HomeMy WebLinkAbout2016-09-27; City Council; ; Appeal of the City Planners denial of a four-lot subdivision Project Name-El Fuerte View CT 04-13CITY COUNCIL
Staff Report
CA Review
Meeting Date: September 27, 2016
To: Mayor and City Council
From: Kevin Crawford, City Manage''
Staff Contact: Christer Westman, Senior Planner
christerwestman@carlsbadca.gov
Subject: Appeal of the City Planner's denial of a four lot residential subdivision
Project Name: El Fuerte View
Project No.: CT 04-13
Recommended Action
Hold a public hearing and approve a resolution denying the appeal and upholding the City
Planner's decision to deny a five lot subdivision for four single-family residential lots and one
open space lot and remand the matter back to the City Planner for approval of a single-family
residential subdivision with four residential lots and an open space lot.
Executive Summary
On October 6, 2010, with a recommendation of approval from city staff, the Planning Commission
approved a seven lot single-family residential subdivision, El Fuerte View (CT 04-13), with
conditions.
The Planning Commission's approval of the project was subsequently appealed to the City Council
by Robert Lattin, on behalf of the Architectural Committee, La Costa Meadows Unit #3. The City
Council denied the appeal and upheld the Planning Commission's approval of the project on
February 8, 2011, but modified the subdivision design to reflect a five lot single-family residential
subdivision with one private road being accessed from El Fuerte Street. With the directed design
changes, the City Council remanded the project to the City Planner for final design approval. The
City Planner's decision was deemed to be final unless appealed to the City Council.
In December 2015, the applicant submitted a five lot subdivision with four single-family lots and
one open space lot for City Planner approval. Although city staff can support the five lot single-
family residential subdivision design, it is not the design and number of lots remanded by the City
Council to the City Planner and was therefore denied.
Discussion
The applicant has taken several years to evaluate the feasibility of the City Council directed five
single-family residential lot subdivision with a private street and concluded that a subdivision of
four residential lots with direct access to/from El Fuerte Street and one open space lot has fewer
technical design challenges, has a lesser development footprint, and is more economically
Item #9 September 27, 2016 Page 1 of 17
feasible. Therefore, the applicant submitted a new subdivision of only four residential lots with
three points of access to El Fuerte Street and an open space lot. This proposed design is contrary
to the City Council direction to design a subdivision with five residential lots, one open space lot,
and a single private road providing access for the lots. The City Planner determined that this new
design does not reflect the direction of the City Council and therefore denied the proposed
project. The applicant filed an appeal of the City Planner's decision and the appeal is now before
the City Council. The applicant's basis for appeal is stated in the Appeal Form and is provided as
Exhibit 8.
Absent the previous City Council direction, the five lot single-family residential subdivision with
only three points of access would be supported by city staff. The merits of the five lot subdivision
include 1) that it would generate fewer average daily trips (ADT), 2) that it would require less
slope disturbance/grading than the five residential lot, one open space lot, plus private street
design and would therefore result in a more site sensitive subdivision than a five residential lot
subdivision with one open space lot and a private street.
Because the four residential and one open space lot proposal is less impactful than the five
residential lot with a private street design approved by the City Council, the applicant did not
conduct any further outreach to the surrounding neighborhood. However, typical public hearing
notice has been given to property owners within 600 feet of the project site.
Fiscal Analysis
There are no direct fiscal impacts to the City associated with this project approval. All public
improvements necessary to serve the project will be funded by the developer.
Next Steps
Remand the proposal to the City Planner for final design approval of a residential subdivision
consisting of four residential lots with a maximum of three points of access onto El Fuerte Street,
and one open space lot.
Environmental Evaluation (CEQA)
Staff conducted an environmental impact assessment for the project prior to the Planning
Commission action in October 2010. As a result of the review, potentially significant impacts to
sensitive plant species onsite were identified. Measures were included as conditions of approval
and delineated in a project Mitigation Monitoring and Reporting Program that mitigate the
potential impacts to a level of less than significant. The determination that the project will not
have significant adverse environmental impacts was upheld through the appeal process initiated
by the Architectural Review Committee of the La Costa Meadows Unit 3 Home Owners
Association which culminated with a denial of that appeal and a confirmation that the City would
issue a Mitigated Negative Declaration.
The applicant's request to develop the site as a five lot subdivision with four single family
residential and one open space lot reduces the proposed area of disturbance, grading quantities,
and ADT generation and therefore falls within the scope of the original seven residential lot
project Mitigated Negative Declaration.
Item #9 September 27, 2016 Page 2 of 17
Public Notification
Information regarding public notifications of this item such as mailings, public hearing notices
posted in the newspaper and on the city website are available in the Office of the City Clerk.
Exhibits
1. City Council Resolution
2. City Council Agenda Bill # 20,446 dated February 8, 2011
3. City Council Resolution No. 2011-019 dated February 8, 2011
4. Exhibit "X" original CT 04-13 dated February 8, 2011
5. Letter of Transmittal to City Planner
6. Exhibit "Y" proposed CT 04-13 dated January 5, 2016
7. City Planner denial letter dated January 5, 2016
8. Appeal Form
Item #9 September 27, 2016 Page 3 of 17
RESOLUTION NO. 2016-202
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, DENYING AN APPEAL AND UPHOLDING THE CITY PLANNER'S
DECISION TO DENY A FOUR LOT SINGLE-FAMILY RESIDENTIAL LOT
SUBDIVISION TENTATIVE MAP CT 04-13, EL FUERTE VIEW
CASE NAME: EL FUERTE VIEW
CASE NO.: CT 04-13
EXHIBIT 1
WHEREAS, the Planning Commission held a number of public hearings on the proposed El
Fuerte View subdivision, CT 04-13, the last of which was on October 6, 2010 and approved a Tentative
Map, Hillside Development Permit, and Habitat Management Permit and recommended adoption of a
Mitigated Negative Declaration and approval of a General Plan Amendment and Zone Change for a seven
lot single-family residential subdivision; and
WHEREAS, the decision of the Planning Commission was appealed by the appellant,
Architectural Committee, La Costa Meadows Unit 3 Home Owners Association; and
WHEREAS, the City Council held a public hearing on January 11, 2011 in order to hear the
appeal and consider all arguments and evidence both in favor and against the appeal; and
WHEREAS, the City Council held a continued public hearing on February 8, 2011 and denied
the appellant's appeal of the Planning Commission's approval of El Fuerte View CT 04-13 and remanded
the subdivision to the City Planner for the final design approval of a five lot single-family residential
subdivision with one open space lot and a private street taking access off of El Fuerte Street; and
WHEREAS, the applicant submitted a five lot single-family residential subdivision
application to the City Planner for approval and was denied on the grounds that the design was not
consistent with the direction provided by the City Council; and
WHEREAS, the applicant appealed the City Planner's decision within the ten day appeal
period for reasons as stated on the Appeal Form; and
-1-Item #9 September 27, 2016 Page 4 of 17
EXHIBIT 1
WHEREAS, the City Council held a duly noticed public hearing to consider the appeal ofthe
City Planner's decision.
THEREFORE, The City Council of the City of Carlsbad, California, does hereby resolve as
follows:
1. That the above recitations are true and correct.
2. That the applicant's submitted subdivision design is not consistent with the
direction provided by the City Council when it remanded the tentative map final design to the City Planner
on February 8, 2011.
3. That the City Council denies an appeal and upholds the City Planner's decision to
deny a five lot single-family residential subdivision Tentative Map CT 04-13 and remands the matter back
to the City Planner for approval of a four lot single-family residential subdivision with adequate onsite
vehicle turn-around on each residential lot, one open space lot, and a maximum of three points of access
onto El Fuerte Street.
"NOTICE TO APPLICANT"
The time within which judicial review of this decision must be sought is governed by Code
of Civil Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad
Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the appropriate
court not later than the ninetieth day following the date on which this decision becomes final; however,
if within ten days after the decision becomes final a request for the record is filed with a deposit in an
amount sufficient to cover the estimated cost or preparation of such record, the time within which such
petition may be filed in court is extended to not later than the thirtieth day following the date on which
the record is either personally delivered or mailed to the party, or his attorney of record, if he has one. A
written request for the preparation of the record of the proceedings shall be filed with the City Clerk, City
of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA, 92008.
-2-Item #9 September 27, 2016 Page 5 of 17
EXHIBIT 1
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad
on the 27th day of September, 2016, by the following vote, to wit:
AYES: Hall, Wood, Schumacher, Blackburn, Packard.
NOES: None.
ABSENT: None.
MATT HALL, Mayor
~Oo,.~~ BARB ENGLESON, City Cle
(SEAL)
-3-Item #9 September 27, 2016 Page 6 of 17
DENYING THE APPEAL AND
REMANDING THE TENTATIVE MAP TO
THE PLANNING DIRECTOR FOR THE
EL FUERTE VIEW SUBDIVISION AND
APPROVING THE MITIGATED
NEGATIVE DECLARATION, GENERAL
PLAN AMENDMENT AND ZONE
CHANGE
AB# 20.446
MTG. 2011
DEPT. CEO
DEPT. DIRECTOR
CITY ATTORNEY
CITY MANAGER
CITY OF CARLSBAD — AGENDA BILL
Exhibit 2
RECOMMENDED ACTION:
That the City Council ADOPT Resolution No. 2011-019 DENYING the appeal of the El Fuerte
View Tentative Map (CT 04-13), Hillside Development Permit (HDP 04-06) and Habitat
Management Permit (HMP 09-10) provided the tentative map's final design is remanded to the
Planning Director to approve the design of a tentative map, along with any other necessary
permit approvals, with five residential lots, one open space lot, and a single access road to El
Fuerte Street, adopting a Mitigated Negative Declaration, approving the General Plan
Amendment (CPA 09-08), Hillside Development Permit (HOP 04-06), Habitat Management
Permit (HMP 09-10), and INTRODUCE Ordinance No. GS-117 APPROVING Zone Change (ZC
09-09) amending Section 21.05.030 of the Carlsbad Municipal Code by an amendment to the
Zoning Map from One-Family Residential (R-1) to Open Space (OS) on a portion of the
property.
ITEM EXPLANATION:
On January 11, 2011, the City Council held a public hearing to consider the appeal of the
Planning Commission's approval of the El Fuerte View subdivision and associated permits by
the Architectural Review Committee of the La Costa Meadows, Unit No.3 Home Owners
Association. The City Council received the reports and recommendations from its staff and
received the arguments and evidence from the appellant, the applicant and members of the
public. At the conclusion of the public process, public testimony was closed and the matter was
continued for deliberations by the City Council to its meeting of Tuesday, January 25, 2011.
After the public testimony was closed, the Council received written correspondence from the
applicant, the appellant and City staff, all of which were made part of the record.
At its meeting of Tuesday, January 25, 2011, the Council determined to deny the appeal,
approve the Hillside Development Permit and Habitat Management Permit, adopt a Mitigated
Negative Declaration and Mitigation Monitoring and Reporting Program for the project, approve
the General Plan Amendment and approve the Zone Change for the project by introducing
Ordinance CS-116.
DEPARTMENT CONTACT: Ron Ball 760-434-2891 ron.baWcarlsbadca.gov
FOR CITY CLERKS USE ONLY.
COUNCIL ACTION: APPROVED
DENIED
CONTINUED
WITHDRAWN
AMENDED
CONTINUED TO DATE SPECIFIC 0
O CONTINUED TO DATE UNKNOWN 0
O RETURNED TO STAFF
O OTHER—SEE MINUTES 0
councilo adopted the Re 9. oluti on a 9
emended.
See Minute9 for detai 19 .
Item #9 September 27, 2016 Page 7 of 17
Page 2
The attached Resolution and Ordinance implements the Council's decision of January 25, 2011
and the City Council should review the documents and concur that they properly reflect the City
Council's intentions in this matter.
FISCAL IMPACT:
There are no direct fiscal impacts to the City associated with this project approval. All public
improvements necessary to serve the project will be funded by the developer.
ENVIRONMENTAL IMPACT:
Staff has conducted an environmental impact assessment to determine if the project could have
a potentially significant impact on the environmental pursuant to CEQA Guidelines and the
Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code. As a result of
said review, the initial study (EIA Part 2) identified potentially significant effects on the
environment, but mitigation measures, agreed to by the applicant, would avoid or mitigate the
effects on the environment to a point where no significant effect on the environment would
occur, and there is no substantial evidence in light of the whole record that the project as
conditioned may have a significant impact on the environment. Consequently, a notice of intent
to adopt a Mitigated Negative Declaration and Mitigation Monitoring and Report Program was
published by the Planning Director for public review September 4, 2009 and the Planning
Commission held public hearings on the project on March 17, 2010 and April 7, 2010. The
project was redesigned in May 2010 so a second notice of intent to adopt a Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program was published by the Planning
Director for public review June 30, 2010.
EXHIBITS:
1. City Council Resolution No. 2011-019
2. City Council Ordinance No. r.s-i 17
Item #9 September 27, 2016 Page 8 of 17
Exhibit 3
RESOLUTION NO. 2011-019
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, DENYING THE APPEAL OF
TENTATIVE MAP CT 04-13, HILLSIDE DEVELOPMENT
PERMIT HDP 04-06, HABITAT MANAGEMENT PERMIT
HMP 09-10 AND MITIGATED NEGATIVE DECLARATION
AND REMANDING THE DESIGN OF THE TENTATIVE
MAP TO THE PLANNING DIRECTOR FOR APPROVAL OF
A TENTATIVE MAP WITH FIVE RESIDENTIAL LOTS AND
ONE CIRCULATION ROAD ACCESSED FROM EL
FUERTE STREET AND APPROVING THE HILLSIDE
DEVELOPMENT PERMIT, HABITAT MANAGEMENT
PERMIT, ADOPTING MITIGATED NEGATIVE
DECLARATION AND APPROVING THE GENERAL PLAN
AMENDMENT
WHEREAS, the Planning Commission held a number of public hearings on
this proposed subdivision, the last of which was October 6, 2010 and approved a
Tentative Map, a Hillside Development Permit, Habitat Management Permit and
recommended adoption of a Mitigated Negative Declaration and approval of General
Plan Amendment and Zone Change for a seven residential lot single family subdivision;
and
WHEREAS, the decision of the Planning Commission was appealed by the
appellant, Architectural Committee, La Costa Meadows Unit 3 Home Owners
Association; and
WHEREAS, the City Council held a public hearing on January 11, 2011 in
order to hear the appeal and consider all arguments and evidence both in favor and
against the appeal; and
WHEREAS, the City Council considered its other legislative actions
necessary for the approval of the subdivision; and
WHEREAS, after considering all the evidence, public testimony and
considering arguments both for and against the proposed project, the City Council
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Item #9 September 27, 2016 Page 9 of 17
closed the public testimony and continued the matter for deliberations to its meeting of
January 25, 2011; and
WHEREAS, the City Council received additional written material following
the close of the public testimony and before the time of its deliberations and made part
of the record; and
WHEREAS, the applicant and the appellant or other members of the
affected neighborhood are encouraged to meet and confer over the final designs of the
tentative map to be approved by the Planning Director; and
WHEREAS, after carefully considering the evidence, arguments, and public
testimony, the Council finds as follows:
1. That the proper environmental analysis was conducted in accordance with
the procedures established by the California Environmental Quality Act ("CEQA"), the
Mitigated Negative Declaration is appropriate in this case and an environmental impact
report is not appropriate given all of the evidence in the record including the Biological
Resources Surveys that were conducted and reports submitted in June 2003, May
2004, March 2005, January 2006 and May 2009. The Council is persuaded that the site
does not contain significant biological habitat or other features, which if eliminated,
would be considered a significant adverse impact. The Council further determines that ,
no California Gnatcatchers have been identified on site and that there are no significant
impacts to Gnatcatchers which could be mitigated. The appellant has not presented
any substantial evidence to the contrary and has not presented a fair argument that any
onsite resource or impact created by the project is significant.
2. The Council further determines that the proposed project site is not within
a hardline preserve area and that all references to hardline preservation, the
equivalency findings or HMP hardline amendment protocols do not apply. Figure 28 of
the Habitat Management Plan mistakenly included this property as a hardline even
though there was no agreement between the property owner and the City and the
appropriate wildlife agencies to designate it as hardline preserve. The Council further
finds that the site has been designated as developable as single family residential on
both the existing General Plan and zoning maps. The Council further finds that the
California Department of Fish and Game and the US Fish and Wildlife Services have
agreed that the property was never intended to be designated as hardline preserve and
have confirmed so in writing.
3. After having reviewed the reports by the applicants' geotechnical
engineer, by the City staff and by third-party independent geotechnical engineers, the
Council is persuaded that there are no geological hazards resulting from the approval of
Item #9 September 27, 2016 Page 10 of 17
this project. Nevertheless, prior to grading of the site, all grading of the site will be
under the direct supervision of a geotechnical firm approved by the City.
4. Architectural review by La Costa Meadows Unit 3 Architectural Review
Committee is irrelevant to the Council's decision on this project and disputes, if any,
may be resolved by the parties without action by this Council.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Carlsbad, California, as follows:
1. That the above recitations are true and correct
2. That the appeal of the La Costa Meadows Unit 3 Home Owners
Association Architectural Review Committee is denied but, based on the independent
review of the City Council, a revised tentative map is approvable and the matter is
remanded to the Planning Director to approve a five residential lot subdivision with a
private road providing circulation for these lots and being accessed from El Fuerte
Street. The decision by the Planning Director shall be final and an appeal of his
decision, if any, shall be returned to the City Council for determination.
3. The Hillside Development Permit, the Habitat Management Permit, the
General Plan Amendment are approved, the Mitigated Negative Declaration for this
permit is adopted and the findings of Planning Commissions Resolutions No.'s 6669,
6670, 6671, 6672, 6674 and 6675, on file with the City Clerk and incorporated herein by
reference, constitute the findings of the City Council in this matter.
4. Appellant has obtained significant relief on its appeal, and its appeal fees
shall be refunded.
///
II/
III
111
///
III
Item #9 September 27, 2016 Page 11 of 17
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council
of the City of Carlsbad on the 8th day of February, 2011, by the following vote to wit:
AYES: Council Members Hall, Kulchin, Blackburn, Douglas and Packard
NOES: None.
ABSENT: None.
111 MATT LL, Mayor
ATTEST:
ze,g
OR " INE M. WOOD, City Clerk
(SEAL
Item #9 September 27, 2016 Page 12 of 17
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Item #9 September 27, 2016 Page 13 of 17
Exhibit 5
FROM THE DESK OF
CLYDE WICKHAM
Letter of Transmittal
To: Don Neu, Planning Director
Re: CT 04-13 El Fuerte View - Revisions
Following the direction of City Council Resolution 2011-019, we are submitting the
revised Tentative Map (CT 04-13) for your review and approval.
As you will recall, City Council made various changes to the project at the public
hearing of the Appeal for the project. The Appeal was denied, but with the approval
of the project, one of the changes simply cannot be made. Specifically, requiring a
private street to be graded almost midway up on a steep hillside with retaining walls,
steep slopes and a water system to serve only 4 lots is a mistake. This project that was
submitted in 2004, went thru multiple designs and countless reviews and redesigns
and finally the private street idea was abandoned. Similar to the Design of Marbrissa
Condominiums on La Costa Avenue from the 70's and its major slope failure just a few
years ago. The idea of a perched roadway notched into a hillside consisting of
expansive clay and retaining walls with a water and percolating storm drainage system
is a serious mistake.
The approved EIR supports the revised Subdivision design similar to that submitted.
The Engineering Staff supported the concept of deleting the private road.
The revised design eliminates most of the proposed retaining walls.
The revised design only proposes 2:1 slopes where slopes are necessary.
The revised design respects the newly created hardline habitat area.
The revised design reduces the amount of grading. From an import of roughly 8,600
cubic yards to an export of 9,000 cubic yards.
The revised design creates 4 estate sized lots stepping down and served by the grade
of El Fuerte street.
An all way stop sign was installed on El Fuerte Street adjacent to this subdivision
mitigating any foreseeable traffic issues. Currently there are 2 adjacent streets to this
subdivision, (Chorlito Street and Cacatua Street, both with stop signs installed.
Please consider supporting the approved 4 lot subdivision as submitted.
1365 CYNTHIA LANE, CARLSBAD CA 92008 (760) 473-6116 CLYDEZZ@SBCGLOBAL.NET
Item #9 September 27, 2016 Page 14 of 17
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OWNER/PERMITEE CNA A NAA oc FARR, TRLIST PAG Box 2,7 Da 040, Ca 92010
REFERENCE PLAN:
ono NW, A, ARP 707E
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PROPoso DATILCILT LIE
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MIR. PARED. NUMMI
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PIAPosro CONCRETE MOO Mal
ORM. CONCRETE' RAM
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PROPOSED EASEMENTS
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EL A BUNN& 0.61. SEM DATE plas 11/.11/16
EY DALE REVISIONS DESCRIP11011 TENTATIVE TABP Mgt MAT 5, 2016
EL FUERTE VIEW
CITY Or CARLSBAD CA
Item #9 September 27, 2016 Page 15 of 17
City of
Carlsbad
Exhibit 7 cp1 (10 IL9
January 5, 2016
Clyde Wickham
1365 Cynthia Lane
Carlsbad, CA 92008
SUBJECT: CT 04-13 — EL FUERTE VIEW
The City Planner has completed a review of your plans for CT 04-13 in response to City Council direction.
BACKGROUND
The Planning Commission approved a seven residential lot subdivision with each lot accessed off of El
Fuerte Street in October 2010. The approval was appealed to the City Council on January 25, 2011. The
City Council approved CT 0443 with the direction to re-design the subdivision to include five residential
lots, one open space lot, and that each of the lots should be accessed by a private street with a single
point of connection to El Fuerte Street. The City Council further directed the project applicant to submit
a new subdivision design conforming to their direction to the City Planner for his review and approval
After careful consideration of the circumstances surrounding this request, the City Planner has
determined that the subdivision design does not conform to the city Council's direction in that the
proposed subdivision design does not include a common open space lot and includes individual lot access
to El Fuerte Street versus from a private street with a single point of access to El Fuerte Street.
This decision may be appealed by you to the City Council within ten (10) calendar days of receipt of this
letter. Appeals must be submitted in writing to the City Planner at 1635 Faraday Avenue in Carlsbad,
along with a payment of $1,097.00. The filing of such appeal within such time limit shall stay the effective
date of the order of the City Planner until such time as a final decision on the appeal is reached.
If you have any questions regarding this matter, please feel free to contact Christer Westnnan at (760)
602-4614.
CITY OF CARLSBAD
DON NEU, AICP
City Planner
DN:CW:fn
c: Jason Geldert, Engineering Manager
File Copy
Data Entry
HPRM
Community & Economic Development
Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-73141760-602-4600 j 760-602-8560 ft www.carlsbadca.gov Item #9 September 27, 2016 Page 16 of 17
6:6>0 Z 6 60546.; a,
7/17/..- /Z-10 er49 /2',i C"b/u5/.57-4,7- tAi/r1--/ 7271e 07/5 6 CiLie--/24-4_, /2191\1)
A-1/4..4_31/0E 6 /2_if-d/iV6 a-01i(MAJC6-/ /9-Na A/MD 1(/) file. 7A-6 PIZojecr:
0(.1 .51011 (Re--5c34,L:poN' 20 )/ -01?) /5 A/0,7-.
c:i4ee-5 540 eJ
NAME (Print):
MAILING ADDRESS:
CITY, STATE, ZIP:
TELEPHONE:
EMAIL ADDRESS:
SIGNATURE:
DATE:
Czy06--- ex1/e/./.714-r14i P45,
e/AJTAt/-4-
(&0)
er4-46/34-/J, cA , rzoGY
City of
Carlsbad
APPEAL FORM
P-27
Exhibit 8
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
Date of Decision you are appealing:
Subiect of the Appeal:
BE SPECIFIC Examples: if the action is a City Planner's Decision, please say so. If a project has multiple
applications, (such as a Coastal Development Permit, Planned Unit Development, Minor Conditional Use
Permit, etc) please list all of them. If you only want to appeal a part of the whole action, please state that here.
Please see fee schedule for the current fee.
/4A/A/44 -;911.- q76 V4/25C-761725 40''1 1 5/16,1A/ eq)6727&-- -
41-7774ct4e0 Le-77Oie
Reason(s) for the Appeal: PLEASE NOTE: The appeal shall specifically state the reason(s) for the
appeal. Failure to specify a reason may result in denial of the appeal, and you will be limited to the
grounds stated here when presenting your appeal.
BE SPECIFIC How did the decision-maker err? What about the decision is inconsistent with local laws, plans,
or policy? Please see Carlsbad Municipal Code (CMC) Section/21.54.140(b) for additional information
(attached). Please attach additional sheets or exhibits if necessary.,/ 47-rmet---/-e4 Lel're-R
/°)/-9/2/V47& /ee/9-e 7i7 ez27-5 /S 4J3 IW1C4W/
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JJ4tI)MJ 1,2 UU9 Cd4u56-. (3014- F-:/9/44/72e.
P-27 Page 1 of 1 Rev. 05/12 Item #9 September 27, 2016 Page 17 of 17
AFFIDAVIT OF MAILING
NOTICE OF PUBLIC HEARING
ro: miTe~~
DATE OF PUBLIC HEARING: . qj 2] }!({)
SUBJECT: El fuev1e \Jl~ ~
LOCATION: lkCO C8v1S\zad VL~\~ DYlVB
DATE NOTICES MAILED TO PROPERTY OWNERS: ~ L I 'S ) I 6
NUMBER MAILED: 1 colo -; 1
I declare under penalty of peijury under the laws of the State .of California that I am
employed by the City of Carl~bad and the foregoing is true and correct.
(Date)
R PUBLICATION VIA E-MAIL TO: 0 _Union Tribune .
~Coils!News
PUBLICATION DATE: Union Tribune --------~--~--------~---
Coast News_~-CJ~,/..,..,_/ --=-la-+-)_,_/ V?r==-·----
I decfare under penalty of perjury under the laws of the State of California that I am
employed by the City of Carlsbad in the City Clerk's Office a the going is true and
correct.
Date: -9-~----+--""l ~~Jl /~(2 _
Attachments: 1) Mailing Labels
2) Notice w/ attachments
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council
of the City of Carlsbad will hold a public hearing at the Council Chambers, 1200 Carlsbad Village
Drive, Carlsbad, California, at 6:00p.m. on Tuesday, September 27, 2016, to consider an appeal
of a City Planner decision to deny a four residential lot subdivision on property generally located
on the west side of El Fuerte Street north of Cacatua Street and more particularly described as:
Lot 552 of La Costa Meadows Unit 3 in the City of Carlsbad, County of San
Diego, State of California, according to map thereof No. 7076, filed in the
Office of the County recorder of San Diego County, October 16, 1971
Whereas, on January 5, 2016 the City Planner denied a request by the applicant to approve a
four residential lot subdivision finding that the subdivision design is not consistent with the
direction provided by the City Council when they remanded the tentative map design to the City
Planner for approval.
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing.
Copies of the agenda bill will be available on and after Thursday, September 22, 2016. If you
have any questions, please contact Christer Westman in the Planning Division at (760) 602-4614
or christer.westman@carlsbadca.gov.
If you challenge the City Council's decision in court, you may be limited to raising only those
issues you or someone else raised at the public hearing described in this notice or in written
correspondence delivered to the City of Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad Village
Drive, Carlsbad, CA 92008, at or prior to the public hearing.
CASE FILE: CT 04-13
CASE NAME: El Fuerte View
PUBLISH: Friday, September 16, 2016
CITY OF CARLSBAD
CITY COUNCIL
SITE MAP
• N
NOT TO SCALE
El Fuerte View
CT 04-13/ PUD 04-11/ HOP 04-06
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215-030-13 1
PONDEROSA COUNTRY
HOMEOWNERS ASSN
23382 MILL CREEK DR #120
LAGUNA HILLS CA 92653
215-350-66 4
REMSEN DOUGLAS JR TR
2786 UNICORNIO ST
CARLSBAD CA 92009
215-350-69 7
JACOB TANNER
2774 UNICORNIO ST
CARLSBAD CA 92009
215-350-72 10
MARK E & CHRISTINE OMALLEY
2762 UNICORNIO ST
CARLSBAD CA 92009
215-360-01 13
LEEPER K RONALD
2142 CAMBRIDGE AVE
CARDIFF CA 92007
215-360-25-02 18
DAVID PALMER
2824 UNICORNIO ST #B
CARLSBAD CA 92009
215-360-25-05 21
ADRIAN BOGDAN
2824 UNICORNIO ST #E
CARLSBAD CA 92009
215-360-25-08 24
DEAN DEANGELIS
2826 UNICORNIO ST #C
CARLSBAD CA 92009
215-360-31 27
TANHSU FAMILY TR
2958 EMERALD PL
CARLSBAD CA 92009
215-360-46 30
ANDREW & JUNGEUN LEE V ARI-IOLA
2944 HAWKS EYE PL
CARLSBAD CA 92009
2 I 5-350-58 2
TRAVIS & JAMIE RUSSELL
2752 UN1CORNIO ST
CARLSBAD CA 92009
215-350-67 5
NADEZHDA VITCHEV
2782 UNICORNIO ST
CARLSBAD CA 92009
215-350-70 8
MCNAUGHTON FAMILY TR
P 0 BOX 928408
SAN DIEGO CA 92192
215-350-73 II
METT A JOSEPH A TR
2758 UNICORNIO ST
CARLSBAD CA 92009
215-360-03-05 14-16
M T D PROPERTIES SAN DIEGO INC
4888 GLENHOLLOW CIR
OCEANSIDE CA 92057
215-360-25-03 19
ALEJANDRO & YELILA MORALES
2824 UNICORNIO ST #C
CARLSBAD CA 92009
215-360-25-06 22
LIZ RUTHERFORD
2826 UNICORNIO ST #A
CARLSBAD CA 92009
215-360-25-09 25
ROSEMARY GOEHNER
2826 UNICORNIO ST #D
CARLSBAD CA 92009
215-360-32 28
JAMES A & BARBARA C SMITH
2960 EMERALD PL
CARLSBAD CA 92009
215-360-47 31
LLOYD & SNOW DEBRA TUCKER
2948 HAWKS EYE PL
CARLSBAD CA 92009
215-350-59 3
RONALD & TALMADGE AMY LEE
2756 UNICORNIO ST
CARLSBAD CA 92009
215-350-68 6
JEFFERY J NASON
2778 UNICORNIO ST
CARLSBAD CA 92009
215-350-71 9
BAO.DUC NGUYEN
2766 UNICORNIO ST
CARLSBAD CA 92009
215-350-74 12
MARVISTA II AT LA COSTA
MAINTENANCE CORP
411 IVYST
SAN DIEGO CA 92101
215-360-25-01 17
JESSE & BRYCE SARAH DA WBER
2824 UNICORNIO ST #A
CARLSBAD CA 92009
215-360-25-04 20
GALLO ADELINE TR
2824 UNICORNIO ST #D
CARLSBAD CA 92009
215-360-25-07 23
KUBOTA JACK FAMILY TR
536 MERIDIAN WAY
CARLSBAD CA 92011
215-360-30 26
LYLE & MICHELLE SWENSON
2956 EMERALD PL
CARLSBAD CA 92009
215-360-33 29
MATTHEW & PAMELA BROTHERS
2962 EMERALD PL
CARLSBAD CA 92009
215-360-48 32
MICHAEL & CHRISTINE DORING
2950 HAWKS EYE PL
CARLSBAD CA 92009
STAPlES~ label size 1" x 2 5/8'" compatible with Avery ®5160/8160
ttlquette do format 25 mm x 61 mm compatible avec Avery ®5160/8160 04A
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WILLIAMS FAMILYTR
2954 HAWKS EYE PL
CARLSBAD CA 92009
215-361-03 36
TEllNDER NEELON
2914 PEARL PL
CARLSBAD CA 92009
215-361-06 39
RYAN & MELISSA OCONNOR
2920 PEARL PL
CARLSBAD CA 92009
215-361-09 42
WAYNE & KAREN AGENO
2926 ZIRCON PL
CARLSBAD CA 92009
215-361-12 45
DEBY WILLIAMS
238 ASPEN CIR
DIVIDE CO 80814
215-361-15 48
LIAO CHRISTOPHER & KATHERINE TR
2938 GARNET PL
CARLSBAD CA 92009
215-361-18-21 51-54
MAR VISTA MAINTENANCE CORP
2185 FARADAY AVE #140
CARLSBAD CA 92008
215-370-04 57
BRIAN & YONG FENLON
2816 CACATUA ST
CARLSBAD CA 92009
215-370-07 60
ALEX DOBROVODSKY
12250 TULIPTREE CIR
RIVERSIDE CA 92503
215-370-10 63
CHARLES MARSHALL
2840 CACATUA ST
CARLSBAD CA 92009
215-361-01 34
FISCHER FAMILY TR
4870 BROOKBURN DR
SAN DIEGO CA 92130
215-361-04 37
DAVID & OREILLY-READMAN
SUSANNE
2916 PEARL PL
CARLSBAD CA 92009
215-361-07 40
ANN K SEGARINI
2922 ZIRCON PL
CARLSBAD CA 92009
215-361-10 43
GRANT & LINDSEY LUPO
2928 ZIRCON PL
CARLSBAD CA 92009
215-361-13 46
MICHAEL & BRUNO SARAH HENRY
2934 GARNET PL
CARLSBAD CA 92009
215-361-16 49
MICHAEL GRAVEN
2940 GARNET PL
CARLSBAD CA 92009
215-370-02 55
BRIAN & MARY MALLOY
428 LA VENTURE
MT VERNON W A 98273
215-370-05 58
ENGLISH FAMILY TR
2820 CACATUA ST
CARLSBAD CA 92009
215-370-08 61
MICHAEL & PATRICIA SLATOR
2832 CACATUA ST
CARLSBAD CA 92009
215-370-1 I 64
JONATHAN S SPOONER
2844 CACATUA ST
CARLSBAD CA 92009
215-361-02 35
DEVITT BARBARA A S TR
2912 PEARL PL
CARLSBAD CA 92009
215-361-05 38
CARL TON-SIEGLINDE TR
2918 PEARL PL
CARLSBAD CA 92009
215-361-08 41
MARC & SHARYN BUKSBAUM
2924 ZIRCON PL
CARLSBAD CA 92009
215-361-11 44
ABHIJTT & DEAN SARAH BHATIA
2930 ZIRCON PL
CARLSBAD CA 92009
215-361-14 47
EFIMOFF FAMILY TR
2936 GARNET PL
CARLSBAD CA 92009
215-361-17 50
HOLLEE OSBORNE
2942 GARNET PL
CARLSBAD CA 92009
215-370-03 56
TROYAZMOON
2812 CACATUA ST
CARLSBAD CA 92009
215-370-06 59
MARIE L BRADLEY
2824 CACATUA ST
CARLSBAD CA 92009
215-370-09 62
ALTHOUSE FAMILY LIVING TR
2836 CACA TUA ST
CARLSBAD CA 92009
215-370-12 65
ANDERSON JOSEPH & LORI TR
2848 CACATUA ST
CARLSBAD CA 92009
label siza1" x 2 518w oompatible With Avery ®5160/8160
~tlquette do format 25 mm x 67 mm compatible avec Avery ®516018160 04A
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215-370-13 66
RICHARD & JENINA WESTON
2852 CACATUA ST
CARLSBAD CA 92009
215-370-16 69
NICOSIA JOSEPH & ELOISE TR
2861 CACATUA ST
CARLSBAD CA 92009
215-370-19 72
AARON & KARMEN LINDSEY
ROSENZWEIG
2855 CACATUA ST
CARLSBAD CA 92009
215-370-22 75
GURPRIT S CHEEMA
2845 CACATUA ST
CARLSBAD CA 92009
215-370-25 78
MICHAEL & STACY DANIELS
2833 CACATUA ST
CARLSBAD CA 92009
215-370-28 81
HAM SA YEH GOSHT ASB &
BAGHOLESTANI PARIZAD FAM
2245 LA AMA TIST A RD
DEL MAR CA 92014
215-370-29-03 84
DENNIS L DYER
508 ORPHEUS AVE
ENCINITAS CA 92024
215-370-29-06 87
HERBERT E TRIBINO
8586 CRESCENT DR
LOS ANGELES CA 90046
215-380-03 90
HENSLEY LIVING TR
2841 ESTURION ST
CARLSBAD CA 92009
215-380-06 93
PAUL & DWANA BAUMANN
2819 ESTURION ST
CARLSBAD CA 92009
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215-370-14 67
MARK & TULLAO MARY ANDERSON
2854 CACATUA ST
CARLSBAD CA 92009
215-370-17 70
CRAIG & TRACIE HOGENCAMP
2859 CACATUA ST
CARLSBAD CA 92009
215-370-20 73
RICHARD D KALISH
2853 CACATUA ST
CARLSBAD CA 92009
215-370-23 76
HARRY & JENNIFER COTTAM
2841 CACATUA ST
CARLSBAD CA 92009
215-370-26 79
DAVID W & CAROLINE HONDA
2821 CACA TUA ST
CARLSBAD CA 92009
215-370-29-01 82
JESSICA SMITH
2806 CACATUA ST #A
CARLSBAD CA 92009
215-370-29-04 85
DEBBIE KEMMERER
2804 CACA TVA ST #A
CARLSBAD CA 92009
215-380-01 88
FREDERICK & MILAGROS ASUNCION
2902 CACATUA ST
CARLSBAD CA 92009
215-380-04 91
BLACK FAMILY TR
2833 ESTURION ST
CARLSBAD CA 92009
215-380-07 94
SAMUEL & JENNIFER GAZZO
2813 ESTUR10N ST
CARLSBAD CA 92009
215-370-15 68
BARTLEY FAMILY TR
2856 CACA TUA ST
CARLSBAD CA 92009
215-370-18 71
MATTHEW & PATRICIA WALLACE
2857 CACA TUA ST
CARLSBAD CA 92009
215-370-21 74
LAFLIN-SMITH TR
2849 CACATUA ST
CARLSBAD CA 92009
215-370-24 77
SANDERS FAMILY TR
2837 CACATUA ST
CARLSBAD CA 92009
215-370-27 80
BJORN & CHRISTINE DEBOER
2811 CACATUA ST
CARLSBAD CA 92009
215-370-29-02 83
BARRIOS MICHELE F AM TR
2044 VERALN
ESCONDIDO CA 92026
215-370-29-05 86
GUENDERT ELEANOR V REV TR
2804 CACATUA ST #B
CARLSBAD CA 92009
215-380-02 89
PATRICIA LANGOWSKI
2849 ESTURION ST
CARLSBAD CA 92009
215-3 80-05 92
ESTES FAMILY TR
2825 ESTURION ST
CARLSBAD CA 92009
215-380-08 95
MAKHSUDOVA TR
2809 ESTURION ST
CARLSBAD CA 92009
label size 1• x 2 518" compatible with Avery ®5160181 SCI
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DAVID R & DONNA L ORR
2805 ESTURION ST
CARLSBAD CA 92009
215-380-12 99
HARIPRIY AN J HAMPAPURAM
6319 CHORLITO ST
CARLSBAD CA 92009
215-380-15 102
RONALD LEBROKE
6308 CHORLITO ST
CARLSBAD CA 92009
215-380-18 105
VIKRANT & JENNIFER A BATRA
2806 ESTURION CT
CARLSBAD CA 92009
215-380-21 108
TILT RAY & BETTYFAM
SURVIVORS TR
2818 ESTURION CT
CARLSBAD CA 92009
215-380-24 Ill
ROSENFIELD FREDERICA TR
2830 ESTUR10N PL
CARLSBAD CA 92009
215-380-27 114
SANDRA L JASPERSEN
2844 ESTURION PL
CARLSBAD CA 92009
215-380-30 117
SUSAN A MCDONALD
2858 ESTURION ST
CARLSBAD CA 92009
215-390-06 120
WILLIAM & CHERIE HUFFMAN
3016 XANA WAY
CARLSBAD CA 92009
215-390-17 123
ROBERT & JENNIFER WINSTON
2909 CACATUA ST
CARLSBAD CA 92009
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215-380-10 97
PATTI L HOPKINS
2801 ESTURION ST
CARLSBAD CA 92009
215-380-13 100
SALOUR MICHAEL LIVING TR
6311 CHORLITO ST
CARLSBAD CA 92009
215-380-16 103
STEPHEN B HULSE
63 12 CHORLITO ST
CARLSBAD CA 92009
215-380-19 106
SMITH FAMILY LIVING TR
2810 ESTURION CT
CARLSBAD CA 92009
215-380-22 109
HINKLEY JAMES & EMIKO REV TR
2822 ESTURION PL
CARLSBAD CA 92009
215-380-25 112
RICHARD & PATRICIA WONG
2834 ESTURION PL
CARLSBAD CA 92009
215-380-28 115
SNYDER FAMILY TR
2848 ESTURION ST
CARI~SBAD CA 92009
215-390-04 118
GOFORTH PAUL F TR
3012 XANA WAY
CARLSBAD CA 92009
215-390-15 121
CHRISTOPHER & JANELLE DODK1N
2921 CACATUA ST
CARLSBAD CA 92009
215-390-18 124
MARK & ELIZABETH CRAMER
2903 CACATUA ST
CARLSBAD CA 92009
215-380-11 98
JOHNSON DONNA TR
6327 CHORLITO ST
CARLSBAD CA 92009
215-380-14 101
MARION FAMILY TR
P 0 BOX 130351
CARLSBAD CA 92013
215-380-17 104
MICHAEL & DIANNE HURT
2802 ESTURION ST
CARLSBAD CA 92009
215-380-20 107
BERRY DIANE TR
2814 ESTURION CT
CARLSBAD CA 92009
215-380-23 110
GUTHRIE DAVID & JULIA TR
2826 ESTURION PL
CARLSBAD CA 92009
215-380-26 113
SMIT FAMILY LIVING TR
2840 ESTURION PL
CARLSBAD CA 92009
2l5-380-29 116
JAMES & MEGAN DEWITT
2852 ESTURION ST
CARLSBAD CA 92009
215-390-05 119
DREW & INGER JIMENEZ
3014 XANA WAY
CARLSBAD CA 92009
215-390-16 122
HYUNG & YOUNG YANG
2915 CACATUA ST
CARLSBAD CA 92009
215-390-19 125
JESSE & KATHERINE MAUSER
2906 CAPAZO CT
CARLSBAD CA 92009
label size 1" x 2 5/8" compatible wi1h Avery ®5160181 00
ttlquatte do format 25 mm x 67 mm compatible avec Avery ®5160181 00
•
04A
215-390-20 126
NANCY L CARLIN
2910 CAPAZO CT
CARLSBAD CA 92009
215-541-07 129
CONLANJAMESEREVTR
2714 LA GOLONDRINA ST
CARLSBAD CA 92009
215-541-10 132
IRENE E TSUTSUI
2647 GATEWAY RD #295
CARLSBAD CA 92009
215-541-13 135
BRADLEY & CLIFTON SARAH
ANDERSON
6426 CHIRIQUI LN
CARLSBAD CA 92009
215-541-16 138
T AKENORI MURAOKA
6432 CHIRIQUI LN
CARLSBAD CA 92009
215-541-19 141
OLSEN 2004 TR
2725 SOCORRO LN
CARLSBAD CA 92009
215-542-01 144
CARRO FAMILY TR
6428 EL PERI CO LN
CARLSBAD CA 92009
215-542-04 147
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215-541-05 127
GRIFFIN ZIEGLER FAM LIV TR
2710 LA GOLONDRINA ST
CARLSBAD CA 92009
215-541-08 130
KRALL FAMILY TR
2716 LA GOLONDRINA ST
CARLSBAD CA 92009
215-541-11 133
ELLEN M ALAKA
2722 LA GOLONDRINA ST
CARLSBAD CA 92009
215-541-14 136
KARLE JOHNSON
6428 CHIRIQUI LN
CARLSBAD CA 92009
215-541-17 139
KEITH & LAURA GALLOWAY
6434 CHIRIQUI LN
CARLSBAD CA 92009
215-541-20 142
SALAS FAMILY TR
2723 SOCORRO LN
CARLSBAD CA 92009
215-542-02 145
HOWARD & PATRICIA SWEATTE
2713 LA GOLONDRINA ST
CARLSBAD CA 92009
215-542-05 148
215-541-06 128
MICHAEL & KENNEDY KATHLEEN
FARR
2712 LA GOLONDRINA ST
CARLSBAD CA 92009
215-541-09 131
GRIFFITH FAMILY TR
2718 LA GOLONDRINA ST
CARLSBAD CA 92009
215-541-12 134
ERIC & LUCILLE OLSON
110 KILKENNY DR
CARDIFF CA 92007
215-541-15 137
FELBER WALTER TRUST
6430 CHIRIQUI LN
CARLSBAD CA 92009
215-541-18 140
MICHAEL & MELANIE CLARK
6436 CHIRIQUI LN
CARLSBAD CA 92009
215-541-21 143
KEENE JUDITH TR
2721 SOCORRO LN
CARLSBAD CA 92009
215-542-03 146
CURT & DIANA SCHOEPPNER
2715 LA GOLONDRINA ST
CARLSBAD CA 92009
215-542-06 149
HOWARD & BOZEK AMY GRUNLOH
2717 LA GOLONDRINA ST
CARLSBAD CA 92009
PETER & KARIN BRAEMER
2719 LA GOLONDRINA ST
CARLSBAD CA 92009
CESENA TRUST
17015 EL SOL RD
RAMONA CA 92065
215-542-07 150
ASHLEY-BATTENBERG FAM TR
2722 SOCORRO LN
CARLSBAD CA 92009
215-542-10 153
SCHOLL CATHY TR
2716 SOCORRO LN
CARLSBAD CA 92009
215-542-08 151
RAYMOND & GUZMAN GEORGINA
SMITH
2720 SOCORRO LN
CARLSBAD CA 92009
215-542-11 154
GAYLE N FULBRIGHT
2714 SOCORRO LN
CARLSBAD CA 92009
215-542-09 152
GILLILAND REBECCA FAMILY TR
POBOX4406
RIO RICO AZ 85648
215-542-13 155
CAROL A MEEKS
6432 EL PERICO LN
CARLSBAD CA 92009
label s1m1• x 2 5/8" compatible with Avery ®5160/8160
Blquatte do format 25 mm x ~ mm oompatlble avec Avery ®516018100 04A
•
•
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09 UU09l9® f.J&A'rJ l.ll!M 91Q!ln<IU103 "S/9 C: X • ~ 9Z!S 19tl'el
215~542-14 156
MARTIN & GRETCHEN JACKSON
6430 EL PERICO LN
CARLSBAD CA 92009
222-662-07 159
ANTHONY & JONI REEVES
2829 CARRILLO WAY
CARLSBAD CA 92009
222-662-1 0 162
COOPER FAMILY TR
2817 CARRILLO WAY
CARLSBAD CA 92009
222-662-26 165
RANCHO CARRILLO MASTER ASSN
2237 FARADAY AVE#lOO
CARLSBAD CA 92008
215-543-01 157
KENNETH & YANG TI~SHAN LYNCH
2717 SOCORRO LN
CARLSBAD CA 92009
222-662-08 160
ROUQUETTE FAMILY TR
5079 ROYAL PINES WAY
DUBLIN CA 94568
222~662-11 163
BIRGITTE ATME
2813 CARRILLO WAY
CARLSBAD CA 92009
222-662-31 166
TRINITY S P
P 0 BOX 2573
CARLSBAD CA 92018
215-543~02 158
MONTGOMERY CHRYSTINE TR
3693 NORTH WAY
OCEANSIDE CA 92056
222~662-09 161
TERRY & JUDY THOMAS
2821 CARRILLO WAY
CARLSBAD CA 92009
222~662-14 164
WOOLFTR
280 1 CARRILLO WAY
CARLSBAD CA 92009
222-662-32 167
DOUGLAS & MARYANN GROSET
2805 CARRILLO WAY
CARLSBAD CA 92009
label size 1" x 2 518" compatible wfth Avery ®5160/8160
ttlquette do format 25 mm x 67 mm compatible avec Avery ®5160/8160 04A
••
El Fuerte View
CT 04-13
Location Map
El Fuerte View
•2011
–Five Residential Lots
–One Private Drive
–One Open Space Lot
El Fuerte View
•2016
–Four Residential Lots
–Three Driveways
–One Open Space Lot
El Fuerte View
Recommendation
•Deny the Appeal
•Remand the Four Residential Lot with Three
Driveways and One Open Space Lot
Configuration to the City Planner for Final
Design.