severe noise levels? XI. PUBLIC SERVICES. Would the proposal have an effect 4 b) cl 4 4 upon, or result in a need for new or altered government services in any of the following areas: Fire protection? Police protection? Schools? Maintenance of public facilities, including roads? Other governmental services? XII. UTILITIES AND SERVICES SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) b) cl 4 4 fl g) Power or natural gas? Communications systems? Local or regional water treatment facilities? Sewer or septic tanks? Storm water drainage? Solid waste disposal? Local or regional water supplies? XIII. AESTHETICS. Would the proposal: or distribution 7 Potentially Significant Impact cl cl cl cl cl Cl cl cl cl cl cl Cl cl cl cl cl cl Cl cl cl cl Potentially Significant Unless Mitigation Incorporated cl cl cl El 0 cl cl cl cl cl El cl cl cl cl 0 cl cl cl cl 0 Less Than Significan t Impact cl cl cl cl a 0 cl cl cl cl cl cl cl cl cl cl cl cl cl cl cl No Impact Ix] lx IXI IXI El 1xI Ix] Ix1 El !xl El El Ed (XI Ix] Lxl El IXI lxl IXI Ix1 Rev. 03f28f96 a3 Issues (and Supporting Information Sources). 4 b) c> XIV. a) b) c) 4 e) Affect a scenic or vista or scenic highway? Have a demonstrate negative aesthetic effect? Create light or glare? CULTURAL RESOURCES. Would the proposal: Disturb paleontological resources? Disturb archaeological resources? Affect historical resources? Have the potential to cause a physical change which would affect unique ethnic cultural values? Restrict existing religious or sacred uses within the potential impact area? XV. RECREATIONAL. Would the proposal: a> b) XVI. a) b) cl XVII. Increase the demand for neighborhood or regional parks or other recreational facilities? Affect existing recreational opportunities? MANDATORY FINDINGS OF SIGNIFICANCE. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Does the project have environmental effects which will cause the substantial adverse effects on human beings, either directly or indirectly? EARLIER ANALYSES. Potentially Potentially LessThan No Significant Significant Significan Impact Impact Unless t Impact Mitigation Incorporated 0.0 cl ixI cl Cl 0 lxl Cl 0 Cl lxl 0 0 cl Cl cl Cl Cl Cl cl 0 cl 0 Cl Cl cl Cl 0 Cl cl 0 cl 0 Cl Cl cl 0 cl Cl cl Cl lxl El IXI El IXI [xi lxl El lxl IB 8 Rev. 03/28/96 24 1 DISCUSSION OF ENVIRONMENTAL EVALUATION The proposed land use change involves a General Plan Amendment, Master Plan Amendment and Local Coastal Program Amendment that would change Aviara Planning Area 23 from a commercial site to a multifamily residential site. The site is located north of Aviara Parkway and is split into two sections by Black Rail Court. Partially developed with the Aviara Information Center, Planning Area 23 is mostly a vacant, previously graded area. Adjacent to the graded pad is an SDG&E easement that contains the master plan recreational vehicle storage area and natural open space. To the north of the site are the Zone 20 agricultural properties and to the east is a natural open space areas. West of the site is a small open space area and Aldea (Planning Area 16), a townhome condominium development and to the south is Marea (Planning Area 12), a clustered single family condominium development. Aviara Planning Area 23 is zoned Planned Community (P-C) and designated Neighborhood Commercial (N) in the City’s General Plan. Changing the development potential of Aviara Planning Area 23 from a 120,000 square foot commercial center to a 142 unit multifamily condominium project will result in a reduction in traffic generation by over 7,000 average daily trips. The existing commercial land use could potentially generate 8,400 average daily trips (based upon 70 trips per 1,000 square feet) whereas the proposed residential land use could generate up to 1,136 average daily trips (based upon 8 trips per condominium unit). Considering that the site is previously graded, no biological resources exist on site and the traffic generation would be greatly reduced, the proposed Aviara Planning Area 23 land use change will not have a significant negative impact on the environment. PHYSICAL ENVIRONMENT: The requested land use change will not have a direct environmental effect. However, it is anticipated that there will be development subsequent to the land use change. There are no known conditions on site that would expose future development to geologic or hydrologic hazards of any sort. Grading for any future development must be in accordance with City Engineering Standards and the National Pollutant Discharge Elimination System (NPDES) Standards. No beach or water body exist on or near the project site therefore no impacts to surface waters or the flow of existing waters will result due to the land use change. Future development will not create a significant change to air flow, movement, or temperature and may not consume great quantities of natural resources, fuel or energy. Future development will be required to obtain gas and/or electric service from San Diego Gas and Electric and will be charged the appropriate service fees. The implementation of subsequent projects that are consistent with and included in the updated 1994 General Plan will result in increased gas and electric power consumption and vehicle miles traveled. These subsequently result in increases in the emission of carbon monoxide, reactive organic gases, oxides of nitrogen and sulfur, and suspended particulates. These aerosols are the major contributors to air pollution in the City as well as in the San Diego Air Basin. Since the San Diego Air Basin is a “non-attainment basin”, any additional air emissions are considered cumulatively significant: therefore, continued development to buildout as proposed in the updated General Plan will have cumulative significant impacts on the air quality of the region. 9 Rev. 03l28l96 625 To lessen or minimize the impact on air quality associated with General Plan buildout, a variety of mitigation measures are recommended in the Final Master EIR. These include: 1) provisions for roadway and intersection improvements prior to or concurrent with development; 2) measures to reduce vehicle trips through. the implementation of Congestion and Transportation Demand Management; 3) provisions to encourage alternative modes of transportation including mass transit services; 4) conditions to promote energy efficient building and site design; and 5) participation in regional growth management strategies when adopted. The applicable and appropriate General Plan air quality mitigation measures have either been incorporated into the design of the project or are included as conditions of project approval. Operation-related emissions are considered cumulatively significant because the project is located within a “non-attainment basin”, therefore, the “Initial Study” checklist is marked “Potentially Significant Impact”. This project is consistent with the General Plan, therefore, the preparation of an EIR is not required because the certification of Final Master EIR 93-O 1, by City Council Resolution No. 94-246, included a “Statement Of Overriding Considerations” for air quality impacts. This “Statement Of Overriding Considerations” applies to all subsequent projects covered by the General Plan’s Final Master EIR, including this project, therefore, no further environmental review of air quality impacts is required. This document is available at the Planning Department. BIOLOGICAL ENVIRONMENT The site is currently in a disturbed state as a result of previous grading. There are no sensitive species of plants or animals within the area of potential development of the site. There is also no evidence that there will be adverse impacts to the biological environment offsite as a result of development. HUMAN ENVIRONMENT: The proposed land use change will have no negative impact on the availability of neighborhood commercial opportunities or housing stock since both land use opportunities are still abundant in the southwest quadrant. The land use change will substantially reduce the amount of traffic generated by the eventual development of the site. All of the utility services required by development will be provided by standard methods. The amount of light and glare produced by a residential project will likely be less than from a commercial development and no significant scenic views of or from the site should be affected. No recreational opportunities exist on site however the any residential development on the site must include private recreational amenities for residents. The implementation of subsequent projects that are consistent with and included in the updated 1994 General Plan will result in increased traffic volumes. Roadway segments will be adequate to accommodate buildout traffic; however, 12 full and 2 partial intersections will be severely impacted by regional through-traffic over which the City has no jurisdictional control. These generally include all freeway interchange areas and major intersections along Carlsbad Boulevard. Even with the implementation of roadway improvements, a number of intersections are projected to fail the City’s adopted Growth Management performance standards at buildout. To lessen or minimize the impact on circulation associated with General Plan buildout, numerous mitigation measures have been recommended in the Final Master EIR. These include 1) 10 Rev. 03/28/96 ad measures to ensure the provision of circulation facilities concurrent with need; 2) provisions to develop alternative modes of transportation such as trails, bicycle routes, additional sidewalks, pedestrian linkages, and commuter rail systems; and 3) participation in regional circulation strategies when adopted. The diversion of regional through-traffic from a failing Interstate or State Highway onto City streets creates impacts that are not within the jurisdiction of the City to control. The applicable and appropriate General Plan circulation mitigation measures have either been incorporated into the design of the project or are included as conditions of project approval. Regional related circulation impacts are considered cumulatively significant because of the failure of intersections at buildout of the General Plan due to regional through-traffic, therefore, the “Initial Study” checklist is marked “Potentially Significant Impact”. This project is , consistent with the General Plan, therefore, the preparation of an EIR is not required because the recent certification of Final Master EIR 93-01, by City Council Resolution No. 94-246, included a “Statement Of Overriding Considerations” for circulation impacts. This “Statement Of Overriding Considerations” applies to all subsequent projects covered by the General Plan’s Master EIR, including this project, therefore, no further environmental review of circulation _, impacts is required. 11 Rev. 03/28/96 97 PLANNING COMMISSION RESOLUTION NO. 4114 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MASTER PLAN AMENDMENT TO REVISE PERMITTED USES AND DEVELOPMENT STANDARDS FOR AVIARA PLANNING AREA 23 FOR PROPERTY GENERALLY LOCATED NORTH OF AVIARA PARKWAY, WEST AND EAST OF BLACK RAIL COURT IN LOCAL FACILITIES MANAGEMENT ZONE 19. CASE NAME: AVIARA PLANNING AREA 23 CASE NO: MP 177(R) WHEREAS, Aviara Land Associates, “Developer”, has filed a verified application with the City of Carlsbad regarding property owned by Aviara Land Associates, “Owner”, described as: A portion of Section 22,26,27,28,33, and 34 in Township 12 South, Range 4 West, in the City of Carlsbad, County of San Diego, State of California (“the Property”); and WHEREAS, said verified application constitutes a request for a Master Plan Amendment as shown on Exhibit “X” dated June 4,1997, attached, Master Plan Amendment MP 177(R), as provided by MP 177 and its amendments and Chapter 21.38 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on the 4th day of June 1997, consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Master Plan Amendment. WHEREAS, on December 8, 1987, the City Council approved MP 177, as described and conditioned in Planning Commission Resolution No. 2594. 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 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of Master Plan Amendment MP 177(R), based on the following findings and subject to the following conditions: FindinPs: 1. That the proposed development as described by Master Plan Amendment MP 177(R) is consistent with the provisions of the General Plan and applicable specific plans, in that it still provides for a balance of land uses and does not preclude the provision of future housing needs, particular affordable housing, in the southwest quadrant. 2. That all necessary public facilities can be provided concurrent with need and adequate provisions have been provided to implement those portions of the Capital Improvement Program applicable to the subject property, in that all infrastructure needed to serve the site, whether for a residential or commercial land use, is already in place or will be constructed prior to or concurrent with development. 3. That the residential and open space portions of the community will constitute an environment of sustained desirability and stability, and that it will be in harmony with or provide compatible variety to the character of the surrounding area, and that the sites proposed for public facilities, such as schools, playgrounds and parks, are adequate to serve the anticipated population and appear acceptable to the public authorities having jurisdiction thereof, in that no adjustment to the existing open space portions of the ‘master plan is proposed and addition of another multifamily planning area does not create compatibility, housing balance or facility provision issues. 4. That the proposed commercial and industrial uses will be appropriate in area, location, and overall design to the purpose intended, that the design and development are such as to create an environment of sustained desirability and stability, and that such development will meet performance standards established by Title 21, in that as indicated by the commercial land use studies, there are adequate commercial opportunities in the primary trade area of the Aviara Planning Area 23 commercial site, thus negating the need for another neighborhood commercial site. 5. That in the case of institutional, recreational, and other similar nonresidential uses, such development will be proposed, and surrounding areas are protected from any adverse effects from such development, in that no impact or adjustments to the existing, I approved recreational uses is proposed. PC PESO NO. 4114 -2- a9 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 6. That the streets and thoroughfares proposed are suitable and adequate to carry the anticipated traffic thereon, in that the proposed land use change to multifamily residential will result in significantly less average daily trips than the commercial land use. 7. That any proposed commercial development can be justified economically at the location proposed and will provide adequate commercial facilities of the types needed at such location proposed, in that as indicated by the commercial land use studies, there are adequate commercial opportunities in the primary trade area of the Aviara Planning Area 23 commercial site, thus negating the need for another neighborhood commercial site. 8. That the area surrounding the development is or can be planned and zoned in coordination and substantial compatibility with the development, in that the proposed: residential land use would be more compatible with the surrounding residential and open space land uses than would a commercial center. 9. That appropriate measures are proposed to mitigate any adverse environmental impact as noted in the adopted Environmental Impact Report for the project, in that no significant negative impacts on the environment were determined to occur as a result of this land use change. Conditions: 1. The Planning Commission does hereby RECOMMEND APPROVAL of the Master Plan Amendment for the project entitled Aviara Planning Area 23 - MP 177(R) (Exhibit “X” dated June 4, 1997, attached and incorporated by this reference, subject to the conditions herein set forth.) Staff is authorized and directed to make, or require Developer(s) to make, all corrections and modifications to the Master Plan Amendment documents as necessary, to make them internally consistent and in conformity with final action on the project. Development shall occur substantially as shown in the approved Exhibits. Any proposed development substantially different from this approval, shall require an amendment to this approval. 2. The Developers shall comply with all applicable provisions of federal, state, and local ordinances in effect at the time of building permit issuance. 3. Approval of MP 177(R) is granted subject to the approval of GPA 96-02 and LCPA 96- 02. MP 177(R) is subject to all conditions contained in Planning Commission Resolutions No. 4115 and 4116 for GPA 96-02 and LCPA 96-02, respectively. General: 4. If any of the foregoing conditions fail to occur; or if they are, by their terms, to be implemented and maintained over time; if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to PC RESO NO. 4114 -3- 30 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 revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City’s approval of this Master Plan Amendment. Code Reminders: 5. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 4th day of June 1997, by the following vote, to wit: AYES: Chairperson Nielsen, Commissioners Heineman, Monroy, Noble, Savary and Welshons NOES: None ABSENT: Commissioner Compas ABSTAIN: None ,A A---;~. : ., yw., (‘3 \ / ROBERT NIELSEN, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL J. H?&MIL&R Planning Director 31 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 PLANNING COMMISSION RESOLUTION NO. 4115 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF AN AMENDMENT TO THE LAND USE ELEMENT ‘OF THE GENERAL PLAN, CHANGING AN 18.3 ACRE PARCEL FROM NEIGHBORHOOD COMMERCIAL TO RESIDENTIAL MEDIUM DENSITY ON PROPERTY GENERALLY LOCATED WITHIN THE AVIARA MASTER PLAN, NORTH OF AVIARA PARKWAY, WEST AND EAST OF BLACK RAIL COURT IN LOCAL FACILITIES MANAGEMENT ZONE 19. CASE NAME: AVIARA PLANNING AREA 23 CASE NO: GPA 96-02 WHEREAS, Aviara Land Associates, “Developer”, has filed a verified application with the City of Carlsbad regarding property owned by Aviara Land Associates, “Owner”, described as A portion of Section 22,26,27,28,33, and 34 in Township 12 South, Range 4 West, in the City of Carlsbad, County of San Diego, State of California (“the Property”); and WHEREAS, said verified application constitutes a request for a General Plan Amendment as shown on Exhibit “Y” dated June 4,1997, attached, General Plan Amendment (GPA 96-02), as provided in Chapter 21.52 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on the 4th day of June 1997, hold duly noticed public hearing as prescribed by law to consider said request; WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the General Plan Amendment. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad, as follows: 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 A) B) FindinPs: That the above recitations are true and correct. That based on the evidence presented at the public hearing, the Planning Commission RECOMMENDS APPROVAL of General Plan Amendment GPA 96-02, exchanging neighborhood commercial and residential medium density land use designations, as shown on Exhibit “Y” dated June 4, 1997. Staff is authorized and directed to make, or require Developer to make, all necessary corrections and modifications to the General Plan Amendment documents, as necessary, to make them internally consistent and in conformity with final action on the project, based on the following findings: 1. The proposed amendment to the land use element is consistent with goals and objectives of the various elements of the General Plan in that it still provides for balance of land uses and does not preclude the provision of future housing needs in the southwest quadrant. 2. The proposed amendment to the land use element is compatible with adjacent uses since the project site is surrounded by residential and open space uses. 3. The proposed amendment to the land use element is compatible with the underlying Planned Community zoning in that it continues to provide the necessary balance of land uses within the Aviara Master Plan. Conditions: 1. The Planning Commission does hereby RECOMMEND APPROVAL of the General Plan Amendment for the project entitled Aviara Planning Area 23 - GPA 96-02 (Exhibit “Y” dated June 4,1997, attached and incorporated by this reference), subject to the conditions herein set forth. Staff is authorized and directed to make, or require Developers to make, aJ1 corrections and modifications to the General Plan Amendment documents as necessary, to make them internally consistent and in conformity with final action on the project. Development shall occur substantially as shown in the approved Exhibits. Any proposed development substantially different from this approval, shall require an amendment to this approval. 2. Approval of GPA 96-02 is granted subject to the approval of MP 177(R) and LCPA 96- 02. GPA 96-02 is subject to all conditions contained in Planning Commission Resolutions No. 4114 and 4116 for MP 177(R) and LCPA 96-02, respectively. . . . 33 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 PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 4th day of June 1997, by the following vote, to wit: AYES: Chairperson Nielsen, Commissioners Heineman, Monroy, Noble, Savary and Welshons NOES: ABSENT: ABSTAIN None Commissioner Compas ‘. . None \ / 7 ROBERT NIELSEN, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL J. HOaMILkl?R Planning Director - PlANNlNG AREA 23 EXHIBIT “Y” JUNE 4,1997 EXISTING PROPOSED 23 vi. -iAT AVIARA GENERAL PLAN AMENDMENT PLANNING AREA 23 - PLANNING COMMISSION RESOLUTION NO. 4116 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF AN AMENDMENT TO THE IMPLEMENTING ORDINANCE (AVIARA MASTER PLAN) AND LAND USE PLAN OF THE CARLSBAD LOCAL COASTAL PROGRAM TO REVISE THE PERMITTED LAND USES AND DEVELOPMENT STANDARDS FOR AVIARA MASTER PLAN, THEREBY BRINGING THE DESIGNATIONS ON THE LOCAL COASTAL PROGRAM AND ZONING MAP INTO CONFORMANCE ON PROPERTY LOCATED NORTH OF AVIARA PARKWAY, WEST AND EAST OF BLACK RAIL COURT IN LOCAL FACILITIES MANAGEMENT ZONE 19. CASE NAME: AVIARA PLANNING AREA 23 CASE NO: LCPA 96-02 WHEREAS, California State law requires that the Local Coastal Program, General Program, and Zoning designations for properties in the CoastaI‘Zone be in conformance; and WHEREAS, Aviara Land Associates, “Developer”, has filed a verified application for an amendment to the Local Coastal Program designations regarding property owned by Aviara Land Associates, “Owner”, described as A portion of Section 22,26,27,28,33, and 34 in Township 12 South, Range 4 West, in the City of Carlsbad, County of San Diego, State of California (“the Property”); and WHEREAS, said verified application constitutes a request for a Local Coastal Program Amendment as shown on Exhibit “X” dated June 4,1997, and attached to Planning Commission Resolution No. 4114, and Exhibit ‘&Y”, dated June 4, 1997, and attached to Planning Commission Resolution No. 4115 and incorporated by this reference, as provided in Public Resources Code Section 30574 and Article 15 of Subchapter 8, Chapter 2, Division 5.5 of Title 14 of the California Code of Regulations of the California Coastal Commission Administrative Regulations; and 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 - WHEREAS, the Planning Commission did on the 4th day of June 1997, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Local Coastal Program Amendment. WHEREAS, State Coastal Guidelines requires a six week public review period for any amendment to the Local Coastal Program. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad, as follows: A) That the foregoing recitations are true and correct. B) At the end of the State mandated six week review period, starting on April 23, 1997, and ending on June 2, 1997, staff shall present to the City Council a summary of the comments received. Cl That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of LCPA 96-02 based on the following findings, and subject to the following conditions: Findiws: 1 -, That the proposed Local Coastal Program Amendment is consistent with all applicable policies of the Mello I segment of the Carlsbad Local Coastal Program, in that proposed land use changes do not adversely affect environmentally sensitive resources, prime agricultural lands, scenic resources, public access to the Coastal Zone or geologic stability. 2. That the proposed amendment to the Mello I segment of the Carlsbad Local Coastal Program is required to maintain consistency between the Aviara Master Plan and the implementing ordinances of the City’s Local Coastal Program. Conditions: 1. The Planning Commission does hereby RECOMMEND APPROVAL of the Local Coastal Program Amendment for the project entitled Aviara Planning Area 23 - LCPA 96-02 (Exhibit “X” dated June 4, 1997, attached to Planning Commission Resolution No. 4114 and Exhibit trY” dated June 4, 1997, attached to Planning Commission 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 2. Resolution No. 4115 and incorporated by this reference), subject to the conditions herein set forth. Staff is authorized and directed to make, or require Developers to make, all corrections and modifications to the Local Coastal Program Amendment documents as necessary, to make them internally consistent and in conformity with final action on the project. Development shall occur substantially as shown in the approved Exhibits. Any proposed development substantially different from this approval, shall require an amendment to this approval. Approval of LCPA 96-02 is granted subject to the approval of MP 177(R) and GPA 96- 02. LCPA 96-02 is subject to all conditions contained in Planning Commission Resolutions No. 4114 and 4115 for MP 177(R) and GPA 96-02, respectively. PASSED, APPROVED AND ADOPTED at a regular meeting to the Planning Commission of the City of Carlsbad, held on the 4th day of June 1997, by the following vote, to wit: AYES: Chairperson Nielsen, Commissioners Heineman, Monroy, Noble, Savary and Welshons NOES: None ABSENT: Commissioner Compas ABSTAIN: None .I :/g i’ , -75 .’ - 52 ROBERT NIELSEN, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL J. HOBMILkkR Planning Director 38 EXHIBIT 5 de City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION @ Item No. 4 P.C. AGENDA OF: . ,a June 4,1997 Project Engineer: Clyde Wickham SUBJECT: MP 177(R)/GPA 96-02/LCPA 96-02 - AVIARA PLANNING AREA 23 - Request for a General Plan Amendment to change the land use designation on a 18.3 acre parcel (Planning Area 23) from Neighborhood Commercial to Residential Medium Density and a Master Plan Amendment and Local Coastal Program Amendment to change the allowed uses and development standards of Planning Area 23 from neighborhood commercial to attached multifamily residential, on property generally located north of Aviara Parkway, both east and west of Black Rail Court, in Local Facilities Management Zone 19. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4 113, RECOMMENDING APPROVAL of the Negative Declaration issued by the Planning Director and ADOPT Planning Commission Resolutions No. 4 114,4115 and 4116, RECOMMENDING APPROVAL of a Master Plan Amendment MP 177(R), General Plan Amendment GPA 96-02 and Local Coastal Program Amendment LCPA 96-02, based on the findings and subject to the conditions contained therein. II. INTRODUCTION This proposal, involves a General Plan Amendment to redesignate an 18.3 acre parcel (Planning Area 23) from Neighborhood Commercial (N) to Residential Medium Density (RM) and a Master Plan Amendment and Local Coastal Program Amendment to revise permitted land uses and development standards for Aviara’s Planning Area 23 Tom commercial to attached multifamily residential. Involved in the land use change proposal are the issues of the adequacy of convenient commercial opportunities and the utilization of excess dwelling units from the southwest quadrant reserves. Analysis shows that the proposal conforms with all applicable policies and good planning principles and staff has no issues with the land use change request. III. PROJECT DESCRIPTION AND BACKGROUND Aviara Land Associates is requesting a General Plan Amendment, Master Plan Amendment and Local Coastal Program Amendment that would change Aviara Planning Area 23 from a commercial site to an attached multifamily residential site. The site is located north of Aviara Parkway and is split into two sections by Black Rail Court. Partially developed with the Aviara Information Center, Planning Area 23 is mostly a vacant, previously graded area. Adjacent to the graded pad is an SDG&E easement that contains the master plan recreational vehicle storage - - MP 177(R)/GPA 96-02&C* A 96-02 - AVIARA PLANNING AREA 23 JUNE 4,1997 area and natural open space. To the north of the site are the Zone 20 agricultural properties and to the east are natural open space areas. West of the site is a small open space area and Aldea (Planning Area 16), a townhome condominium development and to the south is Marea (Planning Area 12), a clustered single family condominium development. Aviara Planning Area 23 is zoned Planned Community (P-C) and designated Neighborhood Commercial (N) in the City’s General Plan. The existing master plan regulations for Aviara Planning Area 23 call for a maximum of 120,000 square feet of neighborhood commercial uses. These commercial uses would likely include convenience retail, barber and beauty shops, professional offices and/or financial institutions. The commercial site was originally placed in the master plan in order to reserve land in case commercial development was needed in the future. The Planned Community Zone and the Aviara Master Plan call for a balanced mix of uses, and neighborhood commercial opportunities were chosen to fulfil1 that provision within Aviara. ’ Since the original approval of the Aviara Master Plan, nearby commercial opportunities have grown with the expansion of the Poinsettia Village commercial center at Poinsettia Lane, west of Interstate 5, and the construction of the Plaza Paseo Real shopping center at Aviara Parkway and El Camino Real (both containing over 145,000 square feet of retail space). In addition, there are still undeveloped or redeveloping commercially designated properties at the southwest comer of Poinsettia Lane and Interstate 5 and the northeast comer of El Camino Real and La Costa Avenue. After conducting a recent marketing study that analyzed the commercial trade areas for neighborhood centers at buildout of the southwest quadrant of the City (see Attachment “A”, dated July 1996), Aviara Land Associates determined that the site was not economically viable for commercial uses due to the proximity of these commercial centers to the Aviara Master Plan, hence the current land use change request. Several property owners within Carlsbad have recently approached the City about commercial development on their property, either through actualization of their existing zoning or through zone changes to commercial designations. In response to these potentially disparate land use inquiries, the City Council directed staff to conduct a City-wide commercial land use study. The Neighborhood and Community Commercial Land Use Study, completed in October, 1996 and presented to City Council on April 8, 1997, set forth to answer two questions: 1) does the City have sufficient commercially designated land for retail shopping an&, 2) if more sites are needed, can we avoid undesirable impacts such as strip commercial development. The second question is not applicable to this proposal since the project is confined to a land use change from commercial to residential. One of the methods used to address the first question was to plot the primary trade areas for all neighborhood and community commercial sites in Carlsbad. The primary trade area can be defined as the geographical area from which the center will derive a large majority of its repeat customers. Similar to the one of the methods used in the Aviara’s study, plotting of the primary trade areas should indicate if there are any areas of the City that are not covered by at least one trade area. Using a primary trade area covering a 1.5 mile radius (or approximately 7.0 square miles) around the neighborhood commercial centers, the City Land Use Study showed that there was adequate coverage throughout the southern quadrants but coverage was lacking in the - MP 177(R)/GPA 96-02/Lc,.A 96-02 - AVIARA PLANNING AREA 23 JUNE 4,1997 southern portions of the northern quadrants (such as Veteran’s Memorial Park and the airport industrial area). To address this lack of coverage, the study cited the possibility of working with property owners to identify future commercial sites in the Veteran’s Memorial Park/Palomar Airport/Zone 5 industrial parks areas, along with other parts of the northeast quadrant. Regarding the primary trade area for the Aviara Planning Area 23 neighborhood commercial site, 95 percent of the 1.5 mile radius is duplicated by the primary trade areas of proximate commercial centers, namely Poinsettia Village and Plaza Paseo Real. The areas of exclusive coverage for Planning Area 23 are a 0.3 square mile area north and south of Palomar Airport Road, just east of Aviara Parkway/College Avenue and a 0.09 square mile area south of La Costa Avenue, near Saxony Road. The latter area is in Encinitas, outside of the limits of Carlsbad’s legislative control. The former area lies within that portion of the City recommended for possible future commercial sites to serve the airport industrial area. With respect to Aviara in general, the entire master plan is currently covered by at least one, and in some places three, existing neighborhood commercial sites. This does not include the trade area coverage of either the vacant commercial site on the southeast comer of Poinsettia Lane and Interstate 5 or the Aviara Planning Area 23 site. Considering that the existing and future potential commercial development appears to provide adequate trade area coverage without the Aviara Planning Area 23 site, the next issue is the acquisition of dwelling units for the proposed Residential Medium (RM) designation. The proposed maximum unit yield for Planning Area 23 is 142 units. The issue of dwelling unit acquisition in Aviara involves several aspects: the drawing of excess units from the southwest quadrant reserve and, the evaluation of the need for adjustments to the Local Facilities Management Plan, Aviara Affordable Housing Agreement, Aviara Parks Agreement, CUSD Mello-Roos District and Alga Road Assessment District. The allocation of excess dwelling units are guided by City Council Policy No. 43. The recently amended policy divides dwelling unit allocations into three priority groups. The conversion of property from a non-residential to residential designation is in the third priority group, behind such developments as affordable housing, infill single family and senior citizen housing. According to Policy No. 43, the purpose of having three priority levels is to address the issue of having only a minimal number of excess units available in a quadrant at any one particular point in time. If there are only a minimal number of excess units available in a quadrant, then the units should only be used for a first priority project. Conversely, if these are a substantial number of excess units available in the quadrant, allocation to a second or third priority project is acceptable. When the units are to be used for a General Plan Amendment, such as proposed with the Aviara Planning Area 23 project, there are additional findings required. The property must have been designated for other than a residential use on July 1986 and must be compatible for residential use without significant mitigation. Also, the density of the project must not exceed the Growth Management Control Point of any adjacent residential property. As discussed in the Growth Management Analysis section below, there are approximately 1,448 excess dwelling units in the southwest quadrant whereas there are approximately 6,900 units remaining to. be built in the quadrant. Therefore, if all remaining units requested a 15 percent density bonus for affordable MP 177(R)/GPA 96-02/LC, A 96-02 - AVIARA PLANNING AREA 23 JUNE 4,1997 housing, there would still be over 400 excess dwelling units in the southwest quadrant reserves [(6,900 x 0.15) - 1,448 = 4131. Even though Planning Area 23 has always been designated for neighborhood commercial uses, it is equally compatible as a residential site and, as discussed below, the Aviara development is sufficiently below the Growth Management density projections in the Zone 19 Local Facilities Management Plan. As detailed below in the Aviara Master Plan Analysis section, the Affordable Housing and Parks Agreements and the school and roadway districts require no adjustment since development within Aviara has fallen short of the original expectation of unit yield. Based upon the large proportion of excess dwelling units in the southwest quadrant, the ability to make the Policy No. 43 findings, and the lack of adjustments needed to existing agreements and districts, allocation of units to accommodate the proposed amendments to the General Plan, Aviara Master Plan, and Local Coastal Program appears acceptable. The Aviara Planning Area 23 proposal is subject to the following regulations: A. General Plan; B. Local Coastal Program; C. Aviara Master Plan (MP 177 and its amendments); D. Growth Management Ordinance; and E. Local Facilities Management Zone 19. IV. ANALYSIS The recommendation for approval of the Aviara Planning Area 23 project was developed by analyzing the project’s consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. A. General Pian The proposed project is consistent with the applicable policies and programs of the General Plan. Particularly relevant to the proposed amendments are the Land Use and Housing Elements. Table 1 below indicates how the project complies with these particular elements of the General Plan. MP 177(R)/GPA 96-02/LC, A 96-02 - AVIARA PLANNING AREA 23 JUNE 4,1997 PAGE 5 TABLE 1 - GENERAL PLAN COMPLIANCE COMPLIANCE which through arrangement, location and size, support and enhance the economic viability of Community Commercial Land Use Study found that the site was not needed as a commercial site. preclude the provision of affordable housing in the In addition to the above conformities, the proposed land use changes are compatible with the neighboring uses in that Planning Area 23 is surrounded by medium and low-medium density residential property and open space. The proposed density at the top of the General Plan range is acceptable because, as discussed in section E below, those units were already anticipated in the Zone 19 LFMP. The proposed land use changes are also consistent with the underlying zoning, Planned Community (P-C), in that they continue to provide the necessary balance of land uses within the Aviara Master Plan. B. Aviara Master Plan One of the goals of the Aviara Master Plan is to provide a well-balanced and functional mix of various land uses which will create a high quality environment. As discussed above, the City’s and Aviara’s commercial land use studies indicated that there will likely be adequate neighborhood commercial trade area coverage and the entire Aviara Master Plan is covered by the trade area of at least one neighborhood commercial site. Therefore, the balance of land uses as proposed continues to be functional. With regard to the special agreements and districts within Aviara, most are based upon the total dwelling unit count for the master plan. The Carlsbad Unified School District Mello Roos District is based upon the number of dwelling units, therefore increasing residential yield increases revenues for the district. The proportionate share of the Alga Road Assessment District has already been set for Planning Area 23, therefore the land use change will not affect that district. Aviara also has agreements with the City with respect to the provision of park land and affordable housing, both of which are based on a maximum unit yield for the master plan. The Parks Agreement is based on a master plan total of over 2,700 dwelling units. Based upon the existing final maps, approved tentative maps and master plan use allocations for undeveloped residential planning areas, the total unit yield for Aviara, excluding the proposed 142 units in 43 - . MP 177(R)/GPA 96-02/LC, A 96-02 - AVIARA PLANNING AREA 23 JUNE 4,1997 Planning Area 23, is approximately 2,100 units. Therefore, the additional 142 units is much less than could be accommodated by the existing Aviara Parks Agreement. The Aviara Affordable Housing Agreement also anticipated a larger nwnber of units than has been realized. For example, according to the agreement, Planning Areas 15 and 28 were to develop with a total of 192 and 66 units, respectively, whereas the actual dwelling unit count for the Planning Areas 15 and 28 final maps are 54 ands 61, respectively. Therefore, the development of Planning Areas 15 and 28 created a total of 143 additional units that could be accommodated without amending the existing Affordable Housing Agreement. Since both of the Parks and Affordable Housing agreements were based on a higher unit yield than has been realized, the additional units proposed for Planning Area 23 can be accommodated by the existing agreements. In addition to being consistent with the special districts and agreements, the development standards and design guidelines proposed for Planning Area 23 mimic those found in the other multifamily residential sites in Aviara. For example, building heights are limited to 35 feet and the minimum building separation is 20 feet, as with the other multifamily planning areas (i.e. PA 7,16, 18,19 and 20). Considering the above, the proposed land use change is consistent with the Aviara Master Plan. C. Local Coastal Program Aviara Planning Area 23 is located within the Mello I segment of the Local Coastal Program, therefore, the proposal is subject to the Land Use Plan and Implementing Ordinances for that segment. The implementing ordinance for those portions of the Mello I segment within Aviara is the Aviara Master Plan. This section addresses only conformance with the Land Use Plan, since conformance with the implementing ordinance (the Aviara Master Plan) is addressed in section B above. The policies of the Mello I Land Use Plan emphasize topics such as preservation of agriculture and scenic resources, protection of environmentally sensitive resources, provision of shoreline access, and prevention of geologic instability and erosion. There are no agricultural activities or prime agricultural lands within Aviara Planning Area 23. No scenic resources or potential coastal access routes exist on the project site and all grading will conform to the City Standards, regardless of land use. The area of development would remain the same, whether the site is developed as a residential or commercial project, therefore the surrounding environmentally sensitive resources would remain undisturbed. Considering the above, the proposed land use change for Aviara Planning Area 23 is consistent with the Mello I Local Coastal Program. D. Growth Management Ordinance The proposed land use change involves several growth management issues. First is the issue of excess dwelling unit allocation to the site. Once it can be established that units are available for allocation, then the facility impacts of those residential units must be evaluated and compared to the Local Facilities Management Zone buildout assumptions to determine Growth Management Compliance. MP 177(R)/GPA 96-02&y* 96-02 - AVIARA PLANNING AREA 23 JUNE 4,1997 As mentioned above, allocation of excess dwelling units is guided by the City Council’s Policy No. 43. Since the Council policy deems land use changes from non-residential to residential as a lower priority, justification must be made that, after allocation of excess units, there are enough remaining units to meet the special housing needs identified in the higher priority categories in Policy No. 43. Development within the southwest quadrant has been at a significantly lower density than originally anticipated by the Growth Management projections, resulting in an excess dwelling unit reserve of over 1,400 units. In addition, all of the existing, approved tentative maps that have yet to be constructed are meeting their affordable housing requirements through methods other than density bonuses. Therefore, no withdrawal of excess units will be required for those projects already approved in Zones 19 and 20. The largest potential of a higher priority need for excess units in the southwest quadrant will likely come from the Poinsettia Properties Specific Plan area,.which will contain transit-oriented development (in the second priority group of Policy No. 43). Future residential development in Zones 21 and 23 could also require additional units to meet their affordable housing requirement, however there are still affordable housing credits available in the Villa Loma apartment project. As discussed in the Project Description section above, even if the remaining 6,900 dwelling units in the southwest quadrant were allowed a density bonus for inclusionary housing, there would still be over 400 dwelling units remaining. Given that there are very few developments remaining that would likely require excess dwelling units, and that there remains a large excess dwelling unit reserve, allocation of excess dwelling units from the southwest quadrant for the Aviara Planning Area 23 land use change is potentially acceptable. One final assessment is required prior to recommending allocation of excess dwelling units for land use changes, that being the three special findings contained in Council Policy No. 43. The first finding requires historic zoning of the property to be non-residential at least prior to July 1986. Aviara.Planning Area 23 has been designated for commercial uses since inception of the master plan and was identified as a commercial site in the Zone 19 LFMP. The second finding requires the property to be compatible for residential use without significant mitigation. Since the properties surrounding Planning Area 23 are either residential or open space, no compatibility issues will arise with the proposed residential land use designation. The third finding requires the density of the proposed land use to be the same or less than the Growth Management Control Point of adjacent residential property. The two most proximate residentially designated parcels in Aviara (Planning Areas 12 and 16) are both developed or being developed at an RM density range. The adjacent properties in Zone 20 are currently in agriculture but are designated RLM in the City’s General Plan. While this is a lower density designation than proposed for Aviara Planning Area 23, staff is supportive of the land use change and unit allocation for several reasons. First, Planning Area 23 is at least 20 feet lower than the adjacent Zone 20 properties, this eliminating any impacts caused by multifamily building heights (maximum 35 feet) and the adjacent single family building heights (30 feet maximum). Second, since all land around Planning Area 23, except those properties in Zone 20, is already developed, the increased density will not be growth inducing land use change. Lastly, the proposed medium density residential development would be much more compatible with an adjacent single family neighborhood than the existing, allowed 120,000 square foot commercial development, which would be only slightly less intense than Plaza Paseo Real or Poinsettia Village. MP 177(R)/GPA 96-02/LC, A 96-02 - AVIARA PLANNING AREA 23 JUNE 4,1997 Even though development is not proposed concurrent with this land use change request, an evaluation of the maximum facility impacts of the potential residential development is needed to evaluate compliance with the Growth Management Program. As detailed in section E below, the Zone 19 Local Facilities Management Plan was based on a much larger unit yield than is actually being developed. Additionally, this land use change would delete up to 120,000 square feet of Neighborhood Commercial uses from the facility plan area. Therefore, the impacts from the addition of a maximum of 142 dwelling units still conforms to the performance standards of the ’ Growth Management Program. Table 2 below details this conformance through a comparison of the existing and proposed land uses and their relative impacts. II TABLE 2: GROWTH MANAGEMENT COMPLIANCE Standard Residential (142 dwelling units) Commercial Use (120,000 sq ft) Compliance City Administration Library Waste Water Treatment Parks Impacts/Standards 493.69 sq ft 263.27 sq ft 142 EDU 0.99 acres Impacts/Standards NIA N/A 86 EDU N/A Yes Yes Yes Yes II Drainage I N/A I N/A I Yes Circulation 1,136 ADT 8,400 ADT Yes Fire Station #4 Station #4 Yes II Open Space I N/A I N/A I Yes II Schools ’ I N/A I N/A I Yes II Sewer Collection System I 142 EDU I 86 EDU Yes II Water I 3 1,240 GPD I 18,920 GPD Yes E. Zone 19 Local Facilities Management Plan Aviara Planning Area 23 lies within Local Facilities Management Zone 19 and all facilities impacts of the proposed land use change must be related back to the buildout projections of the zone. Since the Aviara Master Plan has underdeveloped by approximately 800 dwelling units, the addition of 142 units to Planning Area 23 has little impact on facilities. The project is allowed to exceed the Growth Management Control Point without invoking Policy 43 because the units are not considered excess dwelling units. The Zone 19 LFMP incorporates these units into the buildout assumptions and, accordingly, all facilities were sized to accommodate these units. There are no special development requirements in the Zone 19 LFMP that would apply to the proposed residential land use designation and all improvements necessary to serve the site are MP 177(R)/GPA 96-02/LC, A 96-02 - AVIARA PLANNING AREA 23 JUNE 4,1997 PAGE 9 already in place or will be in place prior to development. Therefore, the proposed land use change for Aviara Planning Area 23 is consistent with the Zone 19 Local Facilities Management Plan. V. ENVIRONMENTAL REVIEW An environmental analysis of the proposed project was conducted and no significant impacts were identified. Specifically the change of land use was assessed as not having an adverse impact on the environment and a Negative Declaration was issued by the Planning Director. An addendum has been included to the Master Environmental Impact Report for the 1994 General Plan Update (MEIR 93-Ol), which amends the project description to included this property as Residential Medium Density versus Neighborhood Commercial. A brief discussion that the land use change does not have associated impacts is included. ATTACHMENTS: 1. 2. 3. 4. 4. 5. 6. 7. MG:br Planning Commission Resolution No. 4 113 Planning Commission Resolution No. 4 114 Planning Commission Resolution No. 4115 Planning Commission Resolution No. 4116 Location Map Disclosure Statement Background Data Sheet Attachment “A” - Aviara Commercial Site Demand Analysis, dated July 1996, previously distributed. 47 DISCLOSURE ST.4TEVEX . A:~~~CANTS STATEHEKT OF CEitLCSUUE OF CEirrrlN OWNERS&lP IMEF;ESTS ON AlA APO~JUT;CNS WHICH wfLL ;Etc,GE ;:sC;;~ONA8Y ACTlCN ON %E PAm cf r!E c.n COUNCIL OR ANY APPCln3 aOA20. COMMISSICN 0~ czMM~EE. I (P!eate Pmr) The fcllcwing information must be disclosed: 1. Aopiicant List the names and addresses of all persons Aviara Land Associates Limited 2011 Palomar Aimort Road Suite 206 Carlsbad, CA 92009 List the names and addresses of aft persons Aviara'Land Asso&ates Limited 2011 Palomar Airport Road Suite 206 having a financial interest in the application. Partnershjg 2. Owner having any ownership interest in the property involved. Partnershin 3. If. any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of ail individuals owning more than 10% of the shares in me corporation or owning any pannership interest in the partnership. 4. If any person identined pursuant to (1) or (2) above is a non-profIt organization or a trust, list me names and addresses of any person serving as officer or director of me non-profit organization or as trustee or beneficiary of the trust. FRMooo13 8/90 2075 Las Palmas Drive - Carlsbact. California 92009-4859 0 (619) 438-l ‘61 . - - 3isclosur0 Statemeti PaSe 2 2. Have you had Gore than 9250 worth of business transacted with any member of City s:a?, ~ca:cs Commissions, Committees and Councii’within the past twelve mantis? Yes - No z If yes, please indicate person(s) ! aenan IS Odin8d Y: ‘Ay m&i&A. firin. caomonkio. jolm VWKUrR u8oduon. socid :lub. fr8tmml org~uauon. caroor8t~an. 88uu. tr-4~ z&. syndiuta. mu and q amw couny. Cy md cauny. CW munwlpalcty. bumat at omw potmul wMwuon. or any atnw par;0 or I i eamom8l8on l ong 8s 8 un(t* Owner: Applicant: Aviara Land Associates Limited Partnership, a Delaware limited partnership Aviara Land Associates Limited Partnership, a Delaware limited partnership ’ Scott M. Medansky/Asst. Secrqary Date: LScott M. Medansky/Asst. Secre Date: s\dbi b I By: - - . BACKGROUND DATA SHEET CASE NO: MP 177(R)/GPA 96-02/LCPA 96-02 CASE NAME: Aviara Planning Area 23 APPLICANT: Aviara Land Associates REQUEST AND LOCATION: Reouest for a General Plan Amendment to change the land use designation on a 18.3 acre name1 from Neighborhood Commercial to Residential Medium Density and a Master Plan Amendment/Local Coastal Program Amendment to change the allowed uses and develoument standards of Planning Area 23 from neighborhood commercial to multifamily residential. on uronertv located north of Aviara Parkwav. off of Black Rail Court. LEGAL DESCRIPTION: A portion of Section 22.26,27,28.33. and 34 in Township 12 South, Range 4 West, in the Citv of Carlsbad, Countv of San Diego. State of California. APN: 215-040-24 Acres: 18.3 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Land Use Designation: N - Neighborhood Commercial Density Allowed: N/A Density Proposed: 4.0 - 8.0 du/ac Existing Zone: P-C Proposed Zone: P-C Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning Requirements) Zoning Land Use Site P-C Information Center North L-C Agriculture/single family south P-C Clustered single family East P-C Natural open space West P-C Multifamily townhomes PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): N/A Public Facilities Fee Agreement, dated: March 27. 1996 ENVIRONMENTAL IMPACT ASSESSMENT lxl Negative Declaration, issued Mav 3, 1997 q Certified Environmental Impact Report, dated cl Other, DRAFT - EXHIBIT 6 4. MP 177(Rl/GPA 96-OZLCPA 96-02 - AVIARA PLANNING AREA 23 - A request for a General Plan Amendment to change the land use designation on an 18.3 acre parcel (Planning Area 23) from a Neighborhood Commercial to Residential Medium Density and a Master Plan Amendment and Local Coastal Program Amendment to change the allowed uses and development standards of Planning Area 23 from neighborhood commercial to attached multifamily residential, on property generally located north of Aviara Parkway, both east and west of Black Rail Court, in Local Facilities Management Zone 19. Chairperson Nielsen announced that if the Commission recommends approval of this item, it will be forwarded to the City Council for its consideration. Project Planner Mike Grim outlined this request by pointing out the Planning Area 23 is located north of Aviara Parkway, straddles both east and west of Black Rail Court and currently is pre-graded and is now housing the Master Plan vehicle storage area and also the Aviara Information Center. Mr. Grim stated that the applicant is requesting a land use change from commercial to residential. He pointed out that any time a land owner requests this type of land use change, there are 2 questions that must be answered. 1) Is this a needed commercial site? If the answer is no, then the second question is whether or not there are enough units and whether a residential site can be created out of this. Mr. Grim stated that the first of these 2 questions has been before the City Council and because there were so many land use changes requested, Council commissioned staff to do a study which is named “The Neighborhood and Community Land Use Study”. That study was completed this year and presented to Council on April 8, 1997. He further pointed out that, based on that study, it appears that there are enough trade areas covering the Aviara area and having a commercial trade center on this site would be a redundancy. Mr. Grim stated that although it is not stated in the staff report, the Zone 20 area (immediately north of Aviara) has provisions for small neighborhood commercial community centers that, if developed, would be available to the residents of Aviara. Mr. Grim advised that staff has determined that there are over 1400 excess dwelling units in the southwest quadrant and approximately 6900 units remain to buildout. Even if all of MINUTES > PLANNING COMMISSION June 4,. 1997 Page 5 the remaining projects requested a 15% density bonus increase for affordable housing, there will still be enough units left over to apply to Planning Area 23. Mr. Grim stated that staff feels very confident that there are plenty of units to enable the allotment of 142 units to this planning area that the last finding, regarding compatibility with adjacent properties, can be made. In conclusion, Mr. Grim stated that the project is consistent with the General Plan, the Aviara Master Plan and Local Coastal Program and policies and staff is recommending approval of this item. Commissioner Savaty asked what the status of the information center will be if this area is rezoned. Mr. Grim pointed out that the Information Center is currently a “temporary use” and will remain only so long as the ultimate development of Planning Area 23 is held off. Once there is a site development plan, regardless of whether it is for commercial or residential, the center will have to be removed. Commissioner Welshons asked if all references to Alga Road will be changed to Aviara Parkway and was answered affirmatively by Mr. Grim. Commissioner Welshons referred to bullet #6 on page 161, and asked how this is interpreted for this Master Plan. Mr. Grim responded that it is interpreted within the Master Plan itself, however, there has been a precedence with Planning Area 29 whereby the neighboring residents were able to invoke this view preservation. This is an item that will be fully addressed in the Site Development Plan or the Planned Unit Development, when staff is able to see development of the site. Staff is confident that this will be able to be taken care of because the site is considerably lower than the large adjacent properties on the northern part of Black Rail and the future buildings on Planning Area 23 can be arranged so as not to substantially inhibit views. Larry Clemens, representing Aviara Land Associates, 2011 Palomar Airport Rd., Carlsbad, stated that when the City Council approved the plan in 1988, there were no shopping centers on either side of the property and now there are 2. At that time, he stated, his company agreed that if there were no commercial centers in the area nearby that there should be commercial development. However, he continued, it was never their first choice that this location be developed as a commercial area because it is so separated from the grade of the street and also because they are not in the retail business. Mr. Clemens also stated that it is their intention to remove the Information Center in approximately January, 1999, when they believe there.will be no further need for it as a sales device. He also stated that they are going try to find an.appropriate location for it inside the Aviara Master Plan, move the building to that site, and give it to the Aviara Homeowners Association. Mr. Clemens stated his company’s concurrence with the staff report. Commissioner Savary asked if this project will, in any way, affect the community services in Phase III as they were approved some time ago. Mr. Clemens responded that the church and day care center site, in Phase III, is located at the north end of the property and is just too much land so the thought is to divide that into 3 parcels; 1 for a church or commercial usage, 1 for the day care center, and the last for the community center where they may be able to place the now existing Information Center. Commissioner Noble stated that he was present at a meeting, some time ago, when a representative of the local Episcopal Church stated that they were in favor of the development of Aviara because Aviara was going to donate a piece of land for the church which would be the beginning of the Holy Cross Mission. He continued by asking what ever happened to the land for the Holy Cross Mission. MINUTES SJl PLANNING COMMISSION June 4, 1997 Page 6 Mr. Clemens responded that Father Moquin worked very closely with the Aviara Land Associates regarding the purchase of that land. However, he continued, in the last 3 to 5 years they have not heard from anyone from that diocese. Thomas Krouse, 6637 Curlew Terrace,, Carlsbad, stated his concern regarding the compatibility of another housing area and the elimination of a commercial area. Mr. Krouse also asked for some additional time to speak with the other members of his homeowners association as well as to the resort owners in at attempt to find some middle ground for finding more accessible community uses and also lower the impact of potentially high density housing in the middle of a single-family residential area. Guy Moore, 6503 El Camino Real, Carlsbad, voiced his concerns regarding traffic circulation in Area #23 and requested the Planning Commission to make their approval conditioned on Aviara Corporation’s dedicating and opening traffic on-site (Aviara Property) Black Rail Road between Alga (Aviara Parkway) and the north sub-division boundary by January 1, 1998. Mr. Moore presented a copy of his statement to the Minutes Clerk. Jeff Robbins, 6923 Weld Rose Terrace, Carlsbad, stated his disagreement with the staff report and this request for a land use change. He stated that one of the things that influenced him in determining where he wanted to live, was that it appeared that there would be some future commercial areas within walking distance of his home. He stated that he feels that Area 23 has been mis-represented and contends that a land use change is not a good idea. He also stated that it is his opinion that residential housing is much more profitable than a commercial venture and that is why Aviara Land Associates is proposing a residential area. Larry Clemens, representing Aviara Land Associates, and in rebuttal to both Mr. Krouse and Mr. Robbins, pointed out that as the staff report stated, multi-family housing is better located nearer main arterials and that Planning Area 23 is not near any single-family area. Additionally, he pointed out, this has been a duly noticed project and that the developer is obligated to work through the local government, not the homeowners association when it comes to approvals. Mr. Clemens clearly stated that the topography board, located in the Information Center, clearly shows Planning Area 23 with multi-family housing, as a proposal. Wtth regard to Four Seasons, Aviara Land Associates are the owners of the Four Seasons Resort and would prefer a residential area. Mr. Clemens stated that if Area 23 were to become commercial, it would generate another 7,000 trips per day and would result in a very congested l/8 mile. Additionally, Four Seasons will have retail shops, including sundries, and generally need no additional shopping areas. Mr. Clemens addressed Mr. Robbin’s statement regarding misrepresentation by unequivocally stating that, “the Master Plan is available to all resident buyers in all of the sales offices and in the information center (widely spread out on the topography table which is to scale), and it represents - - and the document is at hand - - what is planned is a Master Plan. Again, Master Plan amendments are part of the procedure, here in the City, and that we are allowed to - - and the City chose to ask for a change in that Master Plan.” Regarding Black Rail Court, Mr. Clemens stated that they have offered the land for dedication and fully intend to construct the improvements. He also stated that their instructions from the City Engineer has been that when the road extends further north to the next intersection (Poinsettia), then Aviara will be obligated to meet it. The plans have been drawn and they are ready to proceed as soon as Greystone brings the road to the edge of the Aviara property. As a matter of clarification, Mr. Clemens stated that: 1) there are no stockholders in Aviara Land Associates; and, 2) commercial property is more profitable than residential. Seeing no one else wishing to testify, Chairperson Nielsen closed the Public Testimony. Mr. Grim, when asked to address any of the questions raised, stated that the type of housing that is proposed would likely be very similar to that of Aldea or Viaggio (attached townhomes). As for Black Rail Court, Mr. Grim stated that the City has the improvement plans for Black Rail Court and according to Cobblestone and the Engineering Department, they are actively pursuing the building of that road. Also, there are several commercial areas within the confines of the hotel and tenant improvements have already MINUTES 53 PLANNING COMMISSION June 4,1997 Page 7 been approved for a variety of shops. ACTIOli: VOTE: AYES: Motion by Commissioner Welshons, and duly seconded, to adopt Planning Commission Resolution No. 4113, recommending approval of the Negative Declaration issued by the Planning Director and to adopt Planning Commission Resolutions No. 4114, 4115 and 4116, recommending approval of Master Plan Amendment MP 177(R), General Plan Amendment GPA 96-02 and Local Coastal Program Amendment LCPA 96-02, based on the findings and subject to the conditions contained therein and to include the errata sheet dated June 4, 1997, as well as the housekeeping corrections for updating street names as noted in the exhibits and attachments to the Resolutions. 6-O Nielsen, Noble, Heineman, Savary, Monroy, and Welshons EXHIBIT 7 ATTACHMENT “A” REDLlNED/STRIKEOUT VERSION MASTER PLAN TEXT AMENDMENTS AVIARA PLANNING AREA 23 MP 177( R)/GPA 96=02/LCPA 96-02 JUNE 4,1997 PLANNING AREA 23: C3WE!R-~ TI- FAMILY RESIDENTIAL DESCRIPTION; This 18.3 acre planning area is located near the center of the Master Plan on the north side of Alga Road. - DEVELOPMENT STANDARDS; PD All development in Planning Area 23 shall conform to the development standards of the & 2l.w Planned Development Ordinance (Carlsbad Municipal Code, Chapter 21.45.090) unless otherwise noted in this Chapter. USE ALLOCATION: Maximum of 142 multi-family residential units (7.7 DU/AC). 4-7 L- -a. -" Private recreation facilities shall be required in conjunction A 2-acre community recreation vehicle storage with the residential units. facility. PERMITTED USES: - Multi-family residential housing. Recreational facilities. SITE DEVELOPMENT STANDARDS: HeiFht : The maximum height in this planning area is 38 35 feet as determined by Section 21.04.065 of the Carlsbad Municipal Code. A minimum of 30 percent of all structures shall not exceed a height of 24 feet. Where three story structures are proposed, adequate structural relief and roofline variation shall be incorporated into the structures to reduce the mass. Setbacks : Minimum setback along Alga Road for structures shall be 50 feet. The minimum setback from the public utility easement shall be 30 feet. ,f E 4 feet measured from the property line for buildings and 20 feet measured from property line for open parking or garages. A minimum building separation of 20 feet shall be maintained. The minimum front yard setback shall be 20 159 Parkine : Parking shall conform to the standards of Chapter 21.44 of the Carlsbad Municipal Code. SPECIAL DESIGN CRITERIA; Design; All community-wide design standards described in Section A of Chapter IV shall be embodied in the architecture of this planning area. The following specific guidelines shall also be included for this planning area: * The architecture of all buildings in this planning area shall be compatible with that of the hotel. * Outdoor courtyards, patios and plazas shall be included. * A through public street shall be provided from Alga Road through PA 23, to the area north of PA 23. . * The site layout for this Planning Area shall be coordinated to ensure compatibility with adjacent planning areas. * Strong architectural relief features shall be incorporated into all ’ structures visible from Alga Road. Entrv Treatment ; A neighborhood entry may be located along each side of Black Rail Road. Fenc ine- noise attenuation stnacture, earthen berm, or combination of the two shall be required along Alga Road. submittal of a Site Development Plan. The noise study shall be conducted prior to 161 UndscaDe L All community-wide landscape standards described in Section A, Community Design Elements of Chapter IV shall be incorporated into this planning area. In addition, the following specific landscape concepts shall be included in the development of this planning area. * The recreation vehicle storage facility shall be screened by a combination of fences and landscaping on all sides of the facility. * A fire suppression zone subject to the approval of the Planning Director and Fire Marshal shall be established between native areas and structures. structural setbacks from native areas in combination with a program of selective thinning of native vegetation subject to the approval of the Planning Director. The fire suppression plan should incorporate * All setbacks shall be heavily landscaped. * Landscaping shall be incorporated to screen all dwelling units from Alga Road and the golf course. * The dominant unifying landscape elements for this planning area shall be preselected street trees, common landscape areas and slopes planted prior to homeowner occupation. landscapes shall vary. Individual homeowner * Views to and from the golf course and lagoon should be preserved. ODen SDace; The manufactured slopes of this planning area shall be maintained as open space by the community open space maintenance district. Grading; Any development within this planning area shall comply with the City's Hillside Development Regulations and the slope and resource preservation policies of the underlying local coastal program and subsequent coastal permit. Any application for development within this planning area shall require a slope analysis/biological resource map during Site Development Plan review. 162 24 June, 1997 Re: AB#14.240-Aviara Planning area 23, MP-I 77(R)/GPA 96-2ILCPA 96-2 My name is Guy Moore and I reside at 6503 El Camino Real, Carlsbad, Ca.. Mr. Mayor and Council persons: In as much as the planning area #23 is at the Southern end of off site Black Rail Road, the creation of nexus is of critical importance to trigger the demand for construction and dedication of Black Rail Road. These events could be several years hence if dependent on completion of Aviara residential construction. Mr. Lloyd Hubbs, City Engineer, stated in Council hearings of 6-3-97, that Cobblestone (Greystone) was obligated to construct Black Rail as secondary access and gave the City Attorney's office an estimated completion time of September, 1997. However, according to City Staff, Greystone Corporation can build 50 homes under the cul-de-sac rule, after which they must provide secondary access. At that point, any CHEAPER route may be selected at the builder's option. To prevent this from occurring we respectfully request the Council to make their approval conditioned on Aviara Corporation dedicating and opening to traffic on-site (Aviara property) Black Rail Road between Alga (Aviara Parkway) and the North sub-division boundary by Jan. I, 1998. A (F0r.m A) TO: C1T.Y CLERK'S OFFICE F R 0 M : PLANNING DEPARTMENT RE: PUBLIC HEARING REQUEST Attached are the materials necessary for you to notice MP 177(R)/GPA 96-02/LCPA 96-02 - Aviara Planning Area 23 for a publlc hearing before the City Councll. Please notice the item for the council meeting of June 24, 1997 . Thank you. Assistant City Man-- 1 June 10, 1997 Date - PROOF OF PUBLIC ION (2010 8l2011 C.C.P.) STATE OF CALIFORNIA County of San Diego I am a citizen of the United States and a resident of the County aforesaid: I am over the age of eighteen years and not a party to or interested in the above- entitled matter. I am the principal clerk of the printer of North County Times formerly known as the Blade-Citizen and The Times-Advocate and which newspapers have been adjudged newspapers of general circulation by the Superior Court of the County of San Diego, State of California, under the dates of June 30, 1989 (Blade-Citizen) and June 21, 1974 (Times- Advocate) case number 171 349 (Blade-Citizen) and case number 1721 71 (The Times-Advocate) for the cities of Escondido, Oceanside, Carlsbad, Solana Beach and the North County Judicial District; that the notice of which the annexed is a printed copy (set in type not smaller than nonpareil), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: June 14, 1997 I certify (or declare) under penalty of perjury that the foregoing is true and correct. Oceanside Dated at California, this 14th day of Jme. 1997 NORTH COUNTY TIMES Legal Advertising - This space k r the County Clerk's Filing Stamp Proof of Publication of r. WPLICAN'II Avlara bnd AwoiJptw I iARLSBAD CITY CQUNGlL SPIEKER PROPERTIES L 2 180 SAND HILL RD 200 MENLO PARK CA 94025-6935 MHPPINC 5414 OBERLIN DR 140 SAN DIEGO CA 92121-4744 MARGATE ASSOCIATES 6349 PALOMAR OAKS CT CARLSBAD CA 92009- 1428 AIR PRODUCTS & CHEMI 1969 PALOMAR OAKS WAY CARLSBAD CA 92009-1307 PALOMAR OAKS BUSINES 888 PROSPECT ST 1 10 LA JOLLA CA 92037-4260 DAVID & KAREN THOMPSON PO BOX 1487 CARLSBAD CA 920 18- 1487 THE TABATA FAMlLY PO BOX 943 CARLSBAD CA 920 18-0943 MHPPINC 54 14 OBERLIN DR 140 SAN DIEGO CA 92 12 1-4744 G T THREE PTNSHP R 2832 DOW AVE TUSTIN CA 92780-7212 THE HAWTHORNE FAMILY PO BOX 708 SAN DIEGO CA 92 1 12-4 125 ATLANTIC RICHFIELD C PO BOX 2485 LOS ANGELES CA 90053-2485 AIR PRODUCTS & CHEMI 1969 PALOMAR OAKS WAY CARLSBAD CA 92009- 1307 1985 PALOMAR OAKS CO CO SHUKDEV TANTOD ROBERT & PATRICIA CHICK 168 1 1 BARUNA LN 1985 PALOMAR OAKS WAY 92009 HUNTINGTON BEACH CA 92649-30 19 THE TABATA FAMlLY PO BOX 943 SAN CAPISTRANO CA 92675-2747 CARLSBAD CA 920 18-0943 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BLVD 390 EL SEGUN CA 90245-5046 R D C DEVCO II LIMIT 180 N RIVERVIEW DR 130 ANAHEIM CA 92808-1228 / R D C DEVCO I1 LI R D C DEVCO I1 LIMIT R D C DEVCO I1 LI R D C DEVCO I1 LIMI ANA CA 92808- 1228 R D C DEVCO II LI R D C DEVCO 11 LIMIT ANAHEIM AVIARA LAND ASSOCIAT R D C DEVCO 11 LIMIT 180 N RIVERV R D C DEVCO I1 LIMIT ANA R D C DEVCO I1 LIMIT AVlARA LAND ASSOCIAT CA 92808-1228 AVIARA LAND ASSOCIAT NORMAN TIANO 7070 ROCK DOVE ST CARLSBAD CA 92009 ALBERT & ALLY” GUERRERO 7066 ROCK DOVE ST CARLSBAD CA 92009 JAY & DIANE FRANKEL 7062 ROCKROSE TER CARLSBAD CA 92009 WILLIAM & CHRISTINE DOUGHERTY 7058 ROCK DOVE ST CARLSBAD CA 92009 JOHN & JOY BRINKER 7054 ROCK DOVE ST CARLSBAD CA 92009 JOHN LUCAS JANICE MARTIN 1744 BLACKBIRD CIR 1746 BLACKBIRD CIR CARLSBAD CA 92009-5008 CARLSBAD CA 92009-5008 JOHN & ALICE POWERS 1748 BLACKBIRD CIR CARLSBAD CA 92009-5008 RUSSELL & CHERYL PLAPPERT 1750 BLACKBIRD CIR H JOHN & SHARON WESTERN 1752 BLACKBIRD CIR CARLSBAD CA 92009-5008 CARLSBAD CA 92009-5008 WILLIAM & CARY RUNDLE I754 BLACKBIRD CIR CARLSBAD CA 92009-5008 TIJEN ATAC 7051 NIGHTHAWK CT CARLSBAD CA 92009 JOHN KIRBY 7042 NIGHTHAWK CT CARLSBAD CA 92009 MICHAEL VITALE 7050 NIGHTHAWK CT CARLSBAD CA 92009 CRAIG & ADA KAISER 7046 NIGHTHAWK CT CARLSBAD CA 92009 JOHN & DOROTHEA JUNG PO BOX 2406 .CARLSBAD CA 920 18-2406 CHARLYN DAVIDSON I722 BLACKBIRD CIR CARLSBAD CA 92009-5008 . GREGORY & NAOMI LIPPER . 1724 BLACKBIRD CIR CARLSBAD CA 92009-5008 THE CHAN FAMILY 1726 BLACKBIRD CIR CARLSBAD CA 92009-5008 THE HAYEN FAMILY 1728 BLACKBIRD CIR CARLSBAD CA 92009-5008 STEPHEN & SHARON BRAY 1730 BLACKBIRD CIR CARLSBAD CA 92009-5008 THE CRAIG FAMILY 1732 BLACKBIRD CIR CARLSBAD CA 92009-5008 GARY & JUDITH NORTON 1734 BLACKBIRD CIR CARLSBAD CA 92009-5008 RICHARD & MARLENA JACOBS 1736 BLACKBIRD CIR CARLSBAD CA 92009-5008 JACK & COLLEEN CAMPBELL 1738 BLACKBIRD CIR CARLSBAD CA 92009-5008 JOAN CRAIGWELL 1740 BLACKBIRD CIR CARLSBAD CA 92009-5008 GISELLE LAZARUS I745 BLACKBIRD CIR CARLSBAD CA 92009-5008 R D C DEVCO 11 LIMIT 180 N RIVERVI JUSTIN & RHONDA YARRO 7045 NIGHTHAWK CT CARLSBAD CA 92009 THE SIMON FAMILY 7041 NIGHTHAWK CT CARLSBAD CA 92009 LANCE & SANDRA MCGOLDRICK 7046 PARTRIDGE PL WILLIAM & MARY SICKERT 7052 PARTRIDGE PL CARLSBAD CA 92009-5013 CARLSBAD CA 92009-50 13 MARK MORGAN 173 I BLACKBIRD CIR CARLSBAD CA 92009-5009 PHIL & CHRISTY MULLOY 7042 PARTRIDGE PL CARLSBAD CA 92009-5013 MARK MORGAN 173 I BLACKBIRD CIR CARLSBAD CA 92009-5009 AVOCET ASSOCIATION I 2251 SAN DlEGO AVE 1250 SAN DlEGO CA 92 110-2926 KATHRYN KRAMER I760 BLACKBIRD CIR CARLSBAD CA 92009-5008 BRADFORD SNYDER I766 BLACKBIRD CIR CARLSBAD CA 92009-5008 SCOTT CHRISTIAN 1772 IBIS PL CARLSBAD CA 92009 KENNETH & JEAN DIXON 701 1 IBIS PL CARLSBAD CA 92009-501 1 ARTHUR WEBSTER 7032 PARTRIDGE PL CARLSBAD CA 92009-5013 LANCE & SANDRA MCGOLDRICK 7046 PARTRIDGE PL CARLSBAD CA 92009-5013 CRAIG SHOHARA I733 BLACKBIRD CIR CARLSBAD CA 92009-5009 MARC RIVIELLO 1756 BLACKBIRD CIR CARLSBAD CA 92009-5008 STEVEN SPEAR 1762 BLACKBIRD CIR CARLSBAD CA 92009-5008 TRENTEN & THERESEA SELTZER I768 BLACKBIRD CIR CARLSBAD CA 92009-5008 TIMOTHY CONNOR 7022 IBIS PL CARLSBAD CA 92009-501 1 DANIEL & PAICE METSCH 7015 IBIS PL CARLSBAD CA 92009-501 1 JOHN & ROBYN HANLEY 7040 NIGHTHAWK CT CARLSBAD CA 92009 MICHELLE COST1 7056 PARTRIDGE PL CARLSBAD CA 92009-50 13 JEFFREY VALLANDINGHAM 7036 PARTRIDGE PL CARLSBAD CA 92009-50 13 KAREN BAUMBACH I729 BLACKBIRD CIR CARLSBAD CA 92009-5009 JOSEPH & MICHELLE WON 1735 BLACKBIRD CIR CARLSBAD CA 92009-5009 JOSEPH & MARY MELITA 1758 BLACKBIRD CIR CARLSBAD CA 92009-5008 CHARLES STRYKER 1764 BLACKBIRD CIR CARLSBAD CA 92009-5008 BERNARD & SANDRA WEMSTEM 40 E 94TH ST 13F NEW YORKNY 10128-0726 BRIAN & KATHLEEN BROGAN 7016 IBIS PL CARLSBAD CA 92009-501 1 HARRY & ULLA LILJEBLAD 7021 IBISPL CARLSBAD CA 92009-50 1 1 R D C DEVCO 11 LIMIT I80 N RIVERVIEW DR 130 ANAHEIM CA 92808-1228 ROBERT & ANGELA SIMPSON I778 BLACKBIRD CIR CARLSBAD CA 92009-5008 BERNARD KAUDERER 7025 IBIS PL CARLSBAD CA 92009-501 1 JAY HARRISON BlNKlN 1763 BLACKBIRD CIR CARLSBAD CA 92009-5008 JOSEPH & LISA SCOBEL 1767 BLACKBIRD CIR JEFFREY WILLIAMS 1769 BLACKBIRD CIR CARLSBAD CA 92009-5008 CARLSBAD CA 92009-5008 ARTHUR & LOUISE CUNNINGHAM 9939 HIBERT ST 108 AVIARA MASTER ASSOCI 201 1 PALOMAR AIRPORT RD 206 SAN DIEGO CA 92131-1030 CARLSBAD CA 92009- 1432 DENNIS CAHILL 1771 BLACKBIRD ClR CARLSBAD CA 92009-5010 JIM & SANDRA SAMUELS 1786 BLACKBIRD CIR CARLSBAD CA 92009-5008 ELIZABETH GUEVARA 1788 BLACKBIRD CIR CARLSBAD CA 92009-5008 R D C DEVCO I1 LIMIT 180 N RIVERVIEW DR 130 ANAHEIM CA 92808-1228 R D C DEVCO I1 L1 JOHN RICHARDS I706 BLACKBIRD CIR CARLSBAD CA 92009-5008 DOUGLAS ZIRBEL 1708 BLACKBIRD CIR CARLSBAD CA 92009-5008 R D C DEVCO I1 JENNIFER CAlNE 17 IO BLACKBIRD CIR CARLSBAD CA 92009-5008 KENNETH & CLAIRE CASHMAN 2347 CARINGA WAY CARLSBAD CA 92009-6353 MICHAEL & VALERIE RICE I7 14 BLACKBIRD CIR CARLSBAD CA 92009-5008 WlLKl gL SUSAN BUDIWARMAN I7 I6 BLACKBIRD CIR CARLSBAD CA 92009-5008 DAVID & DAWN GRIFFITHS 1718 BLACKBIRD CIR CARLSBAD CA 92009-5008 ROBERT & SUSAN VOGEL PO BOX 1092 RANCHO SANTA FE CA 92067-1 092 MONA BARR I779 BLACKBIRD CIR CARLSBAD CA 92009-5010 EDWARD & TINA BATCHELLER 1781 BLACKBIRD CIR CARLSBAD CA 92009-5010 JOHN & NANCY DONNELLY 1783 BLACKBIRD CIR CARLSBAD CA 92009-50 10 JAMES & MARYBETH CROWLEY 450 W VISTA WAY VISTA CA 92083-5829 R D C DEVCO I1 LI DR 130 ELIZABETH & EDUARDO GUEVARA 1788 BLACKBIRD CIR CARLSBAD CA 92009-5008 - x ,) .# R D C DEVCO I1 LlMlT JAMES & MARYBETH CROWLEY 450 W VISTA WAY I80 N RIVERYEW DR 130 VISTA CA 92083-5829 VISTA CA 92083-5829 ANA-CA 92808-1228 JAMES & MARYBETH CROWLEY 450 W VISTA WAY R D C DEVCO II LIMIT 180 N RIVERVIEW DR 130 ANAHEIM CA 92808-1228 JAMES & DlAN WINTER 7045 PARTRIDGE PL CARLSBAD CA 92009-50 13 ARTHUR & JANICE BALOG 703 1 PARTRIDGE PL CARLSBAD CA 92009-5013 THE GUNDRUM FAMILY 1784 BLACKBIRD CIR CARLSBAD CA 92009-5008 VINCENT CHAO 20455 VIA BURGOS YORBA LINDA CA 92887-3225 LINDA THI PHAM 71 12 AVIARA DR CARLSBAD CA 92009-4900 JAMES & KATHLEEN LIPPITT 4863 DRAKEWOOD TER SAN DlEGO CA 92 130- 1406 RUSTAM Br ROSHAN MEHDIABADI 4606 STH ST LUBBOCK TX 794 16-4705 SANDRA PASlNl 3742 CAMINIT0 ClELO DEL MAR SAN DlEGO CA 92 130-2330 JUDY CONSALVI 7055 PARTRIDGE PL CARLSBAD CA 92009-50 13 LEON & ANNE GEIS 705 1 PARTRIDGE PL CARLSBAD CA 92009-50 13 BARRY & MARGO TABACHNICK 7041 PARTRIDGE PL CAROLYN WOOD 7035 PARTRIDGE PL CARLSBAD CA 92009-50 13 CARLSBAD CA 92009-50 13 ROMEL BHULLAR 1780 BLACKBIRD CIR CARLSBAD CA 92009-5008 KENNETH & MARIE BERTOSSI 1235 COUNTRY WOOD LN VISTA CA 92083-5337 VINCENT CHAO 20455 VIA BURGOS YORBA LINDA CA 92887-3225 SCOTT & ELEANOR GUENDERT PO BOX 1807. CARLSBAD CA 9201 8-1 807 DONALD & MARIE OCHOA 7132 TERN PL CARLSBAD CA 92009-5001 CHARLES ST 12141 SAINT ANDREWS RANCHO MIRAGE CA 92270-1507 MARK & JOYCE LEE 2062 LEE CT CARLSBAD CA 92008-2762 MARSHALL & ROBIN MYRMAN I782 BLACKBIRD CIR CARLSBAD CA 92009-5008 THE DANIELSON FAMILY 1 1 17 COUNTRY WOOD LN VISTA CA 92083-5334 THE CHOW FAMILY PO BOX 9286 RANCHO SANTA FE CA 92067-4286 DAVID & KATHLEEN RYAN 5701 LUNADA LN LONG BEACH CA 908 14-3220 LIPPITT CORP 4863 DRAKEWOOD TER SAN DlEGO CA 92130-1406 JAMES & KATHLEEN WELLMAN 7 144 AVIARA DR CARLSBAD CA 92009-4900 DAVID DEKA 7665 PALMILLA DR 5325 SAN DlEGO CA 92122-5036 ,I .? 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HERBERT & EILEEN COHEN CARLSBAD CA 92009-4652 7040 AVENlDA ENCINAS 104-3 JOAN ETTINGER 827 OKRA CT CARLSBAD CA 92009-4728 WELTON & CAROL WHANN 7137 AVIARA DR CARLSBAD CA 92009-490 I THE LOUGHLIN FAMILY 5 CRESTWOOD NEWPORT BEACH CA 92660-68 12 KLAUS & BRIGITTE KIRCHHOFF 3725 NORMANDY DR LA CANADA FLINTRIDGE CA 9101 1-4 THE DUNCAN FAMILY 7101 AVIARA DR CARLSBAD CA 92009-490 I AVIARA LAND ASSOCIAT 450 NEWPORT CENTER DR 304 NEWPORT BEACH CA 92660-7613 AMOS SUMMERS ERIC GRASSHOFF PO BOX 3288 1308 1 CANDELA PL RANCHO SANTA FE CA 92067-3288 SAN DIEGO CA 92 130- 1866 ROBERT & MARGARET NEILSON I 1 17 CUMBRE ALTA CT ARTHUR & LOUISE CUNNINGHAM 9939 HIBERT ST 108 PACIFIC PALISADES CA 90272-1912 SAN DIEGO CA 92131-1030 ROGER BALDWIN KELLY NELLE PO BOX 3891 61 5 STRATFORD CT 17 RANCHO SANTA FE CA 92067-3891 DEL MAR CA 92014-2747 1 L MANUEL B NANCY WILKEY 2 140 E THOMAS RD CECIL ECKARD I 136 WALES PL PHOENIX AZ 85016-7824 CARDIFF BY THE SEA CA 92007-1512 MERLE HAFFNER 21217 N LlMOUSlNE DR LAUREN & ANNE KING 3544 CELINDA DR SUN CITY WEST AZ 85375-6587 CARLSBAD CA 92008-2768 FRANK & DOROTHY SAlNTAMOUR PO BOX 2047 RANCHO SANTA FE CA 92067-2047 DREW HAYGEMAN 72 14 AVIARA DR CARLSBAD CA 92009-4902 JERRY JAGEMAN 1701 GASCONY RD ENClNlTAS CA 92024-1226 RICHARD & PATRICIA BURRUSS 1226 AVIARA DR CARLSBAD CA 92009-4902 MANOOCHEHR SEPARATE ROOHANIPU MANOOCHEHR ROOHANIPUR 7849 RANCHO MIRAGE DR 7849 RANCHO MIRAGE DR LAS VEGAS NV 89 I 13- 1239 LAS VEGAS NV 891 13-1239 DENNIS BRENNEISE I8937 SAN BLAS ST JOHN & JOANNE SINGLETON 20 OCEAN PARK BLVD 26 FOUNTAIN VALLEY CA 92708-7429 SANTA MONICA CA 90405-3557 LINDA PORT 2285 RUTHERFORD RD CARLSBAD CA 92008-8815 STEPHEN & SHARON TAPPER 8070 LA JOLLA SHORES DR 420 LA JOLLA CA 92037-3230 AVIARA RESORT ASSOCI 6986 EL CAMlNO REAL B336 CARLSBAD CA 92009-4109 ACACIA CREDIT FUND 5 1230 COLUMBIA ST SAN DlEGO CA 92101-8502 ROBERT GREEN 3878 CRESTSTONE PL SAN DlEGO CA 92 130- 1502 NED & MARGARET GOOD 70 S LAKE AVE 600 PASADENA CA 9 1 10 1-260 1 CARLSB AVIARA MASTER ASSOCI 201 I PALOMAR A BRUCE & JEONG LONG 1023 CALLE DE ALCALA ESCONDIDO CA 92025-7673 STANLEY & JOY PROWSE 65 15 AVENIDA DEL PARAISO CARLSBAD CA 92009-53 12 THE GILL FAMILY 44625 ADOBE DR HEMET CA 92544-6767 JIM LONG 13560 NOGALES DR DEL MAR CA 92014-3350 GEORGE & MARY EVANOFF 6 LEMINGTON CT DEARBORN MI 48 126-4202 MAXWELL & JOAN GORDON 16355 CYPRESS WAY LOS GATOS CA 95032-6002 MADISON GRAVES 58 INNISBROOK AVE LAS VEGAS NV 89 1 13- I225 AVIARA MASTER AVlARA MASTER ASSOCI <RT 201 1 PALOM RD 206 CA 92009- 1432 AVIARA MASTER KURT & PAMELLA HUPPERT 733 I BLACK SWAN RD CARLSBAD CA 92009-5605 J MARK & MARY MORGAN 7325 BLACK SWAN RD CARLSBAD CA 92009-5605 EUGENE & LORI NAES 73 19 BLACK SWAN RD CARLSBAD CA 92009-5605 TIMOTHY & TERRl HARRINGTON 73 13 BLACK SWAN RD CARLSBAD CA 92009-5605 JOHN & CYNTHIA LAURI 7307 BLACK SWAN RD CARLSBAD CA 92009-5605 ROBERT & ANNA WILLIAMS 7306 BLACK SWAN RD CARLSBAD CA 92009-5604 DAVID & CECELIA DlAZ 73 14 BLACK SWAN RD CARLSBAD CA 92009-5604 JAMES & 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92009-3900 JOHN & VIRGINIA LINDSEY 66 18 TOWHEE LN CARLSBAD CA 92009-3900 VALERIE TAKEMORI 6655 TOWHEE LN CARLSBAD CA 92009 MARTY & ELIZABETH MARION 6639 TOWHEE LN CARLSBAD CA 92009-3956 KAREN BENDIX 6625 TOWHEE LN CARLSBAD CA 92009-3956 GREGORY DEMGEN 1373 SPARROW RD CARLSBAD CA 92009-3960 ROBERT & NANCY BYRNE 1359 SPARROW RD CARLSBAD CA 92009-3959 ROBERT KIRK 6641 REMSEN CT CARLSBAD CA 92009-3963 JOHN VIVRETT 6629 REMSEN CT CARLSBAD CA 92009-3963 STAR FLAG COW LTD 6638 TOWHEE LN CARLSBAD CA 92009-3900 JAMES CHAPMAN 6624 TOWHEE LN CARLSBAD CA 92009-3900 GARY & ELAINE ALLEN 6667 TOWHEE LN CARLSBAD CA 9201 8 NOEL RICHARDSON 6649 TOWHEE LN CARLSBAD CA 92009 KENT & CHERYL MOORE 6633 TOWHEE LN CARLSBAD CA 92009-3956 PATRICK KIRBY 1381 SPARROW RD CARLSBAD CA 92009-3960 JAMES TSAI 1367 SPARROW RD CARLSBAD CA 92009-3959 MACE0 & VALENCIA WARD 6634 TOWHEE LN CARLSBAD CA 92009-3900 THE HUNTOON FAMILY 6620 TOWHEE LN CARLSBAD CA 92009-3900 JEN KU 495 E RINCON ST 115 CORONA CA 91719-1301 FRITZ & 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1378 SPARROW RD CARLSBAD CA 92009-3961 ROBERT & LINDA AMORSEN 6606 TOWHEE LN CARLSBAD CA 92009-3900 AVIARA LAND ASS AVY 450 NEWPOR NTER DR 304 NEW0 EACH CA 92660-76 13 .* .. AVIAM~ 450 NEWPORT TER DR 304 NEWPORT ACH CA 92660-76 13 / PAUL & LINDA NEIDHARDT 1374 NIGHTSHADE RD CARLSBAD CA 92009-3500 ROBERT & SONIA MARSHALL 1362 NIGHTSHADE RD CARLSBAD CA 92009-3500 TODD ALEXANDER 1350 NIGHTSHADE RD CARLSBAD CA 92009-3500 GREG & JOANNE COLEMAN 1373 NIGHTSHADE RD CARLSBAD CA 92009-3502 CRAIG TUCKER 1359 NIGHTSHADE RD CARLSBAD CA 92009-3502 AVIARA MASTER ASSN 20 1.1 PALOMAR AIRPORT RD 206 CARLSBAD CA 92009-1432 WENDY FULK 6670 CORTE REAL CARLSBAD CA 92009 PENNY PEYTON 6658 CURLEW TER CARLSBAD CA 92009 DEAN & KIMBERLY FARR4H 6640 CURLEW TER CARLSBAD CA 92009 SHAWN & TERESA RODGERS 1378 NIGHTSHADE RD CARLSBAD CA 92009-3500 JEFF & GABRIELA STAFFORD 13 70 NIGHTSHADE RD BECKY YIANILOS 1364 NIGHTSHADE RD CARLSBAD CA 92009-3500 CARLSBAD CA 92009-3500 WALTER & PAMELA MATELING 1358 NIGHTSHADE RD BETTY WALLACE 1354 NIGHTSHADE RD CARLSBAD CA 92009-3500 CARLSBAD CA 92009-3500 JOSEPH & ROSE INCANDELA 1379 NIGHTSHADE RD CARLSBAD CA 92009-3502 M ADELE MARQUARDT 1367 NIGHTSHADE RD CARLSBAD CA 92009-3502 JAN & DANNA MONGOVEN 1355 NIGHTSHADE RD CARLSBAD CA 92009-3502 AVIARA MASTE CHARLES & LAURA WINEHOLT 6664 CURLEW TER CARLSBAD CA 92009 DEAN WELSH 6654 CORTE REAL CARLSBAD CA 92009-6037 LEWIS & MONICA STUART 6620 CURLEW TER CARLSBAD CA 92009 IGOR & ELLEN KRUPNICK 1377 NIGHTSHADE RD CARLSBAD CA 92009-3502 MARTIN & MICHELE AUGER 1363 NIGHTSHADE RJ3 CARLSBAD CA 92009-3502 DOUGLAS TANIMOTO 4920 RANCHO GRANDE DEL MAR CA 92014-4242 DAVID & REGINA WOOD 6674 CURLEW TER CARLSBAD CA 92009 TIMOTHY & KATHLEEN MEDLM 6660 CORTE REAL CARLSBAD CA 92009 THOMAS & BETH JOYCE 6650 CURLER TER CARLSBAD CA 92009 PAUL & JUDITH LABOUNTY 1314 GULL CT CARLSBAD CA 92009 * 1 c 1% 8. MICHAEL & CHRISTINE PERCOPO 1316 GULL CT 13 17 GULL CT 1315 GULL CT CARLSBAD CA 92009 CARLSBAD CA 92009 CARLSBAD CA 92009 BRIAN & TERESA LARSEN PAUL & GABRIELLE SABADIN MARK AMABILE 1319 GULL CT CARLSBAD CA 92009 THE STRAUSS FAMILY 6604 CURLEW TER CARLSBAD CA 92009 MICHAEL A NSNS HANSON TAM TRA 6605 CURLEW TER CARLSBAD CA 92009 MICHAEL & LYDIA KRAK 6609 CURLEW TER 66 13 CORTE REAL 6619 CURLEW TER CARLSBAD CA 92009 CARLSBAD CA 92009-6037 CARLSBAD CA 92009 FRANCIS & DOLORIS FONTANESI WILLIAM SO0 HOO HAMID & HEDYEH RADVAR 6621 CORTE REAL CARLSBAD CA 92009-6037 CELIA GROHS 49 133 CURLEW TER CARLSBAD CA 92009 JON CURTIS 6641 CURLEW TER CARLSBAD CA 92009 JOE LANE 6653 CURLEW TER CARLSBAD CA 92009, DANIEL & LESLIE OCONNELL 6665 CORTE REAL CARLSBAD CA 92009 AvIAy 7074 ROCKR CARLS CA 92009-3955 RODNEY & CHRISTINE CHAMBERS 6623 CORTE REAL JAMES & NANCY MCCLURKIN 6625 CORTE REAL CARLSBAD CA 92009-6037 CARLSBAD CA 92009-6037 JUNE & MYRNA NOLLEDO 6633 CURLEW TER CARLSBAD CA 92009 MARY MCGRAW 6645 CURLEW TER CARLSBAD CA 92009 LEWIS FALK 6657 CURLEW TER CARLSBAD CA 92009 OSCAR & ELSIE PRECIADO 667 1 CORTE REAL CARLSBAD CA 92009 AVIARA LAND NE THOMAS KROUSE 6637 CURLEW TER CARLSBAD CA 92009 DAVID & KAREN BARNETTE 6649 CURLEW TER CARLSBAD CA 92009 GORDON & PATRICIA SHARP 6661 CURLEW TER CARLSBAD CA 92009 RICHARD REASONS 6675 CURLEW TER CARLSBAD CA 92009 7100 BLU WARMINGTON AVIARA AS 3090 PULLMAN ST A COSTA MESA CA 92626-5901 DANIEL & ANNE MARTIN 73 10 GREBE DR CARLSBAD CA 92009 ROBERT & MARY MCCORMICK 69 13 THRUSH PL CARLSBAD CA 92009-400 1 JOANNA GLASS 6904 THRUSH PL CARLSBAD CA 92009-400 1 BRUCE SHEETZ 69 16 THRUSH PL CARLSBAD CA 92009-4001 FRANK GRILL0 27617 SUNNYRIDGE RD PALOS VERDES PENINSUL 90274 EDWARD CICOUREL 823 INVERNESS DR RANCHO MIRAGE CA 92270-1401 PETER & HELEN WILKE 1569 CORMORANT DR CARLSBAD CA 92009-4003 TAYLOR WOODROW HOMES 450 NEWPORT CENTER DR 304 NEWPORT BEACH CA 92660-76 13 WARMINGTON AV AVIARA LAND ASSOCIAT CA 92660-76 13 AVIARA MASTER ASSN 20 1 1 PALOMAR AI AVIARA MASTER ASSOCI 201 1 PALOMAR CARLSBAD 2 A 92009- 1432 CHET FRANCISCO 6905 THRUSH PL CARLSBAD CA 92009-400 1 KENNETH & MARY COKELEY 6909 THRUSH PL CARLSBAD CA 92009-400 I BENJAMIN & BETTY SIGLER 691 7 THRUSH PL SHELDON & JOAN HORING 65 CORNELL DR CARLSBAD CA 92009-400 1 LIVINGSTON NJ 07039-55 17 CHARLES MERRITT 6908 THRUSH PL CARLSBAD CA 92009-400 1 LYDIA MANTHEI 2573 LACONIA AVE LAS VEGAS NV 89121-5459 REL & NANCY SCHMITT 1550 CORMORANT DR CARLSBAD CA 92009-4002 LINDA & KENNETH POLONSKY 1561 CORMORANTDR CARLSBAD CA 92009-4003 DAVIDSMITH - 1560 CORMORANT DR CARLSBAD CA 92009-4002 TIMOTHY MITCHELL 6912 THRUSH PL CARLSBAD CA 92009-400 1 JEAN PAUL & GINETTE ROBINAT 16 PLACE ST DIE SAN DIEGO CA 92 12 1-2973 IRVING & JOANNE ABESON 17500 MAGNOLIA BLVD ENCINO CA 913 16-2543 RONALD HEGLI 1565 CORMORANT DR CARLSBAD CA 92009-4003 MICHAEL & DONNA VOSS 1 1947 N FOREST DR MEQUON WI 53092-298 1 THE OSBORN FAMILY 1568 CORMORANT DR CARLSBAD CA 92009-4002 GARRY COLE 1580 CORMORANT DR CARLSBAD CA 92009-4002 KERRY PATTERSON 6909 AVOCET CT CARLSBAD CA 92009 JOAN DANZINGER 6904 AVOCET CT CARLSBAD CA 92009 MARIO PEYROT 1600 CORMORANT DR CARLSBAD CA 92009-4004 ALAN WISE 1612 CORMORANTDR CARLSBAD CA 92009-4004 STATE DAN & DANA M ,162 1 CORMORANT DR CARLSBAD CA 92009-4007 ROY & DORIS WILLIAMS 8360 TURTLE CREEK CIR LAS VEGAS NV 891 13-0130 MARTIN CASPER 1632 CORMORANT DR CARLSBAD CA 92009-4004 DAVlD & JOHANNA LOVELESS 1644 CORMORANT DR CARLSBAD CA 92009-4004 RICHARD SCHMITZ 1572 CORMORANT DR CARLSBAD CA 92009-4002 LEE CURTIS 1584 CORMORANT DR CARLSBAD CA 92009-4002 BETTY DODGE 69 13 AVOCET CT CARLSBAD CA 92009 CLAWS & AUDREY HALLIWELL 6908 AVOCET CT CARLSBAD CA 92009 LORI LAWRENCE 1604 CORMORANT DR CARLSBAD CA 92009-4004 THE ROSTON FAMILY 1613 CORMORANT DR CARLSBAD CA 92009-4007 GEORGE HERSHMAN 1625 CORMORANT DR CARLSBAD CA 92009-4007 THE HOOVER FAMILY 1624 CORMORANT DR CARLSBAD CA 92009-4004 JOANNE GAETA 1636 CORMORANT DR CARLSBAD CA 92009-4004 CRAIG & JOLLYNE TANNER 1576 CORMORANT DR CARLSBAD CA 92009-4002 TONITA NAGLE 8 CHESTERFIELD DR VOORHEESVILLE NY 12 1 86-9200 HELEN PEARSON 691 7 AVOCET CT CARLSBAD CA 92009 GARY MARTIN 69 12 AVOCET CT CARLSBAD CA 92009 JAMES & SHARON STEIN 75 DEMPSEY DR 585 PALM DESERT CA 92260 THE SHARP FAMILY 16 17 CORMORANT DR CARLSBAD CA 92009-4007 SHARON GRAY 1616 CORMORANT DR CARLSBAD CA 92009-4004 NORMAN VETTER 1628 CORMORANT DR CARLSBAD CA 92009-4004 JERRY & IRIS LAIBSON 1640 CORMORANT DR CARLSBAD CA 92009-4004 DAVID & IRENE HANSON 36 CALLE MERIDA ROSIE RANDENBERG 210 E 68TH ST 14H RANCHO MIRAGE CA 92270-2249 NEW YORK NY 1002 1-6030 STEPHANIE WILLIAMS 6909 GOLDFINCH PL CARLSBAD CA 92009-4000 EDITH GILBERT 6913 GOLDFINCH PL CARLSBAD CA 92009-4000 RICHARD STINSON 1304 KUHN RD BOILING SPRINGS PA 17007-965 I MORTON POZNAK 6033 N SHERIDAN RD 23B CHICAGO IL 60660-304 1 EDWARD & MANETTA FENTON 6908 GOLDFINCH PL CARLSBAD CA 92009-4000 MICHAEL KANTROWITZ 69 12 GOLDFINCH PL CARLSBAD CA 92009-4000 HORTON D R MC 10 179 HUENNEKENS ST 100 SAN DIEGO CA 92 12 1-2973 GO AVE A250 ALDEA AT AVIARA HOME 10179 HUENNEKENS ST 100 SAN DIEGO CA 92121-2973 WARMINGTON AVIARA AS 3090 PULLMAN ST A COSTA MESA CA 92626-590 1 ESA CA 92626-590 1 WARMINGTON AVIARA AS 3090 PULLMAN ST A COSTA MESA CA 92626-590 1 WARMINGTON AVIAR4 AS 3090 PULLMAN ST A COSTA MESA CA 92626-590 1 cos WARMINGTON AVIARA AS 3090 PULLMAN ST A COSTA MESA CA 92626-590 1 THE WOLFE FAMILY 7027 ROCKROSE TER CARLSBAD CA 92009-3955 MILDRED DEHETRE 703 1 ROCKROSE TER CARLSBAD CA 92009-3955 JAMES & ELIZABETH CONSOLE 7035 ROCKROSE TER CARLSBAD CA 92009-3955 STEPHEN & NATASHA BROPHY 7039 ROCKROSE TER CARLSBAD CA 92009-3955 TERENCE & KATHLEEN MUELLER 7043 ROCKROSE TER CARLSBAD CA 92009-3955 ALAN CROLL 5030 CHAMPION BLVD BOCA RATON FL 33496-2473 DARYL & MARVEL GEST 705 1 ROCKROSE TER CARLSBAD CA 92009-3955 WILLIAM & SHAWNA LUCK 7055 ROCKROSE TER CARLSBAD CA 92009-3955 MARY BENJAMIN 7054 ROCKROSE TER CARLSBAD CA 92009-3955 PAUL & MARGARET ROBBINS 7050 ROCKROSE TER CARLSBAD CA 92009-3955 BRIAN & VERONICA OLIVER 7040 ROCK DOVE ST CARLSBAD CA 92009-5014 JEFFREY & CAROL GAJEWSKI 7034 ROCKROSE TER CARLSBAD CA 92009-3955 JOOST & THERES VANADELSBERG 7032 ROCKROSE TER SHAN HAN 7028 ROCKROSE TER CARLSBAD CA 92009-3955 CARLSBAD CA 92009-3955 ARLENE REED 7024 ROCKROSE TER CARLSBAD CA 92009-3955 RANDY & BARBARA BECK 7059 ROCKROSE TER CARLSBAD CA 92009-3955 TRACEE JANE & LAWRENCE BUCK 7058 ROCKROSE TER KEITH PURVES 1625 WARBLER CT CARLSBAD CA 92009-3955 CARLSBAD CA 92009-5015 BARRATT AMERICAN INC 2035 CORTE DEL NOGAL 160 CARLSBAD CA 92009-1444 ALVIN & LUCILLE MEMMOLO 7062 ROCK DOVE ST CARLSBAD CA 92009-5014 AVIARA MASTER ASSOCI EARLE WESLEY DAVIS 2473 SAN ELIJO EARLE DAVIS EARLE DAVIS 2473 SAN ELIJO AVE 2473 SAN ELIJO AVE CARDIFF BY THE SEA CA 92007-2 124 CARDIFF BY THE SEA CA 92007-2124 EARLE WESLEY DAVIS LARRY KOENTOPP 2473 SAN ELIJO AVE CARDIFF BY THE SEA CA 92007-2 124 7820 HARBOUR TOWNE AVE LAS VEGAS NV 891 13-4321 KEITH PURVES PO BOX 190 STE 104 CARLSBAD CA 92009-4652 LARRY & LAURL SISCO 6857 ADOLPHIA DR CARLSBAD CA 92009 THE LOCKART FAMILY 1623 WARBLER CT CARLSBAD CA 92009-501 5 LISA HOEHLE 16 1 5 WARBLER CT CARLSBAD CA 92009-50 15 JOHN & MARJORIE WILDE 6853 ADOLPHIA DR CARLSBAD CA 92009 STEPHEN & DORIS QUEEN 6859 ADOLPHIA DR CARLSBAD CA 92009 ROBERT & CAROL LANG 16 19 WARBLER CT CARLSBAD CA 92009-50 15 MURIEL HARRIS 1 6 13 WARBLER CT CARLSBAD CA 92009-501 5 RICHARD STORM0 6845 ADOLPHIA DR CARLBAD CA 92009 MISCHELL SMITH 6855 ADOLPHIA DR CARLSBAD CA 92009 WILLIAM & LYNNE ROBINSON 1625 WARBLER CT CARLSBAD CA 92009-50 15 SANDRA MORRIS 16 17 WARBLER CT CARLSBAD CA 92009-50 15 CHRISTINA ALEKIAN 16 10 WARBLER CT CARLSBAD CA 92009-5014 MARGARET GIBB 1 6 14 WARBLER CT CARLSBAD CA 92009-5014 CHARLES CAMPBELL PO BOX 942895 CARLSBAD CA 92009 JOANNE GAETA 16 16 WARBLER CT CARLSBAD CA 92009-50 14 SHIRLEY BLYTHE 6842 ADOLPHIA DR CARLSBAD CA 92009 MORGAN & JOANN PETERSON 6846 ADOLPHIA DR CARLSBAD CA 92009 BARBARA HERMAN 6844 ADOLPHIA DR CARLSBAD CA 92009 BETSY MANIFOLD 1623 FILAREE CT CARLSBAD CA 92009-502 1 BRUCE & MARY BUNKER 1625 FILAREE CT CARLSBAD CA 92009-502 1 ELISABETH RUFF 1627 FILAREE CT CARLSBAD CA 92009-502 1 FREDERICK & ANN ANGEL0 1624 FILAREE CT CARLSBAD CA 92009-5020 DENIECE ZEMAN 1622 FILAREE CT CARLSBAD CA 92009-5020 JOHN & JUDY GIANNANTONI 1620 FILAREE CT CARLSBAD CA 92009-5020 ERIC ROZIER 1618 FILAREE CT CARLSBAD CA 92009-5020 IRWIN & RUTH EVANS 16 16 FILAREE CT CARLSBAD CA 92009-5020 MICHAEL & KELLY MULCAHY 1614 FILAREE CT CARLSBAD CA 92009-5020 MICHAEL & PAMELA CHILLINSKY 1612 FILAREE CT CARLSBAD CA 92009-5020 WILLIAM & MAUREEN DELLER 16 10 FILAREE CT CARLSBAD CA 92009-5020 GEORGE & MARGARET BONADUCE 6833 ADOLPHIA DR CARLSBAD CA 92009 JACK & FRAN ALLAN 6835 ADOLPHIA DR CARLSBAD CA 92009 STEVEN & JAN SHAW 6837 ADOLPHIA DR CARLSBAD CA 92009 FRANCES BLOCK 6839 ADOLPHIA DR CARLSBAD CA 92009 ROBERT & MARY REILING 1623 BACCHARIS AVE CARLSBAD CA 92009-5004 CAROLE BRUMMAGE 1625 BACCHARIS AVE CARLSBAD CA 92009-5004 KENNETH GLADSTONE 1627 BACCHARIS AVE CARLSBAD CA 92009-5004 NOREENA SGARBOSSA 1629 BACCHARIS AVE CARLSBAD CA 92009-5004 DAVID GOLDBERG 1633 BACCHARIS AVE CARLSBAD CA 92009-5004 JOSEPH & GRACE MANNING 1635 BACCHARIS AVE CARLSBAD CA 92009-5004 SALLY OSWALD 1637 BACCHARIS AVE CARLSBAD CA 92009-5004 JUSTIN CORNMAN 1639 BACCHARIS AVE CARLSBAD CA 92009-5004 FRANK & ANGELINA ORTEGA 2035 CORTE DEL NOGAL 160 CARLSBAD CA 92009- 1444 KEVIN & CAROL COLEMAN 6854 WIGEON PL CARLSBAD CA 92009-5005 DANIEL & MIND1 HEY 6852 WIGEON PL CARLSBAD CA 92009-5005 JOHN DUNCAN 6850 WIGEON PL CARLSBAD CA 92009-5005 PATRICIA HAGAN 685 1 WIGEON PL CARLSBAD CA 92009-5006 ERICK & GINA NELSON 6847 WIGEON PL CARLSBAD CA 92009-5006 YOSHIHISA & MISAKO MATSUGI 6849 WIGEON PL CARLSBAD CA 92009-5006 AVIARA MASTER ASSOCI 201 1 PALOMAR AIRPORT RD CARLSBAD CA 92009-1430 AVIARA MASTER ASSOCI 20 1 1 PALOMAR AIRPORT RD CARLSBAD CA 92009- 1430 MELVIN & ESTELLE NAFTAL 6853 WIGEON PL CARLSBAD CA 92009-5006 RICHARD & MARY LLOYD 166 1 CEANOTHUS CT CARLSBAD CA 92009 THE MURPHY FAMILY 161 1 BROME CT CARLSBAD CA 92009-5023 WILLIAM & ELIZABETH ALTON 16 13 BROME CT CARLSBAD CA 92009-5023 THOMAS HALE 1610 BROME CT CARLSBAD CA 92009-5022 THE NORMAN FAMlLY 6818 ADOLPHIA DR CARLSBAD CA 92009 ANNE SANDILLO 1612 BROME CT CARLSBAD CA 92009-5022 SHAUN & KAZUMI LYNCH 2035 CORTE DEL NOGAL 160 CARLSBAD CA 92009- 1444 JEROME & ADELE ZWEIG 68 14 ADOLPHIA DR CARLSBAD CA 92009 SCOTT PEARSON 6812 ADOLPHIA DR CARLSBAD CA 92009 PATTY HOLLINGS WORTH 6803 ADOLPHIA DR CARLSBAD CA 92009, GAEL & ASDIS PIERCE 6805 ADOLPHIA DR CARLSBAD CA 92009 GEORGE & BETSY FORD 6807 ADOLPHIA DR CARLSBAD CA 92009 JOHN JOHNSON 6809 ADOLPHIA DR CARLSBAD CA 92009 JEANNINE MANSON 6813 ADOLPHIA DR CARLSBAD CA 92009 PAMELA MALICKI 68 15 ADOLPHIA DR CARLSBAD CA 92009 ELLABLANCHE SALMl 68 17 ADOLPHIA DR CARLSBAD CA 92009 DONALD C TESTAMENTARY TRU GIBN 6819 ALDOPHIA DR CARLSBAD CA 92009-5012 EILEEN WOOD 6823 ADOLPHIA DR CARLSBAD CA 92009 CAROL MATTHEWS 6825 ADOLPHIA DR CARLSBAD CA 92009 SUSUMU UEHARA 6827 ADOLPHIA DR CARLSBAD CA 92009 DOLORES LENTZ 6829 ADOLPHIA DR CARLSBAD CA 92009 GERALD OLIVAS 7067 ROCKROSE TER CARLSBAD CA 92009-3955 ELLEN POWERS 7063 ROCKROSE TER CARLSBAD CA 92009-3955 RADER & KAREN RUSSELL 7071 ROCK DOVE ST CARLSBAD CA 92009-50 I5 PAUL & PATRICIA JURKOIC 7079. ROCKROSE TER CARLSBAD CA 92009-3955 EDWARD & CHRISTINE ITTNER 7083 ROCKROSE TER CARLSBAD CA 92009-3955 HUSAM & SENIYE GUROL 7075 ROCKROSE TER CARLSBAD CA 92009-3955 JOHN DANG 7087 ROCKROSE TER CARLSBAD CA 92009-3955 STEWART & JOAN STEERE 7 105 ROCKROSE TER CARLSBAD CA 92009-3958 SIAMAK & CAROLYN PAKROO 7 109 ROCKROSE TER CARLSBAD CA 92009-3958 THE CLARK FAMILY 7 12 1 ROCKROSE TER CARLSBAD CA 92009-3958 ISIDRO & NORMA TREVINO 7 1 13 ROCKROSE TER CARLSBAD CA 92009-3958 RICHARD WITMEYER 7 1 17 ROCKROSE TER CARLSBAD CA 92009-3958 STEPHEN & BERNADETTE CLARK 7125 ROCKROSE TER CARLSBAD CA 92009-3958 NEIL & ANNA MINTZ 7129 ROCKROSE TER CARLSBAD CA 92009-3958 BRUCE & NANCY CONNERS 7133 ROCKROSE TER CARLSBAD CA 92009-3958 RONALD & ELIZABETH VOIGT 7090 ROCKROSE TER CARLSBAD CA 92009-3955 THE HOSKIN FAMILY 7 137 ROCKROSE TER CARLSBAD CA 92009-3958 WILLIAM & LAURA MCALPINE 7086 ROCKROSE TER CARLSBAD CA 92009-3955 WILLIAM MAJOR 7082 ROCKROSE TER CARLSBAD CA 92009-3955 SIDNEY SANDOR 7078 ROCKROSE TER CARLSBAD CA 92009-3955 JAMES & DENISE QUIGLEY 7074 ROCKROSE TER CARLSBAD CA 92009-3955 WILLIAM & CARRIE HAMMOND 7070 ROCKROSE TER CARLSBAD CA 92009-3955 ROGER & KATHERINE BERG 7066 ROCKROSE TER CARLSBAD CA 92009-3955 DAWN & LISA KERR 1303 CORVIDAE ST CARLSBAD CA 92009-4850 RICHARD & JOANN KEESEE 1307 CORVIDAE ST CARLSBAD CA 92009-4850 WILLIAM KEITEL 13 1 1 CORVIDAE ST CARLSBAD CA 92009-4850 BENJAMIN & LINDA ISNER 13 15 CORVIDAE ST CARLSBAD CA 92009-4850 JOHN & SARAH MORRISON 13 19 CORVIDAE ST CARLSBAD CA 92009-4850 DREW & JEAN STANFORD 1325 CORVIDAE ST CARLSBAD CA 92009-4850 KENNETH & KARMA KLAUBER 1328 CORVIDAE ST CARLSBAD CA 92009-485 1 . ,I >’ ELLEN DAHL 1320 CORVIDAE ST CARLSBAD CA 92009-485 I MARTIN & DONNA MATTINGLY 13 16 CORVIDAE ST CARLSBAD CA 92009-485 1 FRANK WOLBERT 1324 CORVIDAE ST CARLSBAD CA 92009-485 1 DALE & SUE WAGNER 13 12 CORVIDAE ST CARLSBAD CA 92009-485 1 MICHAEL & DENISE COOPMAN 1308 CORVIDAE ST CARLSBAD CA 92009-485 1 NE N HOMES 450 NE BEACH CA 92660-76 13 NE C FRANK & PAULA BENNETT 1347 CASSINSST CARLSBAD CA 92009 MICHAEL & SARA HOBBS 1345 CASSINS ST CARLSBAD CA 92009 GREGORY & PENELOPE ELMASSIAN 1352 CASSINS ST ’ CARLSBAD CA 92009 UNA HILLS CA 92653-1 686 TAYLOR WOOD TAYLOR WOODROW HOMES HOMES THE WALLENFELS FAMILY 1329 CORVIDAE ST CARLSBAD CA 92009-4850 DAVID & LYNETTE OHLSON 134 1 CORVIDAE ST CARLSBAD CA 92009-4850 JEFFRE & LAURA SEGALL 1353 CORVIDAE ST CARLSBAD CA 92009-4850 JOHN & PATRICIA RADAK 1365 CORVIDAE ST CARLSBAD CA 92009-4850 THE LONGFELLOW FAMILY 7236 CALIDRIS LN CARLSBAD CA 92009-4800 LARRY & SHARON HEERS 7224 CALIDRIS LN CARLSBAD CA 92009-4800 JAMES & SUSANNE BRANNIGAN 7212 CALIDRIS LN CARLSBAD CA 92009-4800 STEPHEN & CAROLYN DUNN 7203 CALIDRIS LN CARLSBAD CA 92009-4849 /- ROBERT DAVIES 1333 CORVIDAE ST CARLSBAD CA 92009-4850 THE BUTLER FAMILY 1345 CORVIDAE ST CARLSBAD CA 920094850 SIDNEY & LYNNE TUFTS 1357 CORVIDAE ST CARLSBAD CA 92009-4850 STEVEN & LISA HERSHEY 1369 CORVIDAE ST CARLSBAD CA 92009-4850 JOYCE BITAR 7232 CALIDRIS LN CARLSBAD CA 92009-4800 NE NEIL LEVY 1337 CORVIDAE ST CARLSBAD CA 92009-4850 DARRYL & DEBORAH RUND 1349 CORVIDAE ST CARLSBAD CA 92008 PAUL & PATRICIA NOVAK 136 1 CORVIDAE ST CARLSBAD CA 92009-4850 THE SEGAL FAMILY 1373 CORVIDAE ST CARLSBAD CA 92009-4850 ROBERT & SUSAN MURPHY 7228 CALIDRIS LN CARLSBAD CA 92009-4800 BARBARA SMITH 7220 CALIDRIS LN ROBERT & MARY JORDAN PO BOX 4536 CARLSBAD CA 92009-4800 CARLSBAD CA 920 18-4536 ANTHONY & KATHY MANISCALCO 7208 CALIDRIS LN CARLSBAD CA 92009-4800 ERROL & JUDITH CHAVEZ 7204 CALIDRIS LN CARLSBAD CA 92009-4800 THE KULIK-MAHLER FAMILY 7207 CALIDRIS LN CARLSBAD CA 92009-4849 JOHN & SHERRY OBRIEN 721 1 CALIDRIS LN CARLSBAD CA 92009-4849 3 DIANA POHN 1372 CORVIDAE ST CARLSBAD CA 92009-4851 STACEY & EILEEN BLACK 1368 CORVIDAE ST CARLSBAD CA 92009-485 1 THE RAFFESBERGER FAMILY 1364 CORVIDAE ST CARLSBAD CA 92009-485 1 SAM & MARY CUCKOVICH 1356 CORVIDAE ST CARLSBAD CA 92009-485 1 SID HART 1352 CORVIDAE ST CARLSBAD CA 92009-485 1 DAVID NASSIF 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CARLSBAD CA 92009 CARLSB LOUISE NASH BARRATT AMERICA CARLSBAD 92009 BA-/ CARLSBAD 92009 CA 92009- 1432 BARRATT AMEdC BARRATT AM E/ CAN INC BARRATT AME CARLSBA 92009 CAN INC BAD CA 92009-1444 NORMAN & IDA YELNICK 15700 108TH AVE ORLAND PARK IL 60462-45 IO CA CA 92009- 1444 BARRATT AMERIC IRENE NUSSBAUM 68 12 SAND ASTER CT CARLSBAD CA 92009 .. THE OSHEROW FAMILY 200 S BRENTWOOD BLVD 9D SAINT LOUIS MO 63 105-1 633 BARRATT AMERICA BARRATT AMERICAN INC MARLENE ASHER 2035 CORTE DEL NOGAL 160 CARLSBAD CA 92009- 1444 TRAMONTO HOMEOWNERS 300 CONTINENTAL BLVD 390 EL SEGUNDO CA 90245-5046 AVlARA MASTE CA GEORGE & AMY WILLETT 6806 SAND ASTER CT CARLSBAD CA 92009 SEAN & MICHELLE FAIN 6805 SAND ASTER CT CARLSBAD CA 92009 NOGAL 160 STEPHAN CANNON 2035 CORTE DEL NOGAL 160 CARLSBAD CA 92009- 1444 BRUCE & MICHELLE ENIGENBURG 68 13 SAND ASTER CT CARLSBAD CA 92009 THE CULOTTA FAMILY 6823 SAND ASTER CT CARLSBAD CA 92009 DONALD & SHIRLEY GREIG 7 193 TANAGER DR CARLSBAD CA 92009 H K NSNS PARK SUSAN PARK 2035 CORTE DEL NOGAL 160 CARLSBAD CA 92009-1444 TRAMONTO HOMEOWNERS 300 CONTINENTAL BLVD 390 EL SEGUNDO CA 90245-5046 WESTERN PACIFIC HOUS 300 CONTINENTAL BLVD 390 EL SEGUNDO CA 90245-5046 WESTERN PACIFIC HOUS NO REAL B336 17310 RED HILL AVE 320 IRVINE CA 92614-5642 RICHMOND AMERICAN 173 10 RED HILL -I RICHMOND AMERICAN HO 173 10 RED HILL AVE 320 IRVINE CA 926 14-5642 AVE 320 RICHMOND 17310- AMERIC IRVINE C 614-5642 WILLIAM & THAISA CLAPHAM 173 10 RED HILL AVE 320 IRVINE CA 92614-5642 RONALD JAMES HEAVILAND I73 10 RED HILL AVE 320 IRVINE CA 926 14-5642 17310 RED HILL A IRV RICHMOND AMERICAN RICHMOND AMERICAN HO RICHMOND AMERIC RICHMOND A MERdZO RICHMOND A 17310 RED LAVE 320 1+4-5642 MAR AT AVIARA HOMEOW ISLA 173 10 RED HILL AVE 320 IRVINE CA 926 14-5642 RICHMOND AME JOHN & LAURICE HANDAL 173.1 0 RED HILL AVE 320 IRVINE CA 926 14-5642 A 92614-5642 AVIARA LAND ASSOCIAT CRAIG & MARY MEINEN 173 10 RED HILL AVE 320 IRVINE CA 926 14-5642 AVIARA LAND RICHMOND 17310y AMERI IRVINE C 6 14-5642 SCOTT MEDANSKY 17310 RED AVE 320 I. CARLSBAD UNlF SCHOOL DlST 801 PINEAVE CARLSBAD CA 92008 SAN DlEGUlTO SCHOOL DlST 701 ENClNlTAS BLVD ENCINITAS CA 92024 VALLECITOS WATER DlST 788 SAN MARCOS BLVD SANMARCOS CA 92069 CITY OF SAN MARCOS 1 CIVIC CENTER DR SAN MARCOS CA 92069-2949 CALIF DEPT OF FISH & GAME SUITE 50 330 GOLDENSHORE LONG BEACH CA 90802 LAFCO 1600 PACIFIC HWY SANDIEGO CA 92101 CITY OF CARLSBAD ENGINEER I NG DEPT SAN MARCOS SCHOOL DlST 1 CIVIC CENTER DR SANMARCOS CA 92069 LEUCADIA CNTY WATER DlST 1960 LA COSTA AVE CARLSBAD CA 92009 SD COUNTY PLANNING SUITE B 5201 RUFFIN RD SAN DIEGO CA 92123 CITY OF OCEANSIDE 300 NORTH COAST HWY OCEANSIDE CA 92054 ENClNlTAS SCHOOL DlST 101 SO RANCHO SANTA FE ENCINITAS CA 92024 OLIVENHAIN WATER DlST 1966 OLIVENHAIN RD ENClNlTAS CA 92024 CITY OF ENClNlTAS 505 S VULCAN AVE ENClNlTAS CA 92024 CITY OF VISTA PO BOX 1988 VISTA CA 92085 REGIONAL WATER QUALITY SANDAG 9771 CLAIREMONT MESA BLVD SAN DIEGO CA 92124-1 331 SAN DIEGO CA 92101 SUITE B SUITE 400 400 B STREET CATHERINE ENBERG SCHOOL OF PUBLIC ADMIN AND URBAN STUDIES, ROOM 105 SAN DIEGQ CA 92182 AIR POLLUTION CNTRL DlST 91 50 CHESAPEAKE DR SAN DIEGO CA 92123 SAN DIEGO STATE UNIVERSITY CITY OF CARLSBAD COMMUNITY SERVICES CITY OF CARLSBAD MUNICIPAL WATER DISTRICT PROJECT PLANNER INTERESTED PARTIES UPDATED 11-96 OLIVENHAIN M. 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BD EXECUTIVE OFFICER SUITE B 9771 CLAIREMONT MESA BLVD SANDIEGO CA 92124 GUY MOORE JR 6503 EL CAMINO REAL CARLSBAD CA 92009 CYRIL AND MARY GIBSON 12142 ARGYLE DRIVE LOSALAMITOS CA 90702 JOHN LAMB 1446 DEVLIN DRIVE LOSANGELES CA 90069 MARY GRIGGS STATE LANDS COMMISSSION SUITE 100 SOUTH 100 HOWE AVE SAN DIEGO COUNTY PLANNING & LAND USE DEPT 5201 RUFFIN ROAD SAN DIEGO CA 92123 ANTHONY BONS 1124 BLUE SAGE SANMARCOS CA 92069 SACRAMENTO CA 95825-8202 JOAN VOKAC - SUITE 8-5 MWMRS MICHAEL CARDOSA 6491 EL CAMINO REAL CARLSBAD CA 92008 TABATA FARMS PO BOX 1338 CARLSBAD CA 92018 KENNETH E SULZER 1ST INT'L PLAZA, SUITE 800 401 BSTREET SAN DIEGO CA 92101 JAN SOBEL CHAMBER OF COMMERCE PO BOX 1605 CARLSBAD CA 92008 SANDAG - EXEC DIRECTOR BILL McLEAN' c/o LAKESHORE GARDENS 7201 AVENIDA ENCINAS CARLSBAD CA 92009 SPIERS ENTERPRISES DWIGHT SPIERS SUITE 139 23 CORPORATE PLAZA NEWPORT BEACH CA 92660 SUPERVISOR BILL HORN ATTN: ART DANELL COUNTY OF SD, ROOM 335 1600 PACIFIC HIGHWAY SAN DIEGO CA 92101 LEE ANDERSON CRA PRESIDENT 5200 EL CAMINO REAL CARLSBAD CA 92008 FLOYD ASHBY 416 LA COSTA AVE ENCINITAS CA 92024 CARLENE TlMM SAN DIEGO GAS & ELECTRIC PO BOX 1831 SAN DIEGO CA 92112 COPIES TO: CITY CLERK MAIN: LIBRARY BRANCH LIBRARY WATER DISTRICT LABELS - 5 163 LCPA MAILING LIST (GOVERNMENT AGENCIES) SANDAG (SAN DIEGO COUNTY) WELLS FARGO PLAZA SUITE 800 APPENDIX A (PER COASTAL COMMISSION) DEPARTMENT OF JUSTICE DEPUTY ATTORNEY GENERAL ROOM 700 110 WEST A STREET SAN DIEGO CA 92101 PUBLIC UTILITIES COMMISSION 350 McALLISTER STREET SAN FRANCISCO CA 94 103 BUSINESS, TRANSPORTATION & HSG AGENCY WILLIAM G. BREWAN DEPUTY SECRETARY AND SPECIAL COUNCIL SUITE 2450 980 NINTH STREET SACRAMENTO CA 95814 DISTRICT 11 CALTRANS TIM VASQUEZ, ENVIRONMENTAL PLANNING 2829 SAN JUAN ST SAN DIEGO CA 92138 401 B STREET SAN DIEGO CA 92101 OFFICE OF PLANNING AND RESEARCH OFFICE OF LOCAL GOVERNMENT AFAIRS 1400 TENTH STREET SACRAMENTO CA 95814 DEPARTMENT OF FOOD AND AGRICULTURE STEVE SHAFFER, AGRICULTURE RESOURCES ROOM 100 1220 N STREET SACRAMENTO CA 95814 DEPARTMENT OF TRANSPORTATION ROOM 5504 1 120 N STREET SACRAMENTO CA 95814 RESOURCES AGENCY RM 1311 1416 NINTH STREET SACRAMENTO CA 95812 - c ,' AIR RESOURCES BOARD ANNE GERAGHTY, MANAGER GENERAL PROJECTS SECTION PO BOX 2815 SACRAMENTO CA 95812 ENERGY RESOURCES, CONSERVATION AND DEVELOPMENT COMMISSION CHUCK NAJARIAN 15 16 NINTH STREET SACRAMENTO CA 95814 MAFUNE RESOURCES REGION, DR & G ENVIRONMENTAL SERVICES SUPERVISOR 350 GOLDEN SHORE LONGBEACH CA 90802 SOUTHERN REGION JOHN WALSTROM, TECHNICAL SERVICES 8885 RIO SAN DIEGO DRIVE SAND DIEGO CA 92108 STATE LANDS COMMISSION DWIGHT SANDERS SUITE 1005 100 HOWE AVE SACRAMENTO CA 95825-8202 COASTAL CONSERVANCY SUITE 1100 1330 BROADWAY OAKLAND CA 94612 DEPARTMENT OF FISH AND GAME DON LOLLOCK, CHIEF ENVIRONMENTAL SERVICES DIVISION 141 6 NINTH STREET SACRAMENTO CA 95814 RM 1206-20 DEPARTMENT OF FORESTRY DOUG WICKIZER, ENVIROMENTAL COORD 14 16 NINTH STREET SACRAMENTO CA 95814 RM 1516-2 SAN FRANCISCO BAY CONSERVATION AND DEVELOPMENT COMMISSION BILL TRAVIS 30 VAN NESS AVENUE SAN FRANCISCO CA 95814 WATER RESOURCES CONTROL BOARD PO BOX 100 SACARAMENTO CA 95801 REGIONAL WATER QUALITY CONTROL BOARD SUITE B 9771 CALAIREMONT MESA BLVD . SUITE 1037 SAN DIEGO CA 92124-1331 DEPARTMENT OF AGRICULTURE ROBERT L. ERWIN. DIRECTOR 630 SANSOME STREET SAN FRANCISCO CA 941 1 1 DEPARTMENT OF AGRICULTURE ATTN: GARY RESOURCE CONSERVATIONIST SUITE 102 DAVIS CA 95616 2121-C SECOND STREET DEPARTMENT OF COMMERCE OFFICE OF OCEAN AND COASTAL L McGILVRAY 1825 CONNECTICUT AVENUE WASHINGTON DC 20235 DEPARTMENT OF DEFENSE BRIGADIER GENERAL PATRICK KELLY RM 1216 630 SANSOME STREET SAN FRANCISCO CA 941 11 DEPARTMENT OF AGRICULTURE FARMERS HOME ADMINISTRATION IRWRIN HOFFMANN SUITE F 194 W MAIN STREET WOODLAND CA 95695 COUNCIL ON ENVIRONMENTAL QUALITY CHAIRMAN 722 JACKSON PLACE NORTH WEST WASHINGTON DC 2006 DEPARTMENT OF DEFENSE RICHARD L FRASER TECHNICAL ENGINEERING BRANCH 630 SANSOME STREET SAN FRANCISCO CA 941 1 1 DEPARTMENT OF DEFENSE COMMANDING OFFICER, WESTERN DIVISION ROBERT FORSYTH, DIRECTOR PO BOX 727 SANBRUNO CA 94066 DEPARTMENT OF DEFENSE LOS ANGELES DISTRICT ENGINEER PO BOX 271 1 LOSANGELES CA 90053 - c r * ab DEPARTMENT OF ENERGY JOHN B. MARTIN, REGIONAL DIRECTOR SUITE 2 10 1450 MARIA LANE WALNUT CREEK CA 94596-5368 GENERAL SERVICES ADMINISTRATION MOLLY BRANDT, DIRECTOR OPERARIONAL PLANNING 525 MARKET STREET SAN FRANCISCO CA 94105 U. S. BUREAU OF LAND MANAGEMENT BOB BARNEY 2800 COTTAGE WAY SACRAMENTO CA 95825 U. S. BUREAU OF RECLAMATION LOWER COLORADO REGION PO BOX 427 BOULDER CITY CO 89005 DEPARTMENT OF DEFENSE COMMANDANT, ELEVENTH NAVAL DISTRICT DISTRICT CIVIL ENGINEER SAN DIEGO CA 92132 DEPARTMENT OF DEFENSE PHILLIP LAMMI, CHIEF ROOM 1316 630 SANSOME STREET SAN FRANCISCO CA 941 1 1 DEPARTMENT OF ENERGY CLIFFORD EMMERLING, DIRECTOR SUITE 350 901 MARKET STREET SAN FRANCISCO CA 94103 DEPARTMENT OF HOUSING AND URBAN DE.VE DUNCAN LENT HOWARD, REGIONAL ADMIN 450 GOLDEN GATE AVENUE SAN FRANCISCO CA 94 102 BRIAN O’NEILL, SUPERINTENDENT BUILDING 201 FORT MASON SAN FRANCISCO CA 94123 U. S. BUREAU OF RECLAMATION JOHN H. TURNER 2800 COTTAGE WAY SACRAMENTO CA 95825 GOLDEN GATE NATIONAL RECREATION AREA MID-PACIFIC REGION - t. r . 4 c SUPERINTENDENT CHANNEL ISLANDS NATIONAL PARK 190 1 SPINNAKER DRIVE SAN BUENAVENTURA CA 93001 BUREAU OF INDIAN AFFAIRS RONALD M. JAEGER 2800 COTTAGE WAY SACRAMENTO CA 95825 CALIFORNIA COASTAL, COMMISSION SUITE 200 3 1 1 1 CAMINO DEL NO NORTH SAN DIEGO CA 92108 A notice has been mailed 10 all property owners/occupants listed herein. Signatury '. ' DOUGLAS WARNOCK, SUPERINTENDENT REDWOOD NATIONAL PARK DRAWER N 11 11 2m STREET CRESCENT CITY CA 9553 1 U. S. FISH AND WILDLIFE SERVICE JAMES MCKEVITT. FIELD SUPERVISOR 2800 COTTAGE WAY SACRAMENTO CA 95825 BARRY BRAYER, AWP-8 FEDERAL AVIATION ADMINISTRATION WESTERN REGION PO BOX 92007 LOSANGELES CA 90009 July 3, 1997 Aviara Land Associates LP 201 1 Palomar Airport Road Suite 206 Carlsbad, CA 92009 Re: Aviara Planning Area 23 The Carlsbad City Council, at its meeting of June 24, 1997, adopted Resolution No. 97-515, approving the Negative DeclaratiodMEIR addendum, Master Plan Amendment, General Plan Amendment and Local Coastal Program Amendment for the Aviara Planning Area 23 land use change. As a courtesy, enclosed please find a copy of Resolution No. 97-5 15 for your files. f bA- 2. F?- ALETHA L. RAUTENKRANZ, CMC City Clerk ALR:ijp Enclosure @ 1200 Carlsbad Village Drive - Carlsbad, California 92008-1 989 - (760) 434-2808