HomeMy WebLinkAboutPRE 2023-0007; GRAND HOPE; Admin Decision LetterApril 20, 2023
Kirk Moeller
2888 Loker Ave, STE 220
Carlsbad, CA 92010
SUBJECT: PRE 2023-0007 (DEV2023-0037) -GRAND HOPE
APN: 203-202-13-00
{'cityof
Carlsbad
BFILE COPY
Thank you for submitting a preliminary review to demolish an existing 1,406-sqaure-foot dental office
building and site improvements and construct a two-story, 45-foot-tall, 7,177-square foot three-tenant
medical office building located on the southeast corner of Hope Avenue and Grand Avenue, specifically
at 2879 Hope Avenue. The project site is approximately 0.16 acres (6,969 square feet). Access would be
provided by Hope Avenue.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your
submittal. This review is based upon the plans, policies, and standards in effect as of the date of this
review. Please be aware that at the time of a formal application submittal, new plans, policies, and
standards may be in effect and additional issues of concern may be raised through a more specific and
detailed review.
Planning:
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Village-Barrio (V-B).
b. Zoning: Village-Barrio (V-B).
c. Master Plan: The project is within the Village Center (VC) District of the Village and Barrio
Master Plan. The Village and Barrio Master Plan can be viewed at the following link:
https://www .ca rlsbadca .gov /home/showpu blisheddocu ment/7950/63 7685893245300
000
2. The project requires the following permits:
a. Site Development Plan (SOP) -The City Council shall have the authority to approve,
approve with conditions, or deny Site Development Plans following receipt of a
recommendation from the Planning Commission. Please review section 6.3.4 of the
Village and Barrio Master Plan to assist in understanding the steps generally taken by
staff and the approving bodies processing an application for a SOP;
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
PRE 2023-0007 (DEV2023-0037) -GRAND HOPE
April 20, 2023
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b. Landscape Plan;
c. Grading Permit; and
d. Building Permit.
3. Please clarify if the commercial offices are to be rented or if they will be sold individually. If the
units will be sold individually, a Tentative Parcel Map and Non-Residential Planned Development
will be required.
4. Climate Action Plan (CAP). New requirements related to the city's goals to reduce greenhouse
gas (GHG) emissions will likely impact development requirements of this project. A formal
application submittal will need to include a completed CAP Checklist (Form P-30) to determine
what requirements will apply to the project. New GHG reduction requirements are related to
energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand
management requirements, as set forth in the California Green Building Standards Code and in
CMC Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following
address:
http://www.gcode.us/codes/carlsbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for
grading or building permits, the project will be required to comply with the effective
requirements even if different than what is proposed in the project's planning approvals. GHG
reduction requirements may impact, but are not limited to, site design and local building code
requirements. If incorporating new GHG reduction requirements results in substantial
modifications to the project after planning approvals are obtained, then prior to issuance of
grading or building permits, the applicant may be required to submit and receive approval of a
Consistency Determination or an Amendment application for the project through the Planning
Division.
5. Noise Analysis. The subject building is located within the 65-70 Community Noise Equivalent
Level (CNEL) existing and future transit noise contours, is adjacent to the 70+ CNEL existing and
future transit noise contours and is adjacent to residential uses. With the project submittal,
please submit a noise analysis prepared by a registered acoustician demonstrating compliance
with the city's Noise Guidelines Manual. The city's Noise Guidelines Manual is available on the
city's website at the following address:
https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
6. Historical Analysis. The project proposes to demolish an existing structure built in 1968 that may
qualify as a historic resource. If the proposed mixed-use building will be attached to any adjacent
buildings, please provide a historical analysis completed by a qualified historian. The report
should analyze the historical significance of any attached structures and should be consistent
with the City of Carlsbad tribal, cultural and paleo resources guidelines.
PRE 2023-0007 (DEV2023-0037) -GRAND HOPE
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For more information, the guidelines can be reviewed on the city website at:
https://www .ca rlsbadca .gov /home/ showpublisheddocument/254/63 7 425976516870000
7. Plans.
a. Show: North arrow, property lines, easements, existing and proposed structures,
streets, existing street improvements, right-of-way width, dimensional setbacks and
existing topographical lines (including all side and rear yard slopes). Provide legal
description of property and assessor's parcel number.
b. Please provide photo simulations of the proposed project.
c. Please provide elevations and building sections (none were submitted with this
preliminary review). On the elevations, please show the adjacent west building, and
label the height of both buildings to show context for building mass and scale. Please
also dimension step backs of different floors to show how mass and scale will be reduced
and dimension the distance between the proposed building and the existing building to
the west.
d. Section 2.8.2(F)(5) of the Village and Barrio Master Plan requires that all rooftop
equipment be adequately screened from public view. Please provide a line-of-sight
exhibit showing that the roof top equipment is not visible from a height of five feet from
the closest building wall on any lot. Scaled elevations of all such equipment, as well as
screening materials, are required on all site plans. Please see page 6 of the following link
for an example:
https://www.carlsbadca.gov/home/showpublisheddocument/504/6379511953019000
00
e. Pursuant to section 2.8.2(F) of the Village and Barrio Master Plan, public utility
equipment, meter pedestals, and transformers should be placed underground or away
from sidewalks and pedestrian areas, where feasible. As currently designed, the
proposed transformer and RPDA may be viewable Hope Avenue and Grand Avenue. If it
is not possible to place the transformer and RPDA away from the public right-of-way,
please ensure they are sufficiently screened from the public rights-of-way, with either
fences/walls or landscaping. If landscaping is used to screen, the proposed screening
must be shown on both the conceptual and formal landscape plans.
f. A formal submittal will need to include concept landscape and irrigation plans. The
concept plans shall be designed in accordance with both the Village and Barrio Master
Plan and the City of Carlsbad's Landscape Manual Policies and Requirements. The City of
Carlsbad's Landscape Manual document can be found on the Planning Division's web
page at the following address:
https://www.carlsbadca.gov/home/showpublisheddocument/11160/63798594287707
0000
PRE 2023-0007 (DEV2023-0037) -GRAND HOPE
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8.
9.
10.
11.
Setbacks. The building setbacks are as follows:
a. Front Yard: Minimum of O feet; maximum of 5 feet to building (at the ground floor) from
Grand Avenue and Hope Avenue. Additional depth permitted where area includes a
plaza, courtyard, or outdoor dining. Additional depth is also permitted to accommodate
electrical transformers, utility connections, meter pedestals, and similar equipment only
if other locations are infeasible as determined by the decision-maker. The project
currently complies with this setback.
b. Side Yard: O' -the project currently complies with this setback
c. Rear Yard: O' -the project currently complies with this setback
Building Height.
a. Pursuant to section 2.7.l(G)(l) of the Village and Barrio Master Plan, the maximum
building height is 45 feet and 4 stories. Please provide elevations to show compliance
with the maximum height.
Building Mass.
a. Pursuant to section 2.7.l(H) of the Village and Barrio Master Plan, no building fa~ade
visible from any public street (excluding alleys) shall extend more than 40 feet in length
without a 5-foot minimum variation in the wall plane, as well as a change in roofline. The
project appears to comply with the wall plane variation requirement, however, please
provide elevations for further clarification. Please also provide a roof plan with roofline
dimensions to show compliance.
b. Pursuant to section 2.8.3 of the Village and Barrio Master Plan, projects shall reduce the
imposing appearance of tall buildings by stepping back from street level on elevations
above the ground floor. Please show and dimension step backs on the elevations to show
how the project complies with this requirement.
c. Section 2.8.3 of the Village and Barrio Master Plan provides additional design techniques
to reduce building scale and mass, including utilizing horizontal and vertical articulation
to break up monolithic street walls and facades, and incorporating variation in wall plane
and height and variation in roof form and levels. Please incorporate the techniques
provided in this section into the building design and provide elevations to show
compliance.
Ground Floor Street Frontage Uses.
a. Up to 20 percent of a building frontage may be used for a lobby or entryway to uses
above or behind ground floor street frontage uses. Based on the square footages
provided on the plans, the lobby accounts for 15 percent of the ground floor street
frontage, therefore the project complies with this requirement.
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12. Parking. Ingress and Egress.
a. Pursuant to section 2.6.6, table 2-3 of the Village and Barrio Master Plan, medical offices
require 1 parking space per 355 square feet of gross floor area. The project requires a
total of 20 spaces. 11 spaces are provided on the plot plan.
Assembly Bill 2097 (AB 2097), effective January 1, 2023, which added Government Code
§65863.2, effectively eliminated parking requirements in new residential and
commercial developments when located within a half-mile of a major transit stop. The
project is within one-half mile of Carlsbad Village Train Station and therefore the project
qualifies for AB 2097. The intent of AB 2097 is to provide flexibility for project design,
concurrent with planning studies that have shown that parking should be market driven.
Developers could still voluntarily provide onsite parking, but the number of parking
spaces provided will be based on builder preference and market demandi not by city-
established minimum parking standards.
For additional information on AB 2097, please see the City of Carlsbad Information
Bulletin, IB-131, located at the following link:
https://www.carlsbadca.gov/home/showpublisheddocument/12218/63808352180920
0000
b. Pursuant to section 2.8.2(B) of the Village and Barrio Master Plan, parking shall be
located behind buildings and away from streets where feasible. The project complies
with this requirement.
c. Pursuant to section 2.8.2(B) of the Village and Barrio Master Plan, the height and bulk
of parking structures shall be designed so to be consistent with adjacent structures.
Please provide elevations to show how the project complies with this requirement.
d. Irrespective of proximity to public transit, state law allows the city to continue to apply
minimum parking standards for electric vehicle (EV) charging stations as well as required
parking spaces accessible to persons with disabilities (ADA).
i. Pursuant to the CMC 18.21.040, Table 5.106.5.3.1, four EV capable spaces and
one electric vehicle charging station (electric vehicle supply equipment installed
space with EV charger) are required for this project.
ii. Pursuant to California Building Code, Title 24, Part 2, Table llB-208.2, two
accessible parking spaces are required for this project. One of these spaces must
be a van parking space.
iii. The number of accessible vehicle charging stations required is dependent on the
total number of EV charging stations proposed, pursuant to California Building
Code, Title 24, Part 2, Table llB-228.3.2.1. For example, if one to four EV spaces
are proposed, one van accessible EV space is required, whereas if five to 25 EV
spaces are proposed, one van space and one standard accessible EV space are
PRE 2023-0007 (DEV2023-0037) -GRAND HOPE
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13.
required. Please note, where an EV charger can simultaneously charge more
than one vehicle, the number of EV charging stations provided shall be
considered equivalent to the number of electric vehicles that can be
simultaneously charged. Please note, only the EV installed spaces count toward
the accessible stall count.
e. Pursuant to CMC section 21.44.060, a minimum 5 feet turning bump-out located at the
end of any stall series is required for enclosed garages. Please show and dimension a S'
turning bump-out on the west side of spaces 6/7 and 8/9.
f. Please consider providing a garage door or electric gate to further shield the parking
from the public right-of-way and provide security at night.
Building Placement and Orientation.
a. Pursuant to section 2.6.2 of the Village and Barrio Master Plan, buildings shall be
oriented towards the primary street frontage. Also, the primary entrance of a ground
floor commercial use shall be oriented toward the primary street frontage. The project
proposes a primary ground floor entrance at Hope Street. Please provide an entrance on
Grand Avenue to comply with this requirement.
b. Section 2.6.2(C) of the Village and Barrio Master Plan includes development standards
for roof protrusions. Please prepare a roof plan in accordance with these provisions.
· 14. Window Glazing. Please provide elevations that comply with the following requirements
pursuant to section 2.6.3 of the Village and Barrio Master Plan:
a. 45% minimum glazing of the ground-floor retail space fa!;ade as the retail space is
adjacent to a public road. The Fa!;ade shall be measured from the plate height to the
finished floor.
b. The bottom of any window or product display window shall not be more than 3.5 feet
above the adjacent sidewalk
c. Transparent or translucent glazing is required on the ground-floor fa!;ade of a
commercial or retail use facing a public street. Opaque, reflective, or dark tinted glass is
not permitted.
d. Window stickers or exterior window treatments that obstruct interior building views at
the street level are prohibited (except for allowable window signs)
e. If "non-active" portions of a building are unavoidal:>le along sidewalks or pedestrian
areas, such as building walls enclosing first floor parking, ensure architectural elements
and other attractive, pedestrian-oriented features are present.
15. Trash & Recycling. Please provide a will-serve letter from Carlsbad Republic Service.
PRE 2023-0007 (DEV2023-0037) -GRAND HOPE
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16. Building Design. Please incorporate the following design details into the project to be consistent
with section 2.8.2 of the Village and Barrio Master Plan:
a. Fences must consist of quality and durable materials, such as, wood, vinyl or wrought
iron.
b. Architecturally treat all site walls to complement the building design.
c. Fences and walls directly adjacent to sidewalks and pedestrian plazas in commercial and
mixed-use areas should be avoided unless designed as a pedestrian amenity or a low
wall landscape feature.
d. Use awnings made of commercial grade canvas or metal and that are either fixed or
retractable.
e. Avoid plasticized, and/or vinyl fabrics, and back-lit awnings.
f. Maintain a minimum six (6) inch clearance from second floor features such as windows.
g. Avoid wrapping awnings around buildings in continuous bands.
h. Place awnings only on top of doors, on top of windows, or within vertical elements when
the fai;:ade of a building is divided into distinct structural bays.
i. Design with architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing, siding, and color
scheme to complement the overall building design, site and neighborhood context.
j. Articulate windows wit.h accent trim, sills, kickers, shutters, window flower boxes,
balconies, awnings, or trellises authentic to the architectural style of the building.
k. Recess garage doors into the exterior wall, rather than keeping them flush.
I. Ensure that roof materials and colors are consistent with the desired architecture or style
of the building.
m. Utilize multi-roof forms, hips, gables, shed roof combinations, and sufficiently articulated
flat roofs to create interesting and varying roof forms that will reduce building mass, add
visual appeal, and enhance existing Village and Barrio character and massing.
n. Avoid long, unbroken, horizontal roof lines.
o. Avoid flat roofs unless sufficient articulation of detail is provided, such as precast
treatments, continuous banding or projecting cornices, lentils, caps, corner details, or
variety in pitch (sculpted), height, and roofline.
PRE 2023-0007 (DEV2023-0037) -GRAND HOPE
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p. Avoid the "tacked on" appearance of parapets, and ensure their appearance conveys a
sense of permanence. If the interior side of a parapet is visible from the pedestrian
and/or motorist area of the project, utilize appropriate detail and properly apply
materials.
17. Applicant-Specific Planning Questions.
a. Is the medical office use permitted on all floors?
Yes, medical office uses are permitted on all floors on this parcel, as the project is not
within the use-restriction zone as identified on Table 2-2 of the Village and Barrio Master
Plan.
b. Can parking lifts be utilized on commercial buildings that would have assigned parking
and the building owner provided operating instructions?
Potentially, however please provide a description as to how the parking would operate.
For example, would parking be for employees only, or would it be open to office guests?
How many spaces would be provided for each unit? How would it work if an employee
or guest needs to leave and the lift space is currently occupied by two vehides? ·
c. Due to the project location being within on-half mile from a major transit station, can the
· project utilize AB 2097?
Yes, the project qualifies for AB 2097. Please see attached Informational Bulletin IB-131
for additional information and bullet 12 above.
d. It is understood that if AB 2097 is pursued, the project would still be required to provide
on-site accessible parking and electric vehicle charging stations based on the parking
requirements if the project was outside of the one-half mile requirement. Can this
requirement be omitted if the project purchases in-lieu parking for those stalls?
No, the project must provide accessible parking and electric vehicle capable spots on-
site based on the total number of spaces that would have otherwise applied to the
development if the state code did not apply. Refer to bullet 12 above for additional
information.
18. Title Report. Please provide a title report for the project site. The title report must be dated
within the last 6 months.
All necessary application forms, submittal requirements, and fee information are available at the
Planning counter located in the Faraday Building at 1635 Faraday Avenue or on line at
www.carlsbadca.gov. You may also access the General Plan Land Use Element and the Zoning Ordinance
online at the website address shown; select Department Listing; select Planning Home Page. Please
review all information carefully before submitting.
Land Development Engineering comments:
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Page 9
1. Complete a Stormwater Standards Questionnaire. This questionnaire will guide you and the City
in determining what type of reports and storm water mitigation must be completed to satisfy
state and City storm water quality requirements. The questionnaire can be printed from the
following website link:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/604/637426047018270000
Preliminary analysis suggests that the project may be a Priority Development Project since more
than 5,000 square feet of estimated impervious area is proposed as new or replacement surface.
Therefore, the project will be subject to designing and installing numerically sized water quality
basins via a Storm Water Quality Management Plan (SWQMP) per Chapter 5 of the Carlsbad BMP
Design Manual in addition to installing trash capture, site design and source control best
management practices (BMP) per Chapter 4 of the Carlsbad BMP Design Manual. Worksheets
in the manual shall be used to size the proposed BMP shown on the site plan. Please add total
disturbed area, existing impervious area, proposed new impervious area and replaced
impervious area on the site plan to help determine the appropriate storm water quality
designation.
The project appears to be exempt from hydromodification requirements (Chapter 6 of the
Carlsbad BMP Design Manual) per the Hydromodification Exemption Analysis for Select Carlsbad
Watersheds from Chang consultants dated September 17, 2015.
2. Add proposed 20-foot radius dedication for public street and utility purposes at the corner of
Hope Avenue and Grand Avenue. Building shall be located outside the easement.
3. Contact Nick Gorman in the Traffic Division at Nick.Gorman@carlsbadca.gov, a division of the
Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements
are used to determine if a Local Mobility Analysis is required and the scope of analysis. Submit
either an approved Scoping Agreement or correspondence from the Traffic Division indicating
one is not required. Provide ADT and peak hour trips per generation rates from SANDAG Brief
Guide of Vehicular Traffic Generation Rates for the San Diego Region on the site plan/tentative
map.
4. If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at
https:ljwww .ca rlsbadca .gov /home/showpu blisheddocu ment/328/637 425982502330000.
a. Depending on the CEQA determination, which is determined after the application for
discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be
required per the Vehicles Miles Traveled Analysis Guidelines available
at https://www.carlsbadca.gov/home/showdocument7id=312.
b. A Transportation Demand Management (TDM) plan may be required depending on the
number of employee vehicle trips the project will generate. Calculate the gross
employee ADT using the generation rates from Table 2-2 of the TDM Handbook
at https://www.carlsbadca.gov/home/showpublisheddocument/310/6374259813383
PRE 2023-0007 (DEV2023-0037) -GRAND HOPE
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Page 10
70000 Show calculations on the Climate Action Plan checklist, Form P-30. If applicable,
submit a TDM plan with your application for discretionary permits.
5. Provide a Preliminary Title Report (current within the last six (6) months).
6. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Report on the site plan. If any vacations or quitclaims are planned with this development
annotate on the site plan.
7. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in
cubic yards. Per CMC15.16.060 this project will require a grading permit and grading plan.
8. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey
Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for
vertical control per City Engineering Standards Vol.ume 1, Chapter 2.
9. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.)
at the project site, project frontage and within 25 feet of the boundary.·
10. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad
and floor elevations.
11. Provide the method of draining each lot. Unless otherwise specified by a geotechnical engineer,
method of drainage shall comply with California Building Code (latest version) section 1804.4.
12. The trees along the Hope Avenue and Grand Avenue frontage are included in the city's street
tree inventory. Indicate on the site plan that they are to remain or to be removed. Proposed
removal of street trees will require approval per Section 11.12.090 of the Carlsbad Municipal
Code. Coordinate with the parks and recreation department for additional information.
13. Provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
14. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way. Location of transformer shown on plan complies with this
requirement.
15. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with 2022 Carlsbad
Engineering Design Standards requirements. The site plan shows a water meter on private
property. This meter will need to be relocated into the public right-of-way or a CMWD easement
will need to be dedicated over the meter. Show proposed back flow device.
16. If the project is planning to connect a storm drain to the sanitary sewer for emergency and
incidental flows in the covered parking garage, the developer shall apply for a provisional source
control permit with Encinas Wastewater District.
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17. Widen the sidewalk fronting Grand Avenue to match the adjoining sidewalk to the west. Plot
transitional sidewalk at the driveway on Hope Avenue consistent with SDRSD G-14A. Plot all
existing and proposed utilities fronting the subject property. List pipe size, material and related
DWG numbers. Separate improvement plans will be required.
18. Plot stopping sight distance at all driveways and corner sight distance at all street intersections.
19. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Building:
The Building Division has no comments at this time.
Carlsbad Fire Department:
Applicant-Specific Fire Questions:
1. The project is taking advantage of zero side yard zoning setbacks. Adjacent exterior wall fire
rating will be provided based on the distance to property fine along with opening requirements
per the CA building code. Since no exterior doors or openings are "required" by the CFC or CBC
but will be provided, does required access per CFC section 504.1 apply?
Yes. CFC 504.1 applies because there are no openings on that side of the building.
2. If access is not required per CFC section 504.1, does the 150' hose-pull requirement apply at the
zero-setback exterior wall since access is not provided?
You may use the 150~foot maximum hose pull for the southwest side of the building. If the span
exceeds 150 feet from the street, then you will have to address access deficiencies.
Public Works
1. Submit a sewer study analyzing existing and proposed demands for the public sewer main. Model
the demands and performance criteria of the sewer per the City of Carlsbad 2019 Sewer Master
Plan and City of Carlsbad Volume 1 Engineering Standards. Scope of sewer analysis to include all
existing and proposed sewer flows in Grand Ave, Hope Ave and Home Ave.
PRE 2023-0007 (DEV2023-0037) -GRAND HOPE
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Page 12
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Lauren Yzaguirre at the number below. You may also contact each department individually as
follows:
• Planning Division: Lauren Yzaguirre, Associate Planner, at (442) 339-2634
• Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781
• Building Division: Jason Pasiut, Building Official, at (442) 339-2788
• Fire Department: Randy Metz, Fire Division Chief, at (442) 339-2661
• Public Works: Neil Irani, Associate Engineer, at (442) 339-2305
Sincerely,
ERIC LARDY, AICP
City Planner
EL:LY:JC
Attachments:
LDE Redline Plans
IB-131, AB 2097 Parking Requirements
c: William Cho, 2275 Hosp Way, Apt K, Carlsbad, CA 92008
David Rick, Project Engineer
File Copy
Data Entry/Laserfiche