HomeMy WebLinkAboutPRE 2023-0037; 363 CARLSBAD DRIVE; Admin Decision LetterAugust 28, 2023
Safdie Rabines Architects
925 Fort Stockton Drive
San Diego, CA 92103
SUBJECT: PRE 2023-0037 (DEV2023-0096} -363 CARLSBAD DRIVE
APN: 203-175-05-00
CCityof
Carlsbad
El FILE COPY
Thank you for submitting a preliminary review for a mixed-use project proposed at 363 Carlsbad Village
Drive. The project site, an approximately 0.23-acre lot, currently is developed with a vacant, one-story,
single-family residence. The project proposes the construction of a new four-story mixed-use building
with a parking garage and 1,487 square feet of commercial space on the first floor, and four residential
condominium units on each of the upper floors. The upper floors each includes three two-bedroom units
and one three-bedroom unit. The project also proposes four private roof decks, accessed by the units
below on the fourth floor, and one shared roof deck. The parking garage on the first floor includes 12
parking lifts, providing parking from a total of 24 cars. The project proposes to dedicate one unit to very-
low-income households to receive a 38.75 percent density bonus.
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:
General
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) Zone
c. Village & Barrio Master Plan (VBMP); Village Center (VC) Land Use District, 28-35 dwelling units
per acre
d. The property is in the Village-Barrio Segment of the Coastal Zone. The Coastal land use designation
and zone are the same as the general plan and zoning above.
2. The project requires the following applications:
a. Tentative Tract Map (CT) for subdividing the property into five or more condominium/ownership
units).
Community Development Department
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov
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b. Site Development Plan (SOP)
c. Coastal Development Permit (CDP}
The Tentative Tract Map, Site Development Plan, and Coastal Development Permit applications must
be submitted to the city concurrently. The City Council will be the final decision maker on these
applications.
3. Density/Density Bonus. The project proposes 12 units. Prior to density bonus, the 0.2285-acre lot
would allow for up to 8 dwelling units (35 dwelling units per acre by 0.2285 acres is 7.9975 dwelling
units), Per Section 2.5 of the VBMP.
Pursuant to state density bonus law, the project is requesting a density bonus of 38.75% by
designating unit(s) for Very-Low-Income households. A total of 12% of the base number of units are
required to be designated to be granted this bonus; or one (1) unit. The resulting density bonus allows
four (4) additional units. The total number of units, both base units and bonus units, is 12 units. This
project also qualifies for two (2) incentives or concessions and additional waivers, if needed. The
project application should specify the number and types of incentives/concessions or waivers.
4. lnclusionary Housing Requirement: The project is subject to the City's lnclusionary Housing
Ordinance. A project proposing 12 total units, which includes one Very Low-Income unit, will be
required to provide 12.5% of total units, or two (2) units as affordable units to very-low-income
households. Please see the City's lnclusionary Housing Program Information Bulletin for more
information:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000
The project must satisfy both density bonus and inclusionary housing requirements. Affordable units
provided under one, count as affordable toward the other, so the higher calculation of the two
requirements will apply (sometimes that is density bonus and sometimes inclusionary, depending on
the requested bonus and affordability level).
The affordable unit type must be commensurate with the overall unit type count. Affordable units
must be distributed throughout the project and built with the same amenities as market rate units,
per Carlsbad Municipal Code (CMC) 21.85.040 (G).
5. Parking. The 12-unit project includes nine (9) two-bedroom units and three (3) three-bedroom units.
The project also proposes a retail space.
Pursuant to the VBMP:
The parking ratios for multiple-family dwellings are as follows:
Studio/one-bedroom: One space per unit
Two or more bedrooms: One and half spaces per unit
Visitor parking: None required in.Ve District
The parking ratio for retail is 1 space per 415 square feet.
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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 demand, not by city-established
minimum parking standards. The city will continue to apply minimum parking standards for electric
vehicle (EV) charging stations as well as required parking spaces accessible to persons with disabilities
(ADA). The number a type of EV and ADA spaces required will be based on the amount of parking
required if regular parking standards were applied.
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/12218/638083521809200000
6. Circulation. Circulation within the parking area must be such that a car need not enter a street
backwards. The plans submitted for entitlement must demonstrate that a car that enters the parking
area when all parking spaces are taken will be able to turn around within the structure. To accomplish
this, it may be necessary to leave one space at the end of the parking area as a no parking space to
facilitate a turnaround within the parking area.
7. Setbacks. Per Section 2.7.1 (A) of the VBMP, setbacks will be applied as follows:
a. Front: Minimum of O feet; maximum of 5 feet to building (at the ground floor). 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
b. Side: 0 Feet
c. Rear: 0 Feet
8. Draft Village & Barrio Obiective Design Standards (VBODS). The City Council will be considering the
draft vUlage & barrio objective design standards on August 29, 2023. If adopted by City Council, the
VBODS will be sent to the California Coastal Commission for their review and approval as a local
coastal program amendment. The VBODS will become effective within the Coastal Zone when the
California Coastal Commission approves the local coastal program amendment. If approved by the
City and California Coastal Commission, the proposed project will be subject to the VBODS. Please see
link below for reference. Please note, if the VBODS are adopted and the project does not comply with
the new standards, incentive, concessions or waivers will need to be requested.
https://www.carlsbadca.gov/departments/community-development/planning/village-barrio-
objective-design-sta nda rds
9. Roof Protrusions. Per Section 2.6.2 (C)(4)(b) of the VBMP, All roof structures (excluding architectural
features) shall be set back a minimum five feet from all building faces and shall not exceed the
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maximum stated height. Structures permitted to exceed five feet in height shall be set back at least
an additional one foot for every foot above five feet, up to maximum stated heights.
The two stair and elevator towers proposed are 9.5 feet above the maximum 45-foot height limit.
Consistent with the requirements stated above, these towers are required to be set back 9.5 feet from
all building faces.
The guard rails/barriers for the roof decks and along the access to the roof decks are subject to a five-
foot setback from building faces.
10. Open-Air Trellis. The open-air trellises shown on plans are not a roof protrusion. The trellis support
walls protrude from the roof, and the trellises extend laterally from this protrusion. Therefore, the
trellises are not a protrusion themselves and are not allowed above the 45-foot maximum height limit.
11. Private Open Space. Per Section 2.7.l(E)(2) of the VBMP, private open space shall be provided at a
minimum of 60 square feet per unit with a minimum dimension of 6 feet in any direction. Balconies
for units on the third floor may not comply with this standard.
12. Common Open Space. Per Section 2.7.l(E)(3) of the VBMP, a project with 30 units will be required to
provide a minimum of 450 square feet of open space, with a minimum dimension of 10 feet in any
direction. As currently designed, the common roof deck meets this requirement.
13. Height. Per Section 2.7.l(G)(l) of the VBMP, the maximum allowed structure height is 45 feet and
four stories.
14. Height-Ground Floor. Per Section 2.7.l(G)(2) of the VBMP, the ground-floor plate height for the
commercial space shall be a minimum height of 14 feet. Submitted plans do not show consistency
with this standards. Please see interpretation graphic in the VBMP for example of compliant height
measurement.
15. Height-Fourth Floor. Per Section 2.7.l(G)(3) of the VBMP, A maximum of 30 percent of the fourth.
story street facing fa~ade can have a 0-foot setback (as measured from the property line). The
remaining 70 percent shall be set back a minimum of 10 feet (as measured from the property line).
The fourth floor does not appear to be compliant with the 10-foot setback requirement of this section.
16. Ground Floor Street Frontage Uses. Per Section 2.7.1(1) of the VBMP, new ground floor street frontage
uses permitted within the boundaries of the use restriction area identified on Figure 2-2 shall occupy
more than one-half of the habitable space developed on the ground floor and shall span at least 80
percent of the building frontage.
17. Design Guidelines. Please refer to Section 2.8 of the VBMP for Area-Wide Design Guidelines. A
detailed evaluation of the project's compliance with these design guidelines will occur during review
of the formal project application submittal.
18. Roof mounted equipment. The project plans do not indicate the location of mechanical equipment
or other functional improvements typically located on the roof of a structure. Please anticipate what
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mechanical equipment will be needed to make the building functional, show their locations, and
provide proper screening for any such equipment. Please be sure that the location of equipment and
required screening does not interfere with required solar/photovoltaic systems.
19. Historical. Cultural and Paleontological Report. The existing structure proposed to be demolished is
likely over 45 years old. In addition, the project is adjacent to a potentially significant historic structure
at 355 Carlsbad Village Drive. Please prepare a comprehensive report, including any impacts to
neighboring structures, consistent with the California Environmental Quality Act and the city's Tribal,
Cultural, and Paleontological Resources Guidelines, which can be found online at:
https :ljwww .ca rlsbadca .gov /home/showpublisheddocu ment/254/637 425976516870000
20. Noise Analysis. As the proposed project will be located on Carlsbad Village Drive and in close proximity
to railroad tracks, a noise analysis prepared by a registered acoustician will be required. The study
shall be prepared in compliance with the requirements of the Noise Guidelines Manual. Please see
link below for additional information
https:ljwww .ca rlsbadca .gov /liome/showpubl isheddocument/238/637 42597 4092370000
21. Early Notification. All development applications that require Planning Commission or City Council
approval shall provide early public notification. This requirement may be met by sending a public
notice to the surrounding property owners (600-foot radius) within 30 days of submittal of the
development application pursuant to City Council Policy No. 84 and Form P-21. The policy and form
may be referenced online at:
City Council Policy No. 84:
https:ljrecords.carlsbadca.gov/Weblink/DocView.aspx?id=5156829&dbid=0&repo=CityofCarlsbad&
cr=l
Form P-21:
https:ljwww.carlsbadca.gov/home/showpublisheddocument/452/637843403622900000
22. Housing Crisis Act. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline
application process for housing projects. It is not mandatory unless applicants seek the vesting and
processing benefits offered under SB 330. Participation in the SB 330 streamline process would occur
first, followed by the formal development application process required under Government Code (Gov.
Code)§§ 65940, 65941, 65941.5, and Carlsbad Municipal Code (CMC) § 21.42.050. Acceptance by the
city of a complete SB 330 Streamline Application (Form P-32) and fee will vest the project for 180 days
in accordance with the ordinances, policies and standards in effect at the time the SB 330 Application
is accepted.
23. Climate Action Plan. 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 Climate Action Plan 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
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requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal
Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address:
http:ljwww.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.
Land Development Engineering:
1. Please, 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 SAND AG Brief Guide of Vehicular
Traffic Generation Rates for the San Diego Region on the site plan/tentative map.
If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at:
https:ljwww .ca rlsbadca .gov /home/showpu blisheddocu ment/328/63 7 425982502330000 .
2. 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:ljwww .ca rlsbadca .gov /home/showdocument?id=312.
3. Please complete a Stormwater Standards Questionnaire Form E-34. 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 is located on the City of
Carlsbad website.
4. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP).
All impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment.
Please submit a Storm Water Quality Management Plan with the discretionary application. This
project is exempt from hydromodification calculations. The post construction stormwater treatment
BMPs shall be shown on a conceptual grading plan and drainage plan with the discretionary
application.
5. Based on this project's general land use V-B, this project is subject to the City of Carlsbad trash capture
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requirements. Please incorporate trash capture measures on the project plans and the Storm Water
Quality Management Plan.
6. Please provide a Preliminary Title Report (current within the last six (6) months).
7. Please 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.
8. It is unclear if there is an existing agreement or easement for reciprocal access between the easterly
neighbor at APN203-175-06-00. If there is an existing reciprocal access easement identified in the
title report, please plot on the site plan and adjust the proposed building footprint to not encroach
into said easement.
9. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Please show 100-year storm
hydro logic calculations before and after development and how the storm water flow will be mitigated.
10. A preliminary geotechnical report is required to evaluate the feasibility of the project, please provide
recommendations for remedial earthwork and evaluation the infiltration feasibility. Guidelines for
preliminary geotechnical studies are available on the City of Carlsbad Engineering website.
11. Per CMC15.16.060 this project will require a grading permit and grading plan.
12. 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 Volume 1, Chapter 2.
13. Please delineate and annotate the limits of grading. Include remedial grading quantities on the plan.
14. On the proposed site plan, please 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.
15. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project
in cubicyards.
16. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations. It is unclear what the finish floor of the first floor/parking area will be related
to the adjacent existing ground.
17. Please provide the method of draining the building to the proposed BMPs. Unless otherwise specified
by a geotechnical engineer, method of drainage shall comply with California Building Code (latest
version).
18. Please provide a cross section to show the existing and proposed ground, the proposed building wall,
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adjacent existing building wall and the proposed footing and remedial excavation. Please clarify how
the building walls will be constructed on the property line. Provide a temporary construction
easement or permission to grade letter from adjacent owner to construct walls on their property or
delineate and annotate proposed temporary shoring walls.
19. Please delineate location of all existing and proposed buildings, walls, fences and permanent
structures onsite and within 25 feet of the site.
20. The trees along Carlsbad Village Drive frontage are included in the city's street tree inventory. Please
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.
21. This project is proposing a subdivision to create 12 condominium units. A tentative map and final map
is required.
22. Please provide typical street cross sections for Carlsbad Village Drive. Provide existing right-of-way
width and existing improvements and proposed improvements and dedications.
23. Please delineate and annotate all proposed driveways and driveway widths. Ensure driveways meet
the requirements of section 3.15 of the engineering standards.
24. Please provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
25. Please show all existing utilities: water per drawing 287-2, sewer per drawing 118-9, underground dry
utilities, overhead lines, str~etlights in Carlsbad Village Drive and all laterals affecting the property.
26. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way, please delineate and annotate location on the site plan.
27. Please provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan
Update 2019, Section 4.2 Design Criteria.
28. Please provide a Water Study for the new development based on City of Carlsbad Potable Water
Master Plan 2019, Section 4.2 Design Criteria.
29. Public potable water and sewer mains along project frontages must meet minimum design diameter
and material as specified in City of Carlsbad Engineering Standard Vol. 2 Section 3.2.2 for water and
Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition
of development.
30. 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.
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31. Please replace existing water service with a new PVC tee, meter and backflow per CMWD standard
drawing.
32. Please provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing and proposed grades on-site, fences and location of structures on-site and on
adjacent properties.
33. Dedications and frontage improvements are required per CMC20.16. An 8-foot-wide public street
and utility easement shall be dedicated, and public street frontage improvements shall include 10-
foot-wide sidewalk, curb, gutter, driveway and utility relocations.
34. Please dimension the location of the vehicle gate/garage door to proposed easement. Ensure the
proposed vehicle gate is a min. 20 feet from the public right of way so that approaching vehicles will
not queue in the public right-of-way of Carlsbad Village Drive.
35. Please plot stopping sight distance at all driveways.
36. Plot p-vehicle turning movement into the adjacent driveway.
37. Please address the comments on the attached redlined plan.
38. 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.
Please reach out to Randy Metz, Fire Inspections, for feedback regarding compliance with fire
protection requirements.
Building:
The following comments are provided courtesy of the Building Division and will need to be clearly detailed
in your final design prior to submitting for building permit construction plan review.
1. This project consists of a building with more than two dwelling units and will be subject to CBC Chapter
11A and/or 11B accessibility requirements and other/ Federal accessibility requirements depending
on the funding source(s). New apartments of three or more dwellings per building and new
condominiums of four or more dwellings per building are defined as covered multifamily dwellings
subject to CBC Chapter 11A accessibility requirements for accessible/ adaptable units.
2. Funding sources such as CTAC may trigger additional accessibility requirements above the minimum
amounts required by the California Building Code. If applicable, please list those additional
requirements, if applicable, in chart form on the cover sheet and provide details on the plans.
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3. This is a mixed-use building including R-2 occupancy. Type of construction and consideration of area,
and/or height/story increase, and the sprinkler system proposed, will have to be detailed on the cover
sheet.
4. Is the project constructed by, for, or on behalf of a Title II entity or part of a Title II entities program
that provides housing? If yes, then the 2010 ADAS applies.
5. Is the project receiving Federal financial assistance, and if so, is it coming from HUD? If it's a Home
key Project, then the answer to that is yes. Therefore, it must comply with HUD 504 regulations with
the options of either using UFAS or the HUD Deeming Notice that allows the use of the 2010 ADAS
with certain exceptions.
6. 2022 CRC also requires ESS provisions to be designed into new residential construction. o A soils
report is required for new construction. Prepare the report and include recommendations into the
foundation design.
7. A boundary certification is required for new structures built 5 feet or closer to a side or rear yard
property line.
8. Sewer design with fixture unit counts for entire sewer system to be included in complete plumbing
plans.
9. Sewer and water lines within the property line boundary are considered private systems.
Consideration should be made now to determine if these systems will meet the city standard or will
be designed per the California Plumbing Code.
10. A separate, private sewer and water system permit can be applied for concurrent with grading so the
Building Division can do inspections of these systems during grading.
11. Gas line isometric for proposed gas fixtures to be included in complete plumbing plans.
12. Electrical load calculations and single line diagram for entire electrical design to be included in
complete electrical plans.
13. All registered Energy documents are required to be imprinted onto the plans.
14. Carlsbad climate action plan B-50 application details will need to be incorporated into the plans.
15. The Carlsbad form 8-55 will be required to be imprinted onto the plans to be approved for a permit.
16. Show details for airborne and structure borne sound transmission compliance with CBC section 1206
for the walls and floors separating dwellings.
17. Roof mounted mechanical systems shall be screened in accordance with the Carlsbad Municipal Code
section 18.10.020.
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18. Consideration for Accessible, EV and accessible EV charger parking will need to be incorporated into
the design.
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 online at
https:ljwww.carlsbadca.gov/departments/community-development/planning. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please
review all information carefully before submitting.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Kyle Van Leeuwen at the number below. You may also contact each department individually as
follows:
• Planning Division: Kyle Van Leeuwen, Associate Planner, at (442) 339-2611
• Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744
• Building Division: Jason Pasiut, Building Official, at (442) 339-2788
• Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661
Sincerely,
ERIC LARDY
City Planner
EL:KVL:ES
Attachments: Land Development Engineering Redlines
c: Shannon Lee, PO Box 3383, Rancho Santa Fe, CA 92067
Nichole Fine, Project Engineer
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