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Home My WebLink About2006-10-04; Planning Commission; ; CDP 05-53 - MCCARTHY RESIDENCEThlty of Carlsbad Planning Department e A REPORT TO THE PLANNING COMMISSION Item No. 8 P.C. AGENDA OF: October 4, 2006 Application complete date: March 9, 2006 Project Planner: Chris Sexton Project Engineer: David Hauser SUBJECT: CDP 05-53 -MCCARTHY RESIDENCE -Request for approval of a Coastal Development Permit to allow for the demolition of an existing duplex and to construct two new air-space condominiums on a 5,925 square foot lot located on the west side of Carlsbad Boulevard, north and south of Shore Drive, in the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 3. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6160 APPROVING CDP 05-53, based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant is proposing to demolish an existing duplex and construct two new air-space condominiums on a 5,925 square foot lot located at 5115 and 5117 Carlsbad Boulevard within the Mello II Segment of the Local Coastal Program (LCP). The project site is not located in the appeals jurisdiction of the California Coastal Commission. The project also requires the administrative approval of a Condominium Permit (CP 05-23) and a Minor Subdivision (MS 06- 01), which will be acted upon by the Planning Director and the Public Works Director respectively following the Planning Commission's action on the Coastal Development Permit. The project is consistent with all of the findings required to approve the Coastal Development Permit (CDP). III. PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to demolish an existing single-story duplex and construct two new two- story air-space condominiums on a .13 acre site located on the west side of Carlsbad Boulevard at 5115 and 5117 Carlsbad Boulevard within the Mello II Segment of the LCP. The topography of the site slopes gently down and away from Carlsbad Boulevard. The units are 2,178 and 2,452 square feet in size and both units are two stories and include a mezzanine. Each unit has a separate exterior entrance, private rear yard and second level balcony. Parking consists of a 2- car garage for each unit with visitor parking provided as tandem spaces in front of the garages. IV. ANAL YSIS The project is subject to the following plans, ordinances, and standards: A. Residential Low Medium Density (RLM) General Plan Land Use Designation; o CDP 05-53 -MC CARTHY .IDENCE October 4, 2006 Page 2 B. Two-Family Residential -R-2 Zone (CMC 21.12) and Planned Development Regulations (CMC 21.45); C. Mello II Segment of the Local Coastal Program; D. Inclusionary Housing Ordinance (CMC 21.85); E. City Council Policy No. 44 Architectural Guidelines; and F. Growth Management. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan The General Plan Land Use designation for the property is Residential Low-Medium Density (RLM). The RLM designation allows residential development at a density range of zero to four dwelling units per acre with a growth management control point (GMCP) of 3.2 units per acre. At the GMCP the dwelling unit yield for the property is .41 dwelling units. The project's proposed density is 15.38 dwelling units per acre (two dwelling units). Although the project exceeds the density range of the RLM General Plan Land Use designation, the General Plan Land Use Element provides that all R-2 lots legally existing as of December 1, 1986, may be developed with a two-family residence regardless of the density allowed by their General Plan designation if they comply with all applicable development standards in effect at the time of their development and they comply with certain fmdings, as discussed below. As required by the General Plan the proposed project complies with all applicable development standards. In addition, the project must be consistent with the following required General Plan fmdings: 1) that the project will provide sufficient additional public facilities for the density in excess of the control point to ensure that the adequacy of the City's public facilities plans will not be adversely impacted; 2) that there have been sufficient developments approved in the quadrant at densities below the control point so that the approval will not result in exceeding the quadrant limit; and, 3) all necessary public facilities required by the City's Grmvth Management Program will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with the adopted City standards. The proposed project is consistent with the above required findings in that there have been sufficient developments in the northwest quadrant that have developed at densities below the GMCP such that the project would not result in exceeding the quadrant limit and the project will not affect the need for public facilities since the proposed two dwelling unit project is replacing an existing duplex. B. R-2 Zone & Planned Development Regulations The project meets or exceeds the requirements of the R-2 Zone and the Planned Development regulations as outlined in the table below: CDP 05-53 -MC CARmY.IDENCE October 4, 2006 Page 3 a e . -ne . T bl A R 2 Zo & PI anne dD I eve opmen tC r ompJlance R-2 Standards Required Provided Height 30'; two stories with ~ 3:12 roof 30'; two stories with ~ 3:12 roof pitch pitch Setbacks Front-20' Front-20' Side -7'5" Side -7'6" Rear-IS' Rear-IS' Lot Coverage 50% 44.5% Table C General Required Provided Development Standards Applicable to all Planned Developments Arterial Setbacks 20' -Carlsbad Boulevard 20' -Carlsbad Boulevard Visitor Parking 1 space 2 tandem spaces Storage Space 392 cubic feet/unit 392 cubic feet/unit Table D Small-Lot, Required Provided Single-Family and Two-family Dwelling Development Standards Maximum Building 30'; two stories with ~ 3:12 roof 30' two stories with ~ 3:12 roof Height pitch pitch Resident Parking Two car garage (20x20 Two car garage (20x20 minimum )/unit minimum)/unit CDP 05-53 -MC CARTHY .IDENCE October 4, 2006 Page 4 Table D Small-Lot, Required Single-Family and Two-family Dwelling Development Standards Livable 1) Facades create interest and Neighborhood Policy character and should be varied and articulated to provide visual interest to pedestrians. 2) Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. 3) An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. 4) Street trees should be planted in the parkways along all streets. 5) Pedestrian walkways should be located along or visible from all streets. 6) Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. Maximum Lot 60% Coverage Minimum Building Front-IS' Setbacks Direct entry Garage -20' Interior -75" Rear -15' Architectural Design See Section E below Elements Minimum Building 20 feet average with a minimum of Separation 10 feet between structures. • Provided 1) Both the dwelling units have street facing front doors, porches, or balconies. 2) The project incorporates front- loaded garages. However, the two garages are separated by landscaping and a decorative front entry feature. 3) The proposed project will not create any new streets. 4) The project will not require any street trees since no new streets will be created. 5) No walkways are required to be provided since no new streets will be created. 6) The project site is not required to provide community recreation areas. 44.5% Front-20' Direct entry Garage -20' Interior -7' 6" Rear-15' Not applicable since the condominiums are attached. CDP 05-53 -MC CARTHY MIDENCE October 4, 2006 PageS Table D Small-Lot, Required Single-Family and Two-family Dwelling Development Standards Visitor Parking 1 space Private Recreational 15' x 15' patio or 120 square feet Space of balcony area. C. Mello II Segment of the Local Coastal Program Provided 2 tandem spaces 15' x 15' rear yard The project site is located in the Mello II Segment of the LCP. Pursuant to Section 21.201.060(A)(2)(f) of the Carlsbad Municipal Code, approval ofa Coastal Development Permit is required for the project. The LCP Mello II Segment Land Use Plan designates the subject site for Residential Low Medium (RLM) density development. Based on a maximum density of 4 dulac, the lot can accommodate one dwelling unit. As previously discussed within the General Plan analysis, although the project exceeds the density range of the RLM General Plan Land Use designation, all existing R-2 zoned lots may be developed with a two-family residence regardless of the density allowed by their General Plan designation. The property is currently developed with an existing two-family residence and no agricultural uses exist on the site, nor are there any sensitive resources. The project is not located in an area of known geologic instability or flood hazard. No public opportunities for coastal access are available from the subject site and no public access requirements are conditioned for this project. Since the project is not located between the first public roadway and the ocean, the residentially designated site is not suited for water-oriented recreation activities and the development does not obstruct views of the coastline as seen from public lands or public right-of-way. The project does not have any components (i.e. location, steep slopes or vegetation, susceptibility to landslide or slope instability. seismic hazards, or floodplains) subject to the Coastal Agriculture Overlay, Coastal Resource Protection Overlay, or Coastal Shoreline Development Overlay Zones. D. Inclusionary Housing Ordinance For any residential development less than seven dwelling units, the inclusionary housing requirements may be satisfied through the payment to the City of an in-lieu fee. The project has been conditioned to pay this fee prior to the issuance of a building permit. E. City Council Policy 44 -Neighborhood Architectural Design Guidelines The proposed project was submitted prior to the approval of the current City Council Policy 44 Neighborhood Architectural Design Guidelines and therefore, was designed to meet the intent and purpose of the policy that was in effect at that time. New two-family residential projects of 2-4 homes shall comply with guideline numbers 4, 5, 7, 13 and 14 of the City's Neighborhood Architectural Design Guidelines. These guidelines require separate building planes on front and rear elevations, recessed or projected doors and windows, and specific architectural design elements. The proposed two new air-space condominium units satisfy all of the required Neighborhood Architectural Design Guidelines as shown in Table B. CDP 05-53 -MC CARTIIY .IDENCE October 4, 2006 Page 6 Table B: Neighborhood Architectural Design Guidelines Architectural Guideline Compliance Comments 4 For at least 66% of the homes in a project, there shall The project has four building 5 7 13 14 be at least three separate building planes on street side planes on the street side elevation. elevations of lots with 45 feet of street frontage or less and four separate building planes on street side elevations of lots with a street frontage greater than 45 feet. Balconies and covered porches qualify as a building plane. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, porches and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet. A plane must be a minimum of 30 sq. ft. to receive credit under this section. Rear elevations shall adhere to the same criteria outlined in Number 4 above for front elevations except that the minimum depth between front and back planes on the rear elevation shall be 3 feet. Rear balconies qualify as a building plane. At least 66% of exterior openings (door/windows) on every home in the project shall be recessed or projected a minimum of 2 inches and shall be constructed with wood, vinyl or colored aluminum window frames (no mill finishes). In addition to the previous requirements, a minimum of 4 of the design elements, such as those listed in Table ··A" below, shall be incorporated into the front building fa9ade(s) of the home. If any elevation of the home is adjacent to and visible from a Circulation Element roadway, such elevation is also required to include 4 design elements such as those listed in Table ··A"' below. Table A DESIGN ELEMENTS • Knee braces • Varied window shapes • Exposed roof rafter tails • Dormers • Arched elements • Columns • Window and door lintels • Exterior wood elements • Towers • Accent materials such as brick, stone, shingles, wood or siding The minimum offset of the building planes is 18 inches. The depth between the forward-most plane and the rear plane on the front elevation is 12 feet. The project has four building planes on the rear elevation. The depth between the forward most plane and rear plane on the rear elevation is 7 feet. All windows are recessed a minimum of two inches with colored aluminum window frames. The project features the following design elements: accent materials, varied window shapes, and unique and varied roof lines, exterior wood elements, and unique building plane angles. The project features the following design elements: accent materials, varied window shapes, and unique and varied roof lines, exterior wood elements, and unique building plane angles. CDP 05-53 -MC CARTHY .IDENCE October 4, 2006 Page 7 F. Growth Management Regulations The proposed project is located within Local Facilities Management Zone 3 in the northwest quadrant of the City. The project will not create any new impacts on local facilities as the two dwelling unit project is replacing an existing duplex. V. ENVIRONMENTAL REVIEW This project is exempt from CEQA per the exemptions listed below: Section 15301(1)(2 (Class 1) of CEQ A exempts the demolition ofa duplex or similar multifamily residential structure from environmental review. Section 15303(b) of CEQ A exemptions (Class 3) exempts the construction ofa duplex or similar multi-family residential structure from environmental review. ATTACHMENTS: l. Planning Commission Resolution No. 6160 2. Location Map 3. Disclosure Statement 4. Background Data Sheet 5. Local Facilities Impact Assessment 6. Reduced Exhibits "A" -"F" dated October 4, 2006 7. Exhibits "A" -"F" dated October 4,2006 SITE MAP • N NOT TO SCALE McCarthy Residence CDP 05-53 -e---=--C_i t~--=-o--.f IEClllla•r I 5 b ,a ~ DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as -Any individual, firm, co-partnership. joint venture, association. social cfub, fraternal organization. corporation, estate, trust, receiver. syndicate. in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit" Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Ca yo/il1~ E. 0" fMt /fd'r it6t/;tpart"----_______ _ Title Title. _____________ _ Address 211"1 iut(, {t-. 5"u./f<-A Address:...--________ _ QvV-{5VM c/+-'IUlb 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (Le, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necesseY) person-.r~u.L tNf~V"'l Corp/Part. _______ _ Title~(u.sk~ Title'---__________ _ Address~' S 7 j,\ tl\C \)(. Address ________ _ A L~ ----------------------------~lJsfec, ~ N\CC4\\ 3. NON-PROFIT ORGANIZATION OR TRUST 4. If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profitlfrust Non Profitlfrust. _________ _ Title Title _____________ _ Address~ ___________ _ Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions. Committees and/or Council within the past twelve (12) months? D Yes ~ No If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. ~formation is true and correct to the best of my knowledge. !J5 a vfJ/ine-F., P~i /ty f Jrv~r'fec-f- Print or type name of applicant Print or type name o~/appli it'S agel It H:ADMIMCOUNTER\DISClOSURE STATEMENT 5198 Page2of2 tCKGROUND DATA SHEET CASE NO: CDP 05-53 CASE NAME: McCarthy Residence APPLICANT: =C=~=o=lm='=e~D=o=o=le~y~ _____________________ _ REQUEST AND LOCATION: Request for approval ofa Coastal Development Permit to allow for the demolition of an existing duplex and to construct two new air-space condominiums on a 5,925 sq~e foot lot located on the west side of C~lsbad Boulev~d, north and south of Shore Drive, in the Mello Il Segment of the Local Coastal Program (LCP), and Local Facilities Management Zone 3. LEGAL DESCRIPTION: Lot 39 of Terram~ Unit No. 1, in the City of C~lsbad, County of San Diego, State of California, according to Map Thereof No. 3696, filed in the Office of the County Recorder of San Diego County, September 6, 1950. APN: 210-032-07 Acres: .14 Proposed No. ofLotslUnits:N ~'-!..'/A~ __________ _ GENERAL PLAN AND ZONING Existing Land Use Designation: =.::RL=M-"---___________________ _ Proposed Land Use Designation: ~N:.!..!/ A~ ___________________ _ Density Allowed: 0-4 units per acre dwelling units Density Proposed: 15.38 dwelling units per acre; 2 Existing Zone: =:..;R:...;;-2=--______ _ Proposed Zone: N~/A~ __________ _ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-2 RLM Duplex North R-2 RLM Single-family Residence South R-2 RLM Duplex East R-l RLM Single-family Residence West R-I RLM Single-family Residence LOCAL COASTAL PROGRAM Coastal Zone: r:gj Yes D No Local Coastal Program Segment: M=e=ll=o,-"I""-.I _____ _ Within Appeal Jurisdiction: DYes r:gj No Coastal Development Permit: r:gj Yes D No Local Coastal Program Amendment: DYes r:gj No Existing LCP Land Use Designation: RLM Existing LCP Zone: R-2 Proposed LCP Land Use Designation: ~N~/A...:..-__ Proposed LCP Zone: ~N~/A~ ______ _ Revised 01/06 --PUBLIC FACILITIES e School District: Carlsbad Unified Water District: Carlsbad Sewer District: ..::::C=ar=ls=b=a=d'--__ _ Equivalent Dwelling Units (Sewer Capacity): 0 units as the units are being replaced ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption,, ______________________ _ D Negative Declaration, issued, ____________________ _ D Certified Environmental Impact Report, dated. ______________ _ cg] Other, Section 15301(1)(2) and Section 15303(b) Revised 01/06 -CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESS:MENT: FILE NA:ME AND NO: CDP 05-53 -MC CARTIIY RESIDENCE LOCAL FACILITY MANAGE:MENT ZONE: J GENERAL PLAN: =-=RL=M:.:=-_____ _ ZONING:=R~-2~ _____________________________________________ ___ DEVELOPER'SNA:ME:=C~AR==O=L=IN=E~D=O=O==LE=Y~ _____________ _ ADDRESS: 2979 STATE STREET, CARLSBAD CA 92008 PHONE NO.: 760-434-3718 ASSESSOR'S PARCEL NO.: =21,,--,,0,--,-0=3=2-...:::.0~7 ______ _ QUANTITY OF LAND USEIDEVELOP:MENT (AC., SQ. FT., DU): .:..:.1-=-4-=-.:A:.=C-=-::RE=-___ _ ESTIMATED COMPLETION DATE: ~A=SAP~ ______________ _ A. City Administrative Facilities: Demand in Square Footage = .:...cN~/A~*_* ____ _ B. Library: Demand in Square Footage = =-..:N~I A~*_* ____ _ C. Wastewater Treatment Capacity (Calculate with J. Sewer) N:....:..:..=.IA-=..*_* ____ _ D. Park: Demand in Acreage = N~I A-!:.,.*_* ____ _ E. Drainage: Demand in CFS = N:....:..:..=.I A-=..*_* ____ _ F. G. H. I. J. K. Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) N/A** N/A** Fire: Served by Fire Station No. = N=....!.!..!;I A-=..*_* ____ _ Open Space: Acreage Provided =N =-=,,--,,1 A-=..*_* ____ _ Schools: (Demands to be determined by staff) Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = N/A** N/A** N/A** N/A** L. The project is 14.97 units above the Growth Management Dwelling unit allowance. **N/A -There is no impact on local facilities as the proposed dwelling unit is replacing an existing residence l.IIltTlNll!IU!tIPf!f1111L .T1ILt.'MII!TO. -- tei'''''IO,I(TIiIIe, ,.". .... _ ....... tJtIITWaec.TItI~ _-eo. IICIITMI.IINfJII\:U~1 i I 1/ !DIM!CIf'-" ... Y!H!t(f0> < ,t( '\ ------ SITE PLAN eGN.l. W' • to'-Q" !tINDfc.Nt ..... TMC4'f't1f.il ...... ~G.I«""114~fIt.,o/I'ItI-~ am: LOCATION 1lJl1t'ftMI .... ,.HrTlIt _ ............. VICINITY MAP "' ..... COP~53 CP~23 PROJECT INFOAMA T10N OWNER: ,,"'"" HV ~ HcUrlt1M1" "1~1'9tM!' """-tftoIrrD,c.A1UcX'6 PROJECT ADDRESS: 1Irt-8l11~1lV't' c; ..... IIW:I,u.. qooe ASSESSOR'S PARCEL to --PROJECT SUMMARY: ~~-.J.,~~~l~~..,:,,'.:c'+:Jt8ItII!MTW. PROJECT DATA: ZONNQt LOT ArEA' LOT COVERAQE PROf'OBEO' CON8l'IIJCl1ON TYI'Et OCCU'ANCY ClfIOUPI UNT 1 FLOOR AIlEASt _I\.OO!O II!COtI:lI\.OO!O -TOTALNflA.! Cl!(:l(t AnAIHDQAI!AOEo UNT 2 FLOOR AfIEA8t _I\.OO!O IECOtOFI.~ -TOTAl.Ni!A· IleeI:t AnAIHD QiWce PAA<m REO'JIAEI.ENT8 ~I""""'W, _t~It4~fAC.MUtlT -lfIl8'f~"f"'lltC!HTClP' INVM.~IHT 0-' ""21ICl.,.,.,Clt0J4~ '"""0It~"'f2"'~ ".,.Y .. N 0-' {'w .... Jt:"\ (,-.. , ) (-.. ,., I F ...... ,11. ( ( .., ... ,,, ) I, .", .. 11,) \p~~"""- Jao;~~~l /"" ..... , \ ? ::I4!t14 pt ) ( .",. ..... ~ \ .. :::,' ~-~ I ~~ lij G ,--------rr--' ~ '--&_A~ ! f ~ \ --..... ·.t~'-oo \ \ I \ . .~~ I . I 4 FIRST FLOOR-eLAN -..v,.......... ~"=:==:~:} ~-"'-"'--"'----,..- II ... J ( ( \ ( ( f ~~il I . . \ \ \ ... ..,. .......,IT"'"· \ --~ ... --\ . \ \ \ ~T/IIXlIoI ~ ....... . "'-0 C;!IL" \ \ { . 1\ i ~U 4 _'"'~~~ ~ _' __ ~f_~_~_ ~ . __ --.-~-~.---/--r- ~Ie ~j I =:" 1 1 ) ) ) ) J I i l , 4 4 4 MEZZANINE PLAN tc;N.f, 1/4'. f-o" H!UNIII! *;aec, 1(1, PT. of, -I , , .II.Ia!>I , ~ OJ COP 06-53 CP 05-23 l ~f, ~ il O~ ~~ ~'!l "::' -1: ~3 Uoe I ~ ~ .- ~ ~9.SNDFLop~~~! ='_7==-::: Ay IIA-2 I ~'~'::~~'H:~~:'~:: ____________________________________________________________________________________ __ .. _Tf'l..OclfII! .... l'tu.-r~, ==!":"' ........... ,::::: =~ 1'l.OI:M~.1"(IIt~1'IH --IL __ _ r-. , ,- 1 1 I I 1 I Zit I--~ --I --f.Jt\.« Ii I I "V ....IT; . ! In..' tRiP : wzi B I -a ~ I Z 0 Z ~ ~ I «~ t., ____ I Nil .,~'J. "'----..:........J.::=..L-----tL-...::::~_..:::::..... __ _LJ1 ~i Id >-i:, ~ ' ___________ ....:!....J ~,_. . IL =~~_ . __ \. J -ti '- liiiJ z o ~ ru -..I w r-~ em, «-wi z o ~ ill ...J ill ~~ ::>: O~ (1)~ I I I I I I I I I I I I I Ii 1/ 5/ jl %' ~I .. I,,, III , I I I I , , I I I I I f , I , __ ,,-,~~"-.::l.l.l-;r-l"'t H':>'Cv srwltft:Xl'I()O ~ ATIOOO·.!I3NTI01lV;) I , . , I I I I I I I I I I .. "-_.d:!j I "r Ir I pz====~ I I I I J r ! III I I I I Itt I ~~ , I I I I I I I I I I I I I I I Ir-'~~~~r-~~~~-=~-=] I I I I I I I m I "r,rr=~:!d.J_-L~ I I I I I ~ ~ ~ iii • I I :"t; I I I I I I I I I I I I ..- Z Oi-5: ;: W· CJ)~ I I I I I I I I I I • I"r, I I I I I I' " B ~ I ~, ~ ;, II , ~. , "'f , , I , , , I , , I "L: , I " I , I , I C\I I Z I °9 I F-Oi I I W· CJ)~ I I I I • • CAfLSBAD BLVD ----- CONCEPTUAL LANDSCAPE PLAN