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HomeMy WebLinkAbout2025-04-02; Planning Commission; 01; The Roosevelt – Demolish existing commercial structure and construct a four-story mixed use building with 5,406 square feet of commercial space, 23 apartment units, and 2Meeting Date: April 2, 2025 1 To: Planning Commission Staff Contact: Kyle Van Leeuwen, Associate Planner; 442-339-2611; kyle.vanleeuwen@carlsbadca.gov Subject: The Roosevelt – Demolish existing commercial structure and construct a four- story mixed use building with 5,406 square feet of commercial space, 23 apartment units, and 24 covered parking spaces. Location: 2621 Roosevelt St., Carlsbad CA 92008/APN 203-101-23-00/District 1 Case Numbers: SDP-2024-0001 (DEV2024-0014) Applicant/Representative: John Wankner, (760) 846-1515, john@wal-designs.com CEQA Recommendation: ☐Not a Project ☒ Exempt ☐ IS/ND or IS/MND ☐ EIR ☐Other: Permit Type(s): ☒SDP ☐ CUP ☐ CDP ☐ TM/TPM ☐ GPA ☐ REZ ☐ LCPA ☐Other: Commission Action: ☐Decision ☒ Recommendation to City Council ☐ Informational (No Action) Recommended Actions That the Planning Commission ADOPT Planning Commission Resolution (Exhibit 1), RECOMMENDING APPROVAL of Site Development Plan SDP 2024-0001 based upon the findings and subject to the conditions contained therein. Existing Conditions & Project Description Existing Setting The subject site consists of a 0.46-acre lot, located at 2621 Roosevelt St. on the west side of Roosevelt Street, south of Laguna Drive. The mid-block lot contains an existing two-story, 8,000-square-foot commercial office building and parking lot. The parcel is generally flat, sloping slightly towards Roosevelt Street. The subject site is surrounded by a mix of uses, including a trailer park, a car wash, a commercial building containing a restaurant, and multiple-family residential uses across Roosevelt Street. Site Map April 2, 2025 Item #1 1 of 125 0 Table “A” below includes the General Plan designations, zoning and current land uses of the subject site and surrounding properties. Also refer to Exhibit 2 for a larger site map. TABLE A – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Designation Village & Barrio Master Plan Land Use District Current Land Use Site V-B Village Barrio V-B Village General (VG) Commercial/Office North V-B V-B (VG) Commercial (Restaurant) South V-B V-B (VG) Trailer Park East V-B V-B (VG) Multi-family Residential West V-B V-B Village Center (VC) Car Wash General Plan & Zoning Designation Village & Barrio Master Plan District Proposed Project The project proposes a Site Development Plan for the demolition of a commercial structure and the construction of a four-story mixed-use building with 5,406 square feet of commercial space, 23 apartment units, and 24 covered parking spaces. The commercial space is divided into five tenant spaces on the first (ground) level and two office suites on the second floor. The first level will also contain a gated parking garage with 24 parking spaces, a lobby providing access to upper floor residential and office units, and areas for electrical, trash bins and other necessities. The ground level also contains a pedestrian plaza adjacent to the north property line that provides access to the commercial tenant spaces. The 23 residential units have entrances on the second and third level, with four (4) of the third-level units containing an upstairs bedrooms extending above the third level of the structure. Each unit has a private outdoor space and deck. Vehicular access is proposed to be provided by a gated garage entrance off Roosevelt Street. The project has a maximum building height of 45 feet and includes parapet roofs. The applicant is seeking a density bonus under state law, which would entitle the developer to two (2) 50% increases in density in return for designating a percentage of the proposed base dwelling units (11 units) affordable to very-low-income and moderate-income households; 15% (2 units) to very-low-income households and 15% (2 units) to moderate-income households. The Village General (VG) district in the Village & Barrio Master Plan allows for 23 dwelling units per acre. The density bonus that is authorized by state law (Gov. Code §65915) is set on a sliding scale based upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the base number of units permitted pursuant to the Village & Barrio Master Plan (VBMP). With the combined 100% density bonus, the maximum number of residential units allowed on the site is 23 units, Village General Village Center Village-Barrio April 2, 2025 Item #1 2 of 125 with 4 of those required to be restricted as affordable to very-low-income households and moderate-income households (per State Density Bonus Law). In addition, the developer is required to comply with Carlsbad’s Inclusionary Housing Ordinance. Fifteen Percent (15%) of the total number of units proposed, four (4) units, will be required as inclusionary. The Developer proposes to provide two (2) very-low-income units (50% of the area median income) and two (2) moderate-income units (110% of the area median income), which satisfies both the State Density Bonus Law and Inclusionary Housing Ordinance requirements. The project is proposing two (2) density bonus incentives/concessions and eight (8) density bonus waivers and that are discussed in Exhibits 4 and 5. Project plans are attached to the staff report (Exhibit 14). The improvements and uses described above are hereinafter referred to as “Project.” The architectural design is characterized as California Contemporary. The primary building materials are acrylic stucco, reverse board and batten siding with fiber cement planks, and concrete masonry unit block for the base podium and stair towers. Ceramic, porcelain, and terra cotta tiles are also used to provide variety to the tenant spaces and entrances. Public Outreach & Comment The Developer has completed the Early Public Notice procedures pursuant to City Council Policy No. 841 (Development Project Public Involvement Policy). A notice of project application was initially mailed on Sept. 25, 2024, to all owners of property located within a 600-foot radius. A two-foot-tall by three-foot-wide yellow sign was also posted at the project site on Oct. 8, 2024. Additional notices were sent and posted on Dec. 3, 2024, to reflect a change in the project, which increased the number of proposed units from 22 to 23 units. A total of 250 property owners were notified through the notice of project application. One comment was received as a result of the early public notice. The comment received voiced concerns over the developer utilizing density bonus law to build the project without ample parking, and the limited availability of street parking for existing uses (Exhibit 11). Response to Public Comment & Project Issues Public comments received were responded to in a timely manner with updates on city processes and confirming that all comments would be attached to this staff report. Public comments were also forwarded on to the applicant. Additionally, all commenters were added to an interested parties/stakeholders list to be notified separately of the public hearing dates in addition to the city’s public noticing procedures. Because the project is located within one-half mile of the Carlsbad Village Station, Government Code section 65863.2 (Assembly Bill 2097) limits the number of commercial and residential parking spaces the city can require for the project. The city may only require the project to include the electric vehicle (EV) supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities (Americans with Disabilities Act, ADA) that would have otherwise applied to the development if the code section did not apply. In addition to the code section above, the applicant has requested a concession to eliminate all parking required for the commercial component of the project, thereby removing obligations to provide on-site EV and ADA spaces. The applicant is choosing to add residential parking, beyond the required EV and ADA parking spaces, even though most parking is exempted under AB 2097.2 Additional discussion on AB 2097 and density bonus incentives is provided in Exhibits 4 and 5. 1 Project submitted prior to recent updates to City Council Policy 84, no enhanced stakeholder outreach was required for the project. 2 Refer to Exhibit 10 for an info-bulletin that provides more information on restrictions imposed by the state legislature under AB 2097 that limit the city’s ability to require minimum parking standards on certain private development projects, including residential density bonus projects. In Carlsbad there are currently only two major public transit stops – Carlsbad Village Station and Poinsettia Station. April 2, 2025 Item #1 3 of 125 Project Analysis General Plan Consistency The City of Carlsbad General Plan includes several goals and policies that guide development and land use within the city. A discussion of how the project is consistent with the applicable General Plan policies is summarized in Exhibit 4. Municipal Code Consistency The City of Carlsbad Municipal Code, most notably Title 21 Zoning Code, includes requirements and provisions that guide development and land use within the city, consistent with the General Plan. Specific compliance with these relevant requirements is described in Exhibit 4. Village & Barrio Master Plan The subject property is located within the boundaries of the Village & Barrio Master Plan, which provides specific development standards for new growth and development. Specific compliance with these relevant standards is described in Exhibit 4. Village & Barrio Master Plan Objective Design Standards The Village & Barrio Objective Design Standards (ODS) grants local authority over the design of future multifamily housing and mixed-use developments within the Village & Barrio Master Plan area. These standards help the city preserve the unique character of the area while adhering to state housing laws aimed at accelerating housing production. Specific compliance with these relevant standards is described in Exhibit 6. State Density Bonus The Developer is seeking an increase in the allowable density of the project under Government Code §65915, the State Density Bonus Law. This law allows a developer to increase the density on a property above the maximum limit set by a city’s General Plan in exchange for reserving a certain number of the new dwelling units as affordable or other qualifying housing for at least 55 years. Developers can also have development standards waived or revised when such deviations are needed to achieve the density allowed under state law.3 The 0.46- acre site is located in the Village General (VG) District of the Village & Barrio Master Plan which permits a density range of 18 to 23 dwelling units per acre (stated as a minimum to maximum density range). This results in a maximum base density of 10.58 units (0.46 acres multiplied by 23 units per acre), which rounds up to 11 units for this site (pursuant to State Density Bonus Law, all density calculations are rounded up.) The density bonus that is authorized by state law is set on a sliding scale based upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the number ordinarily permitted. The Developer is requesting two (2) 50% density bonuses to allow a total of 23 units. In exchange for the two (2) 50% density bonus, the Developer is required to designate 15% of the 11 base maximum density units (2 units) as affordable to “very-low-income households” and 15% of the 11 base maximum density units (2 units) as affordable to “moderate-income households.” Both the very-low-income and moderate-income units will be designated for a period of 55 years. With each 50% density bonus applied, a total of 23 units can be constructed at a density of 50 dwelling units per acre. The project is requesting incentives, concessions or waivers as allowed under State Density Bonus Law. Pursuant to Carlsbad Municipal Code (CMC) Section 21.86.060 of the Density Bonus Ordinance, a project can request incentives, concessions and waivers as defined in State Density Bonus Law, based on the percentage of affordable units. 3 Refer to Exhibit 7 for an info-bulletin that provides more information on how State Density Bonus Law works. April 2, 2025 Item #1 4 of 125 Specifically, the Developer is requesting two (2) concessions/incentives and eight (8) waivers from development standards of the Village & Barrio Master Plan (VBMP) and Carlsbad Municipal Code (CMC) as listed below and included in Exhibit 5. Pursuant to State Density Bonus Law, the project in intitled to three (3) concessions or incentives for the project and there is no limit to the number of waivers an applicant can request, as long as the concession/incentive or waiver does not cause a specific adverse impact on public health or safety, an adverse impact on property listed on the California historical register or would violate state or federal law. Concession/Incentive •Concession to waive the requirement that the current water main servicing the property be upsized from a six-inch water main to an eight-inch water main. •Concession to waive all commercial parking requirements for the project. Waivers 1.Waiver of VBMP Standard 2.7.2 (A) (1) requiring a front setback minimum of 5 feet; maximum of 10 feet to building. 2.Waiver of VBMP 2.7.2 (G) limiting the maximum height of a building to 35 feet and 3 stories 3.Waiver of CMC 21.44.060 (A) (3) (Table D) requiring enclosed parking garages with multiple, open parking spaces to maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns or posts. 4.Waiver of VMBP Appendix E, Table 3.1.4 prohibiting Large-Mixed use building types from Village General Subdistrict. 5.Waiver of VBMP 2.6.2.A (1) requiring fifty (50%) percent or more of the Primary Building’s floor area face onto a primary and/or secondary street(s). 6.Waiver of VBMP 4.8 (B)(3) requiring Shopfront facade area to be a minimum of 90% glazed transparent and clear 7.Waiver of VBMP 4.8 (C)(2) requiring upper stories to occupy the full ground floor footprint area. 8.Waiver of VBMP 5.8 (B)(3) requiring upper stories to occupy the full ground floor footprint area. Inclusionary Housing Ordinance In addition to the mandatory affordable housing provisions of State Density Bonus Law, the project is also required to comply with the city’s Inclusionary Housing Ordinance, which is intended to ensure that all residential development provides a range of housing opportunities for all economic segments of the population, including households of lower and moderate income.4 Pursuant to the Inclusionary Housing Ordinance, projects are required to designate 15% of their total units as affordable to lower-income households. 4 Refer to Exhibit 8 for an info-bulletin that provides more information on how the Inclusionary Housing Ordinance works and Exhibit 9 for City Council Policy Statement Policy No. 57 which provides additional information on options to satisfy the intent of the Inclusionary Housing Ordinance April 2, 2025 Item #1 5 of 125 For this project, the applicant is proposing to satisfy the affordable housing requirements by providing 15% or a total of 3 units (15% multiplied by 23 total units = 3.45, rounded down to 3 units) as affordable to very-low- income households and moderate-income households. The inclusionary units will be located on the same site as the market-rate units and the Developer is not requesting financial assistance from the city. In connection to the requested density bonus, the proposal to provide 2 very low-income units and 2 moderate- income units is compliant with the Inclusionary Housing Ordinance. The four units being provided per density bonus have two income restrictions (50% AMI and 120% AMI), the average of three units (50,50,120) meets the requirement of 80 percent average, under Policy 57 Inclusionary alternative compliance option (Exhibit 9). Housing Crisis Act of 2019 (HCA) This project is subject to Government Code section 65589.5(j)(1), which states when a proposed housing development project complies with the applicable, objective general plan, zoning, and subdivision standards and criteria that were in effect at the time that the application was deemed complete, cities shall not disapprove the project or impose a condition requiring lower density unless the city finds based on a preponderance of evidence that the project would have a specific, adverse impact on public health and safety, or there is no feasible method to satisfactorily mitigate or avoid such adverse impact. A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete; and there is no feasible method to satisfactorily mitigate or avoid the adverse impact, other than the disapproval of the project or the approval of the project upon the condition that it be developed at a lower density. There is no preponderance of evidence that the project would have a specific, adverse impact on public health and safety. The design of the site development and the types of improvement would not cause serious public health or safety problems since the project would not degrade the levels of service on the adjoining streets, drainage system, public facilities, and city sewer and water is available to the site or can be provided. The project’s proposed street alignments, grades, and widths; drainage and sanitary facilities and utilities, including alignments and grades thereof; location and size of all required easements and right-of-way; lot size and configuration; and traffic and emergency response access were all reviewed for compliance to relevant city policies and codes. The proposed deviations (i.e., waivers requested as part of the proposed density bonus, which are permitted pursuant to State Density Bonus Law), supplement the Developer’s land use application to avoid restrictive zoning limitations that would preclude the project as it has been designed and submitted to the city. Discretionary Actions & Findings The proposed project requires the approval of a Site Development Plan, which is discussed below. Site Development Plan, SDP 2023-0014 Pursuant to Section 6.3.3 of the Village & Barrio Master Plan, approval of a Site Development Plan is required for the construction of buildings over 5,000 square feet or projects with more than four dwelling units. Staff finds that the required findings for this application can be met (Exhibit 1). Environmental Review Prior to final action by the decision-making body on the project, an environmental determination shall be made by the appropriate decision-makers as part of the approval action to ensure agency compliance with the California Environmental Quality Act (CEQA). Staff has reviewed the scope of the project and applicable studies provided by the applicant and finds that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant April 2, 2025 Item #1 6 of 125 impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to CEQA in accordance with CEQA Guidelines Section 15332 (In-Fill Development Projects). The project is consistent with the General Plan as well as with the Village & Barrio Master Plan and Zoning Ordinance. The project site is within the city limits, is less than five acres in size, and is surrounded by urban uses. There is no evidence that the site has value as habitat for endangered, rare, or threatened species. Approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services. A draft Notice of Exemption is included as Exhibit 12, with applicable studies concerning the above statements referenced and linked in the draft notice. This must be reviewed and considered prior to approval of the project. The draft Notice of Exemption demonstrates that the project qualifies for the exemption – and that none of the exceptions to categorical exemptions listed in the CEQA Guidelines Section 15300.2 or Chapter 19.04 of the Municipal Code have been triggered. Conclusion Considering the information above and in the referenced Exhibits, staff has found that the proposed project is consistent with all applicable policies of the General Plan, Village & Barrio Master Plan, provisions of the Municipal Code and Local Facilities Management Zone 1. All required public improvements and utilities are available to serve the proposed development. In addition, there are no environmental issues associated with the project. The project is conditioned to ensure the proposed project’s compatibility with the surrounding properties and that the public health, safety, and welfare of the community are maintained. The project would be required to comply with all applicable California Building Standards Codes and engineering standards through the standard building permit and civil improvement plan checking process. Staff recommends the Planning Commission adopt the resolution, recommending approval of the proposed project to the City Council as described in this staff report. Exhibits 1.Planning Commission (SDP) 2.Location Map 3.Disclosure Statement 4.Project Analysis (General Plan, Zoning Ordinance, Village & Barrio Master Plan) 5.Supplemental Application - Density Bonus Program 6.Village & Barrio Objective Design Standards Table 7.Informational Bulletin IB-112 – State Density Bonus Law 8.Informational Bulletin IB-157 – Inclusionary Housing Program 9.City Council Policy Statement No. 57 – Inclusionary Housing Ordinance - Alternative Means of Compliance 10.Informational Bulletin IB-131 – AB 2097 Parking Requirements 11.Public Comments 12.Draft Notice of CEQA Exemption 13.List of Acronyms and Abbreviations 14.Reduced Exhibits 15.Exhibits “A” – “Z” April 2, 2025 (on file in the Planning Division) April 2, 2025 Item #1 7 of 125 Exhibit 1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF SITE DEVELOPMENT PLAN, SDP 2024-0001, TO DEMOLISH AN EXISTING COMMERCIAL STRUCTURE AND CONSTRUCT A FOUR-STORY MIXED-USE STRUCTURE CONSISTING OF 5,406 SQUARE FEET OF COMMERCIAL SPACE, 23 MULTIPLE-FAMILY RESIDENTIAL APARTMENT UNITS WITHIN, AND 24 COVERED PARKING SPACES ON A 0.46- ACRE PROPERTY LOCATED AT 2621 ROOSEVELT ST. IN THE NORTHWEST QUADRANT OF THE CITY, THE VILLAGE & BARRIO MASTER PLAN, AND LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: THE ROOSEVELT CASE NO.: SDP 2024-0001 (DEV2024-0014) WHEREAS, Brendan Foote, Fabric Investments, “Developer,” has filed a verified application with the City of Carlsbad regarding property owned by Fabric 2621 Roosevelt, LLC, “Owner,” described as THAT PORTION OF LOT 23 OF SEASIDE LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921, LYING NOTHEASTERLY OF A STRAIGHT LINE CONNECTING THE MID-POINTS OF THE NORTHWESTERLY AND SOUTHEASTERLY LINES OF SAID LOT. (“the Property”); and WHEREAS, said verified application constitutes a request for a Site Development Plan as shown on Exhibit(s) “A” - “Z” dated April 2, 2025, on file in the Planning Division, SDP 2024-0001 – THE ROOSEVELT as provided by Chapters 21.06, 21.85 and 21.86 of the Carlsbad Municipal Code and the Village & Barrio Master Plan; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA, Public Resources Code section 21000 et. seq.) and its implementing regulations (the State CEQA Guidelines), Article 14 of the California Code of Regulations section 15000 et. seq., the city is the Lead Agency for the project, as the public agency with the principal responsibility for approving the proposed project; and PLANNING COMMISSI ON RESOLUTION NO. 7540 April 2, 2025 Item #1 8 of 125 WHEREAS, the Planning Commission did, on April 2, 2025, hold a duly noticed public hearing as prescribed by law to consider said request relative to the Site Development Plan land use application; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Site Development Plan. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) Compliance with CEQA. The proposed action to demolish an existing commercial structure and construct a four-story mixed-use structure is categorically exempt from environmental review under CEQA Guidelines section 15332 (Class 32 – Infill Development Projects) because it is infill development within an urbanized area and meets certain criteria. No exceptions to the categorical exemption as set forth in CEQA Guidelines Section 15300.2 or Carlsbad Municipal Code Section 19.04.070(C) apply. The notice of exemption will be filed with the Recorder/County Clerk within five days after project approval by the decision-making body. C) That based on the evidence presented at the public hearing, the Planning Commission RECOMMENDS APPROVAL OF SDP 2024-0001 – THE ROOSEVELT, based on the following findings and subject to the following conditions: Findings: Site Development Plan, SDP 2023-0014 1. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that the project proposes the demolition of an existing commercial building with approximately 8,000 square feet of commercial space, and in its place the construction of a new four-story mixed-use development consisting of 5,406 square feet of commercial space, 23 multiple-family residential apartment units (19 market rate and four affordable) and 24 covered parking spaces on a 0.46-acre infill site located within the Village General (VG) District of the Village & Barrio Master Plan. Mixed-use, consisting of multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right within the VG District. The project is consistent with the various elements and objectives of the Village-Barrio (V-B) General Plan Land Use designation and the Village & Barrio Master Plan as discussed in the findings below and in the project staff report dated April 2, 2025, incorporated by reference. Although the project’s residential density of 50 dwelling units per acre is above the 23 du/ac maximum that April 2, 2025 Item #1 9 of 125 is allowed by the VG District, the 23-unit residential project can be found consistent with the General Plan Land Use Policies as discussed in the findings below and in the project staff report dated April 2, 2024 through use of a Density Bonus as allowed under California Law and the Carlsbad Municipal Code. State law encourages cities to provide affordable housing through incentives to developers (i.e., State Density Bonus Law, Government Code §65915). State Density Bonus Law allows a developer to increase density on a property above the maximum density, set under the land use policies of the General Plan, zoning district, and Specific Plan/Master Plan. In this instance, based on the adopted land use density of the Village General (VG) District of the Village and Barrio Master Plan, the base number of units allowed for a 0.46- acre parcel at 23 du/ac is 11 dwelling units. The applicant is requesting two (2) 50% increases in density to yield 23 total units. Density Bonus Law stipulates that a request for a density bonus does not constitute a valid basis on which to find a proposed housing development project is not compliant with a general plan. In addition, State Density Bonus Law explicitly requires the city to consider “the density allowed under the land use element of the general plan” in determining maximum allowable residential density and General Plan conformance. Therefore, the proposed density of the project is deemed compliant with the land use density designation of the General Plan and Village and Barrio Master Plan. 2. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that the proposed mixed-use development is located within the Village General (VG) District of the Village & Barrio Master Plan (VBMP). The project will not be detrimental to existing uses or to uses specifically permitted in the area in which the use is located in that mixed-use, consisting of multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right in the VG District. All the properties surrounding the site are designated for Village General uses under the VBMP, except for the property located to the west of the site, fronting State Street, which is designated as Village Center (VC). The project site is surrounded by a variety of urban uses, including a trailer park, a car wash, a restaurant, and multiple-family residential uses across Roosevelt Street. The proposed site design places residential adjacent to residential to the south and commercial development adjacent to existing commercial development to the north and west. The proposed mixed-use development will not adversely impact the site, surroundings, or traffic circulation. Roosevelt Street has adequate capacity to accommodate the net increase of 363 Average Daily Trips (ADTs) generated by the overall project. Pursuant to Assembly Bill 2097 (AB 2097), the city is prohibited from requiring parking for projects located within one-half mile of a major transit stop, except for requirements to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development. The project is located approximately 0.25 miles from the Carlsbad Village Train Station, and therefore only the parking for electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities can be required. Furthermore, the applicant has requested a Density Bonus Incentive/Concession the elimination of all parking requirements for the commercial uses. The project does provide 24 spaces for the residential units, consistent with AB 2097 (Government Code § 65863.2). 3. That the site for the intended development or use is adequate in size and shape to accommodate the use, in that pursuant to State Density Bonus Law, the Developer has requested waivers to standards in the Village & Barrio Master Plan and the Carlsbad Municipal Code related to April 2, 2025 Item #1 10 of 125 maximum building height and the number of floor levels, front setback requirements, parking standards, and objective design standards. The project is entitled to the requested number of units, and the density bonus waivers are necessary for the project to be developed at the density. The waivers are permitted pursuant to CMC Chapter 21.86 and State Density Bonus Law. Because the project is eligible for a density bonus, as allowed by State Density Bonus Law, the project is consistent with the development density established by existing zoning, community plan or General Plan policies. The proposed density of the project complies with the VG District and the density restrictions of the Village & Barrio Master Plan, as modified by State Density Bonus Law 4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained, in that the project complies with all applicable development standards for mixed-use projects within the VG District of the Village & Barrio Master Plan, including lot coverage, open space, height, setbacks, and parking, etc., subject to density bonus provisions for concessions and waivers, including reductions of standards. The architecture of the building is compatible with the surrounding residential and commercial development and implements the objective design standards of the Village and Barrio Master Plan. Landscaping along the street frontages and throughout the project will be provided consistent with the requirements of the city’s Landscape Manual and the Village & Barrio Master Plan. 5. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use, in that the proposed project has one primary street frontage, Roosevelt Street, along the eastern property line. Along Roosevelt Street, the project includes an eight-foot of right-of-way easement. With a total of 10-feet from curb to property line, the project includes a 10-foot concrete sidewalk which includes three street trees. Primary vehicular access into the project site will be provided via driveway on Roosevelt Street. The proposed project is estimated to generate a net increase of 363 Average Daily Trips (ADT). Roosevelt Street is designed to adequately handle the traffic generated by the project. The project site is also located within 0.25 miles of the Carlsbad Village mass transit station which provides bus, train, and Coaster service on a daily basis. Inclusionary Housing and Density Bonus 6. Project has been granted additional units, incentives, and waivers in accordance with density bonus provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter 21.86. Per density bonus definitions, the project had a calculation of 11 Base Units. Applicant requested two 50% increases, which allows up to an additional 12 units for a total maximum project size of 23 units. Based on the requested density bonus, Applicant must provide 15% of the Base Units to very-low-income units and 15% of the Base Units to moderate-income units as defined by California Health and Safety Code §50053 and §50093. The project is conditioned to provide 2 units (11 x 0.15 = 1.65 rounded up to 2) for each requested 50% bonus (total of 4 units) as density bonus affordable units based on calculations in Government Code §65915 and enforced by the California Department of Housing and Community Development. 7. Project is also subject to Carlsbad Municipal Code Chapter 21.85, requiring 15% of the total residential units be affordable for lower income households. Therefore, the affordable units required is three (3) units (23 x 0.15 = 3.45 rounded down to 3). The project is conditioned to April 2, 2025 Item #1 11 of 125 provide three (3) inclusionary units based on Carlsbad Municipal Code Chapter 21.85. 8. Per Carlsbad Municipal Code Section 21.86.130, the three (3) affordable dwelling units provided to meet the inclusionary requirement established pursuant to Chapter 21.85 of this title, shall be counted toward satisfying the density bonus requirements of this chapter. Four (4) of the 23 units count toward the density bonus affordable requirement, as long as they meet the affordability requirement identified in Government Code §65915. Therefore, the conditions identified in the two findings above are cumulative and will be satisfied through one Affordable Housing Agreement to provide four (4) total affordable units based on Carlsbad Municipal Code Chapter 21.85. Two inclusionary affordable units will be constructed and restricted as to occupancy and affordability to very-low-income households not exceeding 50% of the Area Medium Income (AMI), and one inclusionary affordable unit shall be constructed and restricted as to occupancy and affordability to a moderate-income household not exceeding 120% of Area Median Income, as required by the city’s Inclusionary Housing Ordinance and consistent with City Council Policy No. 57. One additional affordable unit will be provided (for a total of four) to be constructed and restricted to occupancy and affordability to a moderate-income household not exceeding 120% of Area Median income, as required by Government Code §65915. General 9. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the city’s General Plan, and the development standards of the Village and Barrio Master Plan, based on the facts set forth in the staff report dated April 2, 2025, including, but not limited to the following: a. Land Use – The proposed project, which includes the construction of 5,406 square feet of commercial space and 23 new residential units, would enhance the vitality of the Village by providing new residential land uses in the Village General district. The project reinforces the pedestrian orientation desired for the downtown area by providing residents an opportunity to walk to shopping, recreation, and mass transit functions. The project’s proximity to existing bus routes and mass transit would help to further the goal of providing new economic development near transportation corridors. Overall, the mixed-use project would contribute to the revitalization of the Village General District. b. Mobility – The proposed project has been designed to meet circulation requirements, which include maintaining or enhancing frontage improvements consisting of walkways and landscaping. In addition, the applicant would be required to pay traffic impact fees prior to the issuance of building permits that would go toward future road improvements. The proposed project is located approximately one-quarter mile from the Carlsbad Village train station which provides rail and bus service throughout the day. The project’s proximity to the transit station would provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and their carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the Village. c. Noise – The proposed project is consistent with the Noise Element of the General Plan in that the project’s building design, with windows closed, adequately attenuates the noise levels for the residential units as described in the noise analysis report (Birdseye Planning Group, dated February 2025) and adequately attenuates the interior noise levels for the April 2, 2025 Item #1 12 of 125 new residences to 45 dB(a) CNEL or less. Exterior noise levels are also shown in the noise analysis report to be compliant with the noise element and will not exceed the 60 dBA CNEL. d. Housing – Of the 23 units proposed with the project, 15% of the 11 Base Units shall be constructed and restricted to very-low-income units (2 units) and 15% of the 11 Base Units to moderate-income units (2 units), as defined by California Health and Safety §50053 and §50093. As 23 total units are proposed, not less than 15 percent of the total units (3 units), inclusive of those units required by California Government Code §65915, two units shall be constructed and restricted both as to occupancy and affordability to very-low-income households not exceeding 50% of the Area Medium Income (AMI), and one unit shall be constructed and restricted as to occupancy and affordability to a moderate-income household not exceeding 120% of the Area Median Income, as required by the city’s Inclusionary Housing Ordinance and consistent with City Council Policy No. 57. e. Public Safety – The proposed structural improvements would be required to meet all seismic design standards. In addition, the proposed project is consistent with the applicable fire safety requirements. The project would be required to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. The project has been conditioned to pay all applicable public facilities fees for Zone 1. f. Village General District Standards – The project as designed is consistent with the development standards for the Village general (VG) District, the VBMP Design Guidelines and all other applicable regulations set forth in the VBMP as discussed in the project staff report. 11. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all city public facility policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically: a. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44 and will be collected prior to issuance of building permit. Under SB 330, the park-in-lieu fees will be assessed according to the 2023-2024 Master Fee Schedule which assessed a flat rate per unit based on subdivision type (attached, residential, more than 4 units, $6,190 per unit). Under the new 2024-2025 Master Fee Schedule, the fees would normally be assessed on the size of each unit instead of a flat fee per unit based on subdivision type. c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. d. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. April 2, 2025 Item #1 13 of 125 12. The project has been conditioned to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. 13. This project has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 1. 14. That all necessary public facilities required by the Growth Management Ordinance will be constructed or are guaranteed to be constructed concurrently with the need for them created by this project and in compliance with adopted city standards. 15. That the project is consistent with the city’s Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 16. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed development, must be met prior to approval of the building or grading permit whichever occurs first. All references to the “Site Plan” reference the project plans dated April 2, 2025, attached as Exhibits “A” - “Z” of the Planning Commission Staff Report dated April 2, 2025. 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the city’s approval of this Site Development Plan. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Site Development Plan documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 3. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. April 2, 2025 Item #1 14 of 125 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this project are challenged, this approval shall be suspended as provided in Government Code §66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney’s fees incurred by the city arising, directly or indirectly, from (a) city’s approval and issuance of this Site Development Plan (b) city’s approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator’s installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the city’s approval is not validated. 6. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Project Site Plan, conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision-making body. The copy shall be submitted to the City Planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. 7. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. 8. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 9. This approval shall become null and void if building or grading permits are not issued for this project within 24 months from the date of project approval. 10. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the city that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. 11. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1 pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. April 2, 2025 Item #1 15 of 125 12. Developer shall submit to the city a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Site Development Plan on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 13. Prior to issuance of grading permit(s), developer shall make a separate formal landscape construction drawing plan check submittal to the Planning Division and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the city’s Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. 14. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Division and accompanied by the project’s building, improvement, and grading plans. 15. Project has been granted additional units, a concession, and waivers in accordance with density bonus provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter 21.86. Per density bonus definitions, the project had a calculation of 11 Base Units. Applicant requested an increase in density to allow 12 additional units, for a total project size of 23 units. Based on the requested density bonus, applicant must provide 15% of the Base Units as very low-income units and 15% of the Base Density Units as moderate-income Units, as defined by California Health and Safety Code Section §50053 and §50093. The project must provide two (2) density bonus very low-income affordable units and two (2) density bonus moderate income units, based on calculations in Government Code §65915. As 23 total units are proposed, not less than 15 percent of the total units (3 units), inclusive of those units required by California Government Code §65915 , two units shall be constructed and restricted as to occupancy and affordability to very-low-income households not exceeding 50% of the Area Medium Income (AMI), and one unit shall be constructed and restricted as to occupancy and affordability to a moderate-income household not exceeding 120% of Area Median Income, as required by the city’s Inclusionary Housing Ordinance and consistent with City Council Policy No. 57. 16. Developer shall construct the project’s required affordable units concurrent with the project’s market rate units in accordance with Section 21.85.100(C) of the Carlsbad Municipal Code (CMC). Affordable units within the project must be distributed evenly across various areas and floors, adhering to the guidelines of California Health and Safety Code Section 17929, rather than being concentrated in specific locations. Additionally, these affordable units should be equipped with equivalent amenities as those found in market rate units, in accordance with CMC 21.85.040 (G). 17. Prior to the issuance of building permits, the Developer shall enter into an Affordable Housing April 2, 2025 Item #1 16 of 125 Agreement with the city. The agreement shall satisfy the following criteria: a. To provide and deed restrict two (2) dwelling units as affordable to very-low-income households for 55 years, earning up to 50% of the area median income (AMI) and provide and deed restrict two (2) dwelling units as affordable to moderate-income households for 55 years, earning up to 120% of the area median income (AMI). The agreement shall be in accordance with the requirements and process set forth in Chapters 21.85 and 21.86 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior issuance of the first building or grading permit and shall be recorded prior to issuance of the first building or grading permit. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest 18. Prior to issuance of grading and building permits, Developer shall list the following condition on all grading and building permit construction plans. Construction activities shall take place during the permitted time and day per Carlsbad Municipal Code Chapter 8.48. Developer shall ensure that construction activities for the proposed project are limited to the hours from 7:00 a.m. to 6:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturdays; no work shall be conducted on Sundays or on federal holidays. 19. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the City Planner and Building Official. 20. All flashing, sheet metal vents, exhaust fans/ventilators, downspouts and pipe stacks shall be painted to match the adjacent roof or wall material and/or color. 21. Plans shall show enhanced paving treatment using patterns and/or colored pavers, brick, or decorative colored and scored concrete for the entry driveway, a minimum of twelve (12) feet deep and spanning the width of the entry driveway. The decorative pavement shall use the same color palette as the decorative pavement for building entries. 22. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of an Outdoor Storage Plan and thereafter comply with the approved plan. 23. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. 24. The developer shall implement all measures identified within the Air Quality-GHG Report (Birdseye Planning Group, December 2024), including dust control and mission control measures. 25. Prior to issuance of the grading permit and removal of any trees within the public right-of-way, Developer shall inform the Carlsbad Parks & Recreation Department in writing of said requested removal(s) and obtain any required permits, to the satisfaction of the City Planner and Parks & Recreation Director. The removal of any street trees will require replacement at a 2:1 ratio, April 2, 2025 Item #1 17 of 125 either on-site or off-site, to the satisfaction of the Parks & Recreation Department and the City Planner. Satisfaction of this conditions may include a fee to cover the costs of planting provided replacement tree(s) off-site. 26. Prior to issuance of a grading permit or the commencement of any ground-disturbing activities, whichever occurs first, Developer shall: a. Retain the services of a qualified archaeologist who shall be on-site to monitor ground disturbing activities. In the event cultural resource material is encountered, the archaeologist is empowered to temporarily divert or halt grading to allow for coordination with the Luiseño Native American monitor and to determine the significance of the discovery. The archaeologist shall follow all standard procedures for cultural resource materials that are not Tribal Cultural Resources, in accordance with applicable laws and regulations including but not limited to the Carlsbad Tribal, Cultural and Paleontological Resources Guidelines (2017). b. Enter into a Pre-Excavation Agreement, otherwise known as a Tribal Cultural Resources Treatment and Tribal Monitoring Agreement, with the San Luis Rey Band of Mission Indians or other Luiseño Native American tribe that meets all standard requirements of the tribe for such Agreements, in accordance with applicable laws and regulations including but not limited to the Carlsbad Tribal, Cultural and Paleontological Resources Guidelines (2017). This agreement will address provision of a Luiseño Native American monitor and contain provisions to address the proper treatment of any Tribal Cultural Resources and/or Native American human remains inadvertently discovered during the course of the project. The agreement will outline the roles and powers of the Luiseño Native American monitor and the archaeologist. Engineering Conditions NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed development, must be met prior to approval of a building or grading permit whichever occurs first. General 27. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route. 28. Developer shall include rain gutters on the building plans subject to the city engineer’s review and approval. Developer shall install rain gutters in accordance with said plans. 29. Property owner shall maintain all landscaping (street trees, tree grates, shrubs, groundcover, etc.) and irrigation along the parkway frontage with Roosevelt Street as shown on the Tentative Map/Site Plan. Fees/Agreements 30. Developer shall cause property owner to execute and submit to the city engineer for recordation, April 2, 2025 Item #1 18 of 125 the city’s standard form Geologic Failure Hold Harmless Agreement. 31. Developer shall cause property owner to execute and submit to the city engineer for recordation the city’s standard form Drainage Hold Harmless Agreement. 32. Developer shall cause property owner to submit an executed copy to the city engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement. 33. Developer shall cause property owner to apply for, execute, and submit, to the city engineer for recordation, an Encroachment Agreement covering private storm drainage located over proposed public right-of-way or easements as shown on the site plan. The developer shall pay processing fees per the city’s latest fee schedule. Grading 34. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports as required by city engineer, post security and pay all applicable grading plan review and permit fees per the city’s latest fee schedule. 35. Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to the city engineer for review and approval. Said Plan may be required to include, but not be limited to, identifying the location of the construction trailer, material staging, bathroom facilities, parking of construction vehicles, employee parking, construction fencing and gates, obtaining any necessary permission for off-site encroachment, addressing pedestrian safety, and identifying time restrictions for various construction activities. Storm Water Quality 36. Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. 37. Developer shall complete and submit to the city engineer a Determination of Project’s SWPPP Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier level Storm Water Pollution Prevention Plan (SWPPP) to the satisfaction of the city engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the city’s latest fee schedule. 38. This project is subject to ‘Priority Development Project’ requirements and trash capture requirements. Developer shall prepare and process a Storm Water Quality Management Plan (SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP Design Manual April 2, 2025 Item #1 19 of 125 latest version. The final SWQMP required by this condition shall be reviewed and approved by the city engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city’s latest fee schedule. 39. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, pollutant control BMP and applicable hydromodification measures. Dedications/Improvements 40. Developer shall cause owner to dedicate to the city and/or other appropriate entities for the public street and utility purposes as shown on the site plan. The offer shall be made by a separate recorded document. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Streets that are already public are not required to be rededicated. Additional easements may be required at final design to the satisfaction of the city engineer. 41. Developer shall design the private streets, as shown on the (TENTATIVE MAP/SITE PLAN) to the satisfaction of the city engineer. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private streets. 42. Developer shall design the private drainage systems, as shown on the site plan to the satisfaction of the city engineer. All private drainage systems (12” diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. 43. Prior to any work in city right-of-way or public easements, Developer shall apply for and obtain a right-of-way permit to the satisfaction of the city engineer. 44. Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Development Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the site plan. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: A. 10-foot-wide sidewalk B. Water and Irrigation Services & Appurtenances C. Sewer Service D. Tree Well E. Curb and Gutter F. Storm Drain Additional public improvements required in other conditions of this resolution are hereby included in the above list by reference. Developer shall pay the standard improvement plan check and inspection fees in accordance with the fee schedule. Improvements listed above shall be constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 45. Developer shall design, and obtain approval from the city engineer, the structural section for the April 2, 2025 Item #1 20 of 125 access aisles with a traffic index of 5.0 in accordance with city standards due to truck access through the parking area and/or aisles with an ADT greater than 500. Prior to completion of grading, the final structural pavement design of the aisle ways shall be submitted together with required R-value soil test information subject to the review and approval of the city engineer. 46. Developer is responsible to ensure all existing overhead utilities servicing the subject property are to be undergrounded as shown on the site plan and to the satisfaction of the city engineer. No new or relocated utility poles are allowed. 47. Developer is responsible to ensure utility transformers or raised water backflow preventers that serve this development are located outside the right-of-way as shown on the site plan and to the satisfaction of the city engineer. These facilities shall be constructed within the property. Utilities 48. Developer shall meet with the fire marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project 49. Developer shall design and agree to construct public facilities within public right-of-way or within minimum 20-foot-wide easements granted to the district or the City of Carlsbad. At the discretion of the district or city engineer, wider easements may be required for adequate maintenance, access and/or joint utility purposes. 50. Developer shall install potable water and/or recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. 51. The developer shall agree to install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. 52. The developer shall design and agree to construct public water, sewer, and recycled water facilities substantially as shown on the site plan to the satisfaction of the district engineer and city engineer. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 53. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer. 54. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the site plan are for planning purposes only. April 2, 2025 Item #1 21 of 125 NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code §66020(a) and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on April 2, 2025, by the following vote, to wit: AYES: Meenes, Foster, Hubinger, Merz NAYES: None. ABSENT: Burrows, Lafferty, Stine ABSTAIN: ROMEENES, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL STRONG Assistant Director, Community Development Department Ap rill 2, 2025 ltem #l 22 of 125 S T A T E S T LAGUNA DR R O O S E V E L T S T S T A T E S T A L L E Y M A D I S O N S T POINSETT I A L N SDP-2024-0001(DEV2024-0014) THE ROOSEVELT SITE MAP J SITE Map generated on: 3/4/2025 Exhibit 2 April 2, 2025 Item #1 23 of 125 Page 1 of 6 P-1(A) Form Rev 6/2023 Development Services Planning Division 1635 Faraday Avenue 442-339-2600 www.carlsbadca.gov AUTHORIATION, CONSENT, AND DISCLOSURE STATEMENT P-1(A) APPLICATION AND ACKNOWLEDGEMENT INFORMATION This submittal form (Part A through Part F) must be completed as part of your application with the City of Carlsbad. Your project cannot be reviewed until this information is completed. PART A. Owner Authorization and Consent NOTE: This Consent and Disclosure Form must list the name of the principal owners (10% or greater) and attach a copy of the current corporate articles, partnership agreement, or trust document, as applicable. Provide name(s) of the person(s) authorized to sign on behalf of the organization. (A separate page may be attached if necessary.) IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NOT-APPLICABLE (N/A) IN THE SPACE BELOW. This is to certify under penalty of perjury that the undersigned is/are the record owner(s) of the property known as: Assessor’s Map Book, Page and Parcel (APN/APNs): ___________________________________________ ________________________________________________________________________________ ; and Street Address (if applicable): ____________________________________________________________. that I/we (full legal name of all record owners) consent to the filing of the Land Use Review Application on our property for processing by the City of Carlsbad Planning Division. I/We declare under penalty of perjury that I/we have reviewed this Affidavit and the information is true and correct. Name: __________________________________________________________________ Signature: _______________________________________________________________ Name: __________________________________________________________________ Signature: _______________________________________________________________ Name: __________________________________________________________________ Signature: _______________________________________________________________ (For additional names, please use a separate sheet of paper) Exhibit 3 April 2, 2025 Item #1 24 of 125 C cityof Carlsbad Page 2 of 6 P-1(A) Form Rev 6/2023 IMPORTANT: A Grant Deed is required if the ownership does not match city records. Ownership on the deed must correspond exactly with the ownership listed. If the owner noted on the Grant Deed does not match the person signing as Property Owner, provide paperwork documenting the person signing is authorized to sign as a Property Owner. Whenever any excavation, fill, or other project-related improvement requires entry onto adjacent property for any reason, the Land Use Review Application shall include the written consent or legal easements or other property rights of the adjacent property owner or their authorized representative, and shall include such consent with the application package. The application will not be deemed complete unless and until all necessary consent documents are so filed. The consent shall be in a form acceptable to the City Planner. If the proposed improvements on the adjacent property change the nature of the property’s development rights (or implied bundle of rights), the city might require recordation of a Covenant and Agreement for Offsite Improvements and Release of Liability as a condition of project approval. Does the project’s limits of disturbance encroach on property not owned by the Property Owner? ☐ Yes ☐ No If yes, attach adjacent owner authorization. PART B. Owner Declarations (to be signed by Property Owner) I/We hereby certify under penalty of perjury that I have read the information below and that: 1. I/We understand that it is the responsibility of the Applicant to substantiate the request through the requirements of the application. 2. I/We understand that if there is a zoning violation on the property, application review may be delayed. Any unpermitted structures or uses must either be removed or legalized at part of this application. 3. I/We understand that if this application is approved, I/we may be required to record a covenant with the County Recorder’s Office, the form and content that is satisfactory to the City and its City Attorney, to notify future owners of the project approval and restrictions. 4. If this Land Use Review Application is approved or conditionally approved, I/we hereby certify that I/we will comply with all conditions attached to the approval action. I/We understand that the failure to comply with any conditions shall constitute grounds for the revocation or modification of the approval, permit, or other authorizations provided. 5. Prior to any use of the project site pursuant to the permit issued, all conditions of approval (if any) will be completed or secured in the manner as stated or required. Property Owner Signature(s): _________________________________________________________ Name(s): __________________________________________________ Date: __________________ April 2, 2025 Item #1 25 of 125 Page 3 of 6 P-1(A) Form Rev 6/2023 PART C. Project Team Information (complete all applicable fields) Applicant: ☐ Same as Owner ☐ Different from Owner Name (if different from Owner): __________________________________________________________ Company or Firm: ______________________________________________________________________ Contact Address: _______________________________________________________________________ City: ___________________________ State: ___________________________ Zip Code: _____________ Agent or Representative: ☐ Same as Applicant ☐ Different from Applicant ☐ N/A Name (if different from Applicant): ________________________________________________________ Company or Firm: ______________________________________________________________________ Contact Address: _______________________________________________________________________ City: ___________________________ State: ___________________________ Zip Code: _____________ Other (specify Architect, Engineer, CEQA Consultant, etc.): ____________________________________ Name: ______________________________________________________________________________ Company or Firm: ______________________________________________________________________ Contact Address: _______________________________________________________________________ City: ___________________________ State: ___________________________ Zip Code: _____________ NOTE: A Letter of Authorization (LOA) from the Property Owner empowering a person or persons to act on the behalf of the Property, is required if anyone other than the Property Owner signs the Land Use Review Application as the Applicant or Agent. The authorized person (Applicant or Agent) on the LOA must correspond with the name and signature, above. PART D. Single “Point of Contact” Designation A single “point of contact” is an individual that handles all communications with the city and its review team for the purposes of sending and receiving application materials, information, reports, etc. The point of contact is to be the single individual elected on the Land Use Review Application form for all communications and to remain as the primary contact for all status updates relating to the Land Use Review Application. Single Point of Contact: ☐ Applicant ☐ Property Owner ☐ Agent ☐ Other ____________________ April 2, 2025 Item #1 26 of 125 Page 4 of 6 P-1(A) Form Rev 6/2023 PART E. Contribution Disclosure Has the Property Owner, Applicant, or Agent had more than $900 worth of business transacted with any member of city staff, Boards, Commissions, Committees and/or Council within the past 12 months? ☐ Yes ☐ No If yes, indicate person(s): ______________________________________________ NOTE: Attach additional sheets if necessary. PART F. Applicant Declarations (to be signed by Applicant) I hereby certify under penalty of perjury that I have read the information below and that: 1. I have carefully reviewed and prepared the application and plans in accordance with the instructions. 2. I understand that the specific information needed to initiate planning case processing corresponds to those items listed in the application form’s “Minimum Submittal Intake Requirements Checklist.” I also understand that even if the application is duly filed and accepted for intake processing, each application submitted to the Planning Division is required to have specified information included in the application packet before it is determined to be complete. The specific information to determine completeness is in “Completeness Determination Requirements Checklist.” 3. The Planning Division has developed policies to help ensure that discretionary permit applications are timely processed. The Permit Streamlining Act shot clock starts on the intake date the Planning staff accepts a duly filed application. 4. I understand that once an application is determined to be complete, project or design changes that will increase the number of units, add uses that were not previously listed, substantially change the site plan, or other changes that trigger the need for additional discretionary approvals will require a new application, or the filing of other application permit types, which would restart the review “clock” and extend processing timelines. 5. I understand that upon city review, additional information, documents, reports, entitlements and fees might be required, including any referral fees. I understand that all fees and deposits submitted with this application will be refunded only as provided for by the ordinances, regulations, or policies in effect at the time of the application submittal. 6. I understand that it is my responsibility to ensure that statements are true, that discrepancies do not exist between the project’s description on the application, the architectural plans and the structural plans. If discrepancies exist between the architectural plans and the structural plans, the architectural plans shall take precedence. Ultimately, the scope of work, as described on the permit that authorizes construction, takes precedence over the plans. If there is a discrepancy between the plans and the description on the permit, the permit governs. April 2, 2025 Item #1 27 of 125 Page 5 of 6 P-1(A) Form Rev 6/2023 7. I understand that all materials submitted in connection with this application might become public record subject to inspection and copying by the public. I acknowledge and understand that the public might inspect and copy these materials and that some or all of the materials might be posted on the city website or elsewhere online, outside of the city’s control. 8. I understand there are no assurances at any time, implicitly or otherwise, whether provided to me in writing or by oral communications regarding final staff recommendations to the decision- making body about this application or the determination of any decision-making body. 9. If the project is approved or conditionally approved, the approved plan set of project drawings, civil plans/grading, sections, site plans, floor plans, architectural elevations, and landscape plans shall not be altered without express authorization by the City Planner. Once a permit has been issued, the Applicant may request permit modifications. “Minor" modifications might be granted if found by the City Planner to be in substantial conformity with the approved plan set, including all exhibits and permit conditions. Modifications beyond the scope described in the approved plan set might require submittal of an amendment to the permit and approval by the authorized review body. 10. Should any proponent of the project fail to file a timely and valid appeal of the permit within the applicable appeal period, such inaction shall be deemed to constitute acceptance of the permit by the Applicant; and agreement by the Applicant to be bound by, to comply with, and to do all things required of or by the Applicant pursuant to all of the terms, provisions, and conditions of the issued permit or other approval. 11. As part of this application, the Applicant hereby agrees to defend, indemnify, and hold harmless the City of Carlsbad, its Council, boards and commissions, officers, employees, volunteers, and agents from any claim, action, or proceeding against the City of Carlsbad, its Council, boards and commissions, officers, employees, volunteers and agents, to attack, set aside, void or annul an approval of the application or related decision, including environmental documents, or to challenge a denial of the application or related decisions. This indemnification shall include, but not be limited to, damages awarded against the city, if any, costs of suit, attorneys’ fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, city, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the city for all of the city’s costs, attorneys’ fees, and damages that the city incurs in enforcing the indemnification provisions set forth herein. The Applicant shall pay to the city upon demand any amount owed to the city pursuant to the indemnification requirements prescribed. April 2, 2025 Item #1 28 of 125 Page 6 of 6 P-1(A) Form Rev 6/2023 By signing below, I hereby agree to defend, indemnify and hold harmless the city and I certify that the application I am submitting, including all additional required information, is complete and accurate to the best of my knowledge. I understand that any misstatement or omission of the requested information or of any information subsequently requested might be grounds for rejecting the application, deeming the application incomplete, denying the application, suspending or revoking a permit issued on the basis of these or subsequent representations, or for the seeking of such other and further relief as deemed by the City of Carlsbad. Applicant Signature: _________________________________________________________________ Name: ____________________________________________________ Date: __________________ This form must be stapled/attached to the application and shall be effective until replaced or revoked in writing. April 2, 2025 Item #1 29 of 125 PROJECT ANALYSIS Exhibit 4 (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) PROJECT ANALYSIS The project is subject to the following regulations: A.Village-Barrio (V-B) General Plan Land Use Designation B.Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan; and Density Bonus Ordinance (CMC Chapter 21.86) C.Site Development Plan (CMC Chapter 21.06) D.Inclusionary Housing Ordinance (Chapter 21.85) E.Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 1 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 within the sections below. A.Village-Barrio (V-B) General Plan Land Use Designation The subject property has a General Plan Land Use designation of Village-Barrio (V-B). As discussed in the Village & Barrio Master Plan, properties within the Village do not have an assigned residential density as it relates to Growth Management Plan compliance. For discussion regarding residential density see section B below. The project’s compliance with the various Elements of the General Plan is outlined in Table “A” below: TABLE A – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use & Community Design Goal 2-G.2 – Promote a diversity of compatible land uses throughout the city, to enable people to live close to job locations, adequate and convenient commercial services, and public support systems such as transit, parks, schools, and utilities. The mixed-use project provides 5,406 square feet of new commercial development that is oriented towards Roosevelt Street and the interior pedestrian plaza in accordance with the Village & Barrio Master Plan, 23 multiple-family residential apartment units (19 market rate and 4 affordable) and 24 parking spaces all located near jobs, schools, beaches, lagoons, and other convenient neighborhood- serving commercial services. The project has access to public transit via the Carlsbad Village Station providing bus, train, and Coaster services, as well as NCTD bus route 315 providing service between Camp Pendelton, Sprinter, and the Carlsbad Village Station. Yes April 2, 2025 Item #1 30 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use & Community Design Goal 2-G.3 – Promote infill development that makes efficient use of limited land supply, while ensuring compatibility and integration with existing uses. Ensure that infill properties develop with uses and development intensities supporting a cohesive development pattern. The mixed-use project is proposed on a developed site surrounded by urban development. In addition to 5,406 square feet of new commercial development oriented towards Roosevelt Street and the interior pedestrian plaza, the project will provide future residents with access to convenient commercial uses onsite and within the area, as well as providing new housing to support nearby employment centers. Yes Land Use & Community Design Goal 2-G.4 – Provide balanced neighborhoods with a variety of housing types and density ranges to meet the diverse demographic, economic and social needs of residents, while ensuring a cohesive urban form with careful regard for compatibility. The multiple-family residential portion of the mixed-use project includes 23 apartments units (19 market rate and 4 affordable) in a variety of bedroom counts and provides higher density housing located in close proximity to commercial uses, nearby employment centers and the mass transit station located in the core of Carlsbad Village. Yes Land Use & Community Design Goal 2-G.30 Develop a distinct identity for the Village by encouraging a variety of uses and activities, such as a mix of residential, commercial office, restaurants and specialty retail shops, which traditionally locate in a pedestrian–oriented downtown area and attract visitors and residents from across the community by creating a lively, interesting social environment. Policy 2-P.70 Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of a mixed-use development, as well as commercial, The proposal to construct a mixed- use development with 5,406 square feet of commercial and 23 multiple- family residential apartments would enhance the vitality of the Village by providing new residential and updated commercial land uses near the downtown core area. The project reinforces the pedestrian orientation desired for the downtown area by providing residents an opportunity to walk to shopping, restaurants, recreation, and mass transit functions. The project’s proximity to existing bus routes and other mass transit helps to further the goal of providing new economic development near transportation corridors. Yes April 2, 2025 Item #1 31 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY entertainment and cultural uses that serve both residents and visitors. Mobility Goal 3-G.3 – Provide inviting streetscapes that encourage walking and promote livable streets. Policy 3-P.5 – Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. Along Roosevelt Street, the project is proposing an 8-foot right-of-way easement and construction of a new 10-foot-wide sidewalks with street trees. In addition, the proposed project is located approximately 0.25 miles from the Carlsbad Village train station, which provides rail and bus service throughout the day. The project’s proximity to the transit station would provide visitors with new commercial uses and residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near other existing goods and services within the Village. Yes Noise Goal 5-G.1 – Protect public health and welfare by eliminating existing noise problems where feasible, maintaining an acceptable indoor and outdoor acoustic environment, and preventing significant degradation of the acoustic environment. Goal 5-G.2 – Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. A noise study by Birdseye Planning Group, dated February 2025 was provided. The interior noise levels are expected to comply with the interior 45 CNEL as the project is designed to meet or exceed California Energy Code Title 24 standards which can result in a reduction of up to 30dBA for interior noise levels resulting. Therefore, with windows closed, the resulting interior noise level would be at a maximum of 34.2 dBA, and no special design features are required for meeting the interior noise limits. Additionally, the outdoor noise conditions do not exceed the 60 dBA residential standard. Yes April 2, 2025 Item #1 32 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Public Safety Goal 6-G.1 – Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. The proposed project is not located in any Very High Fire Severity Zone, Flood Zones, or Earthquake Fault Zones. The proposed structural improvements would be required to meet all seismic design standards at time of building permit in accordance with the California Building Code. The Fire & Life Safety Division has approved the proposed conceptual building design with fire sprinklers included throughout per the National Fire Protection Association (NFPA) standards. Yes Public Safety Goal 6-G.4 – Maintain safety services that are responsive to citizens’ needs to ensure a safe and secure environment for people and property in the community. The proposed project will provide supporting water infrastructure in accordance with Fire & Life Safety requirements; fire sprinklers are required and provided for all residential structures; and the dwelling units proposed by this project are all within a five-minute emergency response time. Yes Public Safety Policy 6-P.6 – Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. The project has been conditioned to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter and/or are transported within storm drainage facilities. Yes Public Safety Policy 6-P.34 – Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. The project is required to comply with all Building and Fire codes to ensure that fire protection standards are met by the proposed structures. The Fire & Life Safety Division has approved conceptual building designs with fire sprinklers included throughout per the National Fire Protection Association (NFPA) standards. Yes Public Safety Policy 6-P.39 – Ensure all new development complies with all applicable regulations regarding the The project is required to construct or pay applicable fees for necessary improvements, public utilities, and facilities in accordance with Growth Yes April 2, 2025 Item #1 33 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY provision of public utilities and facilities. Management requirements; Fire Station No. 1, located less than one mile of the project site, is within emergency response timeframes; and the project design will not affect the city’s ability to implement its Emergency Operations Plan. Sustainability Policy 9-P.1 – Enforce the Climate Action Plan (CAP) as the city’s strategy to reduce greenhouse gas emissions. The project implements and is consistent with measures identified in the Climate Action Plan (CAP) through the provision of renewable energy generation (photovoltaic systems), energy conservation (Green Building Code), and by accommodating Zero-Emission vehicles and other greenhouse gas reduction measures and features. At building permit, the project will also be reviewed for compliance with the CAP ordinances. Yes Housing Goal 10-G.3 – Sufficient new, affordable housing opportunities in all quadrants of the city to meet the needs of current lower and moderate-income households and those with special needs, and a fair share proportion of future lower and moderate-income households. Per CMC Chapter 21.85, a project is required to provide 15% of the total residential units as affordable for lower income households. The project proposes 2 very low-income units and 2 moderate-income units onsite, and the Developer is not requesting financial assistance from the city. In addition, the project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 4 dwelling units as affordable for 55 years. Yes April 2, 2025 Item #1 34 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Housing Policy 10-G.2 – New housing developed with diversity of types, prices, tenures, densities, and locations, and in sufficient quantity to meet the demand of anticipated city and regional growth. Policy 10-P.15 – Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum 15 percent of all residential ownership and qualifying rental projects. For projects that are required to include 10 or more units affordable to lower income households, at least 10 percent of the lower income units should have three or more bedrooms (lower income senior housing projects are exempt). The proposed project will increase the diversity of housing in Carlsbad by adding 23 multiple-family apartment units to the city’s housing inventory. In addition, the project will increase housing diversity by providing housing offered at a price affordable to very low-income and moderate-income households. The project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 4 dwelling units as affordable for 55 years. Yes Housing Policy 10-P.19 – Address the unmet housing needs of the community through new development and housing that is set aside for lower and moderate-income households consistent with priorities set by the Housing and Neighborhood Services Division, in collaboration with the Planning Division, as set forth in the city’s Consolidated Plan. The city currently has a jobs/housing ratio where there are more jobs than housing. The project replaces an existing commercial shopping center with a new mixed- use development consisting of 5,406 square feet of commercial space and 23 multiple-family apartments (19 market rate and 4 affordable). The residential portion of this mixed-use project expands the city’s affordable housing stock to assist in meeting its Regional Housing Needs Assessment and provides an adequate number of housing units to meet the needs of very low-income and moderate- income households. Yes April 2, 2025 Item #1 35 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan; and Density Bonus Ordinance (CMC Chapter 21.86) The minimum and maximum densities for residential development are established in the Village & Barrio Master Plan. Table B below identifies the permissible density range for properties located within the Freeway Commercial (FC) District of the Village & Barrio Master Plan. TABLE B – PROPOSED DENSITY Gross Acres Net Acres Allowable Density Range, Dwelling Units per Acre VG District* Project Density, Proposed Dwelling Units 0.46 0.46 18-23 du/ac Minimum: 4 dwelling units** Maximum: 11 dwelling units 50 du/ac 23 dwelling units *For density bonus projects fractional units shall be rounded up per Section 21.86.050 of the Carlsbad Municipal Code. **For mixed-use projects, the minimum density shall be calculated based on fifty percent of the developable area and the maximum density shall be calculated based on the entire developable area (Village & Barrio Master Plan, Chapter 2.4 - Density). The proposed mixed-use development includes a request to construct a 23-units within a four-story structure. As summarized above, the base number of units for a 0.46-acre parcel at 23 du/ac is 11 dwelling units. In order to construct 23 units, the Developer is requesting approval of two density bonuses pursuant to CMC Chapter 21.86, the Density Bonus Ordinance, and California (hereinafter referred to as “State”) Density Bonus Law (Government Code §65915). CMC Chapter 21.86 was established as a means to implement Government Code §65915 (State Density Bonus Law) and the goals, objectives, and policies of the Housing Element of the General Plan, which includes the provision to provide housing affordable to lower- and moderate-income households. The legislative intent of State Density Bonus Law is to increase the production of affordable housing by requiring local agencies to grant an increase to the maximum allowable residential density over the otherwise maximum eligible density. The density bonus that is authorized is set on a sliding scale based upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the number ordinarily permitted. Likewise, State Density Bonus Law provides for a progressive approach to incentives or concessions, allowing up to four incentives or concessions in some cases. It also includes incentivization in the form of waivers from development standards, which do not count as incentives or concessions, and are unlimited. For projects located near transit stops, like the proposed project, additional concessions are afforded, which include restricting the city’s ability to require minimum parking standards under Assembly Bill (AB) 2097 on certain types of private development projects.1 Parking is discussed in further detail below. In this instance, to support the implementation of the project, the Developer is requesting two (2) 50% density bonuses pursuant to State Density Bonus Law. In exchange for the two (2) 50% density bonuses, the Developer is required to designate 15% of the 11 base maximum density units, or 2 units, as 1 Refer to Exhibit 10 for an info-bulletin that provides more information on restrictions imposed by the state legislature under AB 2097 that limit the city’s ability to require minimum parking standards on certain private development projects, including residential density bonus projects. In Carlsbad there are currently only two major public transit stops (i.e. Carlsbad Village Station and Poinsettia Station). April 2, 2025 Item #1 36 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) affordable to very-low-income households and 15% to moderate-income households. The affordable density bonus units are required to be affordable for a period of 55 years. In addition to the mandatory affordable housing provisions of State Density Bonus Law, the project is also required to comply with the city’s Inclusionary Housing Ordinance, which is intended to ensure that all residential developments provide a range of housing opportunities for all economic segments of the population, including households of lower and moderate income.2 The 2 very-low-income units and 2 moderate-income units required under State density bonus also satisfy the affordable housing requirements of the city’s Inclusionary Housing Ordinance pursuant to CMC Section 21.85.040 – Affordable housing standards. Pursuant to the Inclusionary Housing Ordinance, projects are required to designate 15% of their total units as affordable to lower-income households. For this project, the Developer is proposing to satisfy the affordable housing requirements by providing at least 15% or a total of 3 units (15% multiplied by 23 total units = 3.45, rounded down to 3 units) as affordable to very low-income households. The inclusionary units will be located on the same site as the market-rate units and the Developer is not requesting financial assistance from the city. Therefore, the proposal to provide 2 very low-income units and 2 moderate-income units complies with the Inclusionary Housing Ordinance, Density Bonus Ordinance and State Density Bonus Law. State Density Bonus Law stipulates that a request for a density bonus does not constitute a valid basis on which to find a proposed housing development project is not compliant with a general plan. In addition, State Density Bonus Law explicitly requires the city to consider “the density allowed under the land use element of the general plan” in determining maximum allowable residential density. As discussed above, properties designated V-B do not have an assigned residential density in the General Plan. Therefore, the minimum and maximum densities for residential development are established in the Village & Barrio Master Plan. Because the project is eligible for a density bonus, as allowed by State Density Bonus Law, the project is consistent with the development density established by existing zoning, community plan or General Plan policies. The proposed density of the project complies with the VG District and the density restrictions of the Village & Barrio Master Plan, as modified by State Density Bonus Law. Incentives, Concessions or Waivers The project is requesting incentives, concessions or waivers as allowed under State Density Bonus Law3 and implemented by CMC Chapter 21.86 – Density Bonus Ordinance. A project can request incentives and concessions as defined in State Density Bonus Law, based on the percentage of affordable units. Incentives or Concessions An incentive or concession may include any of the following: • A reduction in site development standards or a modification of zoning code or architectural design 2 Refer to Exhibit 8 for an info-bulletin that provides more information on how the Inclusionary Housing Ordinance works and Exhibit 9 for City Council Policy Statement Policy No. 57 which provides additional information on options to satisfy the intent of the Inclusionary Housing Ordinance. 3 Refer to Exhibit 7 for an info-bulletin that provides more information on how State Density Bonus Law works. April 2, 2025 Item #1 37 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) requirements (excluding State Building Standards), that results in identifiable, financially sufficient and actual cost reductions. A reduction/modification to standards or requirements may include, but is not limited to, a reduction in minimum lot size, setback requirements, and/or in the ratio of vehicular parking spaces that would otherwise be required (if minimum parking standards are required). • Other regulatory incentives or concessions that result in identifiable, financially sufficient and actual cost reductions. • The City Council may, but is not required to, provide direct financial incentives, including the provision of publicly owned land, or the waiver of fees or dedication requirements. In order to deny the requested incentive or concession, the city would have to make any of the following findings in writing based upon substantial evidence: • The concession or incentive does not result in identifiable and actual cost reductions, consistent with those defined above, to provide for affordable housing costs. • The concession or incentive would have a specific, adverse impact, based upon public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. • The concession or incentive would be contrary to state or federal law. The Developer is requesting two concessions as discussed in Exhibit 5. Staff has found no substantial evidence that any of the above findings apply in this case Waivers In addition to incentives or concessions, waiver or reduction of development standards that would “have the effect of physically precluding the construction of a density bonus housing development at the density or with the incentives or concessions permitted by” can also be considered. There is no limit on the number of waivers or reductions of development standards that may be granted, and the granting of a waiver or reduction shall neither increase nor decrease the number of incentives or concessions to which the project is entitled. Waivers or reductions of development standards shall be granted by the city unless certain findings can be made. In order to deny the requested waivers or reductions, the city would have to make any of the following findings in writing based upon substantial evidence: • The standard(s) requested to be waived or reduced will not have the effect of physically precluding the construction of a housing development at the densities or with the incentives or concessions permitted by this chapter. • The requested waiver or reduction of development standards would have a specific adverse impact (a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the April 2, 2025 Item #1 38 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) application was deemed complete) upon public health and safety or on any real property that is listed in the California Register of Historical Resources, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. • The waiver or reduction of development standards would be contrary to state or federal law. The Developer is requesting eight waivers as discussed in Exhibit 5. Staff has found no substantial evidence that any of the above findings apply in this case. Village General (VG) District The project’s compliance with the development standards specific to the Village General (VG) District, as well as the applicable parking and area-wide standards within the Village & Barrio Master Plan are provided in Tables C and D below. In addition, the project generally complies with the intent of the Area- Wide Design Guidelines, which are included in Section 2.8 of the Village & Barrio Master Plan. Pursuant to Section 2.8, designers and developers should consider the guidelines as a starting point for quality development and do not comprise every possible strategy for achieving high-quality design. TABLE C- VILLAGE & BARRIO MASTER PLAN VILLAGE GENERAL (VG) DISTRICT COMPLIANCE ANALYSIS Standard Required/Allowed Proposed Comply? Setbacks - Front Minimum: 5 feet Maximum: 10 feet Minimum 10-foot landscape setback where surface parking areas are located adjacent to a public street The front setback for the project is 3 feet. *Density Bonus waiver requested for reduced front setback. No surface parking proposed No* Setbacks - Front Encroachments permitted within the front setback: • Maximum 5 feet: Awnings, canopies, upper floor balconies. • Up to property line: Plazas, courtyards, and outdoor dining. No awnings, canopies, or upper floor balconies encroach. Outdoor areas do not extend further than the right-of-way easement. Yes Setbacks - Side Minimum 5 feet 5 feet (north property line) 5 feet, 2 inches (south property line) Yes Setbacks - Rear 10 feet 10 feet Yes April 2, 2025 Item #1 39 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Standard Required/Allowed Proposed Comply? Lot Size and Dimension Not applicable 0.46 acres Yes Lot Coverage 80% 66.4% Yes Building Height Maximum 35 feet Buildings A,B,C, and D: 34’-10” Yes Property Open Space A minimum of 20 percent of property must be maintained as open space. Required: 4,045 SF Proposed: 6,095 SF Yes Residential Private Open Space Minimum of 80 square feet of private open space per unit; minimum dimension of 6 feet in any direction. All units have a private balcony at least 83 square feet with a minimum dimension of 6 feet in any direction. Yes Residential Common Open Space Minimum of 25 square feet per unit, active or passive: 23 x 25 = 575 square feet Minimum dimension, 10 feet in any direction 986 square feet. Common open space provided as open courtyard on second level. Yes The project proposes to provide 24 parking spaces for the 23 multiple-family residential apartment units. Based on the number and type of residential units proposed, the Village and Barrio Master Plan calls for the project to provide 25 vehicle parking spaces for the proposed units. A state law imposed by the state legislature, AB 2097, which became effective on January 1, 2023; prohibits cities from requiring minimum parking standards on certain private development projects, including residential density bonus projects, that are located within one-half mile of public transit. AB 2097’s prohibition on minimum parking requirements also extends to commercial, industrial, and other non-residential land uses – with exceptions. This state law does allow 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). Additionally, developers can still provide additional onsite parking, but the number of parking spaces provided is based on builder preference and market demand, not by city-established minimum parking standards. The city can still require the same percentage or number of accessible and EV parking spaces as would have otherwise applied if AB 2097 did not apply. The parking spaces provided for the residential units meets the minimum parking standards under AB 2097, which requires no less than 10 EV ready spaces (with 3 EV equipped spaces) and one (1) ADA accessible space. Commercial parking required under AB 2097 for the project would normally be four (4) EV spaces and one (1) accessible space. However, the applicant has requested a Density Bonus Incentive/Concession to eliminate all commercial parking requirements. April 2, 2025 Item #1 40 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) TABLE D –VILLAGE & BARRIO MASTER PLAN AREA-WIDE STANDARDS COMPLIANCE ANALYSIS Standard Required/Allowed Proposed Comply? Ingress and Egress Vehicle access shall be taken off the alley. Driveway apron shall not exceed 20 feet in width. No alley access available. Driveway apron is 20 feet in width. Yes Ingress and Egress A clear zone shall be provided at the intersection of a street and an alley or driveway to maintain a free line of sight. • The clear zone shall consist of an isosceles right triangle measured 7.5 feet in both directions from the intersection of the two property lines. • The clear zone shall not be occupied by a ground floor building footprint, site features taller than 36 inches, or landscaping that is taller than 30 inches. A clear zone is provided at the intersection with Roosevelt Street and the drive aisle. Yes Property Line Walls and Fences Fences and walls within the front setback shall be a maximum 3.5 feet tall (42-inches). No walls or fences located in the front setback along Tyler Street exceed 3.5 feet (42-inches) in height. Yes Building Orientation Buildings shall be oriented toward primary street frontage. The main entrance for the residential units and second-level commercial spaces, as well as one of the tenant spaces is oriented toward the primary street frontage. Yes Village & Barrio Objective Design Standards The Village & Barrio Objective Design Standards (ODS) grants local authority over the design of future multifamily housing and mixed-use developments within the Village and Barrio Master Plan area. These standards help the city preserve the unique character of the area while adhering to state housing laws aimed at accelerating housing production. The project’s compliance with the Village & Barrio Objective Design Standards are provided in Exhibit 6. C. Site Development Plan (CMC Chapter 21.06) The project requires a Site Development Plan according to section 6.3.3.B of the Village & Barrio Master Plan. A Conditional Use Permit is not required with this project because mixed-use, consisting of multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right April 2, 2025 Item #1 41 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) within the Village General (VG) District of the Village & Barrio Master Plan. All Site Development Plans within the Village & Barrio Master Plan area are required to be approved by the City Council. Five site development plan findings are required for the project. The required findings with justification for each are summarized below and contained in Planning Commission Resolution (Exhibit 1). 1. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code. The project proposes the demolition of an existing commercial building with approximately 8,000 square feet of commercial space, and in its place the construction of a new four-story mixed-use development consisting of 5,406 square feet of commercial space, 23 multiple-family residential apartment units (19 market rate and 4 affordable) and 24 covered parking spaces on a 0.46-acre infill site located within the Village General (VG) District of the Village & Barrio Master Plan. Mixed-use, consisting of multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right within the VG District. The project is consistent with the various elements and objectives of the Village-Barrio (V-B) General Plan Land Use designation and the Village & Barrio Master Plan as discussed in the findings below and in the project staff report dated April 2, 2025, incorporated by reference. Although the project’s residential density of 50 dwelling units per acre is above the 23 du/ac maximum that is allowed by the VG District, the 23-unit residential project can be found consistent with the General Plan Land Use Policies as discussed in the findings below and in the project staff report dated April 2, 2025 through use of a Density Bonus as allowed under California Law and the Carlsbad Municipal Code. State law encourages cities to provide affordable housing through incentives to developers (i.e., State Density Bonus Law, Government Code §65915). State Density Bonus Law allows a developer to increase density on a property above the maximum density, set under the land use policies of the General Plan, zoning district, and Specific Plan/Master Plan. In this instance, based on the adopted land use density of the Village General (VG) District of the Village and Barrio Master Plan, the base number of units allowed for a 0.46-acre parcel at 23 du/ac is 11 dwelling units. The applicant is requesting two (2) 50% increases in density to yield 23 total units. Density Bonus Law stipulates that a request for a density bonus does not constitute a valid basis on which to find a proposed housing development project is not compliant with a general plan. In addition, State Density Bonus Law explicitly requires the city to consider “the density allowed under the land use element of the general plan” in determining maximum allowable residential density and General Plan conformance. Because the project is eligible for a density bonus, as allowed by State Density Bonus Law, the project is consistent with the development density established by existing zoning, community plan or General Plan policies. The proposed density of the project complies with the VG District and the density restrictions of the Village & Barrio Master Plan, as modified by State Density Bonus Law. Therefore, the proposed density of the project is deemed compliant with the land use density designation of the General Plan and Village & Barrio Master Plan. 2. That the requested development or use is properly related to the site, surroundings, and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings, or traffic circulation. The proposed mixed-use development is located within the Village General (VG) District of the Village & Barrio Master Plan (VBMP). The project will not be detrimental to existing uses or to uses specifically permitted in the area in which the use is located in that mixed-use, consisting of multiple-family April 2, 2025 Item #1 42 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right in the VG District. All the properties surrounding the site are designated for Village General uses under the VBMP, except for the property located to the west of the site, fronting State Street, which is designated as Village Center (VC). The project site is surrounded by a variety of urban uses, including a trailer park, a car wash, a restaurant, and multiple-family residential uses across Roosevelt Street. The proposed site design places residential adjacent to residential to the south and commercial development adjacent to existing commercial development to the north and west. The proposed mixed-use development will not adversely impact the site, surroundings, or traffic circulation. Roosevelt Street has adequate capacity to accommodate the net increase of 363 Average Daily Trips (ADTs) generated by the overall project. Pursuant to Assembly Bill 2097 (AB 2097), the city is prohibited from requiring parking for projects located within one-half mile of a major transit stop, except for requirements to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development. The project is located approximately 0.25 miles from the Carlsbad Village Train Station, and therefore only the parking for electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities can be required. Furthermore, the applicant has requested a Density Bonus Incentive/Concession the elimination of all parking requirements for the commercial uses. The project does provide 24 spaces for the residential units, consistent with AB 2097 (Government Code § 65863.2). 3. That the site for the intended development or use is adequate in size and shape to accommodate the use. Pursuant to State Density Bonus Law, the Developer has requested waivers to standards in the Village & Barrio Master Plan and the Carlsbad Municipal Code related to maximum building height and the number of floor levels, front setback requirements, parking standards, and objective design standards. The project is entitled to the requested number of units and the density bonus waivers are necessary for the project to be developed at the density. The waivers are permitted pursuant to CMC Chapter 21.86 and State Density Bonus Law. 4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained. The project complies with all applicable development standards for mixed-use projects within the VG District of the Village & Barrio Master Plan, including lot coverage, open space, height, setbacks, and parking, etc., subject to density bonus provisions for concessions and waivers, including reductions of standards. The architecture of the building is compatible with the surrounding residential and commercial development and implements the objective design standards of the Village and Barrio Master Plan. Landscaping along the street frontages and throughout the project will be provided consistent with the requirements of the city’s Landscape Manual and the Village & Barrio Master Plan. 5. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use. The proposed project has one primary street frontage, Roosevelt Street, along the eastern property line. Along Roosevelt Street, the project includes an eight-foot of right-of-way easement. With a total of 10- feet from curb to property line, the project includes a 10-foot concrete sidewalk which includes three April 2, 2025 Item #1 43 of 125 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) street trees. Primary vehicular access into the project site will be provided via driveway on Roosevelt Street. The proposed project is estimated to generate a net increase of 363 Average Daily Trips (ADT). Roosevelt Street is designed to adequately handle the traffic generated by the project. The project site is also located within 0.25 miles of the Carlsbad Village mass transit station which provides bus, train, and Coaster service on a daily basis. D. Inclusionary Housing Ordinance (CMC Chapter 21.85) Pursuant to Carlsbad Municipal Code (CMC) Chapter 21.85, Inclusionary Housing Ordinance, residential developments proposing seven or more units are required to provide affordable housing. The standard inclusionary housing requirement is 15% of the total number of units as affordable to lower income households. For this project, the Developer is proposing to satisfy the affordably housing requirements by providing 15%, or a total of 3 units (15% multiplied by 23 total units = 3.45, rounded down to 3 units), as affordable units. In connection to the requested density bonus, the proposal to provide 2 very low- income units and 2 moderate-income units is compliant with the Inclusionary Housing Ordinance. The four units being provided per density bonus have two income restrictions (50% AMI and 120% AMI), the average of three units (50,50,120) meets the requirement of 80 percent average, under Policy 57 Inclusionary alternative compliance. This option for satisfying the inclusionary ordinance, which assists the city in providing housing at varying affordability levels, is provided in City Council Policy No. 57. E. GROWTH MANAGEMENT The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table “F” below. TABLE F – GROWTH MANAGEMENT COMPLIANCE Standard Impacts/Demand City Administration 80.35 sq. ft. Library 43.39 sq. ft. Wastewater Treatment Commercial: 444 GPD Residential: 4600 GPD Total: 5,044 GPD Parks 0.16 acres - NW Quadrant Drainage Drainage Basin B Circulation Existing: 160 ADT Proposed: 523 ADT Net increase: 363 ADT Fire Fire Station 1 Open Space NA Schools Carlsbad Elementary: 2.7 students Carlsbad Middle: 1.42 students Carlsbad High: 1.81 students Sewer Collection System Commercial: 444 GPD Residential: 4600 GPD Total: 5,044 GPD Commercial: 599 GPD Residential: 4,255 GPD Total: 4,854 GPD April 2, 2025 Item #1 44 of 125 4681 Park Drive Unit B, Carlsbad CA 92008 | john@wal-designs.com | 760-846-1515 March 7, 2025 ATTN: Kyle Van Leeuwen Planning Department City of Carlsbad 1634 Faraday Ave. Carlsbad, CA 92008 2621 Roosevelt Street (SDP-2024-0001 / DEV2024-0014) RE: Supplemental Application – Density Bonus Program Project Name “The Roosevelt” Project Location 2621 Roosevelt Street Site Description The 0.46 acre site contains an existing commercial office building which is set back from the street on the east property line. there are several palm trees planted within the property frontage. the building occupies the north side of the lot spanning east to west with asphalt parking to the south. To the south is a mobile home community (VG), to the west is a self- service car wash facility (VC) and to the north is a recently constructed restaurant (VG) with open air parking. The site is located in the Village/Barrio at the north most end of the Village General (VG) zone, separated from the Village Central (VC) zone by only 2 other lots. All the properties surrounding the site are similarly designated for residential or commercial uses in the Village Barrio Master Plan. Exhibit 5 April 2, 2025 Item #1 45 of 125 W WANKNER ARCHITECTURE+ LANDSCAPE DESIGNS 4681 Park Drive Unit B, Carlsbad CA 92008 | john@wal-designs.com | 760-846-1515 Project Description The project proposes a new mixed-use development featuring 2 floors of residential units, totaling 23 units, and 2 commercial office suites above a concrete podium. Some of the residential units are lofted creating a 3rd floor level. Below the podium is ground level parking and 5 commercial suites facing an open ally to the north. Density Bonus Calculations (Government Code Section 65915(f)(2)/Carlsbad Municipal Code Chapter 21.86 Base Maximum Density: 11 Units Base Maximum Units: 23 Units Affordable Units: 4 Units Density Bonus Units: 12 Units Total Proposed Units: 23 Units Inclusionary Housing Requirement (Carlsbad Municipal Code Chapter 21.85) Total Proposed Units: 23 Units Inclusionary Units: (15%) = 3 Units (4 total affordable) Parking The project provides 24 private parking spaces to the residents. Access to the parking is made from Roosevelt street. April 2, 2025 Item #1 46 of 125 W WANKNER ARCHITECTURE+ LANDSCAPE DESIGNS 4681 Park Drive Unit B, Carlsbad CA 92008 | john@wal-designs.com | 760-846-1515 Waivers Requested 1.Objective Design Standard Reference # 2.6.2.A.1: Fifty (50%) percent or more of the primary building’s floor area shall face onto a primary and/or secondary street(s). A waiver is requested as it is not possible to achieve the proposed density while the project is also contending with the requirement for program elements such as resident vehicle access, and fire department access. 2.Objective Design Standard Reference # 4.8.B.3: The ground floor window frontage shall have a minimum of 75% transparency, measured along the length of the primary building frontage. The 75% transparency required by this standard cannot be achieved due to the spacing requirements of providing fire access, resident vehicle access, and SDG&E electrical room access. Replacing these critical program areas with glazing would result in an inability to provided units at the density allowed by the density bonus request. 3.Objective Design Standard Reference # 4.8.C.2: The upper stories shall occupy the full ground floor footprint area, except for buildings over 250 linear feet of building wall length where the 4th floor shall only occupy up to 75% of the ground floor footprint area. The upper stories are designed to provide required residential common open space to the residents (575 sf minimum). To provide this for the residents at the resident level in a mixed-use building, a courtyard with circulation space was necessary to be carved out of the upper stories. Placing the common open space on the ground level would result in an inability to provided units at the density allowed by the density bonus request. April 2, 2025 Item #1 47 of 125 W WANKNER ARCHITECTURE+ LANDSCAPE DESIGNS 4681 Park Drive Unit B, Carlsbad CA 92008 | john@wal-designs.com | 760-846-1515 4. Objective Design Standard Reference # 5.8.B.3: Shopfront façade area shall be a minimum of 90% glazed transparent and clear; opaque, highly reflective, and dark tinting are not permitted. A waiver is requested under the same rationale as provided for standard 4.8.B.3. 5. VBMP Village General Standard 2.7.2.G: maximum height of a building limit of 35 feet and 3 stories. Proposed 4- Stories & 45'-0" to accommodate the construction of project units at the proposed density. 6. In connection to the waiver for additional height, the proposed project requests a Large Mixed- Use Building in the California Contemporary style to be permitted in the Village General (VG) sub-district. (VMBP Appendix E, Table 3.1.4) 7. VBMP Village General Standard 2.7.2.A.1: front setback minimum of 5 feet; maximum of 10 feet to building. A three-foot setback is proposed to accommodate structure and residential units at density allowed with density bonus. 8. The proposed project requests a waiver from Parking Standard 21.44.050 Table B, which requires a standard parking space dimension of 8.5' x 20'. The project requests this waiver to provide all of the parking spaces above and beyond the (10) required EV and ADA spaces, to be configured at the compact parking space size of 8' x 15'. The size reduction is necessary to keep us from having to shift major components of the building such as the elevator core in order to provide the required fire hose pull path width on the south side of the building. Shifting the elevator core would significantly reduce the footprint of one or more units to the point of making the space unusable as a residential unit. Incentives Requested 1. The proposed project requests an exemption from the requirement to provide on-site commercial parking. (5 spaces required under AB 2097) April 2, 2025 Item #1 48 of 125 W WANKNER ARCHITECTURE+ LANDSCAPE DESIGNS 4681 Park Drive Unit B, Carlsbad CA 92008 | john@wal-designs.com | 760-846-1515 2. The proposed project requests an exemption to the request from CMWD to increase the size of the existing 6” water main line along Roosevelt Street, to an 8” line. The calculated water demand for the project (fire flow + domestic service) is below the maximum allowable GPM provided by the existing street service, as tested. Fire Flow Calculation Construction Type I-B: 4,146 sf Construction Type V-A: 1,686 sf Construction Type V-B: 17,130 sf Resulting Fire Flow: 2000 GPM for (2) Hours Plumbing Fixture Calculations (Refer to attached P001) Residential Units: 65 GPM Commercial Units: 57 GPM Total water demand = 2,122 GPM Flow Test from Hydrant H62200 = 2,530 GPM END OF DOCUMENT April 2, 2025 Item #1 49 of 125 W WANKNER ARCHITECTURE+ LANDSCAPE DESIGNS Exhibit 6 VILLAGE AND BARRIO OBJECTIVE DESIGN STANDARDS COMPLIANCE CHECKLIST FOR MULTIFAMILY HOUSING & MIXED-USE DEVELOPMENT California Contemporary It is characterized by interlocking volumes of different colors and materials and/ or large, unarƟculated building volumes. Asymmetrical roof lines and streamlined building composiƟons with repeƟƟve design elements arƟculate abstract shapes. Expanses of glass integrate its interior and exterior spaces. It uses industrial materials such as glass, concrete and fiberglass in combinaƟon with natural materials. Given its abstract nature, this style relies heavily on the arƟculaƟon of the exterior surface into planes with a visible layering. Unique facade features and individual volumes may be highlighted with a bright or contrasƟng colors. General Requirements – Apply to all projects of this style Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.1 Area-Wide 2.6.1.A.3.b. Development sites shall be permitted a maximum of one (1) access point from the primary public street that is in front of the development. Complies. The project proposes one driveway off Roosevelt Street 2.6.1 Area-Wide 2.6.1.A.c. The driveway apron shall not exceed twenty (20’) feet in width. Complies. The driveway apron is 20 feet. 2.6.1 Area-Wide 2.6.1.A.4 A clear zone shall be provided at the intersection of a street and an alley or driveway to maintain a free line of sight consisting of an isosceles right triangle measured seven and half (7.5’) feet in both directions from the perpendicular intersection of the two property lines. Complies. Clear zones are provided on each side of the driveway that intersects with Tyler Street. 2.6.1 Area-Wide 2.6.1.B.1 The clear zone shall not be occupied by a ground floor building footprint, site features taller than thirty-six (36”) inches, or landscaping that is taller than thirty-six (36”) inches. Complies. The clear zones are clear of items exceeding 36 inches. April 2, 2025 Item #1 50 of 125 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.6 Area-Wide 2.6.6 Parking spaces shall be provided per VBMP Table 2-3 and Table 2-4. Density Bonus IncenƟve ResidenƟal Units 25 spaces required; 24 spaces provided. Per California Assembly Bill 2097 (AB 2097) the city is prohibited from enforcing parking minimums on projects located within ½ mile of a major transit stop. Although AB 2097 prohibits minimum required parking for qualifying projects, an applicant may choose to provide parking, and the city can sƟll require the same percentage or number of accessible and EV parking spaces as would have otherwise applied if AB 2097 did not apply. Commercial Uses AB 2097’s prohibiƟon on minimum parking requirements also extends to commercial, industrial, and other non-residenƟal land uses – with some excepƟons. However, the applicant has requested a State Density Bonus Law incenƟve to eliminate all commercial parking requirements (thereby eliminaƟng the requirement for accessible and EV parking. 2.6.1 Area-Wide 2.6.1.D.1 Fences and walls within the front setback shall be a minimum of three (3’) feet tall and a maximum six (6’) feet tall, as specified per building frontage type in appendix E-5. Complies. Fences and walls in the front yard setback are 42 inches in height. 2.6.1 Area-Wide 2.6.1.D.2 All property line walls/fences (including combination retaining walls and fences) located anywhere to the rear of the required front setback shall be limited to a maximum of feet (6’) feet tall. Complies. No fences or walls exceed 6 feet in height. April 2, 2025 Item #1 51 of 125 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.1 Area-Wide 2.6.1.D.3 Wall or fence height shall be measured from the lowest side of the finished grade to the top of the wall. Complies. All fences and walls are measured from the lowest side of the finished grade to the top of the wall. 2.6.2 Area-Wide 2.6.2.A.1 Fifty (50%) percent or more of the Primary Building’s floor area shall face onto a primary and/or secondary street(s) Density Bonus Waiver Achieving the standard is not possible for the proposed density with the addiƟonal provisions for fire access and resident parking 2.6.2 Area-Wide 2.6.2.B.1 The Primary Building’s main entrance shall front onto and directly access the Primary Street’s walkway. Complies. The entrances of the street fronƟng commercial space and entrance to upper floor offices and units front on Roosevelt Street and are directly accessed by the primary street’s walkway. 2.6.2 Area-Wide 2.6.2.C.2 Roof mounted mechanical equipment and freestanding screening that is not architecturally integrated shall be set back from the building face at least equivalent to the height of the screening Complies. Parapet walls to provide screening of roof mounted equipment is designed. AddiƟonal screening set back from building face April 2, 2025 Item #1 52 of 125 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.2 Area-Wide 2.6.2.C.3 All new development and additions to existing development that result in additional height above the building height maximum for the applicable district shall abide by the following regulations: a. Rooftop structures exceeding five (5’) feet in height above the maximum stated height per Sub-District shall be set back at least an additional one (1’) foot for every foot above five (5’) feet b. Guardrails or other barriers for roof decks shall not exceed forty- two (42”) inches above maximum height. c. Roof structures specifically for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain a building shall be allowed up to ten (10’) feet above maximum height. d. Vertically articulated architectural elements, per each Architectural Style identified in appendix E-3, shall not exceed ten (10’) feet above maximum building height. Complies. No rooŌop structures exceed 5 feet. Complies. No roof decks proposed. Complies. Roof structures limited to 1.5 feet above maximum height. Complies. No elements exceed height. 2.6.3 Area-Wide 2.6.3.A.1 All ground-floor facades with a commercial or retail use facing onto a Primary Street shall be a seventy-five (75%) percent minimum transparent or translucent glazing measured from finished floor to finished floor. One hundred (100%) percent opaque or reflective glass is not permitted. Complies. Commercial façade on first floor is over 75% Transparent 2.6.3 Area-Wide 2.6.3.A.2 The ground-floor facade with commercial or retail uses facing onto a Secondary Street shall be a forty-five (45%) percent minimum glazing area measured from finished floor to finished floor. Complies. Project site does not front a secondary street 2.6.3 Area-Wide 2.6.3A.3 The ground-floor facade for office uses facing onto a Primary and/or Secondary Street shall be a thirty (30%) percent minimum glazing area measured from finished floor to finished floor. Complies. Project site does not propose ground-floor office uses. April 2, 2025 Item #1 53 of 125 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.4 Area-Wide 2.6.4.B.1 Outdoor dining on private property shall not encroach onto or overhang public property. Complies. No outdoor dining proposed in the public Right of Way or Public Street Easement. 2.6.4 Area-Wide 2.6.4.B.2 A minimum unobstructed walkway width of five (5’) feet to building entries shall be maintained. Complies. Entries maintain at least a five-foot walkway 2.6.A Area-Wide 2.6.A.1 Wall-Mounted utility elements such as vents, exhausts, wires, conduits, junction boxes, transformers, ballast, backflow devises, irrigation controllers, switch and panel boxes, and utilities such as gas and electrical meters shall be located at interior corners of building walls or behind building or landscape elements and outside of view from a public right-of-way. Complies. All are located within the electrical room or are behind landscape elements. 2.6.A.2 Area-Wide 2.6.A.2 All flashing, sheet metal vents, exhaust fans/ventilators, downspouts and pipe stacks shall be painted to match the adjacent roof or wall material and/or color. Complies. All flashing, sheet metal vents, exhaust fans/venƟlators, downspouts and pipe stacks are proposed to be painted to match wall or roof color. CondiƟon for compliance is included. 2.6.B Area-Wide 2.6.B.1 Short-term Bicycle Parking. Short-term bicycle parking shall be provided in the form of permanent bicycle racks for at least six (6) bicycle parking spots. Racks shall be located within fifty to one hundred (50-100) feet of the primary building entrance. Bicycle racks and associated bicycle maneuvering shall not impede upon the public sidewalk path of travel and shall not be placed within the public right-of-way. Complies. Average walking distance between bicycle racks and commercial entrances is approximately 85 feet. April 2, 2025 Item #1 54 of 125 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.B Area-Wide 2.6.B.3 Projects of More Than Ten (10) Units. Long-term bicycle parking shall be provided for projects of more than ten (10) units. Secure, long-term bicycle parking areas shall be enclosed and designed within a residential building or parking structure, or within a separate lockable storage enclosure. Long-term bicycle parking facilities shall incorporate materials and colors used in the primary building and shall not be visible from the public right-of- way. Complies. Long-term bicycle parking is provided on the second floor within a separate storage room, near residenƟal units. 2.6.C Area-Wide 2.6.C.1 Enhanced paving treatment using patterns and/or colored pavers, brick, or decorative colored and scored concrete shall be used for entry driveways, a minimum of twelve (12’-0”) feet deep and spanning the width of the entry driveway. The decorative pavement for entry driveways shall use the same color palette as the decorative pavement for building entries. CondiƟoned to comply with standard. 2.6.D Area-Wide 2.6.D.1.a Pedestrian circulation shall connect residential units to areas throughout the site, such as vehicle parking areas, bicycle parking areas, common recreational space, waste and recycling enclosures, and other amenities. Complies. Pedestrian circulaƟon connects residenƟal units to areas throughout the site. 2.6.D Area-Wide 2.6.D.1.b Pedestrian walkways shall directly connect public sidewalks to all building entryways and vehicle parking areas. Complies. Walkways provided from parking area and main entrance facing Roosevelt Street. 2.6.D Area-Wide 2.6.D.2 Pedestrian walkways shall be provided with a minimum width of five (5) feet along their entire length. Complies. All pedestrian walkways are five feet in width. April 2, 2025 Item #1 55 of 125 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.E Area-Wide 2.6.E.1 Where private space (such as a balcony or ground floor patio) is located adjacent to a window, patio or balcony of an adjoining dwelling unit, balcony railings and patio walls or fencing shall be constructed with wood, composite wood, metal, or glazing. Screening shall be constructed with limited openings to provide a minimum of eighty-five (85%) percentage surface area screening (measured from the finished floor of the private space to the top of the railing, fencing, or walls). Complies. No balconies are located directly adjacent from windows, paƟos, or balconies of adjoining units. Ref No. Subject Development Standard Waiver Request? Compliance Comment 3.8.A Base of the Building 3.8.A.1 - The base level shall be composed of the full ground floor length combinaƟon of cast concrete, stucco, wood, composite wood, plaster, or glass materials. Complies - Concrete masonry units, ceramic Ɵle and glass have been used. 3.8.A.2 - Doorways shall be located asymmetrical from the center of the building with its color and materials offset from the predominate ground floor base color and materials. Complies 3.8.A.3 - Windows and openings shall be square or horizontal rectangle shapes. Complies 3.8.B Middle of the Building 3.8.B.1 - Upper floors shall be a single-plane expanse of glass, metal and/or cast concrete materials. Complies – The second and third floors are clad in concrete composite siding and glass. 3.8.B.2 - AƩached building wall elements, such as awnings and balconies, shall encroach into the building’s setbacks per Chapter E-6 standards. Complies – The balconies on the south elevaƟon encroach into the setback. 3.8.B.3 - Exterior walls shall transiƟon directly into flat roofs or plaster molded forms. Complies April 2, 2025 Item #1 56 of 125 Ref No. Subject Development Standard Waiver Request? Compliance Comment 3.8.C Top of the Building 3.8.C.1 - VerƟcal elements shall be a plain or line of material and/or color off-set from the primary building facade that extends to the highest point of the building. Complies - The stair volumes are verƟcal elements constructed of a unique color and material. 3.8.C.2 - The building cap incorporates the roof parapet or roofline and is where the building side meet the top covering. Building caps should facilitate roof forms that are integral to the building’s design on all sides of the structure. Complies 3.8.C.3 - Rain drainage catchment shall be conducted with a combinaƟon of guƩers and downspouts in metal or painted metal materials. Complies 3.8.C.4 - Secondary building faces on flat-roofed buildings should have a parapet height that is consistent with the primary face. The verƟcal façade of a building face should not be extended above the actual parapet or roofline to give the appearance of a false front. Complies 3.8.C.5 - For buildings or porƟons of buildings which are 3 to 4 stories in height, provide arƟculaƟon for the top story of the building. This may be accomplished by a color change, material change, a cornice/belt course at the boƩom of the uppermost story. Complies – Only a porƟon of the building is four stories in height, creaƟng arƟculaƟon from the third floor. AddiƟonally, the fourth floor is arƟculated with balconies, pop outs, and recesses. Windows and Balconies – Applicable to all MulƟfamily Buildings Windows and Apertures 6.2.A Windows 6.2.A.1 - Outer surface of window frames facing primary or secondary streets shall be recessed a minimum of 2 inches from the wall or trim surface. Complies 6.2.B Building Wall Elements Transparency 6.2.B.1 - Minimum façade transparency for all upper floors shall be 25% - 80% for townhouses, small apartments, and large apartments. NA - Project is a large mixed-use project 6.2.B.2 - Maximum façade transparency for all upper floors shall be 40% - 80% on small and large mixed-use buildings. Complies. Façade transparency for upper floors is 45% April 2, 2025 Item #1 57 of 125 Ref No. Subject Development Standard Waiver Request? Compliance Comment ProjecƟons and Encroachments 6.3.A Awnings and Canopies 6.3.A.1 - Awning shall be constructed of wood, composite wood, metal, painted metal, or canvas and project out, canƟlevered, from a building wall facade. NA – No awnings proposed 6.3.A.2 - Awnings shall project out a maximum of 6 feet in length from the building wall. NA – No awnings proposed 6.3.A.3 - The width of the awning shall be a maximum of 1 foot beyond each side of the extent of the building wall element it is shading. NA – No awnings proposed 6.3.A.4 - Upper floor awnings shall cover no more than one window opening each. NA – No awnings proposed 6.3.B.1 Balconies Balconies, when used on buildings facing primary street, shall have a minimum occupiable depth of at least six feet (6’-0”). Compliant – Balconies facing Roosevelt St. have depths more than six feet. 6.3.B.2 Balconies Balconies shall encroach into the front and side yard setbacks up to eight feet (8’-0”) from a building face but shall not encroach within two feet (2’-0”) from the lot line. NA – Balconies proposed on the front façade are recessed balconies. 6.3.C Bay Windows 6.3.C.1 - Bay windows shall be a maximum of 10 feet wide and shall have a height that is equal to or greater than their width. NA – No bay windows proposed 6.3.C.2 - Bay windows shall be placed a minimum of 2 feet from any building corner and a minimum of 3 feet from any other bay window. NA – No bay windows proposed 6.3.C.3 - Bay windows shall consist of at least 75% transparent fenestraƟon. NA – No bay windows proposed 6.3.C.4 - Bay windows may project up to 4 feet from the building face but shall not extend over the lot line, unless noted otherwise per a building type’s standards. NA – No bay windows proposed 6.3.D CanƟlevered Rooms 6.3.D.1 - CanƟlevered rooms shall be a minimum of 8 to 16 feet wide. NA – No canƟlevered rooms are proposed 6.3.D.2 - CanƟlevered rooms shall be placed a minimum of 10 feet from any other canƟlevered room. NA – No canƟlevered rooms are proposed 6.3.D.3 - CanƟlevered rooms shall be supported by brackets, extended beams, or other elements per each architectural style. NA – No canƟlevered rooms are proposed April 2, 2025 Item #1 58 of 125 Ref No. Subject Development Standard Waiver Request? Compliance Comment 6.3.D.4 - Minimum verƟcal clearance of canƟlevered rooms above the ground floor shall be 15 feet from the sidewalk grade on shopfront types and 10 feet on other frontage types. NA – No canƟlevered rooms are proposed 6.3.D.5 - CanƟlevered rooms shall project a maximum of 8 feet from the building face but shall not extend over the lot line. NA – No canƟlevered rooms are proposed Roofs 7.1 Roof Types 7.1 - Allowable roof types are Skillion Shed, BuƩerfly, and Parapet. Complies – Parapet roof is proposed 7.2 Upper Floor Setbacks 7.2.A - All 3 story buildings shall have a minimum building setback of 10 feet on the 3rd floor by stepping a porƟon of the street-facing facade backward (from the front setback) a minimum of 6 feet from the predominant facade plane, and/or verƟcally arƟculated plane, for a minimum width of 25 feet. NA – A four-story building is proposed. 7.2.B - All 4 story buildings shall have a minimum building setback of 10 feet starƟng at the 3rd floor by stepping a porƟon of the street-facing facade backward (from the front setback) a minimum of 6 feet from the predominant facade plane, and/or verƟcally arƟculated plane, for a minimum width of 25 feet. Complies – All secƟons of the fourth story are stepped back from the predominant façade plane. 7.2.C - To maintain sun exposure on neighboring lots, where new mulƟfamily housing and mixed-use development is located on a lot facing a side street, between an alley and a primary street, buildings shall setback toward the interior of the lot at a 54-degree angle from the verƟcal plane starƟng 35 feet in height, up to the maximum building height. NA – Project does not face a side street or alley 7.4 VerƟcal ArƟculaƟon and Roof Top Elements 7.4.A - Habitable space within enclosed aƫcs and verƟcally arƟculated tower elements, such as cupolas, turrets, and penthouses, with an area equaling 50% or less of the building area of the story immediately below shall not be counted as a story. NA – Project does not propose enclosed aƫcs and verƟcally arƟculated tower elements, such as cupolas, turrets, or penthouses April 2, 2025 Item #1 59 of 125 Ref No. Subject Development Standard Waiver Request? Compliance Comment 7.4.B - LoŌs and mezzanines shall not be considered as a story provided they do not exceed 50% of the floor area of the story they are located within. NA – Project does not propose mezzanines or loŌs. 7.4.C - Unenclosed shade structures, such as roof top paƟos, terraces, and belvederes shall not exceed 16 feet in height from the roof deck floor level and do not count as a story. Complies 7.4.D - Non-condiƟoned rooŌop space covered or uncovered, such as rooŌop terraces and paƟos, shall not be included as habitable space. Complies Village General Subdistrict Building Type Requirements Density Bonus Waiver: Larger mixed use building type allowed within the Village General Subdistrict. The applicant has requested a waiver of development standards to allow for the proposed building to exceed the height restricƟons on the Village General Subdistrict. A building height of 45 feet and four stories is proposed. In connecƟon to that height limit waiver, the applicant has requested a waiver from the development standard found in Table 3.1.4, which prohibits large mixed-use “building types” in the Village General Subdistrict. The following analysis will be consistent with that of a large mixed-use building proposed in the California Contemporary architectural style, consistent with building type and style applicable to the same project if within the adjacent Village Center subdistrict which allows large mixed-use buildings proposed in the California Contemporary architectural style. April 2, 2025 Item #1 60 of 125 I Ref No. Subject Development Standard Waiver Request? Compliance Comment Large Mixed-Use Building A highly flexible building designed for occupancy by a variety and/or combinaƟon of uses such as retail, service, office, and residenƟal uses verƟcally stacked floor-by-floor. 4.8.B Base of the Building 4.8.B.1 - Front entries shall be either adjacent to the sidewalk or setback at grade on the street level. Complies 4.8.B.2 - Upper floor units shall share a common entrance fronƟng onto the primary street. Complies 4.8.B.3 - The ground floor window frontage shall have a minimum of 75% transparency, measured along the length of the primary building frontage. Density Bonus Waiver The 75% transparency required by this standard cannot be achieved due to the spacing requirements of providing fire access, access to vehicles into the garage, and SDG&E electrical room access. If 75% of the frontage were windows, the parking access would not be part of the main façade of the building. Therefore a separate access isle would need to be created for vehicles on the side of the building, and upper- story square footage would be reduced. EffecƟng the ability to provide units at the density allowed by the density bonus request. 4.8.C Middle of the Building 4.8.C.1 - Mixed-use buildings on corners shall have a minimum of 3 building wall elements every 50 linear feet. NA - Project is not on a corner lot. 4.8.C.2 - The upper stories shall occupy the full ground floor footprint area, except for buildings over 250 linear feet of building wall length where the 4th floor shall only occupy up to 75% of the ground floor footprint area. Density Bonus Waiver The upper stories are designed to provide required residenƟal common open space to the residents (575 sf minimum). To provide this for the residents at the resident level in a mixed-use building, a courtyard with circulaƟon space was necessary to be carved out of the upper stories. Placing the common open space on the ground level would result in an inability to provided units April 2, 2025 Item #1 61 of 125 I Ref No. Subject Development Standard Waiver Request? Compliance Comment at the density allowed by the density bonus request. 4.8.C.3 - Maximum building wall dimension along primary and side street frontages shall be 200 feet. Complies 4.8.D Top of the Building 4.8.D.1 - Buildings shall not exceed 4 stories in height. Complies Frontage Requirements Ref No. Subject Development Standard Waiver Request? Compliance Comment Shop Front – Applicable for Large and Small Mixed-Use Buildings Shopfronts provide direct access to ground-floor spaces that are located adjacent to the sidewalk. 5.8.A Entries 5.8.A.1 - Shopfronts shall correspond directly with the building entrance to which they provide access. Complies 5.8.A.2 - Shopfront entries along the ground floor shall be at 15 to 25 feet intervals for the length of the building frontage. Complies 5.8.B Dimensions 5.8.B.1 - Shopfronts shall be between 12 to 25 feet high, measured from the finished floor to the boƩom of the ceiling of the shopfront space. Complies 5.8.B.2 - Shopfront frontages shall be setback no more than 12 inches from the adjacent sidewalk at the primary entrance. Complies 5.8.B.3 - Shopfront facade area shall be a minimum of 90% glazed transparent and clear; opaque, highly reflecƟve, and dark ƟnƟng are not permiƩed. Density Bonus Waiver Waiver request for same raƟonale provided for standard 4.8.B.3, Which required 75% Transparent Windows on frontage 5.8.B.4 - The sill height of a storefront window shall be no more than 30 inches high measured from the adjacent finished sidewalk. Complies April 2, 2025 Item #1 62 of 125 Ref No. Subject Development Standard Waiver Request? Compliance Comment 5.8.B.5 - The maximum length of blank, opaque walls facing the street shall be limited to 15 horizontal feet for any one stretch in either direcƟon. Complies 5.8.B.6 - The maximum distance between shopfront entries is 50 feet. Complies 5.8.C Paving and Landscaping 5.8.C.1 - Any area between the property line back-of-sidewalk and the building face shall be hardscaped. Complies – concrete 5.8.D AddiƟonal Standards 5.8.D.1 - In a condiƟon with mulƟple shopfront entries, a transiƟon between shopfronts with a defined edge treatment, such as a change in plane, column, or a verƟcal trim element between each shopfront shall be provided. Complies 5.8.D.2 - Transoms shall be incorporated above entry doors. Complies 5.8.D.3 - Doors and entryways to stores shall be recessed a minimum of 3 feet to arƟculate the entrance and ensure that doors do not swing into the sidewalk. Complies 5.8.D.4 - Awnings shall be lightweight structures of wood, composite wood, metal, painted metal, or canvas, canƟlevered from the building facade. NA – No awnings proposed 5.8.D.5 - Awnings shall project out to a maximum of 8 feet in width or to the back of the sidewalk with townhouse, small mixed-use, and small and large apartments building types. NA – No awnings proposed 5.8.D.6 - Awnings shall project out a maximum of 8 feet or to the back of the sidewalk walkway to cover outdoor dining and display zones in front of the building, whichever is greater with mixed-use. NA – No awnings proposed 5.8.D.7 - Awnings shall be a minimum of 10 feet in height at its front edge. NA – No awnings proposed 5.8.D.8 - Support for the canopy’s structure in the form of 2 posts shall be no greater than 4 inches in diameter may be provided at least 2 feet from the back of the curb. NA – No awnings proposed April 2, 2025 Item #1 63 of 125 Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov Density Bonus IB-112 This bulletin outlines the development allowances provided under Govt. Code §65915, commonly referred to as state density bonus law. The bulletin is only intended to summarize the key provisions of state law rather than cite them in total. The document has been updated to include recent state legislation, including AB 1287, the “middle-income homes density bonus law,” which became effective January 1, 2024. BACKGROUND State density bonus law allows a developer to increase density (total number of homes) allowed on a property above the maximum set under a city’s local land use plan (Carlsbad General Plan) by as much as 100%. In addition, qualifying applicants can also receive reductions in required development standards such as setbacks and height limits when those standards prevent the applicant from achieving the density allowed under state law. Other tools include reduced or no parking requirements for certain project types. In exchange for these benefits, a certain number of the new dwelling units within the development project must be reserved for lower-income households, seniors, or the other eligible affordable housing projects. Pursuant to Government Code §65915(a)(1), each jurisdiction must adopt an ordinance that specifies how compliance with density bonus law will be implemented. Failure to adopt an ordinance does not relieve the city from complying with state density bonus law. As such, the city’s adopted ordinance, Carlsbad Municipal Code §21.86, references state mandates where appropriate (as opposed to repeating state code requirements) and focuses more on the permit processing requirements for density bonus applications. ELIGIBILITY Any housing development that proposes five or more units and incorporates at least one of the following is eligible for a density bonus. Note: Accessory Dwelling Units (ADUs) may be included as part of a single-family or multi-family development, but ADUs do not count towards/against the total density allowed under state density bonus. Refer to info-bulletin IB-111 for more on ADUs. •At least 5% of the housing units are restricted to very low-income residents. •At least 10% of the housing units are restricted to low-income residents. •At least 10% of the units in a for-sale housing development are restricted for moderate- income. •100% of the housing units (other than manager’s units) are restricted affordable with a maximum of 20% of the units being moderate. •At least 10% of the housing units are rent restricted at the very low-income level for transitional foster youth, disabled veterans, or homeless persons. •At least 20% of the housing units are for low- income college students in housing dedicated for full-time students at accredited colleges. •The project donates at least one acre of land to the city for very low-income units, and the land Exhibit 6 April 2, 2025 Item #1 64 of 125 {city of Carlsbad Informational Bulletin Page 2 of 7 IB-112_State Density Bonus Law_Updated: March 2024 has the appropriate permits and approvals and access to needed public facilities. •The project is a senior citizen housing development; in which case, no affordable units are required. •The project is a mobile home park that is age- restricted to senior citizens; in which case, no affordable units are required. AFFORDABILITY DURATION State density bonus law establishes how long an affordable unit must stay affordable. •Affordable rental units must be restricted at the targeted income level group for at least 55 years. •Affordable for-sale units must be restricted at the targeted income level group for at least 30 years, which starts after the initial sale of the affordable unit. Affordable units may be sold at a market price to other than targeted households provided that the sale results in an equity sharing agreement with the city. DENSITY BONUS CALCULATIONS Despite the city’s rounding requirements under CMC §21.53.230 (Table A), for projects utilizing density bonus, Government Code §65915(q) requires that each component of any density calculation resulting in fractional units shall be separately rounded up to the next whole number. In other words, all density related calculations must be rounded up. Base Density Calculation Step one in calculating density bonus is to calculate the project’s base density, which represents the number of dwelling units allowed under the city’s General Plan, per acre of property. Calculating base density under density bonus is no different from how the city calculates density for standard residential development projects, with the following exceptions: •While the city uses developable (or net) acreage in determining density, density bonus law requires cities to use gross acreage. This allowance was clarified in an HCD technical assistance letter dated July 26, 2023. •While the city utilizes a “mid-range” density calculation for determining the allowable number of units on a property, state law requires that density bonus be calculated based upon the maximum density allowed under the city’sGeneral Plan and zoning ordinance for the subject property. •Pursuant to SB-330 (Housing Crisis Act of 2019), the city is prohibited from enforcing housing caps. As such, the housing caps in the city’s Growth Management Plan (GMP) cannot be applied to new housing development projects. Refer to IB-132 for more information on SB-330 and Reso No. 2021-074 for the city’s suspension of the GMP cap limits and performance standard moratorium provisions. Density Bonus Calculation Step two in calculating density bonus is to calculate the project’s density increase, which represents the number of units allowed in addition to the base density units. These additional dwelling units are set per a sliding scale, based upon two primary factors: •The percentage of units in the project that will be set aside (reserved) as affordable; and, •The household income category of those affordable units (i.e., very low, low, or moderate income). For convenience, a Density Bonus Table is included on page six of the city’s Density Bonus Report (Form P-1(H)). As you will see from the table, the number of affordable units (far left column) and the level of affordability (top row) greatly influence the number of density bonus units that can be granted. For example, a project that reserves 10% of its units as affordable for very low-income families is eligible for a 32.5% density bonus, as opposed to a density bonus of only 20% if those same affordable units were reserved for low-income families. Refer to info-bulletin IB-137 (Carlsbad’s Housing Plan) for more information on household income and affordability. April 2, 2025 Item #1 65 of 125 IB-112_State Density Bonus Law_Updated: March 2024 Page 3 of 7 INCLUSIONARY HOUSING CALCULATIONS To help provide local affordable housing, the city in 1993 adopted an inclusionary housing ordinance (§21.85), which established the legal basis for requiring affordable (inclusionary) housing units in new residential development in the city. For more information, refer to info-bulletin IB-157 (Inclusionary Housing Program). While the city’s inclusionary regulations are separate from density bonus law, there are a few important provisions in the city’s inclusionary ordinance that directly affect density bonus projects, as reflected below. •The city’s inclusionary requirements apply to all proposed development projects that include residential units. This means that projects subject to the state density bonus law/city’s density bonus ordinance (§21.86), must also comply with the city’s inclusionary housingordinance (§21.85). •Projects proposing seven or more housing units are required to restrict at least 15% of the total proposed units for low-income households. The total proposed units include base density and density bonus units. •When calculating inclusionary requirements, fractional units resulting in less than 0.5 are rounded down to the next whole number. •The required affordable inclusionary units satisfy the required affordable density bonus units. The city’s application of its inclusionary code is consistent with AB 2345 and the Department of Housing & Community Development’s (HCD) technical assistance letter dated September 2, 2022 to the City of West Hollywood. THEORETICAL EXAMPLE Sometimes showing the math helps folks better understand how density bonus works. The following is a theoretical example on how these different density calculations are applied. SECONDARY DENSITY BONUS AB 1287 (Alvarez, 2023) amended state density bonus law by requiring jurisdictions to award an additional (or second) density bonus for projects that have allocated a certain amount of affordable housing for very-low income, low-income, or moderate-income units, as summarized in the section below. Minimum Eligibility The proposed density bonus project must comply with one of the following affordability requirements to be eligible for an additional density bonus. •A minimum of 15% of the base units are reserved for very low-income households; or •A minimum of 24% of the base units are reserved for low-income households; or •A minimum of 44% of the base units are reserved for moderate-income households. A property 1.003 net acres in size has a zoning designation of R-15 (11.5 to 15 dwelling units per acre). Under density bonus, this results in a maximum base density of 15.05 units for this site (1.003 acres multiplied by 15 units per acre), which rounds up to 16 units. The applicant proposes that 3 of the 16 units will be reserved for low-income households. This results in 18.7% of the units that will be reserved as affordable housing (3 affordable units divided by 16 base density units), which rounds up to 19%. Based on the sliding scale found in the Density Bonus Table in the Density Bonus Report (Form P-1(H)), with 19% of the affordable units reserved for low-income families, the project’s base density can increase by 33.5% or 5.36 units (16 base density units multiplied by 33.5%), which rounds up to 6 density bonus units for a total of 22 units for this project. To satisfy the city’s inclusionary ordinance, a total of 3.3 affordable low-income units are required for this project (15% inclusionary requirement multiplied by 22 total units), which rounds down to 3 units. In this example, the 3 affordable low-income units satisfy the requirements under state density bonus law as well as the city’s inclusionary housing ordinance. April 2, 2025 Item #1 66 of 125 Page 4 of 7 IB-112_State Density Bonus Law_Updated: March 2024 Density Increase Under state law, the city must grant the developer an additional density bonus if additional units are set aside for either very low or moderate-income households. Like traditional density bonus calculations, the secondary density bonus is also on a sliding scale, based on the project’s base density. For reference, the secondary density bonus allowances have been included in the Density Bonus Table found on page six of the city’s Density Bonus Report (Form P- 1(H)). To help illustrate how this secondary density bonus is applied, let us relook at the previous theoretical example. It is important to highlight that AB 1287 caps the affordable set aside at 50%. For projects that allocate the maximum of moderate-income units (44%), they would only be eligible to set aside another 6% of very- low income or moderate-income units to receive an additional bonus of 23.75% or 22.5%, respectively. REMOVAL OF EXISTING RENTAL UNITS Under density bonus law, projects that include the demolition or removal of affordable rental units are ineligible for density bonus unless the units are replaced concurrent with the development of the project. This provision applies to the following types of rental units: •Units subject to recorded restrictions •Units subject to rent control •Units occupied by very low- or low-income households If household rental income cannot be determined, the city may assume households are occupied by low- income households in the same proportion as low- income renters in the city, consistent with AB 2556. Additionally, under state law the affordable units required under density bonus may also be used to satisfy any replacement unit requirements. This allowance was clarified in an HCD technical assistance letter dated December 14, 2023. DEVELOPMENT STANDARD DEVIATIONS Traditional development projects must be designed to comply with city established development standards and design regulations such as building height limitations, setback requirements, minimum parking ratios, and on-site open space directives. However, under state density bonus law, applicants can deviate from these development standards when found that the standards prevent the applicant from achieving the density allowed under the state law. There are two types of tools available to applicants: •Incentives & Concessions •Waivers Instead of 3 units, the applicant now proposes that 5 of the 16 units will be reserved for low- income households. This results in 31.2% of the units that will be reserved as affordable housing, which rounds up to 32%. With 32% of the affordable units reserved for low-income households, the project’s base density can increase by 50% or 8.0 units (16 base density units multiplied by 50%), for a total of 24 units. Since more than 24% of the base units are being reserved for low-income households (31.2%, specifically), this project is eligible for a second density bonus. In this example, the applicant proposes to reserve an additional 15% of the base units for moderate-income households, which results in 2.4 units (16 base density units multiplied by 15%) that rounds up to 3 units. With 15% of the affordable units reserved for moderate-income households, the project’s base density can increase by an additional 50% or 8.0 units (16 base density units multiplied by 50%). As a result, the total project size increases to 32 total units, 8 of which will be restricted affordable. April 2, 2025 Item #1 67 of 125 IB-112_State Density Bonus Law_Updated: March 2024 Page 5 of 7 Incentives & Concessions Incentives and concessions, as defined under state density bonus law, allow a developer to deviate from those requirements when modifying such regulations would provide “identifiable and actual cost reductions” to provide for affordable housing costs and rents. This requirement was clarified in the court decision of Schreiber v. City of Los Angeles (later codified as part of the passage of AB 1287) and the sections below reflect the holdings in that case. Application A few key considerations regarding the application of incentives or concessions: •Under the government code, the terms “incentives” and “concessions” are used interchangeably. As such, the city considers them one in the same (“incentives/concessions”). •A density bonus project is entitled to incentives/concessions even without a request for a density bonus --- if a developer provides the affordable housing specified under density bonus law, they are eligible for incentives/concessions. •The city applies incentives/concessions to the development standards or design regulations requiring deviation, not to the individual situation. For example, say a project proposes three separate buildings with each building requiring an increase in the city’s maximum building height standard. In this example, the city would require one incentive/concession for this deviation, even though the deviation applies to three separate buildings. If that same project requires a deviation from the building height and rear yard setback standards, the city will require two incentives/concessions since these are considered two different development standards. •Pursuant to the Schreiber case, which was later codified as part of the passage of AB 1287, a developer is not required to provide financial evidence (i.e., pro forma) documenting that a requested incentive/concession will result in actual cost reductions. However, applicants need to reasonably document “why” the requested incentive/concession will reduce affordable housing development costs. As such, the city requires applicants to provide reasonable documentation to show that a requested incentive/concession will result in identifiable cost reductions to provide for affordable housing costs or rents. Number Authorized The number of incentives/concessions that can be requested by a developer varies by the amount and type of affordable units being proposed, as reflected below. INCOME % OF AFFORDABLE UNITS1 Very Low 5% 10% 15% 16% ≥80% Low 10% 17% 24% --- ≥80% Moderate 10% 20% 30% 45% 20% Student2 20% --- --- --- --- Incentives 1 2 3 4 53 1 The % of a project’s affordable units must be at least equal to the listed %. 2 Lower-income student in a dedicated student housing development. 3 To qualify for 5 incentives, a project must reserve at least 80% of the units for lower income households (very low, low, or combination thereof). The remaining 20% may be reserved for moderate income households. The applicant shall also receive a height increase of up to three additional stories, or 33 feet. As noted in footnote #1, when determining the appropriate number of incentives/concessions, a project’s percentage of affordable units must be “at least” equal to the percentages shown in the table above (§65915(d)(2)). In other words, the percentages in the table are minimums. So, in the case of the theoretical example project that reserved 19% of the units for low-income, the applicant is eligible to receive two incentives/concessions. If affordable units are provided to satisfy the city’s inclusionary housing obligation above required density bonus affordable units, the total number of affordable units count April 2, 2025 Item #1 68 of 125 Page 6 of 7 IB-112_State Density Bonus Law_Updated: March 2024 when determining the number of incentives/concessions allowed. Grounds for Denial Under the Schreiber case, the city must grant a requested incentive/concession unless it finds, under a preponderance of evidence, the following: •The incentive/concession does not result in identifiable and actual cost reductions to provide for affordable housing costs or rents. •Granting the incentive/concession would have a specific adverse impact on public health or safety or on property listed on the California historical register, which cannot be mitigated, or would be contrary to state or federal law. Waivers Density bonus law offers another form of assistance to developers, separate from concessions/waivers, in the form of “waivers.” A waiver is a modification or reduction to established development standards or design regulations when those requirements potentially cause the construction of the development project physically infeasible, if not approved. Application A few key considerations regarding waivers. •Waivers do not count as an incentive/concession and can be used in concert (combined) with incentives/concessions. •The developer must provide sufficient documentation justifying why the city’s established development standard(s) or design regulation(s) physically preclude construction of the project and why the waiver(s) is necessary. Sufficient documentation may include a written explanation of the physical constraints accompanied with an exhibit showing the site and developable envelope. Number Authorized Unlike concessions/incentives, applicants are entitled to waive any established development standards or design regulations that would physically preclude the development from achieving the allowances authorized under density bonus law. In other words, there is no limit in the number of waivers an applicant can request. Grounds for Denial The city is not required to grant or otherwise authorize a waiver if it finds that the requested deviation or modification causes a specific adverse impact on public health or safety and cannot be mitigated, would have an adverse impact on property listed on the California historical register, or would otherwise violate state or federal law. Like incentives/concessions, the city must include a showing of substantial evidence when making a finding of denial on a waiver request. PARKING ALLOWANCES Despite the city’s parking requirements under CMC §21.44, the city may not require more than the following parking ratios for a density bonus project (including parking for persons with disabilities): Unit Type Required Parking Studio 1 space One Bedroom 1 space Two Bedroom 1.5 spaces Three Bedroom 1.5 spaces Four Bedroom 2.5 spaces April 2, 2025 Item #1 69 of 125 IB-112_State Density Bonus Law_Updated: March 2024 Page 7 of 7 State law further limits parking requirements for specified projects as reflected below. •0.5 spaces per unit for projects with at least 11% very low income, 20% lower income, or 40% moderate income, when located within ½ mile of accessible major transit stop, which in the city is the Carlsbad Village Coaster Station or Poinsettia Coaster Station. •No parking spaces are required for projects meeting the following: o 100% affordable to lower income residents, within ½ mile of a major transit stop, which in the city is the Carlsbad Village Coaster Station or Poinsettia Coaster Station. o 100% senior or special needs rental project affordable to lower income, either with paratransit service or within ½ mile of an accessible bus route that operates at least eight times per day. o Rental supportive housing development that is 100% affordable to lower incomehouseholds. Parking requirements may be satisfied by providing individual parking stalls or in tandem, so long as the stalls are provided onsite. Requesting these parking standards does not count as an incentive/concession or waiver; however, an applicant may request further parking standard reductions using the incentive/concession or waiver allowances. DENSITY BONUS APPLICATIONS The city’s Density Bonus Ordinance can be found in CMC §21.86 and applicants should follow the permit submittal requirements and processes set forth in the Land Use Review Application (Form P-1). Pursuant to changes in state density bonus law that went into effective in 2019, the city developed a supplemental form outlining the information that must be submitted for a complete density bonus application; referred to as the Density Bonus Report Form P-1(H). This includes project location, property description, project description, density calculations, and information on any requested incentives/concessions or waivers. Once a development application is determined to be complete, the city, under state law, will notify the applicant of the level of density bonus and parking ratio the development is eligible to receive. PROJECTS IN THE COASTAL ZONE When a density bonus project is proposed in the coastal zone, legislation that went into effect in 2019 attempted to strike a balance between the state goals of promoting housing and protecting the coast. Density bonuses, incentives/concessions, waivers, and parking reductions are to be permitted so that they are consistent with both density bonus law and the California Coastal Act. Granting of a density bonus or an incentive does not require a general plan, zoning, or local coastal plan amendment. YOUR OPTIONS FOR SERVICE To schedule an appointment to submit an application or to learn more about density bonus, please contact the Planning Division at 442-339-2600 or via email at Planning@carlsbadca.gov. NOTE: State density bonus law is regularly updated and revised by the state legislature and the city may not be able to timely update this bulletin to reflect the most current provisions. Please refer to current state law (§65915 et seq.). April 2, 2025 Item #1 70 of 125 Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov Inclusionary Housing Program IB-157 When housing prices spiked in the 1990s, many cities looked for ways to help make housing more affordable. One such tool that many jurisdictions implemented was INCLUSIONARY HOUSING REGULATIONS. Under these laws, developers are required to set aside a certain number of units within their residential development project and make them affordable to lower income households. As part of their inclusionary housing program, many cities also included provisions that allow developers to deviate from the strict adherence of the policy, so long as it is found that the alternative means of compliance meets the intent of the jurisdiction’s inclusionary housing policies, and is consistent with the housing affordability and fair housing choice goals specified in its long-range housing plan. This info-bulletin provides an overview of Carlsbad’s Inclusionary Housing Program and describes how it helps address affordable housing needs while advancing equitable development goals consistent with the city’s adopted Housing Element. NEED FOR LOCAL INCLUSIONARY HOUSING The state faces a serious housing problem that not only threatens its economic security, the lack of access to affordable housing can have a direct impact upon the health, safety, diversity, and welfare of Carlsbad residents. To retain a healthy livable environment and meet state mandated housing goals, more needs to be done to accommodate locally available and affordable housing stock. To help address this need, the city’s inclusionary housing ordinance, originally adopted in 1993, established the legal basis for requiring affordable (inclusionary) housing units in new residential development in the city. The law applies to all proposed development projects that include residential units and requires that a minimum of 15% of the units within a project be affordable to lower- income households. Since its implementation, the inclusionary housing ordinance has proven to be extremely effective. From 1995 to 2020, the city produced 19,026 housing units, of which roughly 13% were made affordable through this program. And it is anticipated that the city will generate over 500 additional affordable units over the next eight- year period. HOUSEHOLD INCOME & AFFORDABILITY We hear this a lot --- How do we make housing more affordable? The term “affordable housing” can be used to describe housing that receives some form of subsidy/restriction that forcibly keeps rents and mortgages low. It can also mean housing that’s naturally affordable simply because of market supply and demand. In order to make a meaningful difference in providing affordable housing, the solution should not be looked at as an “either-or” approach between privately produced housing and subsidized housing…it requires both. To help understand what qualifies as affordable, the U.S. Department of Housing and Urban Development (HUD) establishes income ranges for different household types, which they have grouped into five “income categories:” extremely low, very low, low, moderate and above- moderate household income. The household income for each of these categories is based on a percentage of the region’s Area Median Income or AMI. Carlsbad falls within the San Diego County region, which has an AMI of $95,100 (2021) per year for a four-person household. In comparison, the city’s actual median income is closer to $108,000, but under state law the city must use the county AMI. To help illustrate, the table below shows the income levels for a family of four. Exhibit 7 April 2, 2025 Item #1 71 of 125 {city of Carlsbad Informational Bulletin 'F SALE Page 2 of 6 Inclusionary Housing Program IB-157 (March 2022) Income Category % of AMI Household Income1,2 Extremely Low <30% <$28,500 Very Low 30 - 50% $28,500 - $47,600 Low 51 - 80% $47,600 - $76,000 Moderate 81 - 120% $77,000 - $114,100 Above Moderate >120%>114,100 1 AMI as of April 2021 was $95,100 for family of four; 2 Figures rounded. For housing costs to be considered affordable, a family’s monthly rent/mortgage payment should not exceed 30% of the gross annual household income of any given income category. So, a low-income family of four with a gross annual income of $55,000 should pay no more than $1,375 per month for housing. For a rental unit, total housing costs include the monthly rent payment as well as consideration for a utility allowance. With for-sale units, total housing costs include the mortgage payment, homeowner association dues, property taxes, mortgage insurance and any other related assessments. To learn more about HCD and housing, please see our Info-Bulletin: Carlsbad Housing Plan (IB-137). INCLUSIONARY HOUSING REQUIREMENTS The city’s Inclusionary Housing Ordinance (CMC §21.85) was passed by the City Council in 1993, and established the legal basis for requiring inclusionary housing in new residential development in the city. The following provides a summary of key standards required under the ordinance for new residential development in the city. Number of units required •All residential development projects proposing seven or more housing units are required to provide at least 15% of the total units (including density bonus units) to be restricted for low-income households. For projects proposing six or fewer units, refer to Alternative #1 under the “Alternative Means of Compliance” section of this info-bulletin. •Inclusionary unit requirements apply to all residential development projects (rental or for-sale product), including mixed-use projects. •When calculating, fractional units ≥0.5 must be rounded up to the next whole number. Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit residential development by reserving 15% of the units for low- income households, or 17 units (112 X 0.15 = 16.8, rounded up to 17). The remaining 95 units (112 units minus 17) may be sold at market rate. Duration units protected •Inclusionary rental units shall remain restricted and affordable to the designated income group for not less than 55 years. •Inclusionary for-sale units shall remain restricted and affordable to the designated income group for not less than 30 years. Development standards •Inclusionary units should be located throughout the development rather than clustered in one area. •The inclusionary units must be indistinguishable from the market-rate units in the development, at least outwardly. •The inclusionary units must be constructed prior to or concurrent with development of the market-rate units, and prior to final building permit approval of the market-rate units. •Residents of the inclusionary units must have access to the same amenities – such as pool, fitness center and parking – as residents of the market-rate units. •The inclusionary units must include a similar mix and number of bedrooms as the market-rate units. •When ten or more inclusionary units are required, at least ten percent of those required units must provide at least three bedrooms. •To the extent possible, projects using for-sale units to satisfy inclusionary requirements shall be designed to be compatible with conventional mortgage financing programs. April 2, 2025 Item #1 72 of 125 Inclusionary Housing Program IB-157 (March 2022) Page 3 of 6 ALTERNATIVE MEANS OF COMPLIANCE The city understands that various constraints may frustrate a developer’s ability to meet the strict letter of the city’s inclusionary housing regulations. As such, the ordinance allows for the City Council to authorize “alternative means of compliance” when it is found that the alternative meets the intent of the city’s Inclusionary Housing Ordinance (CMC §21.85) and the goals and policies of the city’s 2021-2029 Housing Element. Council Policy Statement No. 57 (Policy 57) lists those alternatives that have been found to meet the intent of the city inclusionary code and help address its affordable housing needs. These alternative means of compliance are summarized in the sections below, but please refer to Policy 57 for the specific requirements. Alternative #1: Payment of in-lieu fee Rather than constructing the inclusionary unit as part of the development project, applicants proposing ≤six units may instead pay a fee. •$8,529 for a new single-family detached home •$15 per square foot of net building area for each proposed market-rate unit. The rates above are effective 2022. Please check the city’s Fee Schedule for the most current rates. “Net building area” means the aggregate gross floor area of all the unrestricted dwelling units within a development, excluding areas outside the dwelling unit’s habitable space such as garages, carports, parking areas, porches, patios, open space, and excluding common areas such as lobbies, common hallways, stairways, elevators and equipment spaces. Collected in-lieu fees are deposited into the city’s Housing Trust Fund, and applied towards the furthering of the city’s affordable housing needs pursuant to Council Policy Statement No. 90 (Policy 90). Alternative #2: Varying housing affordability In addition to providing more housing available for low income families, the city also recognizes a need to increase housing stock for other targeted and needed housing affordability levels such as moderate, very low- and extremely low-income households. As such, so long as the total average gross income restriction for the required inclusionary units does not exceed 80% of the AMI, the makeup of the inclusionary units can be comprised on any combination of income categories. Alternative #3: Increases in residential density While not specific to the city’s inclusionary housing ordinance, sometimes there is a request from a property owner to increase their residential density above what is authorized under the city’s current land use plans. In exchange for the increased density, the city will require that any future development on the site meet the following additional inclusionary housing requirements. •At least 20% of the total residential units are restricted for low-income households; or, •A least 15% of the total residential units are restricted for low-income households and an additional 10% are restricted for moderate-income households; or, •At least 15% of the total residential units are restricted for very low-income households. April 2, 2025 Item #1 73 of 125 Page 4 of 6 Inclusionary Housing Program IB-157 (March 2022) This has been applied to properties that received an increase in residential density as part of the 2015 General Plan update and the 2021-29 Housing Element. Alternative #4: Reduction credit Residential development (for-sale or rental product) can reduce its inclusionary housing obligations from 15% to 12.5%, under the following conditions. • All affordable units must be made available to very low- or extremely low-income households. • Affordable units are located on the same site as the market-rate units. • No financial assistance from the city is provided. • Example: “A 78-unit residential development is proposed, which requires that 15% of the units be reserved for low-income (12 units). If the developer voluntarily agrees to make inclusionary units available to very low-income households, then the developer may receive an incentive reduction credit. Under this scenario, 10 units in a 78-unit development projects equates to 12.8%, which meets the minimum inclusionary housing requirement. Alternative #5: Use of accessory dwelling units Pursuant to CMC §21.85.070.B, construction of up to 15 accessory dwelling units (ADU) can be used to satisfy inclusionary housing requirements. Refer to our info- bulletin on ADUs (IB-111) for additional information. The standards below provide additional specifications for when this allowance can be used. • The project proposes ≥200 residential detached dwelling units. • The ADU may be an attached or detached product type (Junior ADU prohibited) . • The ADUs shall have an affordability term (≤80% AMI with rents ≤70% AMI) of at least 30 years. Notwithstanding the above, for projects proposing ≤six units, the in-lieu fee may be waived if a detached or attached ADU or Junior ADU is constructed concurrent with construction of the market-rate unit, deed restricted for low-income households for 30-years, and occupied by income-qualified families. Alternative #6: Off-site construction Circumstances may arise in which the public interest would be better served by allowing some or all of the required inclusionary units to be developed at an alternative site. This is referred to as a “Combined Inclusionary Housing Project” or “Combined Project.” To qualify, the following requirements must be met. • The inclusionary calculation requirements shall be based on the total number of market-rate units to be provided, as opposed to the total number of residential units in the project. See example below. Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit project by building 15% of the units for low-income households off-site. This leaves 85% of the units for market rate, for a total residential unit count of 132 units (112 ÷ 0.85 = 131.8, rounded to 132). Using the total residential unit count, the number of inclusionary units required is 20 (132 X 0.15 = 19.8, rounded to 20). • The decision-making authority of the permit application may approve a Combined Project subject to the following findings. o The site has not or will not receive a density increase or density bonus. o Site conditions make it physically infeasible to accommodate the inclusionary units on-site. o Significant price and product type disparities make it financially infeasible to accommodate the inclusionary units on-site. o There is a documented lack of development capacity to deliver affordable housing on-site. o The off-site option provides greater financial feasibility/cost effectiveness than the on-site. o The off-site option provides better access to jobs, schools, transit, and services. o The off-site option supports housing goals and policies in the city’s Housing Element. April 2, 2025 Item #1 74 of 125 Inclusionary Housing Program IB-157 (March 2022) Page 5 of 6 Notwithstanding, the City Council shall retain final permit approval authority, including approval of the Affordable Housing Agreement, on any Combined Project that requires financial assistance from the city. Alternative #7: Inclusionary housing credit bank For projects that build inclusionary units in excess of code requirements, and where the city is financially participating in the project, the city can sell those excess units in the form of credits to other developers to satisfy their inclusionary requirement. The proceeds from the credit sales are deposited into the city’s Housing Trust Fund and redistributed pursuant to Policy 90. • Bank Creation. The City Council may approve the creation of an inclusionary housing credit bank, subject to the following findings. o The inclusionary units are in excess of the minimum number of units required under the city’s Inclusionary Housing Ordinance; or o The inclusionary units are part of a 100% affordable housing project; and o The inclusionary units are constructed and received final inspection; and o The city financially contributed to the construction of the project. • Credit Purchase Eligibility. Projects proposing more than seven, but no more than 50 residential units are eligible to purchase credits. • Credit Price. The price for each inclusionary unit shall be determined by dividing the city’s financial contribution by the total number excess inclusionary units, subject to annual CPI adjustments. • Credit Bank. Applicants must pay the credit price of available credits from the oldest established inclusionary housing bank that is located within the same city quadrant in which the market-rate units are located, or if none available, sites which are contiguous to the quadrant in which the units are proposed. • Credit Purchase Ratio – The amount of credits to be purchased shall be based on the following. o 7 to 20 units: 1.0 credit/inclusionary unit o 21 to 35 units: 1.5 credits/inclusionary unit o 36 to 50 units: 2.0 credits/inclusionary unit • Credit Purchase Approval. The decision-making authority of the development project is authorized to approve credit purchases, so long as the findings below are met. Should a request to purchase credits occur after discretionary approval, the Community Development Director or the Housing & Homeless Services Director shall have the authority to approve credits, subject to the same findings. o The project site is located within the same Growth Management Plan quadrant that the housing credit is located, or if nonavailable, sites which are contiguous (share a common boarder) with the quadrant in which the units are proposed. o Sufficient housing credits available to purchase. • Credit Price Payment. Payment of credit purchases shall be due prior to recordation of the final map or issuance of a building permit, in situations where the project does not include a subdivision. If the project entitlements expire, credits will be made available to another eligible project(s). April 2, 2025 Item #1 75 of 125 - FOR SALE Page 6 of 6 Inclusionary Housing Program IB-157 (March 2022) Alternatives not listed, but may be considered The City Council may approve other alternatives means of compliance not listed in Policy 57 when evidence is provided that the alternative helps achieve relevant Housing Element policies and goals and assists the city in meeting its state housing requirements. As part of the City Council’s consideration, the applicant must also show why compliance with current inclusionary housing regulations would be infeasible or present unreasonable hardship in light of such factors as project size, site constraints, market competition, price and product type disparity, available financial subsidies, and approved alternatives listed in Policy 57. AFFORDABLE HOUSING AGREEMENTS An Affordable Housing Agreement (AHA) is a legally binding agreement between the developer and the city to ensure that the inclusionary requirements of a residential development are satisfied. CMC §21.85.140 provides the specific requirements of the AHA, but the more significant components are listed below. • A project condition shall be added to projects subject to the inclusionary ordinance and Policy 57 requiring that an AHA be reviewed, approved, and recorded prior to Final Map or issuance of building permits, whichever is first. • Among other items, the AHA must include the number of required inclusionary units, the unit sizes, location, affordability tenure, required findings, terms and conditions of affordability and unit production schedule. • The AHA and all relevant terms and conditions shall be recorded against the entire development. • The AHA shall bind all future owners and successors in interest for the term of years specified therein. APPROVAL AUTHORITY The approval authority for the development project subject to these standards is as follows: • The decision-making authority for the underlying permit application(s) shall have the authority to approve projects found consistent with Policy 57. • Development projects that propose an alternative means of compliance that is not specifically provided for in the CMC or Policy 57 shall be considered by the Housing Commission for a recommendation to the City Council. • Approval authority of the AHA is as follows: o AHA that are consistent with CMC §21.85 and Policy 57 and do not request financial assistance from the city shall first be considered by the Affordable Housing Policy Team for a recommendation to the H&HS Director. o Affordable Housing Agreements that propose a deviation(s) to Policy 57 or request financial assistance shall first be considered by the Affordable Housing Policy Team and Housing Commission for a recommendation to the City Council, which has the authority to issue final approval of the alternative. YOUR OPTIONS FOR SERVICE To schedule an appointment or to learn more about this program, please contact the Planning Division at 442-339- 2600 or via email at Planning@carlsbadca.gov or the Housing & Homeless Services Department at 442-339- 4721 or via email at Housing@carlsbadca.gov. April 2, 2025 Item #1 76 of 125 City Council POLICY STATEMENT Policy No. Date Issued 57 3-22-22 Resolution No. 2022-078 Subject: lnclusionary Housing Ordinance-Alternative Means of Compliance Purpose Carlsbad Municipal Code (CMC) §21.85.100, of the city's lnclusionary Housing Ordinance, sets forth the City Council's abHityto make available certain allowances and provisions for development applications that would result in meeting the city's affordable housing needs. To assist in achieving this end, the City Council developed this policy to provide alternatives means of compliance for meeting the city's growing affordable housing needs. The provisions contained in Policy No. 57 (Off-site and Combined lnclusionary Housing Projects), Policy No. 58 (Sale of Affordable Housing Credits)i and Policy No. 68 (lnclusionary Housing Incentive Credit Schedule) have been combined into this revis_ed Policy No. 57. Policy Nos. 58 and 68 were then subsequently rescinded to have a single City Council Policy that administers the inclusionary housing program. Background The city's lnclusionary Housing Ordinance (CMC §21.85) was passed by the City Council in April 1993 and established the legal basis for requiring inclusionary housing in new residential development in the city. Under the program, all residential developments are required to . comply with the code, projects with seven or more units are required to restrict 15 percent of the total number of homes as affordable to lower income households. This obligation is fulfilled through construction of rental or ownership units, or through other alternative means of compliance. Statement of policy It is the policy of the City Council that the following Alternative Means of Compliance satisfy the intent and requirements of CMC §21.85, 2021-2029 Housing Element Goals 10-G.2 and 10-G.4, and Housing Element Policies 10-P.13 and 10-P.35. 1.In-Lieu Fee Pursuant to CMC §21.85.110, developments proposing a total of six or fewer units may satisfy their affordable housing obligation through payment of inclusionary housing in-lieu fees. As an alternative for property owners who are constructing one single-family residence on a single lot, an Accessory Dwelling Unit (detached or attached) or Junior Accessory Dwelling Unit may be constructed concurrent with construction of the market­ rate unit. The ADU or JADU must be deed restricted for occupancy by income and rent qualified low-income households for 30-years. 2.lndusionary Affordability Requirement and Credit Adjustment Exhibit 8 April 2, 2025 Item #1 77 of 125 April 2, 2025 Item #1 78 of 125 City Council Policy Statement March 22, 2022 Page 2 CMC §21.85.030.B states that not less than 15% of the total units in a residential development of seven or more units shall be restricted to "lower-income households." Household income qualification is defined as 80% or below of the area median income for San Diego County. The affordability is set at the 70% income level for rental households and 80% for ownership units. To assist the city in providing housing at varying affordability levels (e.g., moderate, low-, very-and extremely low-income), developers shall have the following options for satisfying the inclusionary ordinance: a. At least 15% of the total units are restricted for low-income households (default requirement as defined in CMC §21.85.020); or, b. At least 15% of the total units are restricted at any combination of income categories (e.g., moderate, low, very low, and/or extremely low-income) as long as the total average gross income restriction does not exceed 80% of the area median income for San Diego County as determined annually by the U.S. Department of Housing and Urban Development (affordable housing levels are defined in CMC §21.85.020); or, c. A residential development can receive an incentive credit of 1.2 per inclusionary unit, thereby reducing the inclusionary housing requirement from 15% to 12.5% 1, under the following conditions. 1. All affordable units must be made available to very low or extremely low- income households, or combination thereof. 2. The units are located on the same site as the market-rate units. 3. No financial assistance from the city is required. 3. Use of Accessory Dwelling Units Pursuant to CMC §21.85.070.B, an applicant may construct up to 15 accessory dwelling units (ADU) to satisfy their inclusionary requirements. The standards below provide additional specifications for when this allowance can be used. a. The project proposes 200 or more residential detached units; and, b. The ADUs are an attached or detached housing product type; and, c. The ADU shall have an affordability term (low-income) of at least 30 years; and, 1 Example. An applicant proposes a 78-unit residential development, which requires th<'lt 15% of the units be reserved for low- income (12 inclusionary units). If the above standards are applied, the inclusionary units can be adjusted by 1.2, thereby reducing the total number of affordable units from 12 to 10 (12 divided by 1.2 equals 10). Under this scenario, 10 units in a 78- unit development projects equates to 12.8%, which meets the minimum inclusionary housing requirement of 12.5%. April 2, 2025 Item #1 79 of 125 City Council Policy Statement March 22, 2022 Page 3 d. The property owner shall be required to income qualify the tenant under 80% of the area median income for San Diego County and restrict rents to not exceed the affordable rent for 70% of the area median income for the unit size. Refer to Section 1 of this policy on the use of an ADU to satisfy inclusionary requirements on a single lot to be developed with one single-family residence. 4. Combined lnclusionary Housing (Off-Site Compliance) Circumstances may arise in which the public interest would be better served by allowing some or all inclusionary units associated with a proposed residential development project to be produced and operated at an alternate off-site(s) location. This alternative is described as a "Combined lnclusionary Housing Project" or "Combined Project." a. lnclusionary Housing Calculation The inclusionary housing calculation requirement shall be based on 15% of the total number of market-rate units to be provided on-site and the inclusionary/affordable units to be provided off-site.2 b. Required Findings Consistent with CMC §21.85.080.B, the City Council delegates approval authority of any proposed Combined Projects to the decision-making authority of the proposed development project so long as the findings below are met. Notwithstanding, the City Council shall retain final approval authority of the Affordable Housing Agreement on any Combined Project that requires financial assistance from the city. The findings below shall be included as part of the Affordable Housing Agreement decision documents. 1. The site has not or will not receive a density increase or density bonus to increase the number of total residential units permitted on the master development site. 2. Site conditions make it physically infeasible to accommodate the inclusionary units on-site. 3. Significant price and product type disparities make it financially infeasible to accommodate the inclusionary units on-site. 2 Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit project by building 15% of the total units for low-income households off-site. If the 112 units are to remain as the total market-rate units on the site, the total number of residential units needs to be recalculated before calculating the required number of inclusionary units to be provided off-site. If 85% of the total units for market rate are now 112 units then the "total residential unit count" is recalculated and becomes 132 units (112 7 0.85 = 131.8, rounded up to 132). Using the new total residential unit count of 132 units the total number of indusionary units required for this project becomes 20 units (132 X 0.15 = 19.8, rounded to 20), which results in an off-site inclusionary housing compliance requirement of 17.9% for this project (20 + 112 = 17.85%). April 2, 2025 Item #1 80 of 125 City Council Policy Statement March 22, 2022 Page4 4. There is a documented lack of development capacity to deliver affordable housing on-site. 5. The off-site option provides greater financial feasibility and cost effectiveness _ than the on-site alternative. 6. The off-site option provides better access to jobs, schools, transit, and services. 7. The off-site option supports affordable housing goals and policies as expressed in the city's Housing Element. 5. lnclusionary Housing Credit Purchase Program In certain circumstances, it may be in the city's best interest to financially invest in projects or ventures that further increase the availability and overall number of affordable housing units in the city. Pursuant to §21.85.090, inclusionary units created which exceed the final requirement for a project may, subject to City Council approval in the affordable housing agreement, be utilized by a developer to satisfy other inclusionary requirements for which it is obligated or market the units to other developers as a combined project subject to the requirements of Section 21.85.080. a. Affordable Housing Credit Bank -Establishment 1. Bank Establishment Consistent with §21.85.090, this policy authorizes the establishment of an affordable housing credit bank where affordable units that are constructed in excess of inclusionary requirements can be purchased from the city by qualifying developers to satisfy their re-spective Jnclusionary housing requirements. The City Council shall approve the creation of an affordable housing credit bank, subject to the following findings. i. The affordable units intended for purchase are in excess of the minimum number of units required under the city's lnclusionary Housing Ordinance; or ii. The affordable units intended for purchase are part of a 100% affordable housing project; and iii. The affordable excess units are constructed and received final inspection; and iv. The city financially contributed to the construction of the affordable housing project that the affordable excess units are a part. This policy does not authorize a developer to sell excess affordable units that April 2, 2025 Item #1 81 of 125 City Council Policy Statement March 22, 2022 Page 5 are constructed without city financial assistance. However, developers may pursue approval for such an action, consistent with CMC §21.85.090 and Section 6 of this policy. 2. Credit Pricing The price for each unit (credit) shall be determined by dividing the "local financial contribution" by the total number of affordable units that are in excess of inclusionary requirements. The local (city's) financial contribution shall consist of all city financial assistance . provided to the project (e.g., loans, expenditures, hard/soft costs, and accrued interest), The credit price shall be adjusted annually by the Consumer Price Index (CPI) and set by the City Council as part of their annual approval of the Master Fee Schedule. b. Affordable Housing Credit Bank-Administration 1. Project Eligibility Projects proposing more than seven, but no more than 50 residential units are eligible to purchase affordable housing credits to satisfy their inclusionary housing requirements. Projects greater than 50 residential units may pursue approval of eligibility to purchase affordable housing credits consistent with CMC §21.85.070 and Section 6 of this policy. 2. Credit Purchase Ratio The amount of credits to be purchased shall be based on the following scale. i. 7 to 20 units -1.0 credit for each required inclusionary unit ii. 21 to 35 units -1.5 credits for each required inclusionary unit iii. 36 to 50 units -2.0 credits for each required inclusionary unit 3. Credit Purchase Findings Authority to approve a credit purchase from an established affordable - housing credit bank shall be given to the decision-making authority of the proposed development permit, so long as the findings below are met. Should a request to purchase credits occur after discretionary approval, the Community Development Director and the Housing & Homeless Services Director shall have the authority to approve credits, subject to the findings below. If the findings can be made, the Community Development Director, or designee shall determine via a substantial compliance determination that the credit purchase satisfies the project condition to construct the inclusionary unit, without the need to process an amendment to the permit. April 2, 2025 Item #1 82 of 125 City Council Policy Statement March 22, 2022 Page 6 i. The affordable housing credit bank project site is located in the same city quadrant in which the market-rate units are located, or is contiguous to the quadrant in which the market-rate units are proposed; and, ii. There are sufficient housing credits available to purchase. 4. Proximity to Bank CMC §21.85.080 states that the credit purchase must be from an affordable housing credit bank that is within the same city quadrant, or contiguous quadrant in which the proposed market-rate units are proposed. This policy shall clarify that "contiguous" includes quadrants that share a common border (e.g., the northeast and southwest quadrants are considered contiguous to the northwest quadrant because they share a common border). 5. Credit Payment Considering how credit pricing is established (Section S.a.2), it is anticipated that the credit purchase price will vary. As such, applicants must pay the credit price of available credits from the oldest affordable housing credit bank project that is located within the same city quadrant in which the market-rate units are located, or is contiguous to the quadrant in which the market-rate units are proposed. Funds from housing credit deposits/purchases shall be deposited to the Housing Trust Fund. i. Payment of housing credit purchases shall be due prior to recordation of the final map or issuance of a building permit, in situations where the project does not include a subdivision. ii. Payments shall be deposited to the Housing Trust Fund pursuant to Council Policy No. 90. iii. If the project entitlements or above-mentioned due dates expire, the credits will be made available to another project(s), subject to this process. 6. Other Alternative Means of Compliance not Specified The City Council may approve, pursuant to CMC §21.85.070, alternatives that are not authorized by this policy where the proposed alternative supports specific housing element policies and goals and assists the city in meeting its state housing requirements. Alternatives may include, but are not limited to, acquisition and rehabilitation of affordable units, conversion of existing market-rate units to affordable units, construction of special needs housing projects or programs (e.g., shelters, transitional housing), the April 2, 2025 Item #1 83 of 125 City Council Policy Statement March 22, 2022 Page 7 construction of accessory dwelling units, or the purchase of housing credits for projects greater than 50 residential units. 7. Approval Authority Approval authority for development projects subject to this policy is as follows: a. The decision-making authority for the underlying permit application(s) shall have the authority to consider and approve projects found consistent with this policy; this includes consideration and approval of the findings for Combined lnclusionary Housing Projects (Section 5.b.3). b. Development projects that propose an alternative means of compliance that is not consistent with this policy shall be considered by the City Council, after review and recommendation of the Affordable Housing Policy Team and the Housing Commission. c. A project condition shall be added to all projects subject to this policy requiring that an Affordable Housing Agreement, consistent with §21.85.140, be reviewed, approved, and recorded prior to Final Map or issuance of building permits, whichever comes first. Approval authority of the Affordable Housing Agreement is as follows: 1. Affordable Housing Agreements that are consistent with §21.85 and this policy and do not request financial assistance from the city shall be considered for approval by the Housing and Homeless Services Director, after review and recommendation of the Affordable Housing Policy Team. 2. Affordable Housing Agreements that propose a deviation(s) to this policy or include a request for financial assistance shall be considered by the City Council, afterreview and recommendation of the Affordable Housing Policy Team and the Housing Commission. Related Policy a. Policy No. 90 Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov AB 2097 PARKING REQUIREMENTS IB-131 This bulletin provides an overview of the restrictions imposed by the state legislature under AB 2097 on the city’s ability to require minimum parking standards on certain private development projects. BACKGROUND Most cities, including Carlsbad, have historically required that new residential and commercial development provide onsite parking spaces to sufficiently accommodate occupants and customers and reduce impacts to neighboring land uses. The commonly applied parking standard is formula based, where the minimum number of required parking spaces is dependent upon the size and type of use being built. For example, Carlsbad requires one parking space for every 100 square feet of restaurant space, two parking spaces for each apartment unit with two or more bedrooms, and so on. Based largely on a body of academic research regarding the potential impacts minimum parking ratios have on car ownership, vehicle miles traveled, and use of public transit, the state legislature passed AB 2097, which added Government Code §65863.2, that effectively eliminates parking requirements in new residential and commercial developments when located within a half-mile of a major transit stop. According to the Assembly Floor Analysis on AB 2097, the study found that in buildings with no on-site parking, only 38% of households owned a car, but in buildings with at least one parking space per unit, the study found that more than 81% of households owned automobiles. As such, by eliminating parking minimums in new development, the state legislature figures that fewer households will rely on the automobile for transportation. Developers could still voluntarily provide onsite parking (and many likely will), but the number of parking spaces provided will be based on builder preference and market demand, not by city-established minimum parking standards. The state legislature’s intent with this action, which is effective January 1, 2023, is that it will help drive down construction costs, reduce vehicle traffic, increase public transit ridership, and promote walkable and bikeable communities so people can get around without a car, which will reduce the greenhouse gas emissions responsible for climate change. NEW STATE LIMITS ON PARKING AREAS AFFECTED Pursuant to Government Code §65863.2(a), a city cannot impose or enforce any minimum automobile parking requirements on a residential, commercial, or other development project (except for hotels, motels, short- term rentals, or other transient lodging --- city parking standards still apply to those) if the project is located within one-half mile of public transit. The state defines public transit as a “major transit stop,” containing any one of the following: •Fixed rail station •Bus rapid transit stop •high-quality transit corridor included in a regional transportation plan •Intersection of two or more major bus routes were buses stop every 15 minutes or less during peak commute periods Documents Referenced Carlsbad Village Station Eligible Parcels; Map Poinsettia Station Eligible Parcels; Map Carlsbad Housing (Element) Plan; IB-137 2021-2029 Housing Element; Plan Carlsbad Parking Standards; §21.44 EV Charging Station Requirements; §18.22 EV Charging Permit Streamlining; IB-165 Density Bonus; IB-112 Supportive Housing Defined; §21.04.355.1 Transitional Housing Defined; §21.04.362 CA Coastal Commission Memo; Policy Exhibit 10 April 2, 2025 Item #1 84 of 125 {city of Carlsbad Informational Bulletin Page 2 of 3 IB-131_AB 2097 Parking Limits (Feb. 2024) The city does not have any high-quality transit corridors per SANDAG’s 2021 Regional Transportation Plan. And North County Transit District’s Breeze bus system, does not meet the bus stop requirements and therefore does not qualify. Currently, there are only two locations in the city that meet the definition of public transit --- Carlsbad Village Station and Poinsettia Station. Maps have been provided showing those parcels that are subject to §65863.2. See “Documents Referenced” above. In cases where only a portion of the project site is located within one-half mile of a major transit stop, the following standards must be met in order to be eligible. • At least 75% of the total project site is located within one-half mile of a major transit stop; and • At least 90% of the proposed residential units, or 100 units or more, whichever is less, are located one-half mile of a major transit stop. Projects failing to meet these requirements do not qualify for the allowances under §65863.2 and must meet current city parking standards. EV CHARGING & ADA PARKING 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). • For EV stations, the required number of EV parking spaces for residential projects is provided in Table 4.106.4.3.1 of Carlsbad Municipal Code (CMC) §18.21.040. For nonresidential projects, EV parking space requirements are provided in Table 5.106.5.3.3 of CMC §18.21.050. The parking requirement is based on the total number of actual parking spaces that would have otherwise applied to the development if the state code section did not exist. Refer to IB-165 for an overview of the city’s streamlining provisions and alternative standards for EV charging stations. • For ADA parking, the city applies the standards set forth in Chapter 1109A (multifamily) and Chapter 11B (commercial) of Title 24, Volume 1 of the 2023 CA Building Code. Like EV spaces, the total number of ADA spaces is based on the total number of actual parking spaces that would have otherwise applied to the development. EXEMPTIONS The city may apply its minimum parking standards to a proposed project if it makes written findings that failure to impose parking standards will result in one of the following to occur. • Hinders the city’s ability to meet its share of low- and very low-income housing. Refer to IB-137 for more on the city’s Housing Element and Regional Housing Needs Assessment requirements. • Hinders the city’s ability to meet any special housing needs for elderly or persons with disability. Refer to the city’s 2021-2029 Housing Element for more information. • The proposed “housing development project” will negatively impact existing residential or commercial parking that is located within one-half mile of the project. The state defines a “housing development project” as either: o A 100% residential development; or o Mixed-use development where at least 2/3 of the project is designed for residential use; or April 2, 2025 Item #1 85 of 125 IB-131_AB 2097 Parking Limits (Feb. 2024) Page 3 of 3 o Project includes transitional housing or supportive housing. The city exemption determination must be supported by a preponderance of the evidence in the record showing that not imposing or enforcing minimum parking standards would have a substantially negative impact on the above referenced development. The exemption finding must be made by the city within 30 days following receipt of a completed application. EXCEPTIONS TO THE EXEMPTIONS Government Code §65863.2(c) provides a list of specific project types that are not subject to the above exemption provisions. In other words, the city cannot impose minimum parking standards on the following housing development projects, irrespective of whether the above discussed exemption findings can be made. • The housing development project contains fewer than 20 housing units. • The housing development project dedicates a minimum of 20% of the total housing units to very low-, low-, or moderate-income households, students, elderly, or persons with disabilities. • The housing development project is subject to parking reductions based on the provisions of any other applicable law. As an example, the proposed development is a density bonus project, which offers reduced parking standards for development projects. Please refer to IB-112 for more on density bonus law. PARKING SPACES PROVIDED VOLUNTARILY When a project voluntarily provides parking, the city is limited to only imposing the following parking requirements: • The city may require that the voluntary parking spaces meet established minimum location and design standards. • If a project voluntarily provides parking spaces, the city can require that the spaces be available to the public. • If a project voluntarily provides parking spaces, the city can require that a parking fee be charged to residents or customers for use. Conversely, the city cannot require that the voluntarily provided parking spaces be offered to the residents or customers free of charge. PROPERTIES IN THE COASTAL ZONE Development in the Coastal Zone requires a Costal Development Permit consistent with Carlsbad Municipal Code (CMC) Chapter 21.201. Following adoption of AB 2097, the California Coastal Commission released on June 30, 2023 a memorandum discussing how the Commission and local governments can impose other types of conditions in these areas to ensure projects and Local Coastal Programs (LCPs) are consistent with the public access and recreation policies of the Coastal Act (Chapter 3) and certified LCPs. These other types of conditions may assist the city in making the necessary findings to approve required Coastal Development Permits (§21.201.080(C)). YOUR OPTIONS FOR SERVICE Questions pertaining to this state law, please contact the Planning Division at 442-339-2600 or via email at Planning@CarlsbadCA.gov. April 2, 2025 Item #1 86 of 125 From:craig ryall To:Kyle Van Leeuwen Subject:New Projects in Carlsbad Village - Parking Date:Monday, November 18, 2024 4:30:28 PM Hello Kyle, Thanks for returning my call. As I said, we currently live in the Beachwalk condos at 2697 Roosevelt and plan on retiring at the new Roosevelt-9 development across the street. We will keep both so we are very investedin Carlsbad and committed to supporting the community here. We have received multiple notifications of new construction builds on Roosevelt over the last month or so. That is understandable given the age of some of the buildings here and wewelcome most of the projects. That said, I am very concerned about one in particular .... 'The Roosevelt' (Project SDP 2024-001 Dev 2024-0014.) It appears the developer is trying to leverage the bonus density law to build very small unitsplus retail without ample parking. There are 22 units plus retail space and 24 parking spots for the whole complex. Parking on this street is already dangerously limited. Our current and newunits have garages with 2 spots. This is tight but manageable. There is zero guest parking so with limited parking on the street it is hard to have guests particularly ones with physicallimitations. I understand that Carlsbad has to comply with state regulations but it seems like we are doing more than our part given the massive project that is going on the Smart and Final lot and basedon what is being proposed on the railroad property. Please consider this a formal protest to 'The Roosevelt' project. Let me know what I need to do to participate in the vetting process prior to final approval. Thank you againCraig Ryall CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. Exhibit 11 Public Correspondence April 2, 2025 Item #1 87 of 125 From:craig ryall To:Kyle Van Leeuwen Subject:Re: City of Carlsbad - The Roosevelt Project- SDP 2024-0001 Date:Monday, March 17, 2025 4:47:33 PM Hello Kyle, Thank you for reaching out to me about this project. As I'm sure you know, there are at least 4 proposed projects pending approval on Roosevelt St north of Grand Ave. (This one .. 'The Roosevelt', Rincon Roosevelt, 2620 Roosevelt St Development and Roosevelt Condos). I am generally in favor of modernizing the buildings on Roosevelt St and making more housing and businessspace available. That said, it has to be done carefully in order to not exacerbate an already bad parking and traffic problem. My wife and I are heavily invested in the Village and in the City of Carlsbad. We currentlylive in the Beachwalk community at 2697 Roosevelt St. We are going to keep our current condo and rent it long term and we will be moving to Roosevelt Nine which is being builtacross the street as soon as it is completed. We love the Village and all that it has to offer and are big supporters of the City of Carlsbad. Parking is almost impossible on this street already. The 2 projects that we will be owners inhave ~2 spots per unit. That is generally adequate but tight.. Visitors often have to park several blocks away. Traffic backs up while people are looking for parking. See attached photos.Photo 1 was taken today when a 3 car accident happened in front of the post office because of a combination of the queue to get into the PO and people trying to park. Based on what I have seen, 3 of the developments seem pretty well designed but details are abit sparse at this point. Rincon is a solid builder and Randall Cherewick is as well. Hopefully we will get more details as the projects get closer to the planning approval step. While I generally support the redevelopment of Roosevelt Street, I am strongly opposed to theplans I have seen for 'The Roosevelt'. Building a 23 unit residential complex plus 2 office units and 5 retail units with a TOTAL of 24 parking spots for the whole complex will create a trafficand parking nightmare. We have 33 parking spots for 16 units at Beachwalk and it is already tight. Using the California Bonus Density provision as a way to justify this is simply wrong. The City of Carlsbad has already done a lot to bow to the state affordable housing provisions.The huge development on the Smart and Final site that has already been approved is just one example. The huge project that is being considered on railroad property is another. Pleasedeny the current plan for the Roosevelt and get the developer to come back with something that is more consistent with the other projects that are proposed for the street. Please keep me posted on the status of this project as it moves to planning and then (hopefullynot) the City Council for approval. Thank you again for the opportunity to provide input. Craig April 2, 2025 Item #1 88 of 125 April 2, 2025 Item #1 89 of 125 April 2, 2025 Item #1 90 of 125 April 2, 2025 Item #1 91 of 125 April 2, 2025 Item #1 92 of 125 From:craigwryall@gmail.com To:Kyle Van Leeuwen Subject:Re: City of Carlsbad - The Roosevelt Project- SDP 2024-0001 Date:Monday, March 17, 2025 7:57:25 PM Thank you Kyle. A couple of points I missed. I know the State has rules that are different for projects within a half a mile of public transit. And I can see on page 6 of the Carlsbad parking management plan that there are exemptions.The ones that apply here are clear 1. Hinders the need for the city to meet the needs of elderly people or people with disabilities - there are no parking spaces on Roosevelt for people with disabilities. We only have one atBeachWalk (out of 33) and it is always full. There are none on the street. 2. Negatively impact existing residential or commercial parking within 1/2 mile of the project-The people who live at this project and the people who frequent the businesses will certainly impact residential and commercial parking in the area. Thank you again for listening to my input. On Mar 17, 2025, at 5:09 PM, Kyle Van Leeuwen<Kyle.VanLeeuwen@carlsbadca.gov> wrote:  Hello Craig, Your Comments are received and will be included. The next email from me will be to inform you when the staff report is available ahead of the April 2, Planning Commission meeting. Best, Kyle Van Leeuwen Associate Planner Community Development Dept. 1635 Faraday Ave. Carlsbad, CA 92008 www.carlsbadca.gov 442-339-2611 | kyle.vanleeuwen@carlsbadca.gov April 2, 2025 Item #1 93 of 125 {city of Carlsbad Exhibit 12 NOTICE OF EXEMPTION To: Assessor/Recorder/County Clerk From: CITY OF CARLSBAD Attn: Fish and Wildlife Notices Planning Division 1600 Pacific Highway, Suite 260 1635 Faraday Avenue San Diego CA 92101 Carlsbad, CA 92008 MS: A-33 (442) 339-2600 Subject: Filing of this Notice of Exemption is in compliance with Section 21152b of the Public Resources Code (California Environmental Quality Act). Project Number and Title: SDP-2024-0001 (DEV2024-0014) – THE ROOSEVELT Project Location - Specific: 2621 Roosevelt Street Project Location - City: Carlsbad Project Location - County: San Diego Description of Project: Demolition of an existing two-story, 8,000-square-foot commercial office building followed by the construction of a four-story mixed-use building consisting of approximately 4,000 square feet of commercial space and an 8,596-square-foot parking garage on the first floor; 1,431 square feet of office space and ten residential units on the second floor; and 13 residential units on the third floor. Four of the units on the third floor include a “loft.” The 23 residential units will range in size from 495 square feet to 1,158 square feet; 20 of which will contain one bedroom and three containing two bedrooms. A total of 25 parking spaces will be provided in the first-floor parking garage for residential tenants. A 50% density bonus is requested with the dedication of 15% of the base density units to be designated for very- low-income households (2 units), and an additional 50% bonus is requested with the dedication of 15% of the base density units for moderate-income households (2 units). Two incentives/concessions and eight waivers are requested to facilitate the development including additional building height. The incentives/concessions include a request to waive the requirement that the current water main servicing the property be upsized from a six-inch water main to an eight-inch water main, and to waive all commercial parking requirements for the project. The waivers requested are from (1) front setback requirements; (2) the maximum height limit; (3) parking space size requirements; (4) prohibition on “large-mixed use” building type in the Village General District; (5) objective design standard requiring 50% of the primary building floor area face the primary street; (6) objective design standard requiring ground floor window frontage to have a minimum of 75% transparency, (7) objective design standard requiring upper stories to occupy the full ground floor footprint; and (8) objective design standard requiring shopfront façade area to be minimum 90% glazed transparent. Name of Public Agency Approving Project: City of Carlsbad Name of Person or Agency Carrying Out Project: BRENDAN FOOTE, FABRIC INVESTMENTS Name of Applicant: BRENDAN FOOTE, FABRIC INVESTMENTS Applicant’s Address: 2676 STATE STREET, #100, CARLSBAD, CA, 92008 Applicant’s Telephone Number: (619) 840-7721 April 2, 2025 Item #1 94 of 125 Name of Applicant/Identity of person undertaking the project (if different from the applicant above): Exempt Status: Categorical Exemption: Class 32, Section 15332 (In-Fill Development Projects) Reasons why project is exempt: The project is consistent with the general plan as well as the zoning ordinance in terms of land use, density, and development standards. The land use regulations are set by the Village and Barrio Master Plan district, allowing density up to 23 units per acre and mixed use. The project is within the city limits, is less than five acres in size, and is surrounded on all four sides by urban uses including a restaurant, carwash, trailer park, and multifamily housing. Because the site contains only non-native and ornamental vegetation, the site has no value as habitat for endangered, rare, or threatened species. Approval of the project would not result in any significant effects relating to traffic (as verified by the Vehicle Miles Traveled Screening Assessment prepared by Mizuta Traffic Consulting, dated February 12, 2025, Exhibit 11), noise (as verified by the Noise Study by Birdseye Planning Group dated February, 2025, Exhibit 22), air quality (as verified by the Air Quality/Greenhouse Gas Study by Birdseye Planning Group dated October 2024, Exhibit 33), or water quality. Finally, the site can be adequately served by all required utilities and public services. In accordance with the Carlsbad Municipal Code, the Project would pay the required Public Facility Fee and water and sewer connection fees to help offset the Project’s cumulative impact and help fund the public infrastructure and services necessary to accommodate growth. Exceptions to Exemptions CEQA Section 15300.2 – Exceptions Planning staff evaluated all the potential exceptions to the use of Categorical Exemptions for the proposed project (in accordance with CEQA Guidelines Section 15300.2) and determined that none of these exceptions apply as explained below: a. LocaƟon. “Classes 3, 4, 5, 6, and 11 are qualified by consideraƟon of where the project is to be located - a project that is ordinarily insignificant in its impact on the environment may in a parƟcularly sensiƟve environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or criƟcal concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.” Response – The location exception is not applicable to Class 32 Exemptions for In-Fill Development Projects. b. CumulaƟve Impact - “All exempƟons for these classes are inapplicable when the cumulaƟve impact of successive projects of the same type in the same place, over Ɵme is significant.” 1 Vehicle Miles Traveled Screening Assessment prepared by Mizuta Traffic Consulting, dated February 12, 2025 https://www.carlsbadca.gov/home/showpublisheddocument/20262 2 Noise Study by Birdseye Planning Group dated February 2025, https://www.carlsbadca.gov/home/showpublisheddocument/20264 3 Air Quality/Greenhouse Gas Study by Birdseye Planning Group dated October 2024 https://www.carlsbadca.gov/home/showpublisheddocument/20266 April 2, 2025 Item #1 95 of 125 Response – There is no evidence to conclude that significant impacts will occur based on past project approvals or that the proposed Project's impacts are cumulaƟvely considerable when evaluaƟng any cumulaƟve impacts associated with construcƟon air quality, noise, transportaƟon, or water quality in the area surrounding the proposed Project. Accordingly, the Project’s incremental impacts, when considered together with the impacts of the related projects, would not result in a cumulaƟvely considerable contribuƟon to a significant cumulaƟve impact. The Project, and all future projects, will be required to comply with all applicable local, regional, and state laws, regulaƟons, and guidelines, and as described above, any potenƟal impact cause by the Project’s construcƟon and operaƟon would conƟnue to be less than significant and would not contribute significantly to regional cumulaƟve impact in the broader project region. Therefore, this excepƟon does not apply. c. Significant Effect - “A categorical exempƟon shall not be used for any acƟvity where there is a reasonable possibility that the acƟvity will have a significant effect on the environment due to unusual circumstances.” Response – There are no unusual circumstances that would have a significant impact on the environment due to the Project. The Project does not involve any unusual circumstances. In regard to biological resources, the Project is not located within an exisƟng or proposed Hardline ConservaƟon Areas or Standards Areas of the Habitat Management Plan, and the condiƟons of approval for the Project will reduce impacts to breading or nesƟng birds. d. Scenic Highway - “A categorical exempƟon shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as miƟgaƟon by an adopted negaƟve declaraƟon or cerƟfied EIR.” Response – Roosevelt Street is not considered a historical and scenic corridor throughout Carlsbad, is not a highway officially designated as a State Scenic Highway, nor is it visible from a Carlsbad historical or scenic corridor or State Scenic Highway. The project site is also surrounded on all sides by exisƟng residenƟal structures. Therefore, implementaƟon of the Project will result in similar visual condiƟons compared with a no project scenario. e. Hazardous Waste Site - “A categorical exempƟon shall not be used for a project located on a site which is included on any list compiled pursuant to SecƟon 65962.5 of the Government Code.” Response – The Project site is not idenƟfied on the Department of Toxic Substance Control geoportal map as a Cleanup, Hazardous Waste, or InspecƟon site. Furthermore, there is no indicaƟon that the site has had any previous uses associated with hazardous materials, such as dry-cleaning or gas staƟon. f. Historical Resources - “A categorical exempƟon shall not be used for a project which may cause a substanƟal adverse change in the significance of a historical resource.” Response – The exisƟng commercial structure on the property, an approximately 8,000-square-foot, two-story office building, was constructed in 1979. As the structure is less than 50 years old, the structure is not listed or eligible to be listed in any naƟonal, state, or local landmark or historic district programs, nor is it eligible for lisƟng in the Local Register. As such, development of the Project would not cause a substanƟal adverse change in the significance of a historical resource, and this excepƟon does not apply. The property is not known to have any other special circumstances that would make the property a historic resource. April 2, 2025 Item #1 96 of 125 Carlsbad Municipal Code Section 19.04.070(B) - Exceptions Exceptions. Even though a project may otherwise be eligible for an exemption, no exemption shall apply in the following circumstances: 1. Grading and clearing activities affecting sensitive plant or animal habitats, which disturb, fragment or remove such areas as defined by either the California Endangered Species Act (Fish and Game Code Sections 2050 et seq.), or the Federal Endangered Species Act (16 U.S.C. Section 15131 et seq.); sensitive, rare, candidate species of special concern; endangered or threatened biological species or their habitat (specifically including sage scrub habitat for the California Gnatcatcher); or archaeological or cultural resources from either historic or prehistoric periods; Or 2. Parcel maps, plot plans and all discretionary development projects otherwise exempt but which affect sensitive, threatened, or endangered biological species or their habitat (as defined above), archaeological or cultural resources from either historic or prehistoric periods, wetlands, stream courses designated on U.S. Geological Survey maps, hazardous materials, unstable soils, or other factors requiring special review, on all or a portion of the site. (Ord. NS-593, 2001) Response – The Project site is located in a developed part of the city and is surrounded by residenƟal uses. The Project site contains an exisƟng building, parking lot and landscaping, and contains only non- naƟves and ornamental vegetaƟon with no value as habitat for endangered, rare, or threatened species. Furthermore, the site is not within mapped areas of potenƟal criƟcal habitat as depicted in the City’s General Plan.4 The exisƟng commercial structure on the property, an approximately 8,000-square-foot, two-story office building, was constructed in 1979. As the structure is less than 50 years old, the structure is not listed or eligible to be listed in any naƟonal, state, or local landmark or historic district programs. As such, development of the Project would not cause a substanƟal adverse change in the significance of a historical resource. Furthermore, based on the amount of grading proposed (75 cubic yards of cut, 75 cubic yards of fill, and 1,100 cubic yards of remedial grading) with the project, the likelihood that intact archaeological or cultural resources exist on the Project site is low due to previous site disturbance. Nonetheless, the Project will be condiƟoned to require archaeological monitoring of ground-disturbing acƟviƟes during Project construcƟon in compliance with standard City regulatory procedures outlined in the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines (City of Carlsbad 2017). Therefore, earth-moving acƟviƟes associated with the Project would not affect archaeological or cultural resources from either historic or prehistoric periods. Hazardous materials, unstable soils or other factors requiring special review do not apply or are not found within this project locaƟon. Lead Agency Contact Person: Kyle Van Leeuwen Telephone: 442-339-2611 ERIC LARDY, City Planner Date 4 City of Carlsbad. 2015 City of Carlsbad General Plan – Open Space, Conservation, and Recreation Element. Adopted September 2015. https://www.carlsbadca.gov/home/showpublisheddocument/3424/637434861099030000 April 2, 2025 Item #1 97 of 125 LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 13 This is a list of acronyms and abbreviations (in alphabetical order) that are commonly used in staff reports. Acronym Description Acronym Description APA American Planning Association LCPA Local Coastal Program Amendment APN Assessor Parcel Number LOS Level of Service AQMD Air Quality Management District MND Mitigated Negative Declaration BMP Best Management Practice NCTD North County Transit District CALTRANS California Department of Transportation ND Negative Declaration CC City Council PC Planning Commission CCR Conditions, Covenants and Restrictions PDP Planned Development Permit CEQA California Environmental Quality Act PEIR Program Environmental Impact Report CFD Community Facilities District PUD Planned Unit Development CIP Capital Improvement Program ROW Right of Way COA Conditions of Approval RWQCB Regional Water Quality Control Board CofO Certificate of Occupancy SANDAG San Diego Association of Governments CT Tentative Parcel Map SDP Site Development Plan CUP Conditional Use Permit SP Specific Plan DIF Development Impact Fee SWPPP Storm Water Pollution Prevention Program DISTRICT City Council Member District Number TM Tentative Map EIR Environmental Impact Report VBMP Village & Barrio Master Plan EIS Environmental Impact Statement (federal) ZC Zone Change EPA Environmental Protection Agency FEMA Federal Emergency Management Agency GP General Plan GPA General Plan Amendment GIS Geographic Information Systems HCA Housing Crisis Act 2019 IS Initial Study April 2, 2025 Item #1 98 of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I I L ____ _ J i ► -----------7 ---r -----------------------------------------...... --~. ---. -. c;l_ ----- ---- . ---~------------. ----- ----------------........ . ---. ---~-..... 'G COLEMAN -:, ARCHITECT April 2, 2025 Item #1 102 of 125 REFERENCES R1 -ROS 17188 R2-MAP 14797 R3-MAP 1722 R4 -MAP 16283 FOUND MONUMENTS 0 0 0 0 0 0 0 0 0 FOUND COTTON GIN SPIKE & WASHER LS 5941, ACCEPTED AS CENTERLINE INTERSECTION OF ROOSEVELT STREET AND BEECH AVENUE PER R1. FOUND COTTON GIN SPIKE & WASHER LS 5941, ACCEPTED AS CENTERLINE INTERSECTION OF STATE STREET AND BEECH AVENUE PER R1. FOUND 314• IRON PIPE W/DISK RCE 16006 PER R1. FOUND LEAD AND DISK LS 5941, ACCEPTED AS 8.00' OFFSET TO LOT CORNER PER R1. FOUND 2" IRON PIPE W/DISK LS 7443, ACCEPTED AS LOT CORNER PER R2. FOUND LEAD AND DISK LS 5941 PER R1. FOUND LEAD AND DISK LS 3338 PER R1. FOUND LEAD AND HOLE IN LIEU OF DISK 5941 PER R1. NOT USED FOUND 1• IRON PIPE, NO DISK, TOP LYING DOWN. NO RECORD NOT USED. @ FOUND LEAD AND DISK LS 5211 PER R3. @ FOUND LEAD AND DISK ON A 1.00' BY 1.00' OFFSET PER R3 AND CERTIFICATE OF CORRECTION EASEMENTS OF RECORD 0 ~61;r ~Ge~R~~~~t~g~:c~6E~~~~=;Es RECORDED FEBRUARY 22, 1979 PER DOCUMENT NO 79-077643 OF OFFICIAL RECORDS. ABBREVIATED LEGAL DESCRIPTION PORTION OF LOT 23 OF SEASIDE LANDS, IN THE CllY OF CARLSBAD, COUNlY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNlY RECORDER OF SAN DIEGO COUNlY, JULY 28, 1921. (MORE FULLY DESCRIBED IN GRANT DEED RECORDED IN THE OFFICE OF THE SAN DIEGO COUNTY RECORDER AS DOCUMENT NO. 2022-02519580F OFFICIAL RECORDS) PASCO LARET SUITER I& i:'\:,',:,',IDJ(C!ffi\llE:,', San Diego I Encinitas I Orange County Phone 858.259.82121 www.plsaengineering.com POR LOT 22 SEASIDE POR LOT 23 PARKING LOT TOPOGRAPHIC SURVEY MAP EXISTING 1 STORY BUILDING I :--BUILDING OVERHANG I I I +42.41 +42.2 POR LOT 22 PARKING LOT _____ -~RF=52.83 I +42.1 11--8' HIGH WOOD FENCE ~ 6' HIGH CHAIN LINK FENCE IILANDS II I I +,41.1 +41.7 +41.6 +41.9 +41.7 -f-41.s · +,41.6 4-41.5. ROOF OVERHANG +41.7 +41.6 +41.B '-t--4-12' +-41.s. EXISTING 2 STORY BUILDING PORLOT23 t41.2 +._4dJI . --t40.8. 2621 ROOSEVELT STREET -t,,0.1 . +'40.8 +40.2 X 1 Ii ij +43.0 43.1+ +42.6 .,_. / / ~ i5 I ·1. I I ;r;& I I 'J . 4:'l'· 111 11 1 I f I II I I I I 1 I I I I I \ llf I / 1,I / 11 I SIOEWA~K +•2•2 ' \ ~--r-~.· /, l---'fl-+-+--25\-----, H3 I -t--39.7, I ~ I I TC=-11 S1 \ I I I I I I I I I I , I-I LU / LU / ~/ I en1 I ~ \ ~ /~ \ I en 0 ~ I I 11 I I I I I I I I ' BLOCK Y!ALL -----~~B~L~OC~K~W""'AL~L ............ --.. ------•••-i,l,l·------..,.....,iliilip..,;.,__""!'N~5~5"~5~9'~10~"~E~1~62~.7~6~'----_.-------.,,I,--------•--- +39.7 +39.8 DRIVEWAY LOT 24 +39.7 +39.6 +39.4 +39.2 I ' ·1~ /Z I .1J I I i5 I /, ,,. I !J I 2, I 0:, I C I I I I r> I I I I l w 0 !· !z ·w >,· !· I I ~. I \C I I I I I , \ I I I I FL=39 9 I I I I I SHEET 1 OF 1 JN 3909 SURVEYOR'S STATEMENT THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF THE PROFESSIONAL LAND SURVEYORS' ACT ON AUGUST 10, 2022. ~ ./di 08/15/2022 MAXIMILIAN LEBL, PLS 8323 DATE PROJECT INFORMATION CLIENT: FABRIC INVESlMENTS ADDRESS: 2621 ROOSEVELT STREET, CARLSBAD, CA 92008 APN: 203-101-23 SURVEY NOTES 1. THE BOUNDARIES AND DIMENSIONS OF THE SURVEYED PARCEL(S) SHOWN HEREON ARE BASED ON A FIELD SURVEY. RECORD DIMENSIONS MAY VARY. THE BOUNDARIES OF ADJOINING PARCELS WERE COMPILED FROM RECORDED OR FILED DATA, AND ARE TO BE USED FOR PLANNING PURPOSES ONLY. FULL PROCEDURE OF SURVEY NOT SHOWN HEREON. 2. THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CALIFORNIA STATE PLANE COORDINATE SYSTEM NAD 83, ZONE 6, 1991.35 EPOCH BASED ON THE GRID BEARING BETWEEN STATION "CLSB 130" AND STATION "CLSB 122" AS SHOWN ON RECORD OF SURVEY NUMBER 17271, BOTH HAVING COORDINATE VALUES OF 1ST ORDER OR BETTER I.E; N 53•33•34• E. 3. ELEVATIONS SHOWN HEREON ARE BASED ON CLSB-130, 2.5" DISK IN SOUTHEAST CORNER OF DRAINAGE BOX INLET AT THE END OF CURB RETURN IN THE NORTHEAST CORNER OF GRAND AVENUE AND WASHINGTON STREET, 52 FEET WEST OF RAILROAD TRACKS AND 40 FEET NORTH OF THE CENTER OF GRAND AVENUE. ELEVATION: 40.91 (NGVD29). 4. THE LOCATIONS OF UNDERGROUND UTILITY LINES AND/OR STRUCTURES AS SHOWN HEREON ARE BASED ON OBSERVED ABOVE GROUND EVIDENCE AND RECORD INFORMATION PROVIDED TO THE SURVEYOR. NO EXCAVATIONS WERE MADE DURING THE COURSE OF THIS SURVEY TO LOCATE UNDERGROUND UTILITIES. LOCATIONS OF UNDERGROUND UTILITIES MAY VARY FROM LOCATIONS SHOWN HEREON. ADDITIONAL UNDERGROUND UTILITIES MAY EXIST. 5. TITI...E COMMITMENT PROVIDED BY (DESCRIPTION) ■ FOUND MONUMENT AS INDICATED ( ) RECORD BOUNDARY DATA AS INDICATED PROPERTY LINE RIGHT-OF-WAY LINE -----CENTER LINE - - - -ADJOINING PROPERlY LINE ------- -TIE LINE/REFERENCE LINE EASEMENT RIGHT OF WAY LINE -X--X-FENCE X6Q.4 WALL BUILDING OUTLINE BUILDING OVERHANG INDEX CONTOUR INTERMEDIATE CONTOUR SPOT ELEVATION CONCRETE ASPHALT [\\'I METER -WATER [lll METER-GAS fJ UTILllY POLE r()1 FIRE HYDRANT 8 VALVE -WATER @ MH -SANITARY @ MH -DRAINAGE @ PULLBOX-COMMUNICATION @ RISER -ELECTRIC <i> MAILBOX SIGN 0 TREE -DECIDUOUS U TREE-PALM FF FINISH FLOOR RF ROOF ..,.. __ _ 0 10 SCALE: 1" = 10' ' 20 30 ; ;;;;;;; ; ;;;;;;;;;; 7&  , 1 / ( 7      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&  , 1 / ( 7      )/      7&  , 1 / ( 7      )/      7&      )/      7&  , 1 / ( 7      )/      7&      )/      7&      )/      7&  , 1 / ( 7      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&  , 1 / ( 7      )/      7&  , 1 / ( 7      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      ))      ))      5)      6 7 $ , 5 6 67$ , 5 6 52 2 )  2 9 ( 5 + $ 1 * (; , 6 7 , 1 *    6 7 2 5 < %8 , / ' , 1 * 3$ 5 . , 1 *  / 2 7 '5,9(:$<(175$1&('5,9(:$<(175$1&(6,'(:$/. 6,' ( : $ / . '5 3$ 5 . , 1 *  / 2 7 6,' ( : $ / . 6,' ( : $ / . 5)                                                                                                                                                                                                                                                                                                5)      '5,9(:$<(175$1&( '5 , 9 ( : $ < (; , 6 7 , 1 *    6 7 2 5 < %8 , / ' , 1 * %8 , / ' , 1 *  2 9 ( 5 + $ 1 * 5)      ;;;;;;;;;; ; ; ; ; ; ;; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ; ;;; ;;;;;; 3$ 5 . , 1 *  / 2 7 5$,6(''(&.67 2 5 $ * ( %( / 2 : 6+ ( ' 5$,6(''(&.672 5 $ * ( %( / 2 : 7&  , 1 / ( 7      )/      )/        + , * +  & + $ , 1  / , 1 .  ) ( 1 & (  + , * +  & + $ , 1  / , 1 .  ) ( 1 & (  +,*+&+$,1/,1.)(1&( %/ 2 & .  : $ / / %/ 2 & .  : $ / / %/ 2 & .  : $ / /   + , * +  : 2 2 '  ) ( 1 & (  +,*+&+$,1/,1.)(1&( '( & .     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ANY IIQl/<' rilTHIN 1HE ROW CR PUBUC EASEMENTS rilLL REQUIRE A RIC/IT-OF-WAY PERI/IT. RfJ/OVAL S1I/EIT I/IEE ril/HIN /Hf PUBUC EASEi/ENiS 1111.L REQUIRE PARKS /JEP/t/11/IENT N'PROVAL PROI/ID£ P£D£STRIAN ACCESS AS SOON AS POSS/Bl£ AFTER /HE RfllOVAL OF /HE DRIIEWAY. P£R /Hf LETTER SUBIJITTFD ro /HE arr OF CNILSBAD DA1FD 9/25/2024 TXIS11NG SIIIEET '/REE RfJ/OVAL" /HE T1Kl EX/51/NG IIIEES LOCA 1FD '11/ERE /HE PROPOSED PROECT DRl\£WAY SHALL 8£ Rf'MO\£D. /HES£ 1RE£S SHALL 8£ REPLACED AT A 2:1 RAT/a SWS ENGINEERING, INC. C1v1Ll:.Nc ,llINU • LANDPLANNINU 1m Like San Marm Drin, Suite m SanMum,CA'207& P760-144-0011 Number Description GCD Project Number DEMOLITION PLAN C-1.0 ---t--------------------,----------------------------------------,--------------------,-------------------,--~~~~~~SA!i~'~Dil~GO~-:NA:SH:Vl:LL:E ~-,:P,~H:O,eE:.N,.l:,x .. ~-,:O.:RLOA:_.N.~DO:rlle:,.:,tH'.l\rT!JD\r\~nnhg\SU'\2J 14J_SD Ol D[M □.ciwg 7&      )/      7&      )/      7&  , 1 / ( 7      )/      7&  , 1 / ( 7      )/      7&      )/      7&  , 1 / ( 7      )/      7&      )/      7&      )/      7&  , 1 / ( 7      7&      )/      7&      )/      7&      )/      7&  , 1 / ( 7      )/      7&  , 1 / ( 7      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/      7&      )/                                                                    ; ; ; ;;; )/                       $ &855(17'5$:,1*6(7  % & ' &855(175(9,6,21  ( $UFKLWHFW *&ROHPDQ$UFKLWHFW0RXQWDLQ9LHZ$YH2MDL&D  *UHJ#JFROHPDQDUFKFRP &OLHQW )$%5,&5RRVHYHOW//&5RRVHYHOW6W%&DUOVEDG&$ &,7<67$03 6WUXFWXUDO(QJLQHHUBBBBB &LYLO(QJLQHHU6:6(QJLQHHULQJ,QF/DNH6DQ0DUFRV'U6XLWH6DQ0DUFRV&D  0LFKDHO#VZVHQJUFRP /DQGVFDSH$UFKLWHFW BBBBB 0(3(QJLQHHU BBBBB *HRWHFKQLFDO(QJLQHHUBBBBB 5226(9(/767 0,;('86('(9(/230(17 5226(9(/7675((7&$5/6%$'&$ 6'3,668(    6'3,668( 127726&$/( 127726&$/(127726&$/( 127726&$/(127726&$/( April 2, 2025 Item #1 104 of 125 DI RT DIALTCX..LFREE 1-800-4Z!-4133 ATLEASTTWODAYS BEFOREYOUDIG PROPOSED BUILDING PAD: 40.65 FF: 41.40 .... ~------50.0' _______ ---J ~PRCl'OSED BUILDING I I 58.0' I t---------25 Q' --~ ...... -~<--++-8 Q'PUBUC U71LJTY fASEMENT r 44 D' • l PfR DOC. 1992--413872 22.0· T 22-0' ~:o.o· = J.o· PROPOSED PUBUC STRffT & r-l==p-~ :c-✓~-==--==-~7==-~~::::=~~J l,.sx// -I -U71LJTYD£DICA11DNfASEMCNT t:---EXIST AC-j --/ -=:: EXISTIHG SIDEWALK Dl£R AB EXIS11NG CURB &-/ ~• ~~JY GUTTER TYPICAL SECTION -ROOSE\IEL T STREET NOT TO SCALE SCALE IN FEET GRAPHIC SCALE A 8" MN L_ __ _?j-1-\!Hl;t...J I PERrQRATEO SCH 4Q PVC PIPE {Pl:.R Gt◊ll:.CH, SEE GS-1.05) CLEANOUT I PER GS-!'!.9 ,¥4><8" S-.!OOiH DOWELS O 18M O c. CREASED ON ONE END, TYP.ALLSIDES SHREDDED WOO) MULC'i EJ<PANS ON JO,N I PER L-03, lYP. ALL SIDES -RIBBDN GUTTER r[X1S71NG WALL A-A CROSS-SECTION NOT 10 SCALE ' NOTE:: fX-,l FfNCE TO 8£ RfLDCA 1ED TO Pl. I 20.0' ----I PARKING I ~AISLE /(--- - --- - - ---- CONSTRUCTION NOTES: (1) 2 1 PRCi'DSfD 6' \e!71CAL CURB P£R SDRSD G--01 (g) PRCJ'DSfD 20' COOCRfTf DRIVEWAY i fX/Sl/NG WNljrolCE TO Rfl/AIN (PRDTfCT IN Pl.ACE} 4 PRCJ'DSfD CURB RAIIP P£R SDRSD G--27 ~ 5 PROPOSED PCC SIDEWALK P£R SDRSD G--7 .t G--9 [HJ@ PROPOSED WALKWAY PA\D/5 (!) PRCJ'DSfD 6' Ra/ND Hill PRDOf DRNN INLET @ PROPOSED 12"X12" HEEL PROOF DRAIN INLET @ PROPOSfD 11115 UNIT W/ CURB /Nill, SEE DfTNL B HERHJN. @) PRa'DSW !RASH ENCLOSU/lf P£R SEPfRATf WILDING P£RIIIT @ PROPDSfD ADA STALLS P£R SEPARA 1E WILDING PERl,IIT Pl.ANS. @ PRa'DSfD WALL. FDIC£ AND GA/ES P£R Uol/DSCAPING PLANS @ PROP()5£J) IRUNCA/!D DOIIES PfR SDRSD G--JO @ CCNN£CT TO PUBLIC SD 'II/ N£W IIANHOI.£ CO P£R SDRSD DIIG 0--09 @) 6" PK: STORI/ DRNN FOR ARfA DRAINS. @ PRa'DSfD J" Sil @ PROPD5£D J' 111/Jf R/f!BDN 11/TTER SE£ DITAIL C HER£DN. @ 9 PRa'DSfD SDGlt£ IRANSFCJ/1/CR LDCA 1IDN ~~i ~a;J-'· fXIST AC-" @) Ol.£AN(JJT P£R IIANUFACnJRf D£TAIL !RASH IIILL NEED TO BE Rfl/01£!) R£GULARI. Y. Ol.£ANOUT W/ !RASH CAP11/R£ FLEXSTORII PIPE COONECTOR sctlffN. PRa'DSfD 6' SEIIER Uo1£RN. 30 MIL-- PLASTIC UNER R°i?A1R~l~~~fR---SORSO L-06. T'T'P L...........J.------i~+-----+-~-+-.......J·------'- 8-8 CROSS-SECTION NOT TO SCALE . ~ [ID@ EEEB PROPDSfD 6" FIR£ SER',1C£ 6' PCC OlfR 12• NA 71-.£ SOIL CONPAC/!D TO 951 R£LA HI£ COIIPAC11DN OR PER SOILS ENGIN££R'S RECOWENDAHONS. (PARKING STALLS .t DR/-.£ N51£S) FIR£ LANE, COOCRfTf TO 8£ 6.5" PCC OlfR 12" NA HI£ SOIL COIIPACTfD TO 951 R£Uo 711£ COIIPACHON OR P£R SOILS ENGINEER'S R£COINENDA71DNS. SDD ARfA TO BE ARHFIC/AL 71/Rf Ole! GRASSCRfTf PRODUCT P£R ARCH/TfC71/RN. Pl.ANS S" S~~ :iR:~t~~~~ (PER GEOTECH. SEE GS-1.05) DESIGN NOTES: 1. S"REET MPROVEMENTS A.NO ORAN.t1,G( STRUCTURES SHALL BE CONSlRUCTEC ACCORDING TO THE LA TEST SAN DIEGO REGION A_ STANDARD DRA'MNGS AND CAL TRANS SlANDARD PLANS. >< I ;.. I u· D!JST ~T/.l,7 --· GROUND C • • • ·~ DEEPfN[D~/ CURB @ fX/Sl/NG FDIC£ TO BE RELOCA 1!D TO Pl @ RPDA W/FDC I ==~:IF CDI/NEC11DII @ PROPOSED 6' CURB AND 11/TTER @) Rfl/01£ £X/S71NG 11117£R SER',ICE 3 SEE SDRSD OWG L-01 THROUGH L-06 FOR LA~DSCAPING DETAILS NOT SPECIFIED HEREIN. (TREE GRATE PER SDRSD L-04). MINIMUM OPE~ TREE PLANTING SPACE 0MENS10"1 4'x6· PROVIDE JO l.'IL PLASTIC LINER WHERE Ccr-lCRET[ WILL BE POURED ON TOP or STRUC7JRAL SOIL 6. SEAL PLASTIC LINER TO AJ,.ACENT IMPR::IV[MENTS AND EDGE RESTRAI\JTS PER GS-5.15 7 WHEN SANO FILTER LAYFR IS OMITTED. PROVIDE G£0TEXTILE BENEATH THF STRUCTURAL SOIL LAYER PER PROJECT-SPEar1c CEOTECHNICAL RECOMI.IENOATICX'lS 8. PROPOSED SIDEWALi( LOCATIONS & 1\JlENOED ADA ROUlES DER PROJECT-SPECIFIC DESIGN PLANS 9. FOR TREE WELL SUBSURFACE DRAI\JAGE TYFES, SEE DWG CS-1.05 10. ALL STRUCTURAL SOILS ARE COMPACTED TO 95,.; RELATIVE COMPACTION Orl~IINBr:.Jt.lL 1.Cl([OBY:..l!.IK Pfmll(~rfO ~f-CIIAIUS W011!LOOC ?E M'PllC>OBYCQJ'4TYOiGl£(11 ~J;~~.:/15/21 SAN DIEGO COUNTY DESIGN ST AND ARD TREE WELL GENERAL DESIGN GUIDANCE TREE WELL DETAIL C-C CROSS-SECTION NOT 10 SCALE DffPENfD~. CURB s• PROPOSED BUILDING D-D CROSS-SECTION NOT 10 SCALE @) 2• OOIIET/C SER\ICE W/2" !IJRB{)--11£TfR .t BfP (RfSIDEN71N.) @ 1" IRRIGA110N SER\!C£ W/1" IIE1£R .t BfP CZ]@ PROPOSED GRA IEl. W/ ACID fn:11 FINISH P£R LANDSCAPING PLANS @ PRCl'OSED 6" FIR£ Uo1£RN. II'/ PUBLIC HYDRANT @ PROP()5£J) 5'K18' IREf lllli W/18" CURB CUT, SEE DfTNL A HER£0N @ 1• DOllfSIIC S£R',IC£ W/ 1• l/£TER .t BFP (COIIMERaN.) ®) "11D PARKING -F1R£ Wlf" PNN/!D CURB @ SIR£ET IR£E PfR UoNOSCAP£ Pl.ANS HOTf: SIR£ET !REES (J) SHALL BE MAGNOLIA GRANDIFLCX/A 'LJT1l£ mi· DWARF soomfRII IIAGN/1./A A CEOTfCHN/CN. LET1ER IIIIL Ei£ R£QU/RfD 111m mr FINAL ENG/NfERING TO SU1'PORT m£ a./11/NA HON IF 1Hf BACKFILL AND SUBDRAINAG£ FCXl m£ D££PEN£D CURB N.DNG m£ HCX/71/fRl Y PROPERTY UNE THIS DOCUMENT IS FOR INFORMATIONAL PURPOSES ONLY AND IS NOT A FINAL CONSTRUCTION CONTRACT 30 I B 36~4.§GRATEDFRAUEAND COVERCAST-INTOTOPSLAB PLAN VIEW I. 11115 UNIT TO BE DES/GllfD TO SUPPORT FIR£ !RUCK LDNIING. 2, 11116 PlANHNG PfR Af'PROl£D PLAN11NG PAL£T1f. l 11115 GRA 1f TO ALLOW FOR ',1ABL£ PLANT GROWIH lllm/N m£ 11115 UNIT WEIREXTENSIOtl ASSEMBLY -WWX,U,l81i1&ELEV "'' WE RffBEATM'=NJ t1G! fl FY 30 5ft ,_ __ ""':-,-.:... ... .._. _ _._ ______ __,__, C()NTECH' ENGINEERED SOLUTIONS U.C =-~-==--::I_ .. __J__.J__ _____ .......j._J,::••=,==.:::=:.::;::;,::.;-=:=~,=--::;~:::,AA:::;·":.::ffl:::" TREE WELL DETAIL SURVEY DATUM E!£VAHONS SHOWN HER£0N ARf BAS£D ON CI.SB--1JO, 2.5" DISK IN swmEAST CORNEIi IF DRNNAG£ 8()'I( INLET AT mr END IF CURB R£71/RH IN m£ N<XlmfAST <XllNER CF GRAND Al£NU£ AND WASHINGTON SIR£ET, 52 FEIT MEST IF RNLROAD !RACKS AND 40 FfCT NORm IF mr CEN1£R IF GRAND A \ENI/£ E!£VA 710N: 40.91 (NGKJ29) EARlHWORK QUANTITIES CUT: 75 C.Y. FILL: 75 C.Y. TOTN. 0 C. Y. IIIPORT,IDIPORT Rfl/EDIAL Gl/Al]fNG 1,100 C.Y. C 4"\',EIRWALL PLAN VIEW TOP SLAB NOT SHOWN 1·oonET8AY DEPRESSION (1'-"'"x4'-0') MODULAR WETLANDS MWSL0408UG - 827928-10 ROOSEVELT STREET CARLSBAD, CA SITE DESIGNATION: IMP 1 RIBBON GUTTER DETAIL @ WAT'Efl:OUALIT't'FLO'N (CFS) PEAKFLOWRATE (CFS) MAXl~WI.I POLLUTANT OENSITY(PREFILTERJ (GPMISF) PREFLTERLOADING RATE(GPMJSF) WEn.ANOMEDIA LOAOINGRATE (GPMISF) MEOlAOPERATING HEAD(FT) ·GROUNOW-.TERELEVATIONIS ASSUMED. EORTOPROVIDEIF DELIVEREDPIEcai (OCESNOT!NClUDE GRADERING~ISER-S) OELIVEREOHEAVEST .,.,,. •9ASESECTIONSHIPPEOWITH IITTERNALWALLSINSTALLEO RVASO ""'"""' 1.AYOIJT& MVfS-1.~-a-L &76T3 0.65TIW ® SWS ENGINEERING, INC. C1v1Ll:.Nc ,llINU • LANDPLANNINU 1m Like San Marm Drin, Suite m SanMum,CA'207& 1760-144-0011 Number Description Sheet Issue Date Scale GCD Project Number GRADING AND DRAINAGE PLAN C-2.0 --t--------------------,----------------------------------------,--------------------,-------------------,--~~~~~~SA!i~-~Dll~GO~-:NA:SH:Vl:LL:E ~-,:P,~H:O,eE:,N, 0 l:,X .. ~·,:O.:RL 0 A:_,N,~DO;:r11.,:,,:~:±i-.J\rruo\r\~nnng\s!l'\.cJ ; ; ; ;; ;;;;; $ &855(17'5$:,1*6(7  % & ' &855(175(9,6,21  ( $UFKLWHFW *&ROHPDQ$UFKLWHFW0RXQWDLQ9LHZ$YH2MDL&D  *UHJ#JFROHPDQDUFKFRP &OLHQW )$%5,&5RRVHYHOW//&5RRVHYHOW6W%&DUOVEDG&$ &,7<67$03 6WUXFWXUDO(QJLQHHUBBBBB &LYLO(QJLQHHU6:6(QJLQHHULQJ,QF/DNH6DQ0DUFRV'U6XLWH6DQ0DUFRV&D  0LFKDHO#VZVHQJUFRP /DQGVFDSH$UFKLWHFW BBBBB 0(3(QJLQHHU BBBBB *HRWHFKQLFDO(QJLQHHUBBBBB 5226(9(/767 0,;('86('(9(/230(17 5226(9(/7675((7&$5/6%$'&$ 6'3,668(    6'3,668( April 2, 2025 Item #1 105 of 125 f-------'-5' ROOSEVELT STREET - -------------------'t----------------------j 1-----... ,. 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I HAVE PREPARED THIS PLAN IN COMPLIANCEWITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL ANDAGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLANIMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USEOF WATER." ĂǀŝĚDĐƵůůŽƵŐŚ Z>͗ϰϬϰϴ ĂƚĞϲϭϵͲϮϵϲͲϯϭϱϬ yW͗ϭϮͬϯϭͬϮϰ ϬϭͬϭϲͬϮϬϮϰ 352-(&76,7( ',$/72//)5(( $7/($677:2'$<6%()25(<28',* 70 81'(5*5281'6(59,&($/(572)6287+(51&$/,)251,$ New Construction 2621 Roosevelt St Carlsbad, CA 92008 2621 Roosevelt St Carlsbad, CA 92008 WATER EFFICIENT LANDSCAPE DECLARATION: %< 6,*1('81'(53(1$/7<2)3(5-85< TOTAL NUMBER OF SHEETS: 11 6KHHW/LVW7DEOH 6KHHW1XPEHU 6KHHW7LWOH /&29(56+((7 /75(('(023/$1 / 75(('(025$7,21$/( ',$*5$0 / /$1'6&$3(&21&(373/$1/ / /$1'6&$3(&21&(373/$1/ / /$1'6&$3(&21&(373/$1/ / /$1'6&$3(&21&(373/$1/ / +<'52=21(',$*5$06 6,7(/2&$7,21 April 2, 2025 Item #1 117 of 125 7 Appendix D Prescriptive Compliance Option This :appN>dlll «,ntams prcsc,npm.., lnjWrcm,,nu 1>foch m•i· Ix, med u :a romplww'.c opoon 10 the \~'Her Effiei<'m J.a,idsapc Ordinance and ,his l.1ndsc:,pc Manuo.l for proj,.-crs ofkss ,lu.n 2.SOO sqmrc fee,. Compliance "'"h the usc,th·s uon 203-101-23 l'bnt Area: 1 166 SF A. locorponm,, wmpost at a nnc of at least four cubic prds per 1,000 S<juarc fon to a depth of""' mchcs 1n10 landsc:i= area unkss coml'llind1c,ucd hi' a soil 1cS1 ll. 1'bntma1cfWshallconmh·"·ithallofthcfolkni·in 1. l'or rcOOcndal an..,.,, msrall chmatc :ubp,ed plamJ rh.:u reo.iuir<: occll$ion.:il, lmlc or no sununcr ""1cr (avenge \\~UCO JS plan, facror 0.J) for 75•1• of the pl.om area ucluding edibles and :areas using rcn:lcd,n.tcr 2 For norMesi<lemial 11.1,,as, Ulsu1.ll clm11c a,bprcd pl,ms th.u require ocasionil, bttlc or no sumr,x,r v,:m,r (avcng,, \'\'lJCOJ.£ plant faeior 0.3) for l00"1oof the plant an,a cl<dudmg etlil>le'S ar>d an,n usu, =·dcd\\'O.ICr C.Turfshallcom 1i,,.;,hallofthcfollo,.,n I. Turf ,hall nol ncttd 25"'• of ,he land,ocapc area in residcmial areas, and there ,h.all be no mrf in oon-rculen1'alan:as. 2. Turf shall nor be plamcJ on sloped areas u·hich uettd a slope of I fuoc ,·cnical ck,•,uion change forn·c"·4fcc1ofhorironralk""'h 3.Turfisprohibimlinpa<ku--.yolcs,,hanlOftttu;..lc,unlc<11hcpatkv.,ayisadiaccnt10apa•king stripanduscdmcn1<:randui1vchiclcs.Anytu,finpark"'"")'muscbeir,iga1cdbysubsu,facc ini..,.1ionorb•;o1hcrtcchnol<Kn·thatcr1:11u,snoovcr.1 l'll\'O<l'UflOff. t.• uoma,· ·nig:u· conirollcrsuc rc<,~ and mUJ! useapotl'lln~pmu· or so'I ·s,ure scnsordara•ntlucTar.unM. 2.lrriga1ioncomrollcrsshallbcofa1)-pe"·hichdocsno1loscprogromrningdatain1hccvcn11hc :,.. wurcc·s·ml .. u .<l 3.1'n:ssurercgul<l1orsshallbci,mallcJon1h.cirrig.uions1·s1cm10cn1urc1h.cd)'namicpn:ssun:ofihc ·11cm· ·Junthcmam' rrcnrcc ndcdtJJc. 4. Manual shu1-off ,"llh·cs (soch Ha g:uc val,·c. ball ,·al.-c. or bum·rfl)' ,"llh·c} shJ.11 bc mst:dlcd u dose ""noSSJblcrothcDOU11ofconnccuonof1lw,"""'crsunnh· i AU irrig,,,ion emisIDII Je-.•~es mus, tnttt tilt: ~ui~ts se1 111 ,he ANSI wndud, ASAIIE./ICC 802-2014. "l.andsnpc lrng:mon Sprinkler 2nd Emmer S1a,kionl," AU $f>rtnklcr h,,::,ds irmalkd in ,he land5Cap<: must documem a distribution un,fonmtr k,,.. quancr of0.65 or luglw,r using the protocol defined in ,\SA/IE/ICC 802-2014 6. Arcas Ins 1han 1cn (10) feet in u-i<lth in anr direction shall be i"'W'ml ,.;,h subsurface inig,uion or Olhcrmeans1h.o1nn--,duccsf>O fform·crsnn11· E. For non-n,oidcntial proiccts \\ith bnd,oc1pc areas of 1,000 s.q. ft. or more,• pm·11c subm<:1cr(1) to mc:asun:bndsope••1accruse1hallbciru1alkd At ,he rime of final inspection, 1hc permit •r>Plium mu51 pro,,idc 1hc ov.-ncr of ch,,: propcrl}' ,.,;,h • :ni~are of_complc1ion, ccnifKIIC of ins1allation. inig:i,tion schcdulc anti• ,ochcduk: ofbndscapc and Appendix D VICINITY MAP CITY OF OCEANSIDE >a \ ; \ I -· 1 '· \ I l 'f CITY OF ENCINITAS LOCATION MAP .--\ c :W ...,._St~C,.r.:ot ., .J \ I I j ,· ·-· \ \, #'' / ;_ / #'' \ /} ,,.\/ \ .,,.; b \ . c::::_____. ./ \ .,,.; ~; ' '°''° \ SCALE 52 2 6 ( 9 ( / 7  6 7 5 ( ( 7 $' - $ & ( 1 7  3 5 2 3 ( 5 7 <  3 $ 5 . , 1 *  / 2 7 $'-$&(173523(57<'5,9($,6/( $'-$&(173523(57<3$5.,1*/27 ' '' 6 6 & : : ; ; ; ; ; ; ; ; ; * (; ; ; ; ; ; ; ; ; ;; ; ; ; ; ; ; ; ; ; ;;;;;; ; ;;;;;;;;;;;;;;;;; ; ; ;                                                   3523(57</,1( 75((/,67(',1&,7<,19(1725< 75((/,67(',1&,7<,19(1725< 5,*+72):$</,1( 87,/,7<($60(17/,1( 3523(57</,1( 6<0%2/ %27$1,&$/&200211$0( &217 0$785(+;6 )250 47< (;,67,1*75((6 72%(5(029(' $5&+21723+2(1,;$/(;$1'5$($/(;$1'5$3$/0 *22'12$33$5(17352%/(06 CC%7+ $5&+21723+2(1,;$/(;$1'5$($/(;$1'5$3$/0 *22'12$33$5(17352%/(06 CC%7+ $5&+21723+2(1,;$/(;$1'5$($/(;$1'5$3$/0 *22'12$33$5(17352%/(06 CC%7+ $5&+21723+2(1,;$/(;$1'5$($/(;$1'5$3$/0 *22'12$33$5(17352%/(06 CC%7+ $5&+21723+2(1,;$/(;$1'5$($/(;$1'5$3$/0 *22'12$33$5(17352%/(06 CC%7+ $5&+21723+2(1,;$/(;$1'5$($/(;$1'5$3$/0 *22'12$33$5(17352%/(06 CC%7+ $5&+21723+2(1,;$/(;$1'5$($/(;$1'5$3$/0 *22'12$33$5(17352%/(06 CC%7+ &83$1,236,6$1$&$5',2,'(6 &$5527:22')$,50,125352%/(06 CC CC  0(/$/(8&$48,148(1(59,$ 3$3(5%$5.75((08/7,7581.*22'12$33$5(17352%/(06 CC CC  0(/$/(8&$48,148(1(59,$3$3(5%$5.75((08/7,7581.*22'12$33$5(17352%/(06 CC CC  :$6+,1*721,$52%867$0(;,&$1)$13$/0 *$/CC%7+ :$6+,1*721,$52%867$0(;,&$1)$13$/0 *22'12$33$5(17352%/(06 CC%7+ :$6+,1*721,$52%867$ 0(;,&$1)$13$/0 *22'12$33$5(17352%/(06 CC%7+ :$6+,1*721,$52%867$ 0(;,&$1)$13$/0 *22'12$33$5(17352%/(06 CC%7+ :$6+,1*721,$52%867$ 0(;,&$1)$13$/0 *22'12$33$5(17352%/(06 CC%7+ :$6+,1*721,$52%867$0(;,&$1)$13$/075((:,7+,1($6(0(1772%( 5(029(' *22'12$33$5(17352%/(06 CC%7+ :$6+,1*721,$52%867$0(;,&$1)$13$/075((:,7+,1($6(0(1772%(5(029(' *22'12$33$5(17352%/(06 CC%7+ :$6+,1*721,$52%867$0(;,&$1)$13$/0 *22'12$33$5(17352%/(06 CC%7+                   3/$176&+('8/( L100 ‹ 0F&8//28*+ 4 3 2 15 C D B A E F 67 4 3 2 1567 SUBMITTALS | REVISIONS ,VVXH'DWH 1R 'DWH 3URMHFW1XPEHU  'HVFULSWLRQ 6'3,VVXH  ROOSEVELT MIXED-USE ODQGVFDSHDFKLWHFWXUHHQYLURQPHQWDOSODQQLQJXUEDQGHVLJQ New Construction 2621 Roosevelt St Carlsbad, CA 92008 ,668(')25,1)250$7,2121/< 127)25 &216758&7,21 %)LIWK$YHQXH6DQ'LHJR&$ McCulloughLA.com 7ULPEROL:D\6XLWH)UHPRQW&DOLIRUQLD 3+  6' 3           6'3,VVXH 6'3,VVXH 6'3,VVXH 1  6&$/(      TREE DEMO PLAN  (;,67,1*6,7(6859(< April 2, 2025 Item #1 118 of 125 -,,""---.. - -"'iT'" r _J-~----~-=------;-II I ~=---( 7 1 ; 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I I I I I fl)n......r-7 I I I I I fl)n......r-7 Exhibit 15 Full Size Exhibits “A” – “Z” dated April 2, 2025 (On file in the Planning Division.) April 2, 2025 Item #1 125 of 125 From:Planning To:Kyle Van Leeuwen Cc:Mike Strong; Cynthia Vigeland Subject:FW: SDP=2024-0001 (DEV2024-0014) – THE ROOSEVELT Date:Monday, March 31, 2025 6:31:24 AM From: Lulu Peelle <lulupeelle@me.com> Sent: Sunday, March 30, 2025 3:00 PM To: Planning <planning@carlsbadca.gov> Subject: RE: SDP=2024-0001 (DEV2024-0014) – THE ROOSEVELT My husband and I live on Buena Vista Circle in Carlsbad. We are in total oppositionto the above listed project because of the following reasons: 1.Parking has become such a problem that our street /circle has become like a parking lot especially closer to Laguna Drive. Buildings are being built all over the village with 1, 2and 3 bedroom condos/apartments with not enough parking for the residents. This project will exacerbate this problem because of a lack of parking on both Laguna Driveand Roosevelt Street. Brett Farrow’s Laguna Row was built with the promise of a 2 car garage for each condo in the form of a lift system. Because of the inconvenience of thelift system, it is obvious that many of the tenants are using Laguna Drive and Buena Vista Circle to park their cars on a regular basis. How much worse will it be with theconstruction of this new project and several others on Roosevelt? 2.Although a restaurant like Wildland is welcomed in our city, not enough provision was made for parking for their staff and clients and the result is that staff park their cars onBuena Vista Circle the whole day. This was never an issue before. Our street has no sidewalks and a lot of the time the cars are parked in a way that obstructs both foot andcar traffic in what is already a narrow street. 3.Trying to get onto the I-5 south from Las Flores in the early morning has become increasingly difficult with backed up traffic all the way to Laguna Drive. This is also a new and increasing problem. We moved to Buena Vista Circle in 2013 because it was quiet and peaceful, andloved its easy access to the village. This neighborhood was developed in the early60’s for a small number of homes and their owners. We are now experiencing it as aplace with encroaching urban sprawl, overcrowding and increasing traffic. It is sosad to see our beautiful peaceful neighborhood and the surrounding village, withsuch character and charm, turning into this. Please do not approve the above referenced development as it stands. Sincerely, Lulu Peelle Item 1 - Correspondence Received between 3-31-2025 - 4-2-2025 From:Planning To:Kyle Van Leeuwen Cc:Cynthia Vigeland; Mike Strong; Eric Lardy Subject:FW: SDP-2024-0001 (DEV2024-0014) – THE ROOSEVELT Date:Monday, March 24, 2025 7:41:57 AM From: Alisa Bonsignore <alisa@bonsignore.com> Sent: Monday, March 24, 2025 7:11 AM To: Planning <planning@carlsbadca.gov> Subject: SDP-2024-0001 (DEV2024-0014) – THE ROOSEVELT To whom it may concern: I'm writing in regard to my concerns about parking surrounding The Roosevelt development. While I am in favor of mixed-use developments, the description that I'm seeing does not seem to account for nearly enough parking in an already overcrowded area. Request for a Site Development Plan to allow for the demolition of an existing commercialstructure and construction of a four-story mixed-use structure consisting of 5,406 square feet of commercial space, 23 multiple-familyresidential apartment units (20 one-bedroom units, three two-bedroom units) and 24 covered parking spaces. Two 50% densitybonuses allowing 12 additional units above base density is requested, with the dedication of 15% of the base density units for very-low-income households (2 units) and dedication of 15% of the base density units for moderate-income households (2 units). The 0.46-acreproject site is located at 2621 Roosevelt Street in the northwest quadrant of the city, within the Village and Barrio Master Plan, and withinLocal Facilities Management Zone 1. This seems to indicate that there is only one parking space per unit, and no spaces allocated for the retail establishments. As most households have two or more residents — and typically two or more cars — this will push another 23 or more cars onto the streets at all hours of the day. Roosevelt parking is already an issue, particularly for those requiring handicapped parking, or simply for those with reduced mobility who may not qualify for ahandicapped placard and won't be able to walk from the public lots. Now, adding 5,406 square feet of commercial space into the mix puts an additional strain on the parking situation during the day. If you've ever tried to find midday postoffice parking, you'd know that oftentimes the nearest available space is at the train station. I can't imagine how much worse it will become when the additional cars are forced onto the street. I respectfully ask the Commission to reconsider the plans for this location. Alisa Bonsignore 408-691-1777 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From: Roslyn Raue <rozraue@gmail.com> Sent: Monday, March 31, 2025 4:32:28 PM To: Keith Blackburn <keith.blackburn@carlsbadca.gov>; Priya Bhat-Patel <priya.bhat- patel@carlsbadca.gov>; Melanie Burkholder <melanie.burkholder@carlsbadca.gov>; Kevin Shin <kevin.shin@carlsbadca.gov> Subject: Another Rubber Stamped Development in the Village??????? Just received notification of the April 2nd Planning Commission meeting at 5 PM. One agenda item is listed, The Roosevelt. Have you heard about this (probably not)? The property is at 2621 Roosevelt St.(.46 acres currently a two story office building)near Steady State Coffee. The developers are demolishing the building and putting in a 4 STORY mixed use structure with 23 multiple-family residential apartments and 24 covered parking spaces. Are there any affordable units? Are the developers again taking advantage of the state mandated rules? What happen to height limits and density requirements? Previously I understood the limit was 35 units per acre? How many of those families own one car and where will they park the second car? The Planning Commission has recommended approval, have they physically visited the sight or are they looking at Google Maps? Sent from my iPhone CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Planning To:Mike Strong; Kyle Van Leeuwen Cc:Cynthia Vigeland Subject:FW: public comment re agenda item 1 for 4/2/25 Planning Commission meeting Date:Wednesday, April 2, 2025 3:52:55 PM Attachments:Carlsbad - 2621 Roosevelt St - HAA Letter.pdf From: James Lloyd <james@calhdf.org> Sent: Wednesday, April 2, 2025 3:15 PM To: Planning <planning@carlsbadca.gov> Cc: Help <help@carlsbadca.gov>; Jeff Murphy <jeff.murphy@carlsbadca.gov>; Faviola Medina <faviola.medina@carlsbadca.gov>; Kyle Van Leeuwen <kyle.vanleeuwen@carlsbadca.gov>; Cindie McMahon <cindie.mcmahon@carlsbadca.gov> Subject: public comment re agenda item 1 for 4/2/25 Planning Commission meeting Dear Carlsbad Planning Commission, The California Housing Defense Fund (“CalHDF”) submits the attached public comment fortonight's Planning Commission meeting regarding agenda item 1, the proposed 23-unit housing development project at 2621 Roosevelt Street, which includes two units for moderate-incomehouseholds and two units for very low-income households. Sincerely, James M. Lloyd Director of Planning and Investigations California Housing Defense Fund james@calhdf.org CalHDF is grant & donation funded Donate today - https://calhdf.org/donate/ CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. Apr 2, 2025 City of Carlsbad 1200 Carlsbad Village Drive Carlsbad, CA 92008 Re: Proposed Housing Development Project at 2621 Roosevelt Street To: planning@carlsbadca.gov Cc: help@carlsbadca.gov; je.murphy@carlsbadca.gov; faviola.medina@carlsbadca.gov; kyle.vanleeuwen@carlsbadca.gov; cindie.mcmahon@carlsbadca.gov Dear Carlsbad Planning Commission, The California Housing Defense Fund (“CalHDF”) submits this letter to remind the City of its obligation to abide by all relevant state laws when evaluating the proposed 23-unit housing development project at 2621 Roosevelt Street, which includes two units for moderate-income households and two units for very low-income households. These laws include the Housing Accountability Act (“HAA”), the Density Bonus Law (“DBL”), and California Environmental Quality Act (“CEQA”) guidelines. The HAA provides the project legal protections. It requires approval of zoning and general plan compliant housing development projects unless indings can be made regarding speciic, objective, written health and safety hazards. (Gov. Code, § 65589.5, subds. (d), (j).) The HAA also bars cities from imposing conditions on the approval of such projects that would reduce the project’s density (id. at subd. (j)) or render the project infeasible unless, again, such written indings are made (id. at subd. (d)). As a development with at least two-thirds of its area devoted to residential uses, the project falls within the HAA’s ambit, and it complies with local zoning code and the City’s general plan. Increased density, concessions, and waivers that a project is entitled to under the DBL (Gov. Code, § 65915) do not render the project noncompliant with the zoning code or general plan, for purposes of the HAA (Gov. Code, § 65589.5, subd. (j)(3)). The HAA’s protections therefore apply, and the City may not reject the project except based on health and safety standards, as outlined above. 360 Grand Ave #323, Oakland 94610 www.calhdf.org CalHDF also writes to emphasize that the DBL oers the proposed development certain protections. The City must respect these protections. In addition to granting the increase in residential units allowed by the DBL, the City must not deny the project the proposed waivers and concessions with respect to water main size, commercial parking, front setback, building height, parking stall size, VMBP Appendix E, floor area street facing requirements, shopfront glazing, and footprint requirements for upper stories, unless it makes written indings as required by Government Code, section 65915, subdivision (e)(1) that the waivers would have a speciic, adverse impact upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the speciic adverse impact, or as required by Government Code, section 65915, subdivision (d)(1) that the concessions would not result in identiiable and actual cost reductions, that the concessions would have a speciic, adverse impact on public health or safety, or that the concessions are contrary to state or federal law. The City, if it makes any such indings, bears the burden of proof. (Gov. Code, § 65915, subd. (d)(4).) Of note, the DBL speciically allows for a reduction in required accessory parking in addition to the allowable waivers and concessions. (Id.at subd. (p).) Additionally, the California Court of Appeal has ruled that when an applicant has requested one or more waivers and/or concessions pursuant to the DBL, the City “may not apply any development standard that would physically preclude construction of that project as designed, even if the building includes ‘amenities’ beyond the bare minimum of building components.” (Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.) Furthermore, the project is exempt from state environmental review under the Class 32 CEQA categorical exemption (In-Fill Development Projects) pursuant to section 15332 of the CEQA Guidelines, as the project is consistent with the applicable general plan designation and all applicable general plan policies as well as the applicable zoning designation and regulations; the proposed development occurs within city limits on a project site of no more than ive acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare, or threatened species; approval of the project would not result in any signiicant eects relating to trafic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. And recent caselaw from the California Court of Appeal afirms that local governments err, and may be sued, when they improperly refuse to grant a project a CEQA exemption or streamlined CEQA review to which it is entitled. (Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 911.) As you are well aware, California remains in the throes of a statewide crisis-level housing shortage. New housing such as this is a public beneit: it will provide badly needed aordable housing; it will bring new customers to local businesses; it will grow the City’s tax base; and it will reduce displacement of existing residents by reducing competition for existing housing. While no one project will solve the statewide housing crisis, the proposed development is a step in the right direction. CalHDF urges the City to approve it, consistent with its obligations under state law. 2 of 3 CalHDF is a 501(c)(3) non-proit corporation whose mission includes advocating for increased access to housing for Californians at all income levels, including low-income households. You may learn more about CalHDF at www.calhdf.org. Sincerely, Dylan Casey CalHDF Executive Director James M. Lloyd CalHDF Director of Planning and Investigations 3 of 3 From: Roslyn Raue <rozraue@gmail.com> Sent: Monday, March 31, 2025 4:32:28 PM To: Keith Blackburn <keith.blackburn@carlsbadca.gov>; Priya Bhat-Patel <priya.bhat- patel@carlsbadca.gov>; Melanie Burkholder <melanie.burkholder@carlsbadca.gov>; Kevin Shin <kevin.shin@carlsbadca.gov> Subject: Another Rubber Stamped Development in the Village??????? Just received notification of the April 2nd Planning Commission meeting at 5 PM. One agenda item is listed, The Roosevelt. Have you heard about this (probably not)? The property is at 2621 Roosevelt St.(.46 acres currently a two story office building)near Steady State Coffee. The developers are demolishing the building and putting in a 4 STORY mixed use structure with 23 multiple-family residential apartments and 24 covered parking spaces. Are there any affordable units? Are the developers again taking advantage of the state mandated rules? What happen to height limits and density requirements? Previously I understood the lim it was 35 units per acre? How many of those families own one car and where will they park the second car? The Planning Commission has recommended approval, have they physically visited the sight or are they looking at Google Maps? Sent from my iPhone CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From: To: Subject: Date: Roslyn Raue Cynthia Yi□elaod Thank you for your email Tuesday, April 1, 2025 5:33:48 PM Cynthia, sony for the delay in a few pictures. There will be four major building projects within one block on Roosevelt. The projects include residential, commercial and business units with limited parking. The pictures were taken at 4:00 and don't show the situation after working hours. There is NO street parking available. The estimate of units in the new construction is 43 residential and 7 commercial units. There is also a new large restaurant and a small restaurant on the same block. They have 16 parking spots. High density, quality of life? CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From: To: Cc: Subject: Date: £.1.anning Cynthia Yioeland Kyle Van Leeuwen FW: Roosevelt Project Wednesday, April 2, 2025 11:36:56 AM Public comment for PC. From: CVigeland <ccvigeland@yahoo.com> Sent: Wednesday, April 2, 2025 11:26 AM To: Planning <planning@carlsbadca.gov> Subject: Roosevelt Project Good Morning Planning Commissioners, As a very long time resident of Carlsbad and lifetime resident of California I am accustomed to the fight over housing and all of the concessions the developers and Sacramento lawmakers have put in place to maximize their profits. I know the solution does not lie with the Planning Commission or even the City Council unless we are willing to fight that long, expensive, losing battle with the State. We residents that are upset need to demand change from the state leadership. But on principle, instead of how the conclusions read now for these types of reports, personally, I would like to see conclusions state the facts; state that because the developer has used so many waivers, they are allowed by state laws to build this project regardless of any of our master plans, policies or considerations for the current residents etc. and therefore, we have no option but to recommend the Planning Commission pass this. Just my personal opinion as a resident. Thank you listening & for your service on the Commission. Kind Regards, C Vigeland CAUTION. Do not o en attachments or click on links unless ou reco nize the sender and know the content is safe. D V a Kyle Van Leeuwen, Associate Planner Planning Division April 2, 2025 The Roosevelt SDP 2024-0001 C cityof Carlsbad ITEM 1 - Project Site 2621 Roosevelt Street •0.46 AC (20,228 SF) •Village & Barrio Master Plan •Village General District •Not in Coastal Zone THE ROOSEVELT SDP-2024-0001(DEV2024-0014) 8 0 35 70 140 210 ( City of Carlsbad ITEM 1 – Project Proposal •Demolition: Two-Story Structure •New Four-Story Mixed-Use Structure •5,400 SqFt Commercial Space •23 Residential Units •Density Bonus – 50% for 2 Very-Low – 50% for 2 Moderate •2 Concession / 8 Waivers C cityof Carlsbad ITEM 1 - Site Plan Ground Floor •5 Tenant Spaces •Lobby/Entrance •Pedestrian “Alley” •24 Res. Parking Spaces 2nd Story •2 Office Suites •10 Res. Units •Open Courtyard •Bike Storage 3rd Story •13 Res. Units - 4 units extend to 4th Commercial Suite om l072Sf 1' Commercial Suh ~ 591SF ~omme<ciol Suil•• ,~ n'-81/f" cyl mm,,olol '""' !Jill ll' 81lSF = = = = = I I I _ _J -...,.--,-+----- K 6. I ~~~-....":.',!:..-, •• --i-~~~11w~*~rT'-f::_~-jJl.~~~ ------. -I r=::i::::::r:-.,-,1 = = = = = = =I I I I I TrorGlo,me< I --, ( City of Carlsbad ITEM 1 - Site Plan Ground Floor •5 Tenant Spaces •Lobby/Entrance •Pedestrian “Alley” •24 Res. Parking Spaces 2nd Story •2 Office Suites •10 Res. Units •Open Courtyard •Bike Storage 3rd Story •13 Res. Units - 4 units extend to 4th ~ ~ jMJ ~ I o~~~~~1 ~Off ~ I, -~I F~ comm_Ofl. ~ 627Sf .. I ~ : I ( City of Carlsbad ITEM 1 - Site Plan Ground Floor •5 Tenant Spaces •Lobby/Entrance •Pedestrian “Alley” •24 Res. Parking Spaces 2nd Story •2 Office Suites •10 Res. Units •Open Courtyard •Bike Storage 3rd Story •13 Res. Units - 4 units extend to 4th ---f ---------------------·-------. ~ ~,:1 l..g"- n ~r,--! L _____________ _ ( City of Carlsbad D Density Bonus Calculation ITEM 1 – Project Proposal 77 •Base Density: 23 DU/AC X 0.46 AC = 11 units (10.58) •2 Units Very-Low-Income (15% Base) = 50% Bonus Density; AND •2 Units Moderate-Income (15% Base) = 50% Bonus Density •11 Units X 50% = 6 Units (5.5) •11 units + 6 units + 6 units = 23 units STATE DENSITY BONUS LAW 1111111 Concession/Incentive ITEM 1 – Project Proposal 88 1.Concession to waive the requirement that the current water main servicing the property be upsized from a six-inch water main to an eight-inch water main. 2.Concession to waive all commercial parking requirements. STATE DENSITY BONUS LAW 1111111 Waivers of Dev. Standards ITEM 1 – Project Proposal 99 1.Waiver of 5-foot minimum front setback. 2.Waiver of 35-foot, 3-story height limit. 3.Waiver of parking stall dimension requirements. 4.Waiver of ODS prohibition on Large-Mixed use building type in Village General District. STATE DENSITY BONUS LAW 1111111 Waivers of Dev. Standards (Con’t) ITEM 1 – Project Proposal 1010 5.Waiver of ODS requiring 50% of building floor area face primary street. 6.Waiver of ODS requiring 75% ground floor window frontage (primary frontage). 7.Waiver of ODS requiring upper stories to occupy full ground floor footprint. 8.Waiver of ODS requiring 90% glazed transparent and clear shopfront façade. STATE DENSITY BONUS LAW 1111111 ITEM 1 - Elevations -----1----------------------------------- .__--------f-780Sf OF GI..AllNG/ TRN-ISPAAENT FAC~· l.700SFOFAAEAB FLOORS•.f~GLAZE ~ ... ITEM 1 – Renderings □ □--□ □ ___!'_ll ----B ITEM 1 – CEQA Exemption Staff has reviewed the scope of the project and applicable studies and finds that the project belongs to a class of projects that categorically exempt from the requirement for the preparation of environmental documents (CEQA §15332 - In- Fill Development Projects) C cityof Carlsbad ITEM 1 – CEQA Exemption NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) Compliance with CEQA. The proposed action to demolish an existing commercial structure and construct a four-story mixed-use structure is categorically exempt from environmental review under CEQA Guidelines section 15332 (Class 32 -Infill Development Projects) because it is infill development within an urbanized area and meets certain criteria. No exceptions to the categorical exemption as set forth in CEQA Guidelines Section 15300.2 or Carlsbad Municipal Code Section 19.04.070(() apply. The notice of exemption will be filed with the Recorder/County Clerk within five days after project approval by the decision-making body. C) That based on the evidence presented at the public hearing, the Planning Commission RECOMMENDS APPROVAL OF SDP 2024-0001 -THE ROOSEVELT, based on the following findings and subject to the following conditions: (city of Carlsbad ITEM 1 – RECOMMENDATION ADOPT a resolution APPROVING the Site Development Plan, based on the findings and subject to conditions. C cityof Carlsbad Parking Residential Commercial VBMP Standards Under AB 2097 Provided 25 Spaces 14 Spaces (13 EV & 1 ADA)24 Spaces 21 Spaces 5 Spaces (4 EV & 1 ADA) 0 Spaces (Density Bonus Concession) Carlsbad Planning Commission April 4, 2025 APPLICANT PRESENTATION FABRIC THE ROOSEVELT The project involves the construction of a three and four -story mixed -use building containing approximately 4,000 square feet of commercial space and a 8,596 -square -foot parking garage on the first floor, 1,431 square feet of office space and ten (10) residential units on the second floor, and 13 residential units on the third floor. Four of the units on the third floor include a fourth floor “loft”. The 23 Residential units will range in size - 20 of which will contain one bedroom and three with two bedrooms. A total of 24 parking spaces will be provided in the first -floor parking garage for residential tenants, with no parking provided for commercial tenants. A 50% density bonus is requested with the dedication of 15% of the base density units to be designated for very -low -income households (2 units), and an additional 50% bonus is requested with the dedication of 15% of the base density units for moderate -income households (2 units). 2621 Roosevelt Street Carlsbad, CA 92008 SDP2024 -0001 VBMP : Village General I I ' HE R005EVEL T '*I*~ ~' 'Y. * * RESIDENCES & 5HDPPE5 CARLSBAD VILLAGE FABRIC THE ROOSEVELT ELEVATION INFORMATION 4 story concrete and wood structure Height from Level 1 to top of parapet - 45'-0" Mechanical equipment shall be equal to or less than the parapet height in most locations and fully screened in a few locations where parapet is lower Large courtyard provided on the north side of the apartment complex Commercial plaza on north side of property that doubles as a fire lane MATERIALITY - Designed with longevity and simplicity in mind Vertical Composite Siding - (exterior walls & roof parapet facing Roosevelt) color: Pacific Sea Teal (historic color) Real Wood Siding - (deck walls & ceilings facing Roosevelt) Hemlock T&G siding with clear sealer Terracotta - (stairwells on the south facade / retail facade / breeze blocks) Natural color of the material CMU - (south side of street facade facing Roosevelt) bead blasted finish on a warm gray block Smooth Stucco Finish - (Residential units) smooth acrylic stucco with an off -white finish (based on a historic white) elevations FABRIC THE ROOSEVELT site pla n ------"\ 0-- ©-- ©-- @--- b ®-.. 0-- I ConvMJClal S:Oh DID 1012$f ComrM«W S!Jlte OE] • S9HE ft • ,,r 0 Commtcclaf s'uh DID SUSf l>·O>P _...,_ __ Jommerdol s-... I [§] Stl SF .__Jtt.c•!.·----l-_.1!•~•.!t __ l-_1:.:.,•''---11-.:11,i. µ""'''!.'----1--=•~-.!~-~l---''W''--4 l---!l'Tr.:·.!!ff'.... _ _j~rJ_~l-.:..!.:.!L-.:ll--!:.![,.._!--~.t__.J.__..!.:£....JL)J--,--=:.:.::.::::9-jj--:---1~-,.!{'.'=:~----1 ......... ........ . . . . . . . . ....... . . . . . . . . ....... .. . . . . . . . .......... . . . .. .. . . . ....... ........ ........ . . .. . . . . . Ir~ti~ ~=~{=~{:})~:~{ .. ,,. c:::l ..... c:::l . .. . ~ I' , • -' c::::::J c:::l .. !! . ,. :::: :::: > ..... ::.: =::: --- c:::l c:::l t:=:::I ::: 1:::: ·'? I •r.v .. --------~ -------~ -------~ ---- CARLSBAD VILLAGE RESIDENCES & SHOPPES ------------------------------------------ THE ROOSEVELT pa rking There are over hundreds of public parking spaces within 1/4 mile of the subject property. The retail is designed to be neighborhood serving to encourage alternative mobility (w a lking, bikes, public transport) Pa rking w a s ma ximized given site constraints. Tota l Pa rking Sta lls = 2 4 ADA Pa rking = 1 sta ll EV Pa r k in g = 11 EVCS Bike Pa rking Short term = 6 Resident = 10 F FABRIC THE ROOSEVELT zoning B. Village General District (VG) The Village General District provides an opportunity to expand the mix of commercial and residential uses into a broader geographic area in the north part of the Village, roughly from Roosevelt Street east to Jefferson Street. Buildings may be attached or detached, and located near the front property line, or allow for an area for either small courtyards, outdoor dining or open space, and/or additional landscaping. Residential and commercial uses may exist side-by-side or in a mixed -use format. -. I ... I ... I - \\ V\ '' :-4 I i . I ... -C.RAND AVE. __ - 7. Allow a range of uses in the Village to provide for the daily needs of nearby residents, local workers and transit commuters, including a grocery/specialty market, fresh produce, pharmacies, restaurants, coffee shops, delicatessens, exercise studios, personal services and the like. 4. Expand the mix of residential and non-residential uses permitted in the north part of the Village along Roosevelt, Madison, and Jefferson streets. C. • Attract high quality, sustainable development that enhances vitality and local character. Overall, development standards and guidelines of the Master Plan maintain existing land use patterns and densities and accommodate both residential and non-residential growth. Existing character is respected and also enriched by emphasizing a street network inviting and attractive to all users, whether arriving on foot or bike, by car or transit, and a pedestrian-orientation for buildings and public spaces. Further, in keeping with the eclectic mix of building designs prevalent in the Village and Barrio, the Master Plan emphasizes quality architecture for any particular style. The importance the Master Plan places on design, circulation and mobility supports economic development and attracts quality business and shops. Promote infill development and private reinvestment in property in a way that protects and enhances the character of the Village and Barrio yet provides enough flexibility and opportunity for quality growth . 1. Enforce design guidelines that identify components of good design and promote compatibility with existing context in keeping with the eclectic mix of styles present in the Village and Barrio. • Embody the principles of smart growth, with a mix of commercial and residential land uses, a variety of housing choices, walkable neighborhoods and multiple transportation options. The Master Plan capitalizes on the Village and Barrio's varied and compact mix of land uses, walkable street grid, and transportation or mobility options, all of which enable the neighborhoods to be places where people can live, work and play in a way that respects sustainability. The plan also encourages connections externally, such as across the railroad and Interstate 5, to further improve the ways in which people can move about the area. • Are connected in place and spirit, yet retain their unique personalities. The Master Plan maintains the predominantly residential nature of the Barrio and recognizes and strengthens the Village as not only a commercial core, but a unique place with a mix of uses. It encourages preservation of each neighborhood's character through building standards and design guidelines. The Master Plan would enhance pedestrian and bicycle access, which in turn would improve connectivity between the Village and Barrio. F FABRIC THE ROOSEVELT Landscaping - Basis of Design only Native species Drought tolerant Lush Planting Creating an inviting public plaza area that acts like a piazza around the retail Creating a space for placemaking, community gatherings, public art, etc. LO CAL INVESTMENT b y FABRIC FABRIC LO CAL INVESTMENT b y FABRIC J ;:J'-jJ) I ,J U E £ JIOLIE e FABRIC THE ROOSEVELT Q&A I I I IF Kyle Van Leeuwen, Associate Planner Planning Division April 2, 2025 The Roosevelt SDP 2024-0001 C cityof Carlsbad ITEM 1 - Project Site 2621 Roosevelt Street •0.46 AC (20,228 SF) •Village & Barrio Master Plan •Village General District •Not in Coastal Zone THE ROOSEVELT SDP-2024-0001(DEV2024-0014) 8 0 35 70 140 210 ( City of Carlsbad ITEM 1 – Project Proposal •Demolition: Two-Story Structure •New Four-Story Mixed-Use Structure •5,400 SqFt Commercial Space •23 Residential Units •Density Bonus – 50% for 2 Very-Low – 50% for 2 Moderate •2 Concession / 8 Waivers C cityof Carlsbad ITEM 1 - Site Plan Ground Floor •5 Tenant Spaces •Lobby/Entrance •Pedestrian “Alley” •24 Res. Parking Spaces 2nd Story •2 Office Suites •10 Res. Units •Open Courtyard •Bike Storage 3rd Story •13 Res. Units - 4 units extend to 4th Commercial Suite om l072Sf 1' Commercial Suh ~ 591SF ~omme<ciol Suil•• ,~ n'-81/f" cyl mm,,olol '""' !Jill ll' 81lSF = = = = = I I I _ _J -...,.--,-+----- K 6. I ~~~-....":.',!:..-, •• --i-~~~11w~*~rT'-f::_~-jJl.~~~ ------. -I r=::i::::::r:-.,-,1 = = = = = = =I I I I I TrorGlo,me< I --, ( City of Carlsbad ITEM 1 - Site Plan Ground Floor •5 Tenant Spaces •Lobby/Entrance •Pedestrian “Alley” •24 Res. Parking Spaces 2nd Story •2 Office Suites •10 Res. Units •Open Courtyard •Bike Storage 3rd Story •13 Res. Units - 4 units extend to 4th ~ ~ jMJ ~ I o~~~~~1 ~Off ~ I, -~I F~ comm_Ofl. ~ 627Sf .. I ~ : I ( City of Carlsbad ITEM 1 - Site Plan Ground Floor •5 Tenant Spaces •Lobby/Entrance •Pedestrian “Alley” •24 Res. Parking Spaces 2nd Story •2 Office Suites •10 Res. Units •Open Courtyard •Bike Storage 3rd Story •13 Res. Units - 4 units extend to 4th ---f ---------------------·-------. ~ ~,:1 l..g"- n ~r,--! L _____________ _ ( City of Carlsbad D Density Bonus Calculation ITEM 1 – Project Proposal 77 •Base Density: 23 DU/AC X 0.46 AC = 11 units (10.58) •2 Units Very-Low-Income (15% Base) = 50% Bonus Density; AND •2 Units Moderate-Income (15% Base) = 50% Bonus Density •11 Units X 50% = 6 Units (5.5) •11 units + 6 units + 6 units = 23 units STATE DENSITY BONUS LAW 1111111 Concession/Incentive ITEM 1 – Project Proposal 88 1.Concession to waive the requirement that the current water main servicing the property be upsized from a six-inch water main to an eight-inch water main. 2.Concession to waive all commercial parking requirements. STATE DENSITY BONUS LAW 1111111 Waivers of Dev. Standards ITEM 1 – Project Proposal 99 1.Waiver of 5-foot minimum front setback. 2.Waiver of 35-foot, 3-story height limit. 3.Waiver of parking stall dimension requirements. 4.Waiver of ODS prohibition on Large-Mixed use building type in Village General District. STATE DENSITY BONUS LAW 1111111 Waivers of Dev. Standards (Con’t) ITEM 1 – Project Proposal 1010 5.Waiver of ODS requiring 50% of building floor area face primary street. 6.Waiver of ODS requiring 75% ground floor window frontage (primary frontage). 7.Waiver of ODS requiring upper stories to occupy full ground floor footprint. 8.Waiver of ODS requiring 90% glazed transparent and clear shopfront façade. STATE DENSITY BONUS LAW 1111111 ITEM 1 - Elevations -----1----------------------------------- .__--------f-780Sf OF GI..AllNG/ TRN-ISPAAENT FAC~· l.700SFOFAAEAB FLOORS•.f~GLAZE ~ ... ITEM 1 – Renderings □ □--□ □ ___!'_ll ----B ITEM 1 – CEQA Exemption Staff has reviewed the scope of the project and applicable studies and finds that the project belongs to a class of projects that categorically exempt from the requirement for the preparation of environmental documents (CEQA §15332 - In- Fill Development Projects) C cityof Carlsbad ITEM 1 – CEQA Exemption NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) Compliance with CEQA. The proposed action to demolish an existing commercial structure and construct a four-story mixed-use structure is categorically exempt from environmental review under CEQA Guidelines section 15332 (Class 32 -Infill Development Projects) because it is infill development within an urbanized area and meets certain criteria. No exceptions to the categorical exemption as set forth in CEQA Guidelines Section 15300.2 or Carlsbad Municipal Code Section 19.04.070(() apply. The notice of exemption will be filed with the Recorder/County Clerk within five days after project approval by the decision-making body. C) That based on the evidence presented at the public hearing, the Planning Commission RECOMMENDS APPROVAL OF SDP 2024-0001 -THE ROOSEVELT, based on the following findings and subject to the following conditions: (city of Carlsbad ITEM 1 – RECOMMENDATION ADOPT a resolution APPROVING the Site Development Plan, based on the findings and subject to conditions. C cityof Carlsbad Parking Residential Commercial VBMP Standards Under AB 2097 Provided 25 Spaces 14 Spaces (13 EV & 1 ADA)24 Spaces 21 Spaces 5 Spaces (4 EV & 1 ADA) 0 Spaces (Density Bonus Concession) Carlsbad Planning Commission April 4, 2025 APPLICANT PRESENTATION FABRIC THE ROOSEVELT The project involves the construction of a three and four -story mixed -use building containing approximately 4,000 square feet of commercial space and a 8,596 -square -foot parking garage on the first floor, 1,431 square feet of office space and ten (10) residential units on the second floor, and 13 residential units on the third floor. Four of the units on the third floor include a fourth floor “loft”. The 23 Residential units will range in size - 20 of which will contain one bedroom and three with two bedrooms. A total of 24 parking spaces will be provided in the first -floor parking garage for residential tenants, with no parking provided for commercial tenants. A 50% density bonus is requested with the dedication of 15% of the base density units to be designated for very -low -income households (2 units), and an additional 50% bonus is requested with the dedication of 15% of the base density units for moderate -income households (2 units). 2621 Roosevelt Street Carlsbad, CA 92008 SDP2024 -0001 VBMP : Village General I I ' HE R005EVEL T '*I*~ ~' 'Y. * * RESIDENCES & 5HDPPE5 CARLSBAD VILLAGE FABRIC THE ROOSEVELT ELEVATION INFORMATION 4 story concrete and wood structure Height from Level 1 to top of parapet - 45'-0" Mechanical equipment shall be equal to or less than the parapet height in most locations and fully screened in a few locations where parapet is lower Large courtyard provided on the north side of the apartment complex Commercial plaza on north side of property that doubles as a fire lane MATERIALITY - Designed with longevity and simplicity in mind Vertical Composite Siding - (exterior walls & roof parapet facing Roosevelt) color: Pacific Sea Teal (historic color) Real Wood Siding - (deck walls & ceilings facing Roosevelt) Hemlock T&G siding with clear sealer Terracotta - (stairwells on the south facade / retail facade / breeze blocks) Natural color of the material CMU - (south side of street facade facing Roosevelt) bead blasted finish on a warm gray block Smooth Stucco Finish - (Residential units) smooth acrylic stucco with an off -white finish (based on a historic white) elevations FABRIC THE ROOSEVELT site pla n ------"\ 0-- ©-- ©-- @--- b ®-.. 0-- I ConvMJClal S:Oh DID 1012$f ComrM«W S!Jlte OE] • S9HE ft • ,,r 0 Commtcclaf s'uh DID SUSf l>·O>P _...,_ __ Jommerdol s-... I [§] Stl SF .__Jtt.c•!.·----l-_.1!•~•.!t __ l-_1:.:.,•''---11-.:11,i. µ""'''!.'----1--=•~-.!~-~l---''W''--4 l---!l'Tr.:·.!!ff'.... _ _j~rJ_~l-.:..!.:.!L-.:ll--!:.![,.._!--~.t__.J.__..!.:£....JL)J--,--=:.:.::.::::9-jj--:---1~-,.!{'.'=:~----1 ......... ........ . . . . . . . . ....... . . . . . . . . ....... .. . . . . . . . .......... . . . .. .. . . . ....... ........ ........ . . .. . . . . . Ir~ti~ ~=~{=~{:})~:~{ .. ,,. c:::l ..... c:::l . .. . ~ I' , • -' c::::::J c:::l .. !! . ,. :::: :::: > ..... ::.: =::: --- c:::l c:::l t:=:::I ::: 1:::: ·'? I •r.v .. --------~ -------~ -------~ ---- CARLSBAD VILLAGE RESIDENCES & SHOPPES ------------------------------------------ THE ROOSEVELT pa rking There are over hundreds of public parking spaces within 1/4 mile of the subject property. The retail is designed to be neighborhood serving to encourage alternative mobility (w a lking, bikes, public transport) Pa rking w a s ma ximized given site constraints. Tota l Pa rking Sta lls = 2 4 ADA Pa rking = 1 sta ll EV Pa r k in g = 11 EVCS Bike Pa rking Short term = 6 Resident = 10 F FABRIC THE ROOSEVELT zoning B. Village General District (VG) The Village General District provides an opportunity to expand the mix of commercial and residential uses into a broader geographic area in the north part of the Village, roughly from Roosevelt Street east to Jefferson Street. Buildings may be attached or detached, and located near the front property line, or allow for an area for either small courtyards, outdoor dining or open space, and/or additional landscaping. Residential and commercial uses may exist side-by-side or in a mixed -use format. -. I ... I ... I - \\ V\ '' :-4 I i . I ... -C.RAND AVE. __ - 7. Allow a range of uses in the Village to provide for the daily needs of nearby residents, local workers and transit commuters, including a grocery/specialty market, fresh produce, pharmacies, restaurants, coffee shops, delicatessens, exercise studios, personal services and the like. 4. Expand the mix of residential and non-residential uses permitted in the north part of the Village along Roosevelt, Madison, and Jefferson streets. C. • Attract high quality, sustainable development that enhances vitality and local character. Overall, development standards and guidelines of the Master Plan maintain existing land use patterns and densities and accommodate both residential and non-residential growth. Existing character is respected and also enriched by emphasizing a street network inviting and attractive to all users, whether arriving on foot or bike, by car or transit, and a pedestrian-orientation for buildings and public spaces. Further, in keeping with the eclectic mix of building designs prevalent in the Village and Barrio, the Master Plan emphasizes quality architecture for any particular style. The importance the Master Plan places on design, circulation and mobility supports economic development and attracts quality business and shops. Promote infill development and private reinvestment in property in a way that protects and enhances the character of the Village and Barrio yet provides enough flexibility and opportunity for quality growth . 1. Enforce design guidelines that identify components of good design and promote compatibility with existing context in keeping with the eclectic mix of styles present in the Village and Barrio. • Embody the principles of smart growth, with a mix of commercial and residential land uses, a variety of housing choices, walkable neighborhoods and multiple transportation options. The Master Plan capitalizes on the Village and Barrio's varied and compact mix of land uses, walkable street grid, and transportation or mobility options, all of which enable the neighborhoods to be places where people can live, work and play in a way that respects sustainability. The plan also encourages connections externally, such as across the railroad and Interstate 5, to further improve the ways in which people can move about the area. • Are connected in place and spirit, yet retain their unique personalities. The Master Plan maintains the predominantly residential nature of the Barrio and recognizes and strengthens the Village as not only a commercial core, but a unique place with a mix of uses. It encourages preservation of each neighborhood's character through building standards and design guidelines. The Master Plan would enhance pedestrian and bicycle access, which in turn would improve connectivity between the Village and Barrio. F FABRIC THE ROOSEVELT Landscaping - Basis of Design only Native species Drought tolerant Lush Planting Creating an inviting public plaza area that acts like a piazza around the retail Creating a space for placemaking, community gatherings, public art, etc. LO CAL INVESTMENT b y FABRIC FABRIC LO CAL INVESTMENT b y FABRIC J ;:J'-jJ) I ,J U E £ JIOLIE e FABRIC THE ROOSEVELT Q&A I I I IF