Loading...
HomeMy WebLinkAbout2001-11-07; Planning Commission; ; CUP 01-16|SUP 01-06 - NEXTEL - BANK OF AMERICA-., ....., The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: November 7, 2001 ItemNo.@ Application complete date: August 2, 2001 Project Planner: Van Lynch Project Engineer: David Rick SUBJECT: CUP 01-16/SUP 01-06 -NEXTEL -BANK OF AMERICA -Request for a Conditional Use Permit and Special Use Permit to allow the installation of a ground located base transceiver station ( enclosed equipment cabinets), the placement of a total of fifteen (15) wall mounted antennas, and three roof mounted ancillary antennas upon an existing commercial building (Bank of America, La Costa Town Center) located at 7700 El Camino Real in the C-1-Q Zone in Local Facilities Management Zone 6. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5085 and 5086 APPROVING CUP 01-16 and SUP 01-06 based on the findings and subject to the conditions contained therein. II. INTRODUCTION This application is a request for a Conditional Use Permit and Special Use Permit to allow an Enhanced Specialized Mobile Radio System (ESMR) facility consisting of a 226 square foot equipment enclosure located adjacent to the existing building, three roof mounted ancillary antennas, and a total of fifteen (15) wall mounted panel antennas on various existing building elevations of the Bank of America building within the La Costa Town Center Shopping Center. The north, east, and west elevations of the existing building fayade will each accommodate five panel antennas. Quasi-public utility facilities are permitted in the Commercial Zone by Conditional Use Permit, and all required conditional use findings could be made for the proposed ESMR facility. III. PROJECT DESCRIPTION AND BACKGROUND Nextel Communications is a company licensed to operate in California by the Federal Communications Commission (FCC). Nextel Communications is currently in the process of developing a digital ESMR network throughout San Diego County to service its local subscribers. ESMR telecommunications technology is emerging as an important emergency service and business tool, as well as being convenient for personal and family use. The proposed site is within an existing commercial shopping center, La Costa Town Center, located at 7700 El Camino Real, which is at the southeast comer of the intersection of La Costa Avenue and El Camino Real. The proposed project includes: 1) one 226 square foot equipment enclosure to match the existing wall material and located at-grade in a landscaped planter on the east side of the existing Bank of America building; 2) three arrays of five panel antennas; and 0 CUP 01-16/SUP 01-06-NEXTEL-BANK OF AMERICA November 7, 2001 Pa e2 three ancillary roof mounted antennas located behind the roof parapet. The panel antennas will be mounted on a vertical architectural band just below the roofline on the north, west, and east elevations of the existing building. The antenna panels would be from three to four feet in length and painted (white) to match the existing structure. The ancillary antennas consist of two Global Positioning System (GPS) antennas and one BMR antenna. These antennas will be roof mounted behind the existing roof parapet and not visible from the ground. The design of the roof precludes the panel antennas from being mounted behind the parapet. No other cell sites are presently located at the site. The proposed project is subject to the following regulations: A. General Commercial Zone (C-1) (Chapter 21.28 of the Carlsbad Municipal Code); B. Conditional Use Permit Regulations (Chapter 21.42 of the Carlsbad Municipal Code); C. El Camino Real Corridor Development Standards (Chapter 21 .40); D. Qualified Development Overlay Zone (-Q) (Chapter 21.06 of the Carlsbad Municipal Code); E. Growth Management. IV. ANALYSIS Staffs recommendation of approval for the conditional use and special use permits was developed by analyzing the project's consistency with the applicable City regulations and policies. This analysis will present in text the project's consistency with the applicable regulations listed below: A. General Commercial Zone The proposed development is consistent with all applicable development standards and guidelines required by the C-1 Zone for setbacks, coverage, storage areas and architecture. The equipment enclosure, located at-grade and within an existing landscape planter, will be 58-feet from the nearest property line and enclosed by a 13-foot high stucco enclosure to match the existing architecture of the existing building. The antenna panels, which would be mounted to the exterior facade of the existing building elevations, would be painted to match the existing structure and therefore integrated into the architecture. The roof mounted ancillary antennas will be located behind the existing parapet. B. Conditional Use Permit Regulations Conditional land uses such as ESMR communication facilities possess unique and special characteristics which make it impractical to include them as permitted uses "by right" in any of the various zoning classifications (i.e., residential, commercial, and industrial). The authority for the location and operation of these uses is subject to Planning Commission review and the issuance of conditional use permits. The following required conditional use permit findings for the proposed ESMR facility can be made: -CUP 01-16/SUP 01-06-NEXTEL-BANK OF AMERICA November 7, 2001 Pa e3 1. The proposed use is: a) necessary and desirable for the development of the community in that the community benefits of wireless communications include improved telecom- munications service for emergency services and individuals; b) consistent with the General Plan in that the Commercial land use designation does not preclude the provision of quasi-public utility uses; and c) not detrimental to permitted uses in the Commercial zone in that the use is integrated into the existing commercial building and requires no significant changes to the site design or function; 2. The proposed site is adequate in size and shape to accommodate the use in that the antennas would be mounted on the existing building's elevations and on the rooftop; the equipment enclosure is located adjacent to the structure within the buildable envelope; and complies with the commercial zone development standards; 3. All features necessary to adjust the requested use to the existing use are provided in that the wall mounted antenna are painted to match the existing building fa;:ade to reduce their visibility; and 4. The street system serving the proposed use would not be impacted by the proposed conditional use in that additional vehicle trips are limited to occasional equipment maintenance by service personnel. C. El Camino Real Corridor Development Standards Development along the El Camino Real corridor requires the processing of a Special Use Permit. The project site falls within Area Five of the El Camino Real Corridor Development Standards. This area is dominated by the La Costa development, which includes various residential, commercial, offices, and visitor-serving land uses. The topography offers views of the surrounding hills and valleys. Batiquitos Lagoon is a prominent physical feature along a major portion of the roadway, which the project would not impact. Much of the existing development reflects a Spanish architectural theme. The project does not bias the "Old California/Hispanic" design theme by using similar building materials as the existing building. The building does not restrict any views from the El Camino Real roadway. D. Qualified Development Overlay Zone The project site has been zoned with the Qualified Development Overlay Zone (Q) designation, however Section 21.06.040 exempts the enlargement of less than one thousand square feet of any existing commercial building on any commercially zoned lot. Since the project does not involve the addition of useable square footage to the existing project and the existing lot is commercially zoned, a Site Development Plan is not required for this project. E. Growth Management The proposed site is located within Local Facilities Management Plan Zone 6. The installation of the antennas on the building walls and rooftop, and the equipment enclosure adjacent to the existing commercial building, will not result in increased public facilities demands and therefore, the project will not exceed performance standards for public facilities. CUP 01-16/SUP 01-06-NEXTEL-BANK OF AMERICA November 7, 2001 Pa e4 V. ENVIRONMENTAL REVIEW The installation of small new equipment is a Class 3 Categorical Exemption under the California Environmental Quality Act (Guidelines Section 15303). Nextel Communications, Inc. is licensed by the FCC to receive and transmit by radio waves operating in the 800-900 MHz frequency block. The FCC requires compliance with radio frequency power density standards (ANSI/IEEE C95. l-l 992) for the general public; therefore, the project would not have a significant impact on the environment. ATTACHMENTS: I. Planning Commission Resolution No. 5085 (CUP) 2. Planning Commission Resolution No. 5086 (SUP) 3. Location Map 4. Background Data Sheet 5. Disclosure Statement 6. Reduced Exhibits 7. Exhibits "A" -"F" dated November 7, 2001. VL:cs BAT/QU/TOS LAGOON .-,,.. ., ~ z 13 z w "-0 ~ (,J <> NEXTEL BANK OF AMERICA CUP 01-16/SUP 01-06 BACKGROUND DATA SHEET CASE NO: CUP 01-16/ SUP 01-06 CASE NAME: NEXTEL -BANK OF AMERICA APPLICANT: Nextel Mark Brunette REQUEST AND LOCATION: Personal Communication Facility At 7700 El Camino Real !Bank of America, la Costa Town Center) LEGAL DESCRIPTION: Parcel A of Parcel Map No. 10283, in the City of Carlsbad, County of San Diego, State of California. filed in the Office of the County Recorder of San Diego County, July 30 1980 as file no. 80-240721 of official records. APN: 216-124-11-00 Acres: Ll Proposed No. of Lots/Units: ,.,N"-'IA:,,_ _________ _ GENERAL PLAN AND ZONING Land Use Designation: ""C"'o"'mm=e=r=c'=·a~l _____________________ _ Density Allowed: ,_N"'/ A'-"-------- Existing Zone: .,,,C~-l"--..,,0'-------- Density Proposed: ,_N"'/ A'-"------------- Proposed Zone: "'C~-1!..:-:l.L. __________ _ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning General Plan Site C-1-Q Community Commercial (C) North C-1-Q Neighborhood Commercial (N) South C-1-Q Community Commercial (C) East OS Open Space (OS) West P-C Open Space (OS) PUBLIC FACILITIES School District: ,.E.,nc"'i.,,n,.,it,.,as,__ ____ _ Water District: ,,,C"'ar,_.l.,,,sb,,a.,,dc._ ____ _ Sewer District: :seC,,ar'-'l"'sb,eae,d~----- (Land Use) (Commercial) (Vacant/Future Commercial (Commercial) (Vacant) (Vacant) Equivalent Dwelling Units (Sewer Capacity): N!..:"-'/A:,,_ ________________ _ ENVIRONMENTAL IMPACT ASSESSMENT D Negative Declaration, issued _____________________ _ D Certified Environmental Impact Report, dated _______________ _ ~ Other, Class 3 Categorical Exemption, Section 15303 :) City of Carl·sbad IM@i,I ,II, i·l 114·1=14;, ,14 ,ii DISCLOSURE STATEMENT Applicant's siatement or disclosUtt of cenain ownership interestS on all appitcauons wh~h will require discretionary action on the of the Ci Council or any a ointed Board. Comm1ss1on or Cc:>mm,tttt. The following informatiO!l MUST be disclosed at the rime ofa])]'licauon sz,bmmal. Your project tilnnot be reviewed u:nti.l this infOTl'!lation is completed. Please print. NDJe: Person is defined ll$ ~Any individual, mm. ce>-panm:rsbip, joint vcn1'll'c, association, socl3I club. i'nllemat orpnizatiOJI. co111oratio0, estate, lnl&t. receiver, syndicate. in this and all)' other c:ouniy. aiy end coumy. cm.· mw:alcipalil)'. dimict or other politic:al subdivision or a.iy other l'"Ot.lp or combimtion ■CIU!g as a wli:. •· Apnl.$ ~ sign tlus document; however. !he legal name 1rid e1ll:i!)' of !he applicant 1rid propcrc:, mvner mu,1 be prt)Vided below. I. APPLICANT (Not the applicant's agent) l'rovide die COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the appli~ad011 .. Ii the applicant includes a comoz:atjon or parmernhip. includr the names, title, addresses of all in,dividlla!S owning more than I 0% of the shares. IF NO INDMDUALS OWN MORE THA.N 10% OF 1HE SHA.RES, PLEASE INDICATE NON• APPl.ICABLE•(N/A) IN nm SPACE BELOW If a pubjicly-owp;d gmpontion in,lude the narn~s. titles. and. addresses of ~ corporate officers. (A scp![~te page may be attached if ·necessary.) · -,r,.,.. '\)Cll,(A.W,,~ ~ Per&Oll,___________ @Part N:i.xt1:k Qf Clw1:tetr!A t>'-C::. , ... Tille.~---------Title._.,.C_l=-Q.,,.."---------Address, __________ _ Address. ____________ _ 2. OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of M.,1. persons having any ownership intere'1 m the J)roperty involved, Also. provide the nature of the legal ownership (i.e. J)artnership, tenan!S in common, non-profit, corporation, er.c.). If the ownership includes a corpol"lltjon "" PPT1D1ttship, include the names. title, addresses o, all individuals own.mg moro: than 100/4 of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PI.EASE INDICATt NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a pllblicly- awned corporation. include the names. titles, and addresses of the coli)orate officers. (A Se!)arate page may be an.ache~,) Re,.._., & ~1-"«,.E. \ ~<,oi..o Person/4~~--~-¥' Co~k~i..0 'fam,._-, LJW)\:ffO~tall>l • Title ~ .t. T11l~•--~...)al;;!Sit?~~fZ,;B,'!$i.., ______ _ Ada.res~c'd7.J~pt.,<-~<f"::"!:£ Address \'5:J,S \hf\ Weee@AAL-: '.'.l-., ,,z.. ~ t!?...A.r" 'fo., 2Poe\t. ~~~ ~,. ,~ J 1635 Faraday AveMve • Carl,s;bad. CA 92008-7314 • (760) 602-4600 • FAX (780) 602-8559 (i} • •' I l• •• • -.. ' .~ ). 0 if any person identified p,;rsuanr ro ( I l or 12) abo\'e 1s a nonprofit orgarnpuon or A rr,dfi-i,::: ::,.- names and addresses of AID: person serving as an officer or director of the non-o,ofo organization or as mistee or beneficiary of the. · Non Profit/Trust________ Non Profit Trust _________ _ Title. ___________ _ Title _____________ _ Address __________ _ Address. ____________ _ 4. Have you had more than $250 worr.b of business i:ransacred with any member of Cl~· staff. Boards. Commissions, Comnunees and/or Council with.In the pasr rwel\•e (-12) months7 D Yes S No If yes, please indicate person(s); _____________ _ NOTE: Attach additional sheets if necessary. I certify that all the above infonnatiou is ll'UC ~d com:ct to the best of my lc:nowled e. Print or iy;ie name of o\>Jller Signature of owncr/appJicmt' s agent if applicable/date Print or type name of owner/applicant's agent .. ... · ' , ~:.AJ>Ml"I\COUNTERIDISCLOSURE ST t,. TEMENT 5/98 ignature of .applictmt/date ('(\~t).~NStrl~ r-:'eo... Ni;.~ ~\lN\C,lln\sfl';, Prin1 or type name of awlic:anr Page 2 af 2 a !'DIC ® tfEXi =-• ____ ,,__ -~"::'!"::".;._'!..- CL.. II II -- BANK OF AMERICA (AVIARA) CA-6401-C +x•E£ ~---°"""'--'OO-S.,,Oiogo•CAl2ffl ---fu,II08)- 7700 EL CAMINO REAL --IANK OF AM£RICA (AYIARA ' CA-5401-C ( ,,..,.__, ... -~--· CARLSBAD, CA 92009 II ---II 9/21/01 II --II 111S PIIMC1" OON!BIS or JI£ IN5WLQIJN --or ---ZONING Mf8llll5 JIii ASSllCIIUOI OlUPIIO« RII JI£ 'IEXm' aEffl ARCHITECT: T1 "" .... - CA~•-~ 1E-IXlCMllDIINS l£IWOIIC. A 10W. or lEJilE (12) "'"'"" Mf8llll5 lll0l.lfflll ON 10 (E) IUlllC ML llfO (2) Gl'S Jlat-8_.IIIOU A1 SIIE/IIOOrl'tM -APPROVALS: MIEll"8. Mil 01E (1) -M1tNM,. al.. IIISDlll.£D AT ~ IESII. CA 2IIQS A2 ~IIOOMIAlOOI' --~ --1IIS S1IL 111[ BllFIEfl" aJ. BE LOWED GIICIMI LOO. """"' uoo (--.: DCFJCR;:@NLODII ..... /ll;l,IIIICUIFlO{ij..---llOOIIIIUIIIOIL -(714) --1400 FM: {714) 428-1404 A3 --- \ 11()18 u.cosa~ A4 ----LS1 511£ SUIMY (Rlt RE100IX Qt..1) u. "/1:in PROJECT DESCRIPTION SURVEYOR: ~ aRmllSOI QQEEBI: .. SUIMY ~--~-78N Sl.'oUltlN M0«JE. SlOE J Slfl OIEOO, Q. 12121 APPLICANT/1..ESSEE: """"' OWUSOIIS1£NSDI E--.:-SITE -(al) 771--8801 F"AX:{IIS8)271 ... 12 ll=ffl 11 --f'tlH:(858)'51H20D 1:: 1: 51111a!Pl£1'~Slffl:100 F,\1;(11511)ll50-4202 S1¥10IGO,~t2111 """'' -IIUIDlE, ~ --('5ll ...we F"AX: (BJ ll50-4202 ISSUE STATUS: """"' 1CEN IIQD, CONSIIU:IIDN tlllMGO -(1111} z»-1019 FM: (851) i!l!i0-4202 6--ffl PROPERTY INFORMATION: ----• THOMAS BROS. MAP REr: 1 U.7-E1 -NIOlD -y IP -.... --. (IXUll't: SIN OBOJ ('lfNt:2001) -noon~AtM. ---) ..._ ..... VICINITY MAP :I] """"' .,._ -(ao)l»-1-• ----.,~ l'l .. 124-11 SHEET INDEX I ZONING .Ill. .,. --91111.L 8E ll£lltREI ., IISIJt1ED .. PROJECT INFORMATION: PROJECT TEAM .ICalllllMICE -111: C1IIENf tDm0IIS or lll: ~ CODES -·-EJ:d'. w.s£ #ID. -220 :sa. n. 11--TIM ~m II AS -.m II' 1HE I.DClt. -MlllDIIES. IIJIIIIIC II 1HE5l PL#ISl$l01£Cllll:51aOIOl'Ollfa:RCllll'~11l 00 NOT SCALE DRAWINGS -----""'" ---POWER: l'llt (1151) q..JP) l.atl'UINP,-alll: 1. 1aU11 ~ all: 1117 ..... _ C-1-0 ---(K:L mus 24 .., 25) 19117 7. IIIUIIIII.. El£Cl1IC 00CII: 1• ZDN .ll'PlDTION f, CU' 01-15/ U DI--~ --,_ 2.IWUIII ~ COOIE 1117 1.l.OOl.MacOOCll:(S) l. ..._ IEDWICII. aa: 1111 I. art' MD OOUffY 0llll¥Mll -FJIClJIY IS -MD IIOl' RlR lEL~Q;_ l'llt <•1t) 51+-3155 □I 4. -..,...:m-r 1ft SlfEIT aa: ------NQFEIIEU. ·~ . 11-,-1 5.--IQ1-19'J .,,,. ....... _, --,_ CODE COMPLIANCE PROJECT SUMMARY UTILITY PROVIDERS GENERAL CONTRACTOR NOTES ~~~~~ TOMAlQl(E)IU..iaG 7 ' :::_om,~~~~ ''"'""' "' •••••m••--------= -' . -\ ':"-~ """'" ' -' """' ...... "" ._., ' -., .-':"" ........ '=i/l8 ' -\ .,_... ====~, ... ~~_..!.~"';;;:;;~-------. ' ' ~ I \ ' •-- , ' ' -, •=-, \ r----, ' ' ' ._., --'-' ---' ' -=--·1 /" '----' ' ' -~ / \ -----'~..,.,~·, \ I _ __,,,.,.._. " ' ' ----~,,,. I -...., B \ \. ~ -----\-I INSSICNED~CINNI ' ' -' -\ ,, 3 \ -r-----~ ' ' -- ' , ------\ I --' ', ' / ..J------~ 13l ' ! ---' \ ' TT1rn77"\ --Le,. 1 \ '{------\@\ \ I I \ '\ .. / -"'-~~ □ 4,111-,1~:::-. ·(E)LAHDSCAPE f...._ - \ ,--·· □ • -:.. ~----, ' ' D -,.P-~ ~ ~ 1 : 0 ::fl~~-L'.I ,. " ~,\ .,-__ ,Y.o • -.} © -"--' \ , -· <;Q--, , ~-,r l ,, , / "'° ( \ --::-' • ' -,,, 0 -----"\ ~~-'-:=IT::;;:;-;;~~~ 0 "'° I __ ..-.-,ii,,:;rr ,.,.,,· {~ ~ r oo-= \ j..---"'° )g f "\ 0 /49~',,. J\ ,, '<! -· \ '-----~~ ,~-1--EXmlHG BlMJll4G IS NOT ECMPPED 'lllltl F"flE SP-.otS. M PROPOSED NEXm. fACIUTY WI.I. NOT 9E ECUPPED 1IIDI FIi£ SPAll(l£RS. ~ Nl£A TMlt.UllON EXISl1frlG I PflQPOSED ro,~ I 7 i ' ' \ \ \'\;,~~}\\_J,, m'""" 7340 SO/FT(±) 226 SQ/FT(±) r.;72 SO ±) --;t_0jl--j_.c ~~ I I SITE / ROOF PLAN 148711 SQ/FT(±) 0 14878 SQ/FT(±) 22214 SQ/FT(±) 228 sa/fT(±) 22450 SQ/FT(±) PNl<l4G MU. TMU.,\OON DCISl1NG ~ PROPOSED P~ ltC !I ltC !I REG M REG 84 ~ $a TOTAL 811 l::=.. :;;;1 ~.11 •-· ____ ,._ --~..,;."";.'!~- [ I IEXIEL NEl{l'a COMr.an.c.o.TtON8 &181C..,.DPtot,-100--Dlop-CAlffll ~CB&llllSO--IZIO Fu:CB&llll50-U02 ~. or--:.~·-JI { 1 CA-8401-C 1 [I [I II ._ .. ___ -~--· ---9/21/01 --20NIIIG APPROVALS, _.,,,W3' --.. ~- J] J] - [E I= I= II 81::i~•rus, ------• ,L, ~} 11-:,~.~ II 1r"1 □1 ,., ..... = ;;.a !I I • • . ' 8 I ' j'l1 I I~ I ii !n ; • .. I.! ~ l~'I'. I-~ IJI I!' ;-1!• I~ Ii ~i ~ II I (\I . I I!' ·11 I! w I I 11 ill is ~ II I 1< 111 '1 ~ll ! • id l i I 11 I II I, • ~ $ ! u ~1 ! I I I ~ = .,..,_ :i:.t--,1 = GltlSm ,'111X3t -,..,. 'F,.t-,1 -.• .. -.... , .t--,1 .o-.< ,.9-,1 ,0-,t ...... . .. , ) l 5 ~ ~ ' ! !. : 1: : ~-[ V <S)I i I I ( 0 .• ----~ ---t ~---I <&--1 _-<&_~L_-_7 L,Y <, ~[±]I ------,,----------Jt~ [±J •.1 -~ •r=::=,t~t'f 1 1 I r I ~ I \ '-,._':,,_ , . rD 1~1 ,. ' n11r 1 :.I !I I 1111 Mh1 I~"' I I-11 1:1 i! 1!• I~ I[!! 1,1 I~ · I I~, .,1 I~ 111 ,:1 ~l! ! ' '1 Ji I 11 L d I ii ~ ~ II -' H ' ' . ' ,;i ! ~ I I : I I I I ~ ill I i I ~1 I I I .!: ~: !Ii .. ·---I--- ·-,--:-: .-------i:::_. .----- ' i'c'. ~ ~ -E I !, -~" -:> c: [ ~ ;i~ ~ L(.' s-~ ~ --' --'-·- ·, .• ✓ I 11 Ii " a " !'1 I ii ,;; I 'ii 1-·u1 I-!I I' " 11 --q' j11 i-I•' I~ . ~ ii It¥ •fl is I! I II I 1< 111 I!;.:! ! • • d I I II L d B ~II I l I .. ~: ~: II ii .o--,r u-,u .t-,H .t-,tl fl -----------~ c--- 1~,: r1 I ~ s I ~ !' 11!1 ,11 I i ! ,11 z I ~ i§ § 0 in, 1!i I 1ls ~ • • ~ H ~ ~ ~ ~ i ~ .t-,U ~ ! ,.GI-$ 'F.t-,GZ 0 ,.L-,U z f--11 w w ii I (/) -L... zll .... '-'-<I:o D •ii D U'V--' >-<5 -...... I <Cg; I-''II -J i:::t:'.\D~o 0.... 19 ti LL.J w<r □~ n1 1!•, w I-~u~" u ·'II I :Eu (/) 1• C/l )< L... I ;'Ja W !1 >--I 0.. <[ ~ l'.J D 0.. 0 f- lL.J o~ __," ~ 11,1 :C <I:wi;l • '! a::--' _Ji' ~<[g[l! <[ ul ~.-r::: 5 L"J al~ ,::q ~ :'.J Iii~ '-' w ::, z w > <C <C ,- (/) □ u <C --' • • " . " z~ ~ ' I vii I L.:J ' I zl n1 I i <I: ' ! WI ,::q, ::,,: ' L... f a:: I ~ 1, Dj (/) ' I I, ...... ·-u .; (/) ;, z 'i <I: • ~ 11 ,::q •I •• \ I \ I !! \ l1 I !1 I I I '\ l ! • • I t I \ L I :i ! ~ •t I 11 I 3l'! Ii~ '1: j ! I ,1 l • w i19= !•l' d Ii I-191 <I: I 1111 ! p I-!ffi (/) . (/) ·111 1:1 I w ~I~ I-l.,1 l! I 0 ~ j:; zl 1"•'11 (/) ,!•ii I w, ~I ~!!!Ii!!! ~ lln ~g I '. I • I ! I ' i I I \ ,-"' .J (/) ! z 0 ...... I-<I: j I j ...... ! >I •P'IS ~•1!11lr1 ~ lh!1l!ila ii I <I: al, ... 1.1 •• 1!,! I I \ I I \ I I ~ L:J z ~ >-w > "' ::::, (/) 0 (J RECEIVED SEP 2 5 2001 CITY OF CARLSBAD PLANNING DEPT