HomeMy WebLinkAbout2025-07-29; City Council; 13; The Roosevelt Site Development Plan (SDP 2024-0001 / DEV2024-0001)CA Review CDS
Meeting Date: July 29, 2025
To: Mayor and City Council
From: Geoff Patnoe, City Manager
Staff Contact: Kyle Van Leeuwen, Senior Planner
kyle.vanleeuwen@carlsbadca.gov, 442-339-2611
Subject: The Roosevelt Site Development Plan (SDP 2024-0001 / DEV2024-0001)
District: 1
Recommended Action
1)Hold a public hearing; and
2)Adopt a resolution approving a California Environmental Quality Act exemption
determination and approving a site development plan to demolish an existing two-story
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 and 24
covered parking spaces on a 0.46-acre property located at 2621 Roosevelt Street in the
northwest quadrant of the city, the Village & Barrio Master Plan area and Local Facilities
Management Zone 1 (Exhibit 1).
Executive Summary
This project site development plan application proposes replacing an existing two-story
commercial structure on a 0.46-acre lot at 2621 Roosevelt St. with a four-story mixed-use
building consisting of 23 apartment units and 5,406 square feet of commercial space.
The developer is using state density bonus law, as detailed below, to increase the proposed
project’s residential density by 100% of what is allowed under the Village & Barrio Master Plan.
As part of the state density bonus application, the applicant is seeking eight waivers from certain
city development standards and objective design standards to accommodate the density
increase.
For the reasons explained below, including recent state housing laws that preempt certain local
land use controls, city staff and the Planning Commission have concluded that all required
findings can be made to approve this request and are recommending approval of the project,
consistent with local and state laws.
This item is being brought before the City Council because the property is subject to the Village &
Barrio Master Plan, which requires City Council review and approval of any proposed structures
over 5,000 square feet or projects with more than four dwelling units.
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Explanation & Analysis
Project Description
The project site consists of a 0.46-acre lot 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 surface parking lot. The parcel is generally flat, sloping slightly toward Roosevelt
Street. The subject site is surrounded by a mix of uses, including a trailer park, car wash,
commercial building containing a restaurant and, across Roosevelt Street, multiple-family
residential uses.
The proposed mixed-use development consists of:
•5,406 square feet of commercial space that will be divided into five tenant spaces on the
first floor (for a total of 3,975 square feet) and two office suites on the second floor, for a
total of 1,434 square feet.
•23 multiple-family residential apartment units located on the second, third, and fourth
floors. Four of the 13 units on the third level have two-story floor plans.
•24 parking spaces, located within a ground floor parking garage, that are provided for the
residential units. The project is not providing any parking spaces for the commercial or
office spaces.
A complete summary of the proposed development and the zoning and master plan
requirements for the project can be found in the Planning Commission staff report provided as
Exhibit 3.
California Density Bonus Law
Definition
California’s Density Bonus Law gives a developer the legal right to increase the total number of
homes allowed on a property above a city’s maximum limits by as much as 100% in exchange for
making some of those units affordable to lower-income families. The law also allows developers
to reduce or exceed city established development standards such as building setback
requirements and building height limitations when those standards prevent them from achieving
the increased density allowed under state density bonus law.
Application – Density increase
Under the city’s General Plan, the designation for this site is Village General, which allows
residential use at a density of 23 dwelling units per acre. That allows for a maximum of 11
dwelling units on this 0.46-acre property. To be able to construct 23 units, the applicant is
applying two 50% density bonuses, which allows for an additional 12 units.1 The two 50% density
bonuses are achieved by designating at least 15% of the 11 base density units, or two units, as
affordable to very low-income households,2 and at least 15% of the 11 base density units, again
1 “Base density” unit yields are calculated based on provisions in Carlsbad Municipal Code Chapter 21.53, under which dwelling
units may be rounded up or down to the next whole number. However, in the context of state density bonus law, fractional units
for “base density” and “total density” are rounded up to the next whole number. Therefore, the proposed project’s “total
density” is 23 dwelling units.
2 The U.S. Department of Housing & Urban Development defines a very low-income household family as one whose income does
not exceed 50% of the average area median income for the region and a moderate-income household as one whose income does
not exceed 120% of the average area median income for the region. In 2024, HUD reported that the average area median income
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two units, as affordable to moderate-income households. These four affordable units will have
restrictions on the deed of the property requiring they continue to be priced as affordable units
for a period of 55 years. The four deed-restricted affordable units also satisfy the city’s
Inclusionary Housing Ordinance requirements, as discussed further below.
Application – Deviations From Development Standards
Projects proposing certain percentages of affordable units can request incentives or concessions
from specific development standards, when modifying such standards would provide
“identifiable and actual cost reductions” to provide for affordable housing costs and rents.
Developers can also have development standards waived or revised when such deviations are
needed to achieve the density allowed under state law.3
The application requests eight density bonus waivers from the Village & Bario Master Plan’s
(VBMP) development standards and Carlsbad Municipal Code (CMC) development standards and
two density bonus concessions:
Waivers
• Waiver of VBMP Standard 2.7.2(A)(1) requiring a front setback minimum of 5 feet;
maximum of 10 feet to building. A front setback of 3 feet is proposed.
• Waiver of VBMP Standard 2.7.2(G) limiting the maximum height of a building to 35 feet
and 3 stories. A height of 45 feet and 4 stories is proposed.
• 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. 13 compact parking spaces, 8 feet by 15 feet,
are proposed.
• Waiver of VMBP Appendix E, Table 3.1.4 prohibiting large-mixed use building types from
the Village General Subdistrict. A large-mixed use building type is proposed.
• Waiver of VBMP Appendix E, 2.6.2(A)(1) requiring fifty (50%) percent or more of the
primary building’s floor area facing onto a primary and/or secondary street(s). Floor area
facing an internal commercial courtyard is proposed.
• Waiver of VBMP Appendix E, 4.8(B)(3) requiring ground floor window frontage facade
area to be a minimum of 75% transparency on primary frontage. The project is proposing
25% transparency.
• Waiver of VBMP Appendix E, 4.8(C)(2) requiring upper stories to occupy the full ground
floor footprint area. A second story residential courtyard (common open space) is
proposed.
for the San Diego County region is $119,500, so a very low-income family of four makes no more than $75,750 annually and a
moderate-income family of four makes no more than $143,400 annually.
3 Refer to Exhibit 7 for an info-bulletin that provides more information on how the state density bonus law works and is applied in
the City of Carlsbad.
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• Waiver of VBMP Appendix E, 5.8(B)(3) requiring shopfront facade area to be a minimum
of 90% glazed transparent and clear. The applicant is proposing 25% transparency.
Concessions
• Concession to waive the requirement that the current six-inch water main water main
servicing the property be replaced with an eight-inch water main. Following discussions
with the Carlsbad Municipal Water District, staff determined the existing six-inch water
main will provide the water flow required to serve the proposed project.
• Concession to waive all commercial parking requirements for the project. The Village &
Barrio Master Plan standards require 17 parking spaces for the proposed commercial
space and four spaces for the proposed office use. The applicant is using a concession to
waive the 21 total spaces required by the master plan.
Carlsbad Inclusionary Housing Ordinance
Definition
To help address the ongoing need for affordable housing, the city adopted an Inclusionary
Housing Ordinance (Carlsbad Municipal Code Chapter 21.85) in 1993 that established the legal
basis for requiring affordable – or inclusionary – housing units in new residential development in
the city. The law, which applies to all proposed development projects that include residential
units, requires that at least 15% of the base density units within a project be affordable to lower-
income households.
Application
In keeping with the Inclusionary Housing Ordinance, 15% of the base units, or two units, shall be
constructed and restricted both as to occupancy and affordability to lower-income households
(11 units X 15% = 2 units, 1.65 rounded up). The two very low-income units proposed to satisfy
one of the requested state density bonus requirements also satisfy the Inclusionary Housing
Ordinance’s requirements.
State Housing Laws And Limits To Local Control
Overview
Over the past decade, the California Legislature has amended state law to expand and
strengthen measures intended to create more affordable housing, in recognition of the critically
low volumes of housing stock across the state and the belief that local jurisdictions are not doing
enough to address the need for more affordable housing. In response, most bills passed by the
Legislature have made it easier and faster for housing projects to be approved while limiting a
local government’s ability to deny, reduce the density of or make infeasible those housing
projects. The specific housing laws that are being applied to the proposed development project
and worth highlighting are:
State Density Bonus Law
As stated above, under state law projects that restrict a percentage of units as affordable are
entitled to a density increase above a city’s maximums. Local jurisdictions cannot deny or limit
the density increase, nor can the city require the applicant to submit an amendment to the city's
General Plan to reflect the increase in housing units. This is a developer right under state law.
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The Density Bonus Law also allows applicants concessions or incentives from certain
requirements and waivers of development standards. State law does give local cities the ability
to deny waivers, but the findings are, by design, extremely difficult to make.
• To deny a waiver, the city must identify a specific adverse impact on public health and
safety and conclude that there is no feasible method to satisfactorily mitigate or avoid the
impact.
• An 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.
This is a high bar to overcome, and both cities and community groups have previously tried to
challenge such waivers, only to be denied in court. For example, in 2022, the state Court of
Appeal ruled in the case of Bankers Hill 150 v. City of San Diego that the developers of density
bonus projects are entitled to waive development standards that would prevent the project from
being built as designed – even if the project could be redesigned to comply with the relevant
standards. In other words, the courts have held that a city cannot redesign a qualifying density
bonus project on the theory that, if the project were configured differently, it would not need
the requested waivers.
State Housing Accountability Act
The Housing Accountability Act, Government Code Section 65589.5, limits a local government’s
decision-making authority over certain housing development projects. The legislature first
enacted the act in 1982 and has amended the law over the years. It now involves a multitude of
interconnected and overlapping Government Code sections. Many of the most significant
amendments were added in the past seven years.
Most notably, the Housing Accountability Act states that when a proposed housing development
project complies with the applicable general plan, zoning, subdivision standards, and objective
design criteria that were in effect at the time that the application was deemed complete, cities
cannot 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, unless
disapproved or approved at a lower density; and
• There is no feasible method to satisfactorily mitigate or avoid the 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. For the proposed application,
city staff found no “specific, adverse impact” that could not be mitigated or adequately
addressed.
State Housing Crisis Act
The Housing Crisis Act of 2019, commonly referred to as Senate Bill 330, amended the Housing
Accountability Act, with several pro-housing provisions that further limited a city’s ability to deny
an application for a housing project that meets established development requirements. The
Housing Crisis Act also placed limits on permit processing. The law:
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• Allows certain projects to establish vesting rights that limit the city to only applying those
codes, requirements and fees that were in place at the time the application was filed
• Shortened the timelines allowed to review applications
• Limits the number of public meetings to five, which includes any required community
meetings
• Requires that any new requirement established must be objective, meaning clear and
measurable, or provides specific direction for how to apply requirements, criteria or
standards
• Prohibits a city from “downzoning” properties, that is, reducing residential density,
through land use designations or other development standards unless a city concurrently
“upzones” another location to ensure there is no net loss in residential capacity
• Prohibits a city from imposing housing caps or moratoriums on housing developments
Planning Commission
The Planning Commission considered the project on April 2, 2025. Two speakers provided
comments at the hearing. One expressed overall support for the project but raised some
concerns regarding the choice of colors for the structure. The other, while not specifically
advocating for the project to be revised or denied, voiced concerns about the lack of parking in
Carlsbad Village in relation to projects not providing adequate on-site parking. Concerns over
parking were also voiced through written correspondence received on the project. The following
is a summary of these concerns, and the responses provided.
Colors
City codes and regulations do not include specific requirements for colors. This is due in part to
state requirements that stipulate only objective standards be applied to housing projects, and
any color or tone “guidelines” are not typically considered objective standards. Despite the city
not having discretion over color choices, the applicant did acknowledge the residents’ concern
and commented on how the color and material choices were made for the project. The applicant
stated that the colors chosen are not meant to be stark tones, but also did not want to rely on
muted colors such as white, cream and beige for the project. The applicant also referenced other
projects they have completed in Carlsbad Village, such as the State Street Commons project and
the Tyra Biotechnology buildings, which they believe showed their successful use of colors and
materials.
Parking
Assembly Bill 2097 (2022) prohibits a public agency from imposing or enforcing any minimum
parking standard for qualifying projects within one-half mile of public transit. For this project, the
amount of parking the city can require is reduced significantly by AB 2097. Moreover, the
applicant has included a Density Bonus Law concession request to eliminate all commercial
parking requirements. As this mixed-use project also qualifies as a housing development project,
the commercial parking requirements are subject to the Density Bonus Law. The applicant has
submitted adequate justification to substantiate eliminating the commercial parking requirement
as a concession.
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After receiving and considering public comments, the Planning Commission voted unanimously
with the four commissioners present to recommend approval of the project to the City Council.
The minutes of the meeting are provided as Exhibit 4.
Public Notification
Public notice of this meeting, as well as for the Planning Commission hearing, was mailed to
property owners within 600 feet of the project site and posted in accordance with the
requirements of the Ralph M. Brown Act, California’s open meeting law.
Information regarding public notification of this item such as mailings, public hearing notices
posted in a newspaper of general circulation and on the city’s website are available in the Office
of the City Clerk.
The project is also subject to City Council Policy No. 844 – Development Project Public
Involvement Policy. In compliance with that policy:
•A notice of the 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 residential units from 22 to 23
units.
•A total of 250 property owners were notified through the notice of project application.
Correspondence received prior to the Planning Commission hearing is included as a part of the
Planning Commission staff report provided as Exhibit 3). Comments received after the Planning
Commission hearing are included as Exhibit 8.
Fiscal Analysis
There is no direct fiscal impact associated with the proposed project.
Next Steps
If approved, the next steps for development would be the design development phase, with
construction drawings. Construction drawings, such as grading and building plans, would need to
be reviewed and approved by the city prior to authorizing construction work. The specific
schedule would be determined by the applicant. Grading and building permits typically take
between six and twelve months to process. If approved, the site development plan will expire in
two years unless construction commences and could be extended for up to six additional years.
Environmental Evaluation
The California Environmental Quality Act (CEQA) requires agencies to be aware of the
environmental effects of their proposed actions, to give the public an opportunity to comment
on environmental issues, and to avoid or reduce significant environmental impacts when it’s
feasible to do so. Prior to final action on the project, an environmental determination shall be
made by the City Council as part of the approval action to ensure agency compliance with CEQA.
The CEQA Guidelines (California Code of Regulations Title 14, Division 6, Chapter 3) establish
certain project types as being exempt from CEQA. One of those exemptions, set forth in CEQA
Guidelines Section 15332 and called a Class 32 Exemption, is for “In-Fill Development.” This
4 This project was submitted before recent updates to City Council Policy No. 84; no enhanced stakeholder outreach was required
for the project.
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exemption applies to projects that meet the following criteria:
•Project site is no larger than five acres in size and substantially surrounded by urban uses
•The site has no value as habitat for rare, endangered or threatened species
•Project is consistent with the city’s General Plan and zoning regulations for the property
•The site can be adequately served by all required utilities and public services
•Approval of the project would not result in any significant effects relating to traffic, noise,
air quality or water quality
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.
Staff have reviewed the scope of the project and applicable studies provided by the applicant (as
amended) and finds that the project is categorically exempt from the requirement for the
preparation of environmental documents as an in-fill development project. The draft notice of
exemption (Exhibit 6) 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 Carlsbad Municipal Code have been triggered. (The draft notice includes a
vehicle miles traveled analysis, noise study and air quality-greenhouse gases report.)
Exhibits
1.City Council resolution
2.Location map
3.Staff Report from April 2, 2025, Planning Commission Meeting (on file in the Office of the City
Clerk)
4.Minutes from April 2, 2025, Planning Commission Meeting (on file in the Office of the City
Clerk)
5.Planning Commission Resolution No. 7540 (on file in the Office of the City Clerk)
6.CEQA Memorandum & Draft Notice of CEQA Exemption
7.Informational Bulletin IB-112 – State Density Bonus Law
8.Correspondence Received after April 2, 2025, to noon, July 23, 2025
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Exhibit 1 RESOLUTION NO. 2025-192
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A CALIFORNIA ENVIRONMENTAL QUALITY ACT
EXEMPTION DETERMINATION AND APPROVING A SITE DEVELOPMENT PLAN
TO DEMOLISH AN EXISTING TWO-STORY 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, AND 24 COVERED PARKING SPACES ON A 0.46-ACRE
PROPERTY LOCATED AT 2621 ROOSEVELT STREET IN THE NORTHWEST
QUADRANT OF THE CITY, THE VILLAGE & BARRIO MASTER PLAN AREA AND
LOCAL FACILITIES MANAGEMENT ZONE 1
CASE NAME: THE ROOSEVELT
CASE NO.: SDP 2024-0001 (DEV2024-0001)
WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to
the provisions of the Municipal Code, the Planning Commission did, on April 2, 2025, hold a duly noticed
public hearing as prescribed by law to consider Site Development Plan, SDP 2024-0001, as referenced
in Planning Commission adopted Resolution No. 7540 recommending to the City Council that it be
approved; and
WHEREAS, the City Council of the City of Carlsbad held a duly noticed public hearing to consider
said site development plan; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if
any, of all persons desiring to be heard, the City Council considered all factors relating to the site
development plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1.That the above recitations are true and correct.
2.Compliance with California Environmental Quality Act. 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.
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3.That the recommendation of the Planning Commission for the approval of Site
Development Plan, SDP 2024-0001, is adopted and approved, and that the findings and conditions of
the Planning Commission contained in the Planning Commission adopted Resolution No. 7540 on file
with the City Clerk and incorporated herein by reference, are the findings and conditions of the City
Council.
4.This action is final the date this resolution is adopted by the City Council. The Provisions
of Chapter 1.16 of the Carlsbad Municipal Code, “Time Limits for Judicial Review” shall apply:
“NOTICE”
The time within which judicial review of this decision must be sought is governed by Code of Civil
Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad
Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the
appropriate court not later than the ninetieth day following the date on which this decision becomes
final; however, if within ten days after the decision becomes final a request for the record is filed with
a deposit in an amount sufficient to cover the estimated cost or preparation of such record, the time
within which such petition may be filed in court is extended to not later than the thirtieth day following
the date on which the record is either personally delivered or mailed to the party, or his attorney of
record, if he has one. A written request for the preparation of the record of the proceedings shall be
filed with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA 92008.
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PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City
of Carlsbad on the 29th day of July, 2025, by the following vote, to wit:
AYES: Blackburn, Bhat-Patel, Acosta, Shin.
NAYS:
ABSTAIN:
ABSENT:
Burkholder.
None.
None.
______________________________________
KEITH BLACKBURN, Mayor
______________________________________
SHERRY FREISINGER, City Clerk
(SEAL)
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SDP-2024-0001(DEV2024-0014)
THE ROOSEVELT
SITE MAP
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SITE
Map generated on: 3/4/2025
Exhibit 2
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Exhibit 3
Staff Report from April 2, 2025,
Planning Commission Meeting
(on file in the Office of the City Clerk)
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Exhibit 4
Minutes from April 2, 2025,
Planning Commission Meeting
(on file in the Office of the City Clerk)
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Exhibit 5
Planning Commission Resolution No. 7540
(on file in the Office of the City Clerk)
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Community Development Department
1635 Faraday Avenue Carlsbad, CA 92008 760-602-4600 760-602-8560 fax
Memorandum
JUNE 30, 2025
To: All interested parties
From: Eric Lardy, City Planner
Via Kyle Van Leeuwen, Senior Planner
Re: The Roosevelt (SDP 2024-0001 / DEV 2024-0001) - California Environmental
Quality Act (CEQA) Revised Vehicle Miles Traveled (VMT) Analysis
On Jan. 30, 2024, Fabric 2775 Partners (“Applicant”) filed a land use development application
(Planning Case Nos. SDP 2024-001)) constituting a request to replace an existing commercial
structure at 2621 Roosevelt Street with a four-story mixed-use building consisting of 5,406
square feet of commercial space, 23 apartment units, and 24 covered parking spaces
(“Project”). The application was submitted to, and processed by, the Planning Division of the
Community Development Department and processed in accordance with the California
Environmental Quality Act (CEQA) to determine if the Project was possibly exempt for the
process.
SB 743 was passed by the State Legislature and signed into law in the fall of 2013. This
legislation led to a change in the way that transportation impacts are measured under the
California Environmental Quality Act (CEQA). Subsequent revisions to the CEQA Guidelines
suggested by the Office of Planning and Research (OPR) provided that VMT generally is the
most appropriate measure of transportation impacts, which resulted from SB 743’s legislative
direction in 2013. The city adopted VMT thresholds and screening criteria on June 16, 2020. The
city also established guidelines (“The VMT Analysis Guidelines”) to provide direction to city
staff, consultants, and project applicants regarding the methodologies and thresholds to be
used for VMT analysis for evaluating transportation impacts pursuant to CEQA in the City of
Carlsbad.
For the Roosevelt Project (SDP 2024-0001), staff reviewed the scope of the Project and applicable
studies provided by the Applicant and initially found that the project belonged to a class of
projects that the State Secretary for Resources has found to not have a significant impact on the
environment. A draft Notice of Exemption was prepared by city staff and posted on the city’s
website on March 13, 2025. The draft Notice of Exemption was based on information available
up until the time the report was prepared, which included references to the city’s VMT Analysis
Guidelines, VMT thresholds, and screening criteria. The CEQA analysis relied on the Project’s
Exhibit 6
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proximity to transit. The “transit proximate” threshold is a threshold in the city’s VMT Guidelines
based on an OPR (statewide) threshold.
A recent appeals court ruling1 determined that screening criteria for VMT must be supported by
substantial evidence and/or based on locally proven assumptions, rather than statewide data.
This appeals court ruling came days after the Project was recommended for approval by the
Planning Commission on April 2, 2025. In response to the appeals court ruling, the Applicant
was asked by city staff to supplement the record with additional analysis. The Applicant
provided additional analysis on the potential for VMT impacts created by the Project, which
does not rely on a “transit proximate” screening threshold. This additional analysis is provided
as Exhibit 1 to the draft Notice of Exemption, and shows no impact based on substantial
evidence. The draft Notice of Exemption has been updated to reflect the date of this analysis
document.
As part of an additional and optional public disclosure, the original draft Notice of Exemption
was posted on the city’s website on March 13, 2025. The updated draft Notice of Exemption is
a revision to the original draft Notice of Exemption. The updated draft Notice of Exemption and
additional VMT analysis was posted on the city’s website on June 4, 2025. An email was sent to
parties signed up to receive environmental notices for both postings.
Since the original and updated analyses reach the same conclusions, the matter does not need
to be returned to the Planning Commission for additional review and consideration. The City
Council is the approval body for the CEQA exemption determination.
1 Cleveland National Forest Foundation, et al. v. County of San Diego (2025) 110 Cal.App.5th 948,
954.
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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
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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 May 22, 2025, Exhibit 1), noise (as verified by the Noise Study by Birdseye Planning
Group dated February, 2025, Exhibit 2), air quality (as verified by the Air Quality/Greenhouse Gas Study
by Birdseye Planning Group dated October 2024, Exhibit 3), 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. Location. “Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located
- a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive
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 critical 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. Cumulative Impact - “All exemptions for these classes are inapplicable when the cumulative impact of
successive projects of the same type in the same place, over time is significant.”
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 cumulatively considerable when
evaluating any cumulative impacts associated with construction air quality, noise, transportation, 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
cumulatively considerable contribution to a significant cumulative impact. The Project, and all future
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projects, will be required to comply with all applicable local, regional, and state laws, regulations,
and guidelines, and as described above, any potential impact cause by the Project’s construction and
operation would continue to be less than significant and would not contribute significantly to
regional cumulative impact in the broader project region. Therefore, this exception does not apply.
c. Significant Effect - “A categorical exemption shall not be used for any activity where there is a
reasonable possibility that the activity 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 existing or proposed Hardline Conservation
Areas or Standards Areas of the Habitat Management Plan, and the conditions of approval for the
Project will reduce impacts to breading or nesting birds.
d. Scenic Highway - “A categorical exemption 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 mitigation by an adopted negative declaration or certified 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 existing
residential structures. Therefore, implementation of the Project will result in similar visual conditions
compared with a no project scenario.
e. Hazardous Waste Site - “A categorical exemption shall not be used for a project located on a site which
is included on any list compiled pursuant to Section 65962.5 of the Government Code.”
Response – The Project site is not identified on the Department of Toxic Substance Control geoportal
map as a Cleanup, Hazardous Waste, or Inspection site. Furthermore, there is no indication that the
site has had any previous uses associated with hazardous materials, such as dry-cleaning or gas station.
f. Historical Resources - “A categorical exemption shall not be used for a project which may cause a
substantial adverse change in the significance of a historical resource.”
Response – The existing 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 national, state, or local landmark or historic district
programs, nor is it eligible for listing in the Local Register. As such, development of the Project would
not cause a substantial adverse change in the significance of a historical resource, and this exception
does not apply. The property is not known to have any other special circumstances that would make
the property a historic resource.
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:
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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 residential
uses. The Project site contains an existing building, parking lot and landscaping, and contains only non-
natives and ornamental vegetation with no value as habitat for endangered, rare, or threatened
species. Furthermore, the site is not within mapped areas of potential critical habitat as depicted in
the City’s General Plan.1
The existing 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 national, state, or local landmark or historic district programs. As
such, development of the Project would not cause a substantial 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 conditioned to require archaeological monitoring of
ground-disturbing activities during Project construction in compliance with standard City regulatory
procedures outlined in the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines (City of
Carlsbad 2017). Therefore, earth-moving activities 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 location.
Lead Agency Contact Person: Kyle Van Leeuwen Telephone: 442-339-2611
ERIC LARDY, City Planner Date
1 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
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THE ROOSEVELT MIXED-USE
PROJECT
NOISE STUDY
Prepared for:
Fabric 2621 Roosevelt, LLC
2676 State Street #100
Carlsbad, CA 92008
Prepared by:
February 2025
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The Roosevelt Mixed Use Project
Noise Study
ES-1
EXECUTIVE SUMMARY
The proposed mixed‐use project at 2621 Roosevelt Street in the City of Carlsbad (APN 203‐101‐
23). The project is located on the south side of Roosevelt Street mid‐block between Laguna
Drive and Beech Avenue. The project would require a Site Development Permit to demolish an
existing 8,000 square‐foot office building and permit the construction of a 22,505‐square foot, 3
and 4‐story, 45‐foot‐high Density‐Bonus mixed‐use building on a 0.46‐acre site. The project will
include 23 residential dwelling units of which 4 will be affordable, 2 office units (approximately
1,500 square feet) and 5 retail units (approximately 4,000 square feet). The project will include
24 surface parking spaces under a podium as well as drive aisles and landscaped areas. The site
is zoned Village‐Barrio (VB) and designated Village in the Carlsbad General Plan. Construction
is anticipated to begin in mid‐2025 and be completed in mid 2026.
Temporary Construction Noise. The main sources of noise during construction activities would
include heavy machinery used during demolition, grading, and clearing the site, as well as
equipment used during building construction and paving. Temporary construction noise is not
restricted if it occurs between the hours specified in the noise ordinance as referenced herein.
Temporary Construction‐Related Vibration. Grading within 60 feet of the nearest residential
structures would be required. As discussed, a PPV of 0.2 inches/second (100 VdB) is the
vibration energy required to damage fragile historic buildings. While vibration from grading
may be perceived at neighboring residences, the vibration energy would be well below that
required to cause structural damage.
Traffic. Operational impacts related to exterior and interior traffic noise would be less than
significant. The proposed project would increase noise levels at the nearest sensitive property
by 0.3 dBA. With operation of the project, exterior noise levels would remain below 60 dBA, the
residential standard for exterior outdoor space. No specific design requirements are necessary
to meet the standard on all exterior balconies.
Heating, Ventilation and Air Conditioning. The residential units would be served by split
system fan coils with roof top condensers. All roof‐top equipment would be concealed behind a
parapet which typically provide a 10 dBA reduction on sound levels. As proposed the
condenser units will generally be located in clusters on the northeast and northwest portions of
the roof and along the south facing roof. The largest concentration would be 10 units generally
in the northwestern quadrant of the rooftop. Using an average of 35 dBA, the 10 units, assuming
all were running simultaneously, would generate a combined noise level of 45 dBA. As stated,
the units would be located behind a parapet which would reduce off‐site noise levels to
approximately 35 dBA. The condenser units would not be audible off‐site.
Operational Vibration. The proposed project is a commercial facility with ground floor retail
and event space on the second and third floors. This use does not generate vibration; thus, no
vibration impacts are anticipated to occur with operation of the project.
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The Roosevelt Mixed Use Project
Noise Study
ES-2
Exterior Railroad Noise. The AT&SF corridor is located approximately 700 feet to the west of
the site and is used by Amtrak and the North County Transit District Coaster to provide
passenger rail service. It is also used by freight trains during the late evening and nighttime
hours. The exterior 24‐hour average sound level at the project site (700 feet west of the rail
corridor) is approximately 57.5 dBA when both passenger and freight rail operations are
combined. This is below the 60 dBA exterior noise standard.
Rail Vibration. The distance between a conventional commuter railroad and Category 2 (i.e.,
residential) land use where the potential for a vibration impact to occur is 200 feet as defined in
Table 6.8 within the FTA noise and vibration impact assessment methodology. The screening
distances include a 5‐decibel safety factor. The proposed project site is located outside the 200‐
foot screening distance; thus, no rail related vibration impacts would occur at the site.
Airport Operations. McClellen‐Palomar Airport is the nearest airport and is located
approximately 4.4 miles southeast of the project site. Based on the noise contour maps provided
in the McClellen‐Palomar Airport Land Use Compatibility Plan, Exhibit III‐1, the project site is
located outside the 60 dB CNEL contour and is not affected by airport noise. For this reason, the
project site is not located in an area affected by aircraft noise; and thus, compatibility with an
adopted Airport Land Use Compatibility Plan is not required.
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The Roosevelt Mixed-Use Project
Noise Study
City of Carlsbad
Table of Contents
Page
Project Description ..................................................................................................................................... 2
Setting .......................................................................................................................................................... 2
Overview of Sound Measurement ................................................................................................. 2
Sensitive Receptors .......................................................................................................................... 5
Project Site Setting ............................................................................................................................ 7
Regulatory Setting ............................................................................................................................ 8
Impact Analysis ........................................................................................................................................ 10
Methodology and Significance Thresholds ................................................................................ 10
Temporary Construction Noise .................................................................................................... 11
Construction Noise Reduction Measures ................................................................................... 12
Residual Impacts ............................................................................................................................ 13
Temporary Construction-Related Vibration .............................................................................. 13
Long-Term Operational Noise Exposure .................................................................................... 14
Conculsion ................................................................................................................................................ 14
References ................................................................................................................................................. 20
List of Figures
Figure 1 - Project Location ........................................................................................................................ 3
Figure 2 – Proposed Site Plan ................................................................................................................... 4
Figure 3 – Noise Monitoring Locations ................................................................................................... 9
Figure 4 – Sensitive Properties ............................................................................................................... 16
List of Tables
Table 1 – Sound Levels of Typical Noise Sources and Noise Environments ..................................... 6
Table 2 – Noise Monitoring Results......................................................................................................... 8
Table 3 – Typical Construction Equipment Noise Levels .................................................................. 11
Table 4 – Typical Maximum Construction Noise Levels at Various Distances from
Project Construction ................................................................................................................ 12
Table 5 – Vibration Source Levels for Construction Equipment ....................................................... 14
Table 6 – Modeled Noise Levels ............................................................................................................ 15
Appendices
Appendix A Noise Monitoring Data
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The Roosevelt Mixed-Use Project
Noise Study
2 City of Carlsbad
THE ROOSEVELT MIXED-USE PROJECT
CARLSBAD, CALIFORNIA
NOISE STUDY
This report is an analysis of the potential noise impacts associated with The Roosevelt Mixed‐
Use Project, a multifamily and commercial development proposed for construction in the City
of Carlsbad. The report has been prepared by Birdseye Planning Group, LLC, under contract to
the applicant to support the environmental review process and address comments provided by
the City of Carlsbad after review of the initial project entitlement submittal. This study analyzes
the potential for temporary impacts associated with construction activity and long‐term impacts
associated with operation of the proposed project.
PROJECT DESCRIPTION
The proposed mixed‐use project at 2621 Roosevelt Street in the City of Carlsbad (APN 203‐101‐
23). The project is located on the south side of Roosevelt Street mid‐block between Laguna
Drive and Beech Avenue. The project would require a Site Development Permit to demolish an
existing 8,000 square‐foot office building and permit the construction of a 22,505‐square foot, 3
and 4‐story, 45‐foot‐high Density‐Bonus mixed‐use building on a 0.46‐acre site. The project will
include 23 residential dwelling units of which 4 will be affordable, 2 office units (approximately
1,500 square feet) and 5 retail units (approximately 4,000 square feet). The project will include
24 surface parking spaces under a podium as well as drive aisles and landscaped areas. The site
is zoned Village‐Barrio (VB) and designated Village in the Carlsbad General Plan. Construction
is anticipated to begin in mid‐2025 and be completed in mid 2026. Figure 1 provides a vicinity
map; Figure 2 shows a project site plan. The following scope of work is intended to demonstrate
that the project meets the conditions for a Class 32 categorical exemption for air quality.
SETTING
Overview of Sound Measurement
Noise level (or volume) is generally measured in decibels (dB) using the A‐weighted sound
pressure level (dBA). The A‐weighting scale is an adjustment to the actual sound pressure levels
to be consistent with that of human hearing response, which is most sensitive to frequencies
around 4,000 Hertz (about the highest note on a piano) and less sensitive to low frequencies
(below 100 Hertz).
Sound pressure level is measured on a logarithmic scale with the 0 dB level based on the lowest
detectable sound pressure level that people can perceive (an audible sound that is not zero
sound pressure level). Based on the logarithmic scale, a doubling of sound energy is equivalent
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Fi
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Fi
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The Roosevelt Mixed-Use Project
Noise Study
5 City of Carlsbad
to an increase of 3 dBA, and a sound that is 10 dBA less than the ambient sound level has no
effect on ambient noise. Because of the nature of the human ear, a sound must be about 10 dBA
greater than the reference sound to be judged as twice as loud. In general, a 3 dBA change in
community noise levels is noticeable, while 1‐2 dB changes generally are not perceived. Quiet
suburban areas typically have noise levels in the range of 40‐50 dBA, while arterial streets are in
the 50‐60+ dBA range. Normal conversational levels are in the 60‐65 dBA range, and ambient
noise levels greater than 65 dBA can interrupt conversations. Noise levels typically attenuate (or
drop off) at a rate of 6 dBA per doubling of distance from point sources (i.e., industrial
machinery). Noise from lightly traveled roads typically attenuates at a rate of about 4.5 dBA per
doubling of distance. Noise from heavily traveled roads typically attenuates at about 3 dBA per
doubling of distance. Noise levels may also be reduced by intervening structures; generally, a
single row of buildings between the receptor and the noise source reduces the noise level by
about 5 dBA, while a solid wall or berm reduces noise levels by 5 to 10 dBA. The manner in
which older homes in California were constructed (approximately 30 years old or older)
generally provides a reduction of exterior‐to‐interior noise levels of about 20 to 25 dBA with
closed windows. The exterior‐to‐interior reduction of newer residential units and office
buildings is generally 30 dBA or more.
In addition to the actual instantaneous measurement of sound levels, the duration of sound is
important since sounds that occur over a long period of time are more likely to be an annoyance
or cause direct physical damage or environmental stress. One of the most frequently used noise
metrics that considers both duration and sound power level is the equivalent noise level (Leq).
The Leq is defined as the single steady A‐weighted level that is equivalent to the same amount
of energy as that contained in the actual fluctuating levels over a period of time (essentially, the
average noise level). Typically, Leq is summed over a one‐hour period. Lmax is the highest
RMS (root mean squared) sound pressure level within the measuring period, and Lmin is the
lowest RMS sound pressure level within the measuring period.
The time period in which noise occurs is also important since noise that occurs at night tends to
be more disturbing than that which occurs during the day. Community noise is usually
measured using Day‐Night Average Level (Ldn), which is the 24‐hour average noise level with
a 10‐dBA penalty for noise occurring during nighttime (10 p.m. to 7 a.m.) hours, or Community
Noise Equivalent Level (CNEL), which is the 24‐hour average noise level with a 5 dBA penalty
for noise occurring from 7 p.m. to 10 p.m. and a 10 dBA penalty for noise occurring from 10
p.m. to 7 a.m. Noise levels described by Ldn and CNEL usually do not differ by more than 1
dB. Table 1 shows sound levels of typical noise sources measured using Leq.
Sensitive Receptors
Noise exposure goals for various types of land uses reflect the varying noise sensitivities
associated with each of these uses. The City of Carlsbad General Plan Noise Element Update
(approved September 2015) includes a variety of land use and development types that are noise
sensitive including residences, schools, churches, hospitals and convalescent care facilities.
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Noise Study
6 City of Carlsbad
Table 1. Sound Levels of Typical Noise Sources and Noise Environments
Noise Source
(at Given
Distance)
Noise Environment
A-Weighted
Sound Level
(Decibels)
Human Judgment of
Noise Loudness
(Relative to Reference
Loudness of 70
Decibels*)
Military Jet Takeoff
with Afterburner
(50 ft)
Carrier Flight Deck 140 128 times as loud
Civil Defense Siren (100 ft) 130 64 times as loud
Commercial Jet Take-off (200
ft) 120 32 times as loud
Threshold of Pain
Pile Driver (50 ft) Rock Music Concert Inside
Subway Station (New York) 110 16 times as loud
Ambulance Siren (100 ft)
Newspaper Press (5 ft)
Gas Lawn Mower (3 ft) 100 8 times as loud
Very Loud
Food Blender (3 ft)
Propeller Plane Flyover (1,000
ft) Diesel Truck (150 ft)
Boiler Room
Printing Press
Plant
90 4 times as loud
Garbage Disposal (3 ft) Noisy Urban Daytime 80 2 times as loud
Passenger Car, 65 mph (25 ft)
Living Room Stereo (15 ft)
Vacuum Cleaner (10 ft) Commercial Areas 70 Reference Loudness
Moderately Loud
Normal Speech (5 ft)
Air Conditioning Unit
(100 ft)
Data Processing Center
Department Store 60 1/2 as loud
Light Traffic (100 ft) Large Business Office
Quiet Urban Daytime 50 1/4 as loud
Bird Calls (distant) Quiet Urban Nighttime 40 1/8 as loud
Quiet
Soft Whisper (5 ft) Library and Bedroom at
Night Quiet Rural Nighttime 30 1/16 as loud
Broadcast and Recording
Studio 20 1/32 as loud
Just Audible
0 1/64 as loud
Threshold of Hearing
Source: Compiled by dBF Associates, Inc., 2016
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Noise Study
7 City of Carlsbad
Sensitive receptors are located adjacent to and surrounding the project site. The closest sensitive
receptors are apartment buildings (Village Apartments) located across Roosevelt Street and
south of the site and the Carlsbad Trailer Plaza located adjacent to and south of the site.
Project Site Setting
The most common and primary sources of noise in the project site vicinity are motor vehicles
(e.g., automobiles, buses, trucks, and motorcycles) along Roosevelt Streety. Motor vehicle noise
can be a concern when it is characterized by a high number of individual events that can create
a sustained noise level in proximity to noise sensitive uses. Interstate 5 is located approximately
2,400 feet to the east. It is audible as background noise during traffic breaks but contributes
negligibly to overall noise levels at the project site.
The Atichson, Topeka and Santa Fe Railroad (AT&SF) rail corridor is located approximately 700
feet west of the site. This segment of the Los Angeles – San Diego – San Luis Obispo (LOSSAN)
corridor is the second busiest passenger and freight rail corridor in the United States. According
to the rail timetables, up to 50 trains (40 passenger and 10 freight trains) use the corridor
segment daily between Oceanside and the Santa Fe Depot in downtown San Diego. Existing
wheel‐rail noise and engine noise is not audible at the project site. The warning horns/bells that
are used when trains are approaching or departing the Carlsbad Village Drive station are
audible as background noise but overall, rail operations contribute negligibly to the ambient
noise environment in the study area. McClellan‐Palomar Airport is located approximately 4.3
miles southeast of the site. The site is outside the airport influence area; however, aircraft
operations (airplanes and helicopters) are audible and contribute to existing noise levels in the
project area. No other noise sources are near the project site.
The City of Carlsbad General Plan Update Noise Element (2015) provides noise contours
associated with transportation corridors (i.e., roadways, railroad and airport). This provides a
graphic illustration of sound levels near road corridors, but typically does not include effects of
landforms and adjacent structures. Generally, barriers between a source and receiver absorb or
reflect noise resulting in a quieter environment. Where barriers or landforms do not interrupt
the noise transmission path from source to receiver, the contours prove to be reasonable
estimates of typical noise levels from roadway traffic. In areas where barriers or landforms
interrupt the sound transmission, the noise contours overestimate the extent to which a source
intrudes into neighboring areas. The noise contour distances describe worst‐case conditions
because they do not account for any obstructions to the noise path, such as walls, berms, or
buildings. As noted, railroad noise is audible when train pass‐by events occur. The contours
provided in the General Plan Update Noise Element provide a reasonable prediction of rail
noise levels at the site. Under existing conditions as shown in Noise Element Figure 5‐2, the
project site is outside the 60‐65 dBA CNEL contour intervals for I‐5 and outside the 60‐65
contour for the railroad corridor. As shown in Noise Element Figure 5‐3, the project site would
remain outside the 60‐65 dBA future contour for I‐5 and outside the contour for the railroad
track at build out which is anticipated to occur in 2040. The dominant noise source at the project
site is traffic on Roosevelt Street.
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To gather data on the general noise environment at the project site, one weekday 15‐minute
noise measurement were acquired in proximity to the project site on February 21, 2025, using an
ANSI Type II integrating sound level meter. The predominant noise source in the area during
monitoring was traffic on Roosevelt Street. Aircraft overflights and train pass by events
contributed negligibly to ambient conditions. During monitoring, a total of 64 cars/light trucks
and zero medium truck (i.e., two axles, four‐wheels) and heavy trucks (i.e., greater that two‐
axles and four wheels) passed the site on Roosevelt Street. Table 2 identifies the noise
measurement location and measured noise levels. The monitoring location is shown in Figure 3.
Monitoring data is provided as Appendix A.
Table 2
Noise Monitoring Results
Measurement Location Primary Noise
Source Sample Time Leq (dBA)
Project site located at 2621 Roosevelt Street Traffic Weekday afternoon 58.8
Source: Field visit using ANSI Type II Integrating sound level meter.
Regulatory Setting
In 1976, the California Department of Health, State Office of Noise Control published a
recommended noise/land use compatibility matrix which many jurisdictions have adopted as a
standard in their general plan noise elements. This matrix indicates that residential land uses
and other noise sensitive receptors preferentially should be located in areas where outdoor
ambient noise levels do not exceed 65 to 70 dBA (CNEL or Ldn).
Municipal Code and Noise Guideline Manual
The City of Carlsbad has established noise guidelines in Table 2 of General Plan Noise Element
(City of Carlsbad, 2015) that are applicable for transportation noise sources. The noise
guidelines identify compatible exterior noise levels for various land use types. Residential land
uses are considered normally acceptable up to 60 dB CNEL. Commercial land uses are
considered normally acceptable up to 65 dB CNEL and conditionally acceptable up to 75 dB.
Interior spaces within commercial buildings are limited to 50 dBA CNEL.
The City of Carlsbad Municipal Code regulates construction noise by limiting the hours of
operation (City of Carlsbad 2003). Construction activities are allowed to occur Monday through
Friday between the hours of 7 a.m. to 6:00 p.m.; and on Saturdays from 8 a.m. to 6:00 p.m.,
excluding legal holidays. The City does not have quantitative noise level limits (i.e., based on
sound levels) for general nuisance noise such as that associated with stationary equipment
located on private property.
For the purpose of this study, the residential standard of 60 dB CNEL is used to evaluate
potential exterior noise impacts associated with the proposed project traffic at neighboring
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receivers. An interior noise standard of 45 dBA CNEL is used herein as referenced in the City of
Carlsbad Noise Guidelines Manual (1995).
Vibration Standards
Vibration is a unique form of noise as the energy is transmitted through buildings, structures
and the ground whereas audible noise energy is transmitted through the air. Thus, vibration is
generally felt rather than heard. The ground motion caused by vibration is measured as peak
particle velocity (PPV) in inches per second and is referenced as vibration decibels (VdB) for the
purpose of evaluating the potential for adverse construction‐related impacts. The vibration
velocity level threshold of perception for humans is a PPV of approximately 0.01 inches/second
which equates to 65 VdB. A vibration velocity of 75 VdB is the approximate dividing line
between barely perceptible and distinctly perceptible levels.
With respect to potential ground‐borne vibration impacts on structures, the FTA states that
ground‐borne vibration levels in excess of PPV 0.2 inches/second (100 VdB) could damage
fragile buildings and levels in excess of PPV 0.12 inches/second (95 VdB) could damage
extremely fragile historic buildings. No historic buildings occur on the site or are known to
occur near the site. However, to conservatively estimate potential vibration impacts on
neighboring properties, a PPV of 0.2 inches per second (100 VdB) is used herein.
IMPACT ANALYSIS
Methodology and Significance Thresholds
Construction noise estimates are based upon noise levels reported by the Federal Transit
Administration, Office of Planning and Environment, and the distance to nearby sensitive
receptors. Reference noise levels from that document were used to estimate noise levels at
nearby sensitive receptors based on a standard noise attenuation rate of 6 dB per doubling of
distance (line‐of‐sight method of sound attenuation).
The site is currently developed with one, two‐story office building. Noise levels associated with
existing and future traffic were based on the difference in trip volumes between existing
volumes counted during monitoring and the proposed use less traffic generated by the existing
use. A doubling of traffic volumes would be required to cause a noticeable increase (3 dBA) in
traffic noise. Thus, the two numbers were calculated to determine whether the project would
generate enough traffic to cause noise levels to exceed 60 dBA. Further, rail noise levels at the
site were estimated based on methodologies approved by the Federal Rail Administration.
Specific assumptions used in the analysis are described below.
As noted, a noise increase greater than 3 dBA is readily perceptible to the average human ear;
and thus, is the level considered a substantial noise increase related to traffic operations.
However, within the City of Carlsbad, noise impacts are also considered significant if noise
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levels would exceed 60 dBA CNEL. For the purpose of this evaluation, the peak hour Leq is
used for traffic noise as it provides a more conservative estimate of potential noise levels. The
CNEL is used within the rail noise discussion. Existing noise levels at the site do not exceed 60
dBA as shown in Table 2. Thus, the determination of impact is based on whether existing
exterior noise levels would noticeably change with project operation. A noticeable change is +/‐
3 dBA and requires that the sound energy either double or decrease by one‐half. Thus, for
existing conditions at the site to noticeably increase, the project would need to double existing
traffic volumes while maintaining the same travel speed.
Temporary Construction Noise
The main sources of noise during construction activities would include heavy machinery used
during demolition, grading, and clearing the site, as well as equipment used during building
construction and paving. Table 3 shows typical noise levels associated with heavy construction
equipment. As shown, average noise levels associated with the use of heavy equipment at
construction sites can range from 81 to 91 dBA at 25 feet from the source, depending upon the
types of equipment in operation at any given time and phase of construction.
Table 3
Typical Maximum Construction Equipment Noise Levels
Equipment Onsite
Typical Maximum
Level (dBA) 25
Feet from the
Source
Typical Maximum
Level (dBA) 50 Feet
from the Source
Typical Maximum
Level (dBA) 100
Feet from the
Source
Air Compressor 86 80 74
Backhoe 86 80 74
Bobcat Tractor 86 80 74
Concrete Mixer 91 85 79
Loader 86 80 74
Bulldozer 91 85 79
Jack Hammer 94 88 82
Pavement Roller 91 85 79
Street Sweeper 88 82 76
Man Lift 81 75 69
Dump Truck 90 84 78
Mobile Crane 89 83 77
Excavator/Scraper 91 85 79
Source: FTA Noise and Vibration Impact Assessment Manual (September 2018), Table 7-1.
Noise levels are based on actual maximum measured noise levels at 50 feet (Lmax).
Noise levels are based on a noise attenuation rate of 6 dBA per doubling of distance.
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As noted, there are residential properties adjacent to and south of the site and east of the site
across Roosevelt Street. Construction noise will be audible at these properties. Table 4 shows
typical maximum construction noise levels at various distances from construction activity,
based on a standard noise attenuation rate of 6 dBA per doubling of distance. The noise level
used to estimate the maximum noise level that could occur is based on use of a bobcat tractor as
it is likely to be the noisiest type of equipment used over a sustained period of time during
demolition and site preparation activities. Actual noise levels will fluctuate throughout the day
and may periodically exceed 84 dBA at the property line depending on the type and location of
equipment used and whether multiple pieces of equipment are operating simultaneously in the
same area.
Table 4
Typical Maximum Construction Noise Levels
at Various Distances from Project
Construction
Distance from
Construction
Maximum Noise Level at
Receptor
(dBA)
25 feet 84
50 feet 78
100 feet 72
250 feet 66
500 feet 60
1,000 feet 54
Construction noise levels at neighboring residences could be as high as 84 dBA. However,
temporary construction noise is not restricted if it occurs between the hours specified in the
noise ordinance referenced herein. While not required, temporary construction noise can be
reduced by implementing one or more of the following measures.
Construction Noise Reduction Measures
Temporary construction noise impacts could be reduced through implementation of measures
N‐1 through N‐3. These are not mitigation measures but can be implemented at the applicant’s
discretion to reduce construction‐related noise.
N‐1 Construction Equipment. Electrical power scan be used to run air
compressors and similar power tools. Internal combustion engines
should be equipped with a muffler of a type recommended by the
manufacturer and in good repair. All diesel equipment should be
operated with closed engine doors and should be equipped with
factory‐recommended mufflers. Construction equipment that
continues to generate substantial noise at the project boundaries
should be shielded with temporary noise barriers, such as barriers
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that meet a sound transmission class (STC) rating of 25, sound
absorptive panels, or sound blankets on individual pieces of
construction equipment. Stationary noise‐generating equipment,
such as generators and compressors, should be located as far as
practically possible from the nearest residential property lines.
N‐2 Limit Operations Adjacent to Receivers. Limit the number of
large pieces of equipment (i.e., backhoes or concrete mixers)
operating adjacent to receivers to one at any given time.
N‐3 Neighbor Notification. Provide notification to residential
occupants nearest to the project site at least 24 hours prior to
initiation of construction activities that could result in substantial
noise levels at outdoor or indoor living areas. This notification
should include the anticipated hours and duration of construction
and a description of noise reduction measures being implemented
at the project site. The notification should include a telephone
number for local residents to call to submit complaints associated
with construction noise and be easily viewed from adjacent public
areas.
Residual Impacts
Project construction would represent a temporary source of noise at the project site. Measures
N‐1 through N‐3 could reduce construction noise levels at neighboring properties. No residual
impacts associated with construction noise are anticipated.
Temporary Construction‐Related Vibration
Activities associated with mixed‐use projects do not generate vibration. Thus, this discussion
will focus on temporary vibration caused by construction. As referenced, the closest residential
uses are located adjacent to and south of the site and across Roosevelt Street to the east. Based
on the information presented in Table 5, vibration levels from operation of a large bulldozer
would be approximately 87 VdB (0.089 inches/second) or less at 25 feet (Caltrans 2013).
Grading within 25 feet of the mobile home park located south of the site would be required. As
discussed, a PPV of 0.2 inches/second (100 VdB) is the vibration energy required to damage
fragile historic buildings. While vibration from grading may be perceived at the adjacent
mobile home park, the vibration energy would be well below that required to cause structural
damage. The residences across Roosevelt Street are located approximately 60 feet to the east.
Vibration levels at residential buildings may exceed the groundborne velocity threshold level of
72 VdB for residences and/or buildings where people sleep as discussed above. Maximum
vibration levels would range from 50 to 79 VdB depending on the type of equipment used.
However, as long as construction occurs within the prescribed hours, any temporary impact
would be considered adverse, but less than significant.
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Table 5
Vibration Source Levels for Construction Equipment
Equipment Approximate VdB
25 Feet 50 Feet 60 Feet 75 Feet 100 Feet
Large Bulldozer 87 81 79 77 75
Loaded Trucks 86 80 78 76 74
Jackhammer 79 73 71 69 67
Small Bulldozer 58 52 50 48 46
Source: Federal Railroad Administration, 1998
Long‐Term Operational Noise Exposure
Exterior Traffic Noise. Traffic is the primary noise source that would be generated by the
proposed project. Thus, whether a traffic‐related noise impact would occur is based on whether
the project would double peak hour traffic volumes relative to existing conditions or cause
noise levels to exceed 60 dBA. The peak hour is defined as the one‐hour period between 7:00 am
and 9:00 am and 4:00 pm and 6:00 pm when the highest volumes occur. As referenced, the
existing building is a two‐story office totally approximately 8,500 square feet (assuming two
stories at 4,250 square feet each). Based on trip generation rates in the San Diego Association of
Governments, Not So Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region,
(April 2002); the existing use generates approximately 170 daily trips (20 trips per 1,000 square
feet). The proposed project would provide 23 residential dwelling units of which 4 will be
affordable, two office units (approximately 1,500 square feet) and five retail units
(approximately 4,000 square feet). The project could generate up to 138 new daily residential
trips (e.g., 6 trips per unit), 30 office‐related trips (e.g., 20 trips per 1,000 square feet) and 160
retail trips (e.g. 40 trips per 1,000 square feet). The total estimated trips is 328 daily. Subtracting
the existing trips (170), the total number of new trips generated by the project would be 158.
Noise levels generated by traffic on Roosevelt Street were modeled using the Federal Highway
Administration Traffic Noise Model (TNM) version 2.5 software (see Appendix A). The model
calculates traffic noise at receiver locations based on traffic volumes, travel speed, mix of vehicle
types operating on the roadways (i.e., cars/trucks, medium trucks and heavy trucks) and related
factors. Traffic volumes and vehicle mix used to calibrate TNM were based on vehicle counts
obtained during the monitoring period. The 15‐minute counts were multiplied by four to obtain
hourly traffic counts. The model was calibrated to calculate noise levels that are +/‐ 2 dBA those
measured on‐site and reported in Table 2.
Noise levels were calculated at the following receivers and are intended to represent conditions
at multiple receivers within proximity to these locations:
1. Multifamily residences (Village Apartments) at 2636 Roosevelt Street;
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2. Project site – 2621 Roosevelt Street; and
3. East side of Carlsbad Trailer Plaza south of the site at 2630 State Street.
The receiver locations are shown in Figure 4. As shown in Table 6, the daytime hourly average
(Leq) does not exceed the 60‐dBA standard at all receivers modeled under baseline conditions.
The addition of 158 daily (16 peak hour) trips with the project would increase noise levels as
shown. The change in noise levels would not be audible and would not cause traffic‐related
noise levels to exceed 60 dBA CNEL. The change in noise levels would be below what is
required to result in a noticeable increase. Thus, long term traffic operation associated with the
project would have no adverse effect on noise levels at sensitive properties within proximity to
the site. Project impacts with respect to exterior traffic noise would be less than significant.
Table 6
Modeled Noise Levels
Receptor Existing Leq Exceed
Standard?
With Project
Leq
dBA Change Significant
Impact
Site 1 58.1 No 58.4 +0.3 No
Site 2 58.9 No 59.2 +0.3 No
Site 3 59.6 No 59.8 +0.2 No
Exterior Outdoor Space. As stated, existing ambient noise levels along Roosevelt Street,
including the project site, are dominated by traffic on Roosevelt Street. As stated, Interstate 5 is
audible as background noise during traffic breaks on Roosevelt Street but contributes negligibly
to ambient conditions. The measured noise level approximately 40 feet from the Roosevelt
Street centerline is 58.8 dBA as shown in Table 2. Traffic noise levels attenuate approximately 3
dBA per doubling of distance from the source. Thus, at 100 feet from the Roosevelt Street
centerline, traffic noise levels are approximately 50.8 dBA and 45.9 dBA at 176 feet (the distance
from the centerline to the west site boundary). Noise levels across the site are below the 60 dBA
residential standard under existing conditions. The outdoor open space will have framed stucco
guard rails except the four western facing units which will be perforated metal screen. The
outdoor ambient conditions do not exceed the 60 dBA residential standard. However, the
wood‐framed stucco balcony guard rails will provide up to 10 dBA of attenuation behind the
barrier. This assumes there are no gaps at the corners or tie‐in points at the building walls. No
sound attenuation is required to meet the outdoor open‐space standard at all units.
Interior Traffic Noise. Current development is designed to meet or exceed California Energy
Code Title 24 standards which specify construction methods and materials that result in energy
efficient structures and up to a 30 dBA reduction in exterior noise levels (assuming windows are
closed). Older residences typically provide a 20‐25 dBA reduction in exterior noise levels. When
windows are open the insertion loss drops to about 10 dBA. Assuming windows are closed,
interior noise levels would be reduced to between 29.2 and 34.2 dBA (baseline) at the project
site. Similar attenuation would be achieved at the Village Apartments. The interior standard (45
dBA) is met under baseline conditions and noise levels would not change with the project.
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Exterior Railroad Noise. The AT&SF corridor is located approximately 700 feet to the west of
the site and is used by Amtrak and the North County Transit District Coaster to provide
passenger rail service. It is also used by freight trains during the late evening and nighttime
hours. Based on the timetables, approximately 50 trains operate daily within this segment.
Train volumes vary throughout the day but are generally higher during the morning and
evening commute hours and reflect the dominant use of this corridor by commuter rail and
passenger trains.
Train noise is generated by a combination of factors including the number of locomotives, rail
cars, speed, volume distribution over the day and nighttime hours and whether train horns are
used. The existing rail noise levels at the project site were calculated using a proprietary
software program based on Federal Rail Administration methodology. It was assumed the
average speed through the area is 50 miles per hour and that each passenger train has one
locomotive and 10 rail cars. For freight trains it was assumed they have two locomotives and 50
cars. Train warning horns were audible during monitoring as a distant source; thus, it was
conservatively assumed that train operators do use the warning horn when passing by the site.
Of the 50 train pass by events each day, five freight operations were assumed to occur during
the nighttime (10:00 p.m. to 7:00 a.m.) hours. Based on these assumptions, the exterior CNEL at
the project site (700 feet west of the rail corridor) is approximately 57.5 dBA when both
passenger and freight rail operations are combined. The estimated CNEL is less than measured
background noise and generally appears consistent with CNEL contours provided in the 2015
General Plan Update Noise Element for residential areas within the City of Carlsbad. Rail
operation would not exceed the recommended CNEL (60‐dBA) for residential uses.
Interior Railroad Noise. The existing exterior CNEL at the site exceeds the standard
recommended by the City of Carlsbad for residential uses. However, the project would have no
impact on noise levels. Design features associated with the project would reduce interior noise
levels to at least 45 dBA CNEL as specified in the City of Carlsbad Noise Guidelines Manual for
sensitive land uses (i.e., residences). As noted above, the proposed project would be designed to
meet or exceed California Energy Code Title 24 standards which specify construction methods
and materials that result in energy efficient structures and up to a 30 dBA reduction in exterior
noise levels (assuming windows are closed). Assuming windows are closed, the CNEL
associated with rail noise would be well below background noise levels. No measures in
addition to compliance with Title 24 design requirements would be necessary to reduce interior
rail noise.
Rail Vibration. As noted, the proposed project would be constructed approximately 700 feet
east of the rail corridor. The distance between a conventional commuter railroad and Category 2
(i.e., residential) land use where the potential for a vibration impact to occur is 200 feet as
defined in Table 6.8 within the FTA noise and vibration impact assessment methodology. The
screening distances include a 5‐decibel safety factor. The proposed project site is located outside
the 200‐foot screening distance; thus, no rail related vibration impacts would occur at the site.
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Heating, Ventilation and Air Conditioning. The residential units would be served by split
system fan coils with roof top condensers. There is no common area ventilation proposed. A
roof top exhaust would be installed for a central boiler system which would be located inside
the building as well as two exhaust shafts for the street level commercial suites. All roof‐top
equipment would be concealed behind a parapet which typically provides a 10 dBA reduction
in rooftop sound levels. As proposed, the condenser units will generally be located in clusters
on the northeast and northwest portions of the roof and along the south facing roof. The largest
concentration would be 10 units generally in the northwestern quadrant of the rooftop. The
largest condenser units generated approximately 52 dBA at 5 feet. Assuming all 10 units
running simultaneously, the combined noise level would be 62 dBA at 5 feet. As stated, the
units would be located behind a parapet which would reduce off‐site noise levels to
approximately 52 dBA. The distance from the units to the nearest receivers would further
attenuate noise levels. The condenser units would meet the 60 dBA residential standard.
Assuming an ambient condition of 58.8 dBA, the units would not be audible off‐site.
Airport Noise. McClellen‐Palomar Airport is the nearest airport and is located approximately
4.3 miles southeast of the project site. Based on the noise contour maps provided in the
McClellen‐Palomar Airport Land Use Compatibility Plan, Exhibit III‐1, the project site is located
outside the 60 dB CNEL contour and is not affected by airport noise (McClellen‐Palomar
Airport Land Use Compatibility Plan (adopted January 25, 2010). For this reason, the project site
is not located in an area affected by aircraft noise; and thus, compatibility with an adopted
Airport Land Use Compatibility Plan is not required.
Conclusion
The proposed project was evaluated for potential construction and operational noise impacts in
accordance with the City of Carlsbad guidelines and applicable CEQA significance thresholds.
As discussed herein, project related noise impacts would be less than significant.
Would the project result in the generation of a substantial temporary or permanent increase in
ambient noise levels in the vicinity of the project in excess of standards established in the local
general plan or noise ordinance, or applicable standards of other agencies?
The main sources of noise during construction activities would include heavy machinery used
during demolition, grading, and clearing the site, as well as equipment used during building
construction and paving. Temporary construction noise is not restricted if it occurs between the
hours specified in the noise ordinance as referenced herein. Because with project traffic
conditions are less than 60 dBA, the outdoor open space noise level requirement would be met.
The use of balcony partition barriers would further reduce exterior noise levels within the
balcony open space. Operational impacts related to exterior and interior traffic noise would be
less than significant. No impact would occur with operation of the building HVAC system.
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The project would not result in the generation of a substantial temporary or permanent increase
in ambient noise levels in the vicinity of the project in excess of standards established in the
local general plan or noise ordinance, or applicable standards of other agencies.
Would the project result in the generation of excessive groundborne vibration or groundborne
noise levels?
As stated herein, temporary impacts associated with construction vibration would be less than
significant. The proposed project is a 23‐unit mixed use building with ground floor office and
commercial space. Thes uses do not generate vibration; thus, no vibration impacts are
anticipated to occur with operation of the project.
For a project located within the vicinity of a private airstrip or an airport land use plan or,
where such a plan has not been adopted, within two miles of a public airport or public use
airport, would the project expose people residing or working in the project area to excessive
noise levels?
McClellen‐Palomar Airport is the nearest airport and is located approximately 4.3 miles
southeast of the project site. Based on the noise contour maps provided in the McClellen‐
Palomar Airport Land Use Compatibility Plan, Exhibit III‐1, the project site is located outside
the 60 dB CNEL contour and is not affected by airport noise (McClellen‐Palomar Airport Land
Use Compatibility Plan (adopted January 25, 2010). For this reason, the project site is not located
in an area affected by aircraft noise; and thus, compatibility with an adopted Airport Land
Use Compatibility Plan is not required.
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References
City of Carlsbad. General Plan Update Noise Element. 2015.
City of Carlsbad. Noise Guidelines Manual. September 1995.
San Diego Association of Governments Not So Brief Guide of Vehicular Traffic Generation
Rates for the San Diego Region, April 2002
Federal Highway Administration. Roadway Construction Noise Model. 2006. Users Guide Table 1.
Federal Highway Administration, Transportation Noise Model Version 2.5, 2004.
Federal Transit Administration. Transit Noise and Vibration Impact Assessment Manual. September
2018.
Federal Rail Administration (FRA) Guidelines (Report Number 293630‐1), December 1998.
Lee and Associates, Inc., McClellen‐Palomar Airport Land Use Compatibility Plan (adopted
January 25, 2010).
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Appendix A
Appendix A
Monitoring Data Sheet
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Number 63
Start Date 2/21/2025
Start Time 4:15:15 PM
End Time 4:30:15 PM
Duration 00:15:00
Meas Mode Single
Input Range Low
Input Type Mic
SPL Time Weight Slow
LN% Freq Weight dBA
Overload No
UnderRange No
Sensitivity 18.44mV/Pa
LZeq 69.9
LCeq 68.5
LAeq 58.8
LZSmax 84.0
LCSmax 83.6
LASmax 69.9
LZSmin 61.3
LCSmin 59.0
LASmin 45.9
LZE 99.4
LCE 98.0
LAE 88.3
LZpk 95.3
LCpk 94.9
LApk 86.9
LAS1% 68.0
LAS2% 66.9
LAS5% 65.4
LAS8% 64.2
LAS10% 63.4
LAS25% 59.1
LAS50% 53.3
LAS90% 48.2
LAS95% 47.5
LAS99% 46.9
July 29, 2025 Item #13 Page 50 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 51 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 52 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
THE ROOSEVELT MIXED-USE
PROJECT
AIR QUALITY/GREENHOUSE GAS STUDY
Prepared for: Fabric 2621 Roosevelt, LLC
2676 State Street #100
Carlsbad, CA 92008
Prepared by:
December 2024
July 29, 2025 Item #13 Page 53 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
The Roosevelt Mixed Use Project Air Quality and Greenhouse Gas Study
ES-1
EXECUTIVE SUMMARY
The proposed mixed-use project at 2621 Roosevelt Street in the City of Carlsbad (APN 203-101-
23). The project is located on the south side of Roosevelt Street mid-block between Laguna
Drive and Beech Avenue. The project would require a Site Development Permit to demolish an
existing 8,000 square-foot office building and permit the construction of a 22,505-square foot, 3
and 4-story, 45-foot-high Density-Bonus mixed-use building on a 0.46-acre site. The project will
include 23 residential dwelling units of which 4 will be affordable, 2 office units (approximately
1,500 square feet) and 5 retail units (approximately 4,000 square feet). The project will include
24 surface parking spaces under a podium as well as drive aisles and landscaped areas. The site
is zoned Village-Barrio (VB) and designated Village in the Carlsbad General Plan.
Construction would require the demolition and removal of an existing 8,000 square foot
commercial office building and adjacent parking lot. Construction is anticipated to begin in
mid-2025 and be completed in mid 2026.
Air Quality Management Plan Consistency. The project is consistent with the VB zoning
designation and is anticipated in the local plans and SANDAG’s population and employment
growth projections. Thus, the project would be within SANDAG’s population growth forecast
and would not conflict with the State Implementation Plan or Regional Air Quality Strategy.
Construction and Operational Emissions. Project construction and operational emissions
would not exceed the San Diego Air Pollution Control District thresholds. Thus, the project
would not result in a cumulatively considerable net increase of any criteria pollutant for which
the project region is in non-attainment under an applicable federal or state ambient air quality
standard.
Expose Sensitive Receptors to Substantial Pollutant Concentrations. The project would not
cause or contribute to CO hot spots, impacts related to indoor air quality or otherwise expose
receptors to substantial pollutant concentrations.
Odors. The project would provide 23 residential units, 24 garage parking spaces, approximately
4,000 square feet of retail space and 1,500 square feet of office space as well as related
infrastructure improvements. These uses would not result in other emissions (such as those
leading to odors) adversely affecting a substantial number of people.
Greenhouse Gas Emissions. The proposed project’s annual Greenhouse Gas emissions would
not exceed the impact thresholds of 3,000 metric tons of Carbon Dioxide Equivalent emissions
annually. Impacts related to greenhouse gas emissions would be less than significant.
July 29, 2025 Item #13 Page 54 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
The Roosevelt Mixed-Use Project
Air Quality and Greenhouse Gas Study
City of Carlsbad
i
THE ROOSEVELT MIXED-USE PROJECT
CARLSBAD, CALIFORNIA
AIR QUALITY and GREENHOUSE GAS STUDY
Table of Contents
Page
PROJECT DESCRIPTION ..................................................................................................................... 1
SETTING ................................................................................................................................................. 4
Air Pollution Regulation .......................................................................................................... 4
California Air Resources Board .............................................................................................. 5
San Diego Air Polution Control District ................................................................................ 5
Air Quality Management Plans .............................................................................................. 6
SDAPCD Rules and Regulations ............................................................................................ 8
Regional Climate and Local Air Quality ............................................................................... 9
Pollutants ................................................................................................................................... 10
Sensitive Receptors ................................................................................................................... 13
Monitored Air Quality ............................................................................................................. 13
AIR QUALITY IMPACT ANALYSIS .................................................................................................. 14
Methodology and Significance Thresholds ........................................................................... 14
Construction Emissions ............................................................................................................ 18
Operational Impacts ................................................................................................................. 20
GREENHOUSE GAS EMISSION ASSESSMENT .............................................................................. 24
REFERENCES ......................................................................................................................................... 30
List of Figures
Figure 1 Vicinity Map ............................................................................................................. 2
Figure 2 Site Plan ..................................................................................................................... 3
List of Tables
Table 1 Current Federal and State Ambient Air Quality Standards .............................. 5
Table 2 San Diego County Attainment Status ................................................................. 11
Table 3 Ambient Air Quality Data .................................................................................... 15
Table 4 SDAPCD Air Emission Significance Thresholds ............................................... 17
Table 5 Estimated Maximum Daily Construction Emissions With Dust Control
Measures.................................................................................................................. 20
Table 6 Estimated Operational Emissions ........................................................................ 22
Table 7 Estimated Construction Greenhouse Gas Emissions ........................................ 26
Table 8 Estimated Annual Energy-Related Greenhouse Gas
Emissions ................................................................................................................. 26
July 29, 2025 Item #13 Page 55 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
The Roosevelt Mixed-Use Project
Air Quality and Greenhouse Gas Study
City of Carlsbad
ii
Table 9 Estimated Annual Solid Waste and Water Use Greenhouse Gas Emissions . 27
Table 10 Estimated Annual Mobile Emissions of Greenhouse Gases ............................ 28
Table 11 Combined Annual Greenhouse Gas Emissions ................................................. 28
Appendices
Appendix A CalEEMod Air Quality and Greenhouse Gas Emissions Model Results –
Summer/Annual Emissions
July 29, 2025 Item #13 Page 56 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
The Roosevelt Mixed-Use Project
Air Quality and Greenhouse Gas Study
City of Carlsbad
1
THE ROOSEVELT MIXED-USE PROJECT
CARLSBAD, CALIFORNIA
AIR QUALITY and GREENHOUSE GAS STUDY
This report is an analysis of the potential air quality and greenhouse gas impacts associated
with The Roosevelt Mixed‐Use Project, a multifamily and commercial development proposed
for construction in the City of Carlsbad. The report has been prepared by Birdseye Planning
Group, LLC, under contract to the applicant to support the environmental review process and
address comments provided by the City of Carlsbad after review of the initial project
entitlement submittal. This study analyzes the potential for temporary impacts associated with
construction activity and long‐term impacts associated with operation of the proposed project.
PROJECT DESCRIPTION
The proposed mixed‐use project at 2621 Roosevelt Street in the City of Carlsbad (APN 203‐101‐
23). The project is located on the south side of Roosevelt Street mid‐block between Laguna
Drive and Beech Avenue. The project would require a Site Development Permit to demolish an
existing 8,000 square‐foot office building and permit the construction of a 22,505‐square foot, 3
and 4‐story, 45‐foot‐high Density‐Bonus mixed‐use building on a 0.46‐acre site. The project will
include 23 residential dwelling units of which 4 will be affordable, 2 office units (approximately
1,500 square feet) and 5 retail units (approximately 4,000 square feet). The project will include
24 surface parking spaces under a podium as well as drive aisles and landscaped areas. The site
is zoned Village‐Barrio (VB) and designated Village in the Carlsbad General Plan.
Construction is anticipated to begin in mid‐2025 and be completed in mid 2026. Figure 1
provides a vicinity map; Figure 2 shows a project site plan. The following scope of work is
intended to demonstrate that the project meets the conditions for a Class 32 categorical
exemption for air quality. While not required for a Class 32 exemption, for informational
purposes, this report also analyzes the Projectʹs contribution to GHG emissions.
The following measures are intended to demonstrate compliance with statewide regulations;
and thus, have been incorporated into the the air emissions modeling:
The project will provide recycling bins in the trash enclosure areas located on the
podium level;
The project will install drought‐tolerant vegetation and water‐efficient irrigation
systems;
The project will install low‐water use appliances and fixtures;
The project will install Energy Star, or equivalent, dishwashers, clothes washers,
refrigerators, and fans;
July 29, 2025 Item #13 Page 57 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Fi
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July 29, 2025 Item #13 Page 58 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Fi
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July 29, 2025 Item #13 Page 59 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
The Roosevelt Mixed-Use Project
Air Quality and Greenhouse Gas Study
City of Carlsbad
4
The project will be compliant with San Diego Air Pollution Control District (SDAPCD)
Rule 67.0.1 (d) which requires the use of low Volitile Organic Compound (VOC) paint
(no greater than 50 grams/Liter) for use on buildng interior and exterior surface and 100
grams/Liter for traffic marking coatings; and
The project will install bicycle parking facilities on the podium level.
Dust Control Methods
The project would implement various construction dust control strategies as design features to
be compliant with SDAPCD Rule 55. Compliance with these dust control measures are listed as
follows and would be identified on grading plan approvals:
During clearing, grading, earth‐moving, excavation, or transportation of cut or fill
materials, water trucks or sprinkler systems shall be used to prevent dust from leaving
the site and to create a crust after each day’s activities cease;
During construction, water trucks or sprinkler systems shall be used to keep all areas of
vehicle movement damp enough to prevent dust from leaving the site. At a minimum,
this would include wetting down such areas later in the morning, after work is
completed for the day, and whenever winds exceed 15 mph during active operations.
Watering of active disturbance areas, including active grading areas and unpaved roads,
would occur approximately every 2 hours of active operations, approximately three
times per work day (at a minimum):
All grading and excavation operations shall be halted when wind speeds exceed 25
miles per hour;
Dirt and debris spilled onto paved surfaces at the project site and on the adjacent
roadways shall be swept, vacuumed, and/or washed at the end of each workday; and
All trucks hauling dirt, sand, soil, or other loose material to and from the construction
site shall be covered and/or a minimum 2 feet of freeboard shall be maintained.
REGULATORY SETTING
Air Pollution Regulation
Air pollutants are regulated at the national, State, and air basin level; each agency has a
different degree of control. The United States Environmental Protection Agency (USEPA)
regulates at the national level; the California Air Resources Control Board (CARB) regulates at
the State level; and the SDAPCD regulates air quality in San Diego County.
The federal and state governments have been empowered by the federal and state Clean Air
Acts to regulate the emission of airborne pollutants and have established ambient air quality
July 29, 2025 Item #13 Page 60 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
The Roosevelt Mixed-Use Project
Air Quality and Greenhouse Gas Study
City of Carlsbad
5
standards for the protection of public health. The USEPA is the federal agency designated to
administer national air quality regulations, while CARB is the state equivalent in the California
Environmental Protection Agency. Local control over air quality management is provided by
CARB through multi‐county and county‐level Air Pollution Control Districts (APCDs) (also
referred to as Air Quality Management Districts). CARB establishes statewide air quality
standards and is responsible for the control of mobile emission sources, while the local APCDs
are responsible for enforcing standards and regulating stationary sources. CARB has
established 15 air basins statewide. The City of Carlsbad is located in the San Diego Air Basin
(SDAB), which is under the jurisdiction of the SDAPCD.
California Air Resources Board
CARB, which became part of the California EPA (CalEPA) in 1991, is responsible for ensuring
implementation of the California Clean Air Act (CCAA), meeting state requirements of the
federal Clean Air Act and establishing California Ambient Air Quality Standards (CAAQSs). It
is also responsible for setting emission standards for vehicles sold in California and for other
emission sources such as consumer products and certain off‐road equipment. CARB also
established passenger vehicle fuel specifications and oversees the functions of local air pollution
control districts and air quality management districts, which in turn administer air quality
activities at the regional and county level. The CCAA is administered by CARB at the state level
and by the Air Quality Management Districts at the regional level. Both state and federal
standards are summarized in Table 1. The federal ʺprimaryʺ standards have been established to
protect the public health. The federal ʺsecondaryʺ standards are intended to protect the nationʹs
welfare and account for air pollutant effects on soil, water, visibility, materials, vegetation, and
other aspects of the general welfare.
San Diego Air Pollution Control District
The SDAPCD was created to protect the public from the harmful effects of air pollution, achieve
and maintain air quality standards, foster community involvement and develop and implement
cost‐effective programs that meet state and federal mandates while considering environmental
and economic impacts.
Table 1
Ambient Air Quality Standards
Pollutant Average Time California Standards National Standards
Ozone
(O3)
1 hour 0.09 ppm --
8 hours 0.070 ppm 0.070 ppm
Carbon Monoxide
(CO)
8 hours 9.0 ppm 9 ppm
1 hour 20 ppm 35 ppm
Nitrogen Dioxide
(NO2)
Annual Average 0.030 ppm 0.053 ppm
1 hour 0.18 ppm 100 ppb
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Pollutant Average Time California Standards National Standards
Sulfur Dioxide
(SO2)
Annual Average -- 0.03 ppm
24 hours 0.04 ppm 0.14 ppm
1 hour 0.25 ppm 75 ppb
Respirable Particulate Matter
(PM10)
24 hours 50 mg/m3 150 mg/m3
Annual Arithmetic Mean 20 mg/m3 --
Fine Particulate Matter
(PM2.5)
Annual Arithmetic Mean 12 mg/m3 12 mg/m3
24 hours -- 35 mg/m3
Sulfates 24 hours 25 mg/m3 --
Lead 30-day Average 1.5 mg/m3 --
Calendar Quarter -- 1.5 mg/m3
3-month Rolling Average -- 0.15 mg/m3
Hydrogen Sulfide 1 hour 0.03 ppm --
Vinyl Chloride 24 hours 0.010 ppm --
Notes:
ppm = parts per million
ppb – parts per billion
mg/m3 = micrograms per cubic meter
mg/m3 = milligrams per cubic meter
Source: California Air Resources Board 2016
Specifically, the SDAPCD is responsible for monitoring air quality and planning, implementing,
and enforcing programs designed to attain and maintain state and federal ambient air quality
standards in the district. Programs developed include air quality rules and regulations that
regulate stationary source emissions, including area sources, point sources, and certain mobile
source emissions. The SDAPCD is also responsible for establishing permitting requirements for
stationary sources and ensuring that new, modified or relocated stationary sources do not
create net emissions increases; and thus, are consistent with the regionʹs air quality goals. The
SDAPCD provides significance thresholds in Regulation II, Rule 20.2, Table 20‐2‐1. “AQIA
Trigger Levels.” These trigger levels were established for stationary sources of air pollution and
are commonly used for environmental evaluations. The SDAPCD enforces air quality rules and
regulations through a variety of means, including inspections, educational or training
programs, or fines, when necessary. The project site is within the SDAB; and thus, is subject to
SDAPCD rules and regulations.
State Implementation Plan/Air Quality Management Plan/Regional Air Quality Strategy
The federal Clean Air Act Amendments (CAAA) mandate that states submit and implement a
State Implementation Plan (SIP) for areas not meeting air quality standards. SIPs are
comprehensive plans that describe how an area will attain national and state ambient air quality
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standards. SIPs are a compilation of new and previously submitted plans, programs (i.e.,
monitoring, modeling and permitting programs), district rules, state regulations and federal
controls and include pollution control measures that demonstrate how the standards will be
met through those measures.
State law makes CARB the lead agency for all purposes related to the SIP. Local air districts and
other agencies prepare SIP elements and submit them to CARB for review and approval. CARB
forwards SIP revisions to the USEPA for approval and publication in the Federal Register.
Thus, the Regional Air Quality Strategy (RAQS) and Air Quality Management Plan (AQMP)
prepared by SDAPCD and referenced herein become part of the SIP as the material relates to
efforts ongoing in San Diego County to achieve the national and state ambient air quality
standards. The most recent SIP element for San Diego County was submitted in December
2016. The document identifies control measures and associated emission reductions necessary
to demonstrate attainment of the 2008 Federal 8‐hour ozone standard by July 20, 2018.
The San Diego RAQS was developed pursuant to California Clean Air Act (CCAA)
requirements. The RAQS was initially adopted in 1991 and was updated in 1995, 1998, 2001,
2004, 2009 and 2016. The 2022 RAQS update is under development. Until it is adopted, the 2016
is applicable and can be found at the following:
https://www.sdapcd.org/content/dam/sdapcd/documents/grants/planning/2016%20RAQS%20(1
).pdf
The RAQS identifies feasible emission control measures to provide progress in San Diego
County toward attaining the State ozone standard. The pollutants addressed in the RAQS are
volatile organic compounds (VOC) (also referred to as Reactive Organic Gases (ROG)) and
oxides of nitrogen (NOx), precursors to the photochemical formation of ozone (the primary
component of smog). The RAQS was initially adopted by the SDAPCD on June 30, 1992, and
amended on March 2, 1993, in response to ARB comments. At present, no attainment plan for
particulate matter less than 10 microns in diameter (PM10) or particulate matter less than 2.5
microns in diameter (PM2.5) is required by the state regulations; however, SDAPCD has adopted
measures to reduce particulate matter in the SDAB. These measures range from regulation
against open burning to incentive programs that introduce cleaner technology. These measures
can be found in a report titled “Measures to Reduce Particulate Matter in San Diego County,
December 2005: https://www.sdapcd.org/content/dam/sdapcd/documents/grants/planning/PM‐
Measures.pdf
The RAQS relies on information from CARB and SANDAG, including mobile and area source
emissions, as well as information regarding projected growth in the County, to estimate future
emissions and then determine strategies necessary for the reduction of emissions through
regulatory controls. CARB mobile source emission projections and SANDAG growth
projections are based on population and vehicle trends as well as land use plans developed by
the cities and the County as part of the development of the individual General Plans. As such,
projects that propose development consistent with the growth anticipated by the general plans
would be consistent with the RAQS. In the event that a project would propose development
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which is less dense than anticipated within the General Plan, the project would likewise be
consistent with the RAQS. If a project proposes development that is greater than that
anticipated in the General Plan and SANDAG’s growth projections, the project might conflict
with the RAQS and SIP; and thus, have a potentially significant impact on air quality.
Under state law, the SDAPCD is required to prepare an AQMP for pollutants for which the
SDAB is designated non‐attainment. Each iteration of the SDAPCD’s AQMP is an update of the
previous plan and has a 20‐year horizon. Currently the SDAPCD has implemented the 2020
Plan for Attaining the National Ambient Air Quality Standard for Ozone in San Diego County
(October 2020) and a 2004 Carbon Monoxide Plan. The 2020 ozone plan was submitted to
CARB on October 20, 2020. It was adopted and submitted to the USEPA for review on
December 28, 2020. Comments from the USEPA are pending. This plans is available for
download on the ARB website located at the following URL:
https://www.sdapcd.org/content/dam/sdapcd/documents/grants/planning/Att%20A%20(Attain
ment%20Plan)_ws.pdf
SDAPCD Rules and Regulations
As stated above, SDAPCD is responsible for planning, implementing, and enforcing federal and
state ambient standards in the SDAB. The following rules and regulations apply to all sources in
the jurisdiction of SDAPCD, and would apply to the project.
SDAPCD Regulation IV: Prohibitions; Rule 50: Visible Emissions. Prohibits discharge into
the atmosphere from any single source of emissions whatsoever any air contaminant for a
period or periods aggregating more than 3 minutes in any period of 60 consecutive minutes that
is darker in shade than that designated as Number 1 on the Ringelmann Chart, as published by
the United States Bureau of Mines, or of such opacity as to obscure an observer’s view to a
degree greater than does smoke of a shade designated as Number 1 on the Ringelmann Chart
(SDAPCD 1997).
SDAPCD Regulation IV: Prohibitions; Rule 51: Nuisance. Prohibits the discharge, from any
source, of such quantities of air contaminants or other materials that cause or have a tendency to
cause injury, detriment, nuisance, annoyance to people and/or the public, or damage to any
business or property (SDAPCD 1976).
SDAPCD Regulation IV: Prohibitions; Rule 55: Fugitive Dust. Regulates fugitive dust
emissions from any commercial construction or demolition activity capable of generating
fugitive dust emissions, including active operations, open storage piles, and inactive disturbed
areas, as well as track‐out and carry‐out onto paved roads beyond a project site (SDAPCD
2009b).
SDAPCD Regulation IV: Prohibitions; Rule 67.0.1: Architectural Coatings. Requires
manufacturers, distributors, and end users of architectural and industrial maintenance coatings
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to reduce VOC emissions from the use of these coatings, primarily by placing limits on the VOC
content of various coating categories (SDAPCD 2015).
SDAPCD Regulation XII: Toxic Air Contaminates; Rule 1200: Toxic Air Contaminants – New
Source Review. Requires new or modified stationary source units with the potential to emit
Toxic Air Contaminatnts (TACs) above rule threshold levels to either demonstrate that they will
not increase the maximum incremental cancer risk above 1 in 1 million at every receptor
location, or demonstrate that toxics best available control technology (T‐BACT) will be
employed if maximum incremental cancer risk is equal to or less than 10 in 1 million, or
demonstrate compliance with SDAPCD’s protocol for those sources with an increase in
maximum incremental cancer risk at any receptor location of greater than 10 in 1 million but
less than 100 in 1 million (SDAPCD 2017b).
SDAPCD Regulation XII: Toxic Air Contaminates; Rule 1210: Toxic Air Contaminant Public
Health Risks – Public Notification and Risk Reduction. Requires each stationary source that is
required to prepare a public risk assessment to provide written public notice of risks at or above
the following levels: maximum incremental cancer risks equal to or greater than 10 in 1 million,
or cancer burden equal to or greater than 1.0, or total acute noncancer health hazard index equal
to or greater than 1.0, or total chronic non‐cancer health hazard index equal to or greater than
1.0 (SDAPCD 2017c).
Regional Climate and Local Air Quality
The weather of San Diego County is influenced by the Pacific Ocean and its semi‐permanent
high‐pressure systems that result in dry, warm summers and mild, occasionally wet winters.
The average minimum temperature for January ranges from the mid‐40s to the high‐50s degrees
Fahrenheit (4 to 15 degrees Celsius) across the county. July maximum temperatures average in
the mid‐80s to the high‐90s degrees Fahrenheit (high‐20s to the high‐30s degrees Celsius). Most
of the county’s precipitation falls from November to April, with infrequent (approximately 10
percent) precipitation during the summer. The average seasonal precipitation along the coast is
approximately 10 inches (254 millimeters); the amount increases with elevations as moist air is
lifted over the mountains.
The interaction of ocean, land, and the Pacific High‐Pressure Zone maintains clear skies for
much of the year and drives the prevailing winds. Local terrain is often the dominant factor
inland and winds in inland mountainous areas tend to blow upwards in the valleys during the
day and down the hills and valleys at night.
In conjunction with the onshore/offshore wind patterns, there are two types of temperature
inversions (reversals of the normal decrease of temperature with height), which occur within
the region that affect atmospheric dispersive capability and that act to degrade local air quality.
In the summer, an inversion at about 1,100 to 2,500 feet (335 to 765 meters) is formed over the
entire coastal plain when the warm air mass over land is undercut by a shallow layer of cool
marine air flowing onshore. The prevailing sunny days in this region further exacerbate the
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smog problem by inducing additional adverse photochemical reactions. During the winter, a
nightly shallow inversion layer (usually at about 800 feet or 243 meters) forms between the
cooled air at the ground and the warmer air above, which can trap vehicular pollutants. The
days of highest Carbon Monoxide (CO) concentrations occur during the winter months.
The predominant onshore/offshore wind pattern is sometimes interrupted by so‐called Santa
Ana conditions, when high pressure over the Nevada‐Utah region overcomes the prevailing
westerly wind direction. This draws strong, steady, hot, and dry winds from the east over the
mountains and out to sea. Strong Santa Ana winds tend to blow pollutants out over the ocean,
producing clear days. However, at the onset or breakdown of these conditions or if the Santa
Ana is weak, prevailing northwesterly winds are reestablished which send polluted air from the
Los Angeles basin ashore in the SDAB. “Smog transport from the South Coast Air Basin (the
metropolitan areas of Los Angeles, Orange, San Bernardino, and Riverside counties) is a key
factor on more than half the days San Diego exceeds clean air standards” (San Diego Air
Pollution Control District, 2010).
Pollutants
The SDAPCD is required to monitor air pollutant levels to ensure that air quality standards are
met and, if they are not met, to develop strategies to meet the standards. Depending on whether
the standards are met or exceeded, the local air basin is classified as being in “attainment” or
“non‐attainment.” San Diego County is listed as a federal non‐attainment area for ozone (eight
hour) and a state non‐attainment area for ozone (one hour and eight‐hour standards), PM10 and
PM2.5. As shown in Table 2, the SDAB is in attainment for the state and federal standards for
nitrogen dioxide, carbon monoxide, sulfur dioxide and lead. Characteristics of ozone, carbon
monoxide, nitrogen dioxide, and suspended particulates are described below.
Ozone. Ozone is produced by a photochemical reaction (triggered by sunlight) between
nitrogen oxides (NOX) ROG1. Nitrogen oxides are formed during the combustion of fuels, while
reactive organic compounds are formed during combustion and evaporation of organic
solvents. Because ozone requires sunlight to form, it mostly occurs in concentrations considered
serious between the months of April and October. Ozone is a pungent, colorless, toxic gas with
direct health effects on humans including respiratory and eye irritation and possible changes in
lung functions. Groups most sensitive to ozone include children, the elderly, people with
respiratory disorders, and people who exercise strenuously outdoors.
1 Organic compound precursors of ozone are routinely described by a number of variations of three terms: hydrocarbons (HC),
organic gases (OG), and organic compounds (OC). These terms are often modified by adjectives such as total, reactive, or volatile,
and result in a rather confusing array of acronyms: HC, THC (total hydrocarbons), RHC (reactive hydrocarbons), TOG (total organic
gases), ROG (reactive organic gases), TOC (total organic compounds), ROC (reactive organic compounds), and VOC (volatile
organic compounds). While most of these differ in some significant way from a chemical perspective, from an air quality perspective
two groups are important: non-photochemically reactive in the lower atmosphere, or photochemically reactive in the lower
atmosphere (HC, RHC, ROG, ROC, and VOC).
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Table 2
San Diego County Attainment Status
Criteria Pollutant Federal Designation State Designation
Ozone (one hour) Attainment* Non-Attainment
Ozone (eight hour) Moderate Non-Attainment Non-Attainment
Carbon Monoxide Attainment Attainment
PM10 Unclassifiable** Non-Attainment
PM2.5 Attainment Non-Attainment
Nitrogen Dioxide Attainment Attainment
Sulfur Dioxide Attainment Attainment
Lead Attainment Attainment
Sulfates No Federal Standard Attainment
Hydrogen Sulfide No Federal Standard Unclassified
Visibility No Federal Standard Unclassified
* The federal 1-hour standard of 12 ppm was in effect from 1979 through June 1, 2005. The revoked standard is referenced
here because it was used for such a long period and because this benchmark is addressed in State Implementation Plans
(SIPs).
** At the time of designation, if the available data does not support a designation of attainment or non-attainment, the area is
designated as unclassifiable.
Source: San Diego Air Pollution Control District. June 2016. http://www.sandiegocounty.gov/content/sdc/apcd/en/air-quality-
planning/attainment-status.html
Carbon Monoxide. Carbon monoxide (CO) is a local pollutant that is found in high
concentrations only near the source. The major source of carbon monoxide, a colorless, odorless,
poisonous gas, is automobile exhaust. Elevated CO concentrations; therefore, are usually only
found near areas of high traffic volumes operating in congested conditions. Carbon monoxide
health effects are related to blood hemoglobin. At high concentrations, carbon monoxide
reduces the amount of oxygen in the blood, causing heart difficulties in people with chronic
diseases, reduced lung capacity and impaired mental abilities.
Nitrogen Dioxide. Nitrogen dioxide (NO2) is a by‐product of fuel combustion, with the primary
source being motor vehicles and industrial boilers and furnaces. The principal form of nitrogen
oxide produced by combustion is nitric oxide (NO), but NO reacts rapidly to form NO2, creating
the mixture of NO and NO2 commonly called NOX. Nitrogen dioxide is an acute irritant. A
relationship between NO2 and chronic pulmonary fibrosis may exist and an increase in
bronchitis in young children at concentrations below 0.3 parts per million (ppm) may occur.
Nitrogen dioxide absorbs blue light and causes a reddish‐brown cast to the atmosphere and
reduced visibility. It can also contribute to the formation of PM10 and acid rain.
Suspended Particulates. PM10 is particulate matter measuring no more than 10 microns in
diameter, while PM2.5 is fine particulate matter measuring no more than 2.5 microns in
diameter. Suspended particulates are mostly dust particles, nitrates and sulfates. Both PM10 and
PM2.5 are by‐products of fuel combustion and wind erosion of soil and unpaved roads and are
directly emitted into the atmosphere through these processes. Suspended particulates are also
created in the atmosphere through chemical reactions. The characteristics, sources, and
potential health effects associated with the small particulates (those between 2.5 and 10 microns
in diameter) and fine particulates (PM2.5) can be very different. The small particulates generally
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come from windblown dust and dust kicked up from mobile sources. The fine particulates are
generally associated with combustion processes as well as being formed in the atmosphere as a
secondary pollutant through chemical reactions. Fine particulate matter is more likely to
penetrate deeply into the lungs and poses a health threat to all groups, but particularly to the
elderly, children, and those with respiratory problems. More than half of the small and fine
particulate matter that is inhaled into the lungs remains there. These materials can damage
health by interfering with the body’s mechanisms for clearing the respiratory tract or by acting
as carriers of an absorbed toxic substance.
Lead. Lead in the atmosphere occurs as particulate matter. Sources of lead include leaded
gasoline; the manufacturing of batteries, paints, ink, ceramics, and ammunition; and secondary
lead smelters. Prior to 1978, mobile emissions were the primary source of atmospheric lead.
Between 1978 and 1987, the phaseout of leaded gasoline reduced the overall inventory of
airborne lead by nearly 95%. With the phaseout of leaded gasoline, secondary lead smelters,
battery recycling, and manufacturing facilities are becoming lead‐emissions sources of
greater concern. Prolonged exposure to atmospheric lead poses a serious threat to human
health. Health effects associated with exposure to lead include gastrointestinal disturbances,
anemia, kidney disease, and, in severe cases, neuromuscular and neurological dysfunction. Of
particular concern are low‐level lead exposures during infancy and childhood. Such exposures
are associated with decrements in neurobehavioral performance, including intelligence quotient
performance, psychomotor performance, reaction time, and growth. Children are highly
susceptible to the effects of lead.
Sulfates. Sulfates are the fully oxidized form of sulfur, which typically occur in combination
with metals or hydrogen ions. Sulfates are produced from reactions of SO2 in the atmosphere.
Sulfates can result in respiratory impairment, as well as reduced visibility.
Vinyl Chloride. Vinyl chloride is a colorless gas with a mild, sweet odor, which has been
detected near landfills, sewage plants, and hazardous waste sites, due to the microbial
breakdown of chlorinated solvents. Short‐term exposure to high levels of vinyl chloride in air
can cause nervous system effects, such as dizziness, drowsiness, and headaches. Long‐term
exposure through inhalation can cause liver damage, including liver cancer.
Hydrogen Sulfide. Hydrogen sulfide is a colorless and flammable gas that has a characteristic
odor of rotten eggs. Sources of hydrogen sulfide include geothermal power plants, petroleum
refineries, sewers, and sewage treatment plants. Exposure to hydrogen sulfide can result in
nuisance odors, as well as headaches and breathing difficulties at higher concentrations.
Visibility‐Reducing Particles. Visibility‐reducing particles are any particles in the air that
obstruct the range of visibility. Effects of reduced visibility can include obscuring the viewshed
of natural scenery, reducing airport safety, and discouraging tourism. Sources of visibility‐
reducing particles are the same as for PM2.5 described above.
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Toxic Air Contaminants/Diesel Particulate Matter. Hazardous air pollutants, also known as
TACs or air toxics, are those pollutants that are known or suspected to cause cancer or other
serious health effects, such as reproductive effects or birth defects, or adverse environmental
effects. Examples of toxic air pollutants include:
1. benzene, which is found in gasoline;
2. perchloroethylene, which is emitted from some dry‐cleaning facilities; and
3. methylene chloride, which is used as a solvent.
Transportation related emissions are focused on particulate matter constituents within diesel
exhaust and TAC constituents that comprise a portion of total organic gas (TOG) emissions
from both diesel and gasoline fueled vehicles. Diesel engine emissions are comprised of exhaust
particulate matter and TOGs which are collectively defined as Diesel Particulate Matter (DPM).
DPM and TOG emissions from both diesel and gasoline fueled vehicles is typically composed of
carbon particles and carcinogenic substances including polycyclic aromatic (i.e., odorous)
hydrocarbons, benzene, formaldehyde, acetaldehyde, acrolein, and 1,3‐butadiene. Diesel
exhaust also contains gaseous pollutants, including volatile organic compounds and NOx.
Sensitive Receptors
Land uses considered to be sensitive receptors include residential, school, childcare centers,
acute care hospitals, and long‐term health care facilities. Sensitive receptors are determined
based upon special factors which may include the age of the users or occupants, the frequency
and duration of the use or occupancy, continued exposure to hazardous substances as defined
by federal and state regulations, and the user’s ability to evacuate a specific site in the event of a
hazardous incident. Ambient air quality standards have been established to represent the levels
of air quality considered sufficient, with an adequate margin of safety, to protect public health
and welfare. They are designed to protect that segment of the public most susceptible to
respiratory distress, such as children; the elderly; persons engaged in strenuous work or
exercise and people with cardiovascular and chronic respiratory diseases. Recreational uses can
be considered moderately sensitive to air pollution. Exercise can place a high demand on
respiratory functions, which can be impaired by air pollution even though exposure periods
during exercise are generally short. Residential uses are considered most sensitive to air
pollution while Industrial and commercial areas are considered the least sensitive to air
pollution. Exposure periods are relatively short and intermittent, as the majority of the workers
tend to stay indoors most of the time. The closest sensitive receptors are apartment buildings
located across Roosevelt Street and south of the site and a trailer/mobile home park located
adjacent to and south of the site.
Monitored Air Quality
The SDAPCD monitors air quality conditions at locations throughout the SDAB. For this
analysis, data from the Camp Pendleton monitoring station north of the site were used to
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characterize existing ozone, nitrogen oxide and PM2.5 conditions in the vicinity of the project
site. Monitroing station is presented in Table 3.
AIR QUALITY IMPACT ANALYSIS
Methodology and Significance Thresholds
Air quality modeling was performed in general accordance with the methodologies outlined in
the SDAPCD 2016 RAQS to identify both construction and operational emissions associated
with each phase and the cumulative total of all project phases at build out. All emissions were
calculated using the California Emissions Estimator Model (CalEEMod) software version 2022.1
which incorporates current air emission data, planning methods and protocol approved by
CARB.
Construction activities would include removal of the existing residences and out buildings, site
clearing and grading to install the buildng foundation and utility connections; construction of
the new buildings and related improvements as well as painting the interior and exterior
building surfaces and minor pavement work for the entrance/exit. Construction activities would
require the use of equipment that would generate criteria air pollutant emissions. For modeling
purposes, it was assumed that all construction equipment used would be diesel‐powered.
Construction emissions associated with development of the proposed project were quantified
by estimating the types of equipment, including the number of individual pieces of equipment,
that would be used on‐site during each of the construction phases as well as off‐site haul trips to
remove demolition debris. Construction emissions are analyzed using the regional thresholds
established by the SDAPCD and published under Rule 20‐2. No soil import/export would be
required.
Operational emissions include mobile source emissions, energy emissions, and area source
emissions. Mobile source emissions are generated by motor vehicle trips associated with
operation of the project. Emissions attributed to energy use include electricity and natural gas
consumption for space and water heating. Area source emissions are generated by landscape
maintenance equipment, consumer products and architectural coatings (i.e., paints). To
determine whether a regional air quality impact would occur, the increase in emissions are
compared with the SDAPCD recommended regional thresholds for operational emissions.
Regional Thresholds. Based on Appendix G of the CEQA Guidelines (2022), a project would have
a significant air quality impact if it would:
a. Conflict with or obstruct implementation of the applicable air quality plan;
b. Result in a cumulatively considerable net increase of any criteria pollutant for which the
project region is in non‐attainment under an applicable federal or state ambient air
quality standard;
c. Expose sensitive receptors to substantial pollutant concentrations;
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Table 3
Measured Air Quality Data
Averaging Time Unit
Agency/
Method
Ambient
Air
Quality
Standard
Measured Concentration by
Year
Exceedances by Year
2021 2022 2023 2021 2022 2023
Ozone (O3) – Camp Pendleton
Maximum 1-hour
concentration ppm State 0.09 0.074 0.076 0.090 0 0 0
Maximum 8-hour
concentration ppm
State 0.070 0.059 0.067 0.077 0 0 1
Federal 0.070 0.059 0.067 0.077 0 0 1
Nitrogen Dioxide (NO2) – Camp Pendleton
Maximum 1-hour
concentration ppm
State 0.18 59 50 63 0 0 0
Federal 0.100 59 50 63 0 0 0
Coarse Particulate Matter (PM10)a – No Data
Maximum 24-hour
concentration µg/m3
State 50 - -- -- - - -
Federal 150 - _ -- - - -
Annual concentration µg/m3 State 20 -- -- -- -- -- --
Fine Particulate Matter (PM2.5)a – Camp Pendleton (24 hour concentration)
Maximum 24-hour
concentration µg/m3 Federal 35 20.7 17.0 26.6 0 0 0
Annual concentration µg/m3
State 12.0 10.4 - - 0 - -
Federal 12.0 10.4 - - 0 - -
1 – Federal O3 standard reduced from 75 ppm to 70 ppm in October 2015
*Insufficient data to determine number of exceedances
Ozone, Nitrogen Oxide and PM2.5 (24-hour datra) data from the Camp Pendleton Monitoring Station.The PM2.5 annual
concentration data is from the El Cajon Lexington Elementary School. No PM10 data available for San Diego Couinty..
Source: California Air Resources Board, 2021, 2022 and 2023 Air Quality Data Summaries available at:
http://www.arb.ca.gov/adam/topfour/topfourdisplay.php Accessed October 1, 2024.
d. Result in other emissions (such as those leading to odors) adversely affecting a substantial
number of people.
Appendix G of the CEQA Guidelines (14 CCR 15000 et seq.) indicates that, where available, the
significance criteria established by the applicable air quality management district or pollution
control district may be relied upon to determine whether the project would have a significant
impact on air quality. As part of its air quality permitting process, SDAPCD has established
thresholds in Rule 20.2 requiring the preparation of Air Quality Impact Assessments for
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permitted stationary sources. SDAPCD establishes quantitative emission thresholds for
stationary sources. Although these trigger levels do not generally apply to mobile sources or
general land development projects, for comparative purposes these levels may be used to
evaluate the increased emissions that would be emitted into the SDAB from proposed land
development projects. Project‐related air quality impacts estimated in this environmental
analysis would be considered significant if any of the applicable significance thresholds
presented below in Table 4 are exceeded.
The thresholds listed in Table 4 are screening‐level thresholds used to evaluate whether
proposed‐project‐related emissions could cause a significant impact to air quality. Emissions
below the screening‐level thresholds would not cause a significant impact. The emissions‐based
thresholds for ozone precursors (ROG and NOx) are intended to serve as the threshold for
ozone. This approach is used because ozone is not emitted directly; thus, ozone concentrations
associated with individual projects precursor (ROG and NOx) emissions cannot be determined
through air quality models or other quantitative methods. For nonattainment pollutants, if
emissions exceed the thresholds shown in Table 4, the project has the potential to result in a
cumulatively considerable net increase in these pollutants; and thus, could have a significant
impact on the ambient air quality.
With respect to odors, SDAPCD Rule 51 (Public Nuisance) prohibits emission of any material
that causes nuisance to a considerable number of persons or endangers the comfort, health, or
safety of any person. A project that involves a use that would produce objectionable odors
would be deemed to have a significant odor impact if it would affect a considerable number of
off‐site receptors.
a. Would the project conflict with or obstruct implementation of the applicable air
quality plan?
As stated, under state law, the SDAPCD is required to prepare an AQMP for pollutants for
which the SDAB is designated non‐attainment. Each iteration of the SDAPCD’s AQMP is an
update of the previous plan and has a 20‐year horizon. A project may be deemed inconsistent
with the AQMP if it would generate population, housing, or employment growth exceeding
forecasts used in the development of the AQMP. Currently the SDAPCD has implemented the
2020 Plan for Attaining the National Ambient Air Quality Standard for Ozone in San Diego County
(October 2020) and a 2004 Carbon Monoxide Plan. The AQMP incorporates local city General
Plans and the San Diego Association of Governments socioeconomic forecast projections of
regional population, housing and employment growth.
The proposed project would construct 22 residential dwelling units of which 4 will be
affordable, two office units and five retail units. The project will include 24 surface parking
spaces under a podium as well as drive aisles and landscaped areas. The site is approximately
0.46 acres in size with General Plan designation of Village, a zoning designation of V‐B and is
within the Village Center subdistrict in the Village and Barrio Master Plan . The Village Center
District encompasses the core of the Village and includes a mix of commercial, attached
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Table 4
SDAPCD Air Emission Significance Thresholds
Construction Emissions
Pollutant Total Emissions (pounds per day)
Reactive Organic Gas (ROG) 75
Nitrogen Oxides (NOx) 250
Carbon Monoxide (CO) 550
Sulfur Oxides (SOx) 250
Respirable Particulate Matter (PM10) 100
Fine Particulate Matter (PM2.5) 55
Operational Emissions
Total Emissions
Pounds per Hour Pounds per Day Tons per Year
Reactive Organic Gas (ROG) -- 75 13.7
Nitrogen Oxides (NOx) 25 250 40
Carbon Monoxide (CO) 100 550 100
Sulfur Oxides (SOx) 25 250 40
Respirable Particulate Matter (PM10) -- 100 15
Fine Particulate Matter (PM2.5) -- 55 10
Lead and Lead Compounds -- 3.2 0.6
residential, and mixed‐use building types. This district intends buildings to be generally
attached and built on or near the front property line, creating, throughout most of the district, a
continuous commercial street frontage (often with residences or offices above) to provide
destinations and workplaces in a walkable environment that is centered around the main
destinations of the Carlsbad Village Station, State Street, Grand Avenue, and Carlsbad Village
Drive.
According to the 2021‐2029 Regional Housing Needs Assessment (RHNA) 6th cycle, the City of
Carlsbad will need to accommodate a total of 3,873 units at varying income levels (City of
Carlsbad, April 2022). Of the total, 1,778 units are allocated to the moderate and above
moderate‐income categories. The project would provide 23 units which is less than one percent
of Carlsbad’s housing allocation within the 2021‐2029 RHNA.
The San Diego APCD and San Diego Association of Governments are responsible for
developing and implementing the clean air plans for attainment and maintenance of the
ambient air quality standards in the basin, specifically, the SIP and RAQS. The federal O3
maintenance plan, which is part of the SIP, was adopted in 2012. The most recent O3 attainment
plan was adopted in 2020. The SIP includes a demonstration that current strategies and tactics
will maintain acceptable air quality in the basin based on the NAAQS. The RAQS was initially
adopted in 1991 and is updated on a triennial basis (most recently in 2016). The RAQS outlines
SDAPCD’s plans and control measures designed to attain the state air quality standards for O3.
The SIP and RAQS rely on information from CARB and SANDAG, including mobile and area
source emissions as well as information regarding projected growth in the County and the cities
in the County, to project future emissions and determine the strategies necessary for the
reduction of emissions through regulatory controls.
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CARB mobile source emission projections and SANDAG growth projections are based on
population, vehicle trends and land use plans developed by the County and the cities in the
County as part of the General Plan development process. If a project proposes development that
is greater than that anticipated in the local plan and SANDAG’s growth projections, the project
might be in conflict with the SIP and RAQS and may contribute to a potentially significant
cumulative impact on air quality.
As stated, Village Center subdistrict designation is intended to support mixed commercial and
multifamily uses. Thus, the project is consistent with City’s General Plan land use
designation/zoning; and therefore, has been factored into SANDAG’s growth projections.
Furthermore, the estimated increase in population, employment and housing generated by the
project was compared to SANDAG’s Regional Plan population, employee population, and
housing estimates including the years 2025 and 2035. The number of housing units in the City
was projected to be 49,299 in 2025 and 51,552 in 2035, or an increase in 2,253 housing units over
the 10‐year period. Furthermore, the City’s population was projected to be 118,068 residents in
2025 and 118,719 residents in 2035, or increase of 651 residents over the period as shown in the
SANDAG Series 14 Regional Forecast and Baseline Subregional Allocation. The average household
size is 2.82 people per dwelling unit. The project would construct 22 dwelling units, which
would have the potential to house approximately 62 residents. Both the units and population
are within the growth projections.
The employee population in the City was projected to be 88,373 in 2025 and 98,168 in 2035, or
increase of 9,795 employees over the period. The proposed retail and office space would
provide approximately 28 jobs. Because the project is consistent with the General Plan; and
thus, SANDAG’s growth projections, project emissions would not conflict with the SIP and
RAQS. The project would not conflict with or obstruct implementation of the AQMP. Impacts
would be less than significant.
b. Would the project result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is in non‐attainment under an applicable federal
or state ambient air quality standard?
Construction Emissions
Project construction would generate temporary air pollutant emissions. These impacts are
associated with fugitive dust (PM10 and PM2.5) and exhaust emissions from heavy construction
vehicles, work crew vehicle trips in addition to ROG that would be released during the drying
phase upon application of paint and other architectural coatings. Construction would generally
consist of demolition (i.e., removal of the temporary buildings), site preparation
(clearing/grubbing), excavation/grading, construction of the proposed buildings, architectural
coating (i.e., paint) application and paving.
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Emissions from the construction phase of the project were estimated using CalEEMod 2022.1.
Construction scenario assumptions, including phasing, equipment mix, and vehicle trips, were
based on information provided by the project applicant and CalEEMod default values when
project specifics were not known. For purposes of estimating project emissions, it is assumed
that construction of the project would occur five days per week and commence in mid‐2025 and
would be complete in mid‐2026. The schedule is an estimate calculated by CalEEMod 2022.1.
The duration of phases are approximated:
• Demolition: 4 weeks
• Site Prepartion: 1 week
Grading: 1 week
• Building Construction: 40 weeks
• Paving: 2 weeks
• Architectural Coating: 2 weeks
Construction‐worker and vendor trips estimates by construction phase were based on
CalEEMod default data. Mass grading would include the entire project site. Approximately five
total trips would be required to remove demolition material. No fill import is anticipated
during the site preparation or grading phases. CalEEMod default trip length values were used
for the distances for all construction‐related trips. Defaults for the construction equipment mix
and vehicle trips used for estimating the project‐generated construction emissions were used
and are provided in Appendix A.
As discussed, the project would implement dust control strategies as a project design feature.
To reflect implementation of proposed dust control strategies, the following was used in
CalEEMod:
Water exposed area two times per day (55% reduction in PM10 and PM2.5); and
Limit equipoment idling to 5 minutes.
Daily construction emissions are shown in Table 5.
As shown in Table 5, construction of the proposed project would not exceed the SDAPCD daily
thresholds. With SDAPCD Rule 55 compliance, federal, state and local construction emission
thresholds would be met. Construction emissions would not result in a cumulatively
considerable net increase of any criteria pollutant for which the project region is in non‐
attainment under an applicable federal or state ambient air quality standard. Impacts will be
less than significant.
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Table 5
Estimated Maximum Daily Construction Emissions with Dust Control Measures
Construction
Phase
Maximum Emissions (lbs/day)
ROG NOx CO SOx PM10 PM2.5
2025 Maximum
lbs/day 1.5 14.3 15.8 0.02 3.4 1.9
2026 Maximum
lbs/day 17.6 8.7 10.9 0.02 0.5 0.3
SDAPCD Regional
Thresholds 75 250 550 250 100 55
Threshold
Exceeded 2022 No No No No No No
Operational Impacts
Emissions from the operational phase of the project were estimated using CalEEMod version
2022.1. Operational year 2026 was assumed consistent with completion of project construction.
Area Sources. CalEEMod was used to estimate operational emissions from area sources,
including emissions from consumer product use, architectural coatings, and landscape
maintenance equipment. Emissions associated with space heating and water heating are
calculated in the building energy use module of CalEEMod.
Consumer products are chemically formulated products used by household and institutional
consumers, including detergents; cleaning compounds; polishes; floor finishes; cosmetics;
personal care products; home, lawn, and garden products; disinfectants; sanitizers; aerosol
paints; and automotive specialty products. Other paint products, furniture coatings, or
architectural coatings are not considered consumer products. Consumer product VOC
emissions are estimated in CalEEMod based on the floor area of buildings and on the default
factor of pounds of VOC per building square foot per day. The CalEEMod default values for
consumer products were used.
VOC off‐gassing emissions result from evaporation of solvents contained in surface coatings
such as paints and primers used during building maintenance. CalEEMod calculates the VOC
evaporative emissions from application of surface coatings based on the VOC emission factor,
the building square footage, the assumed fraction of surface area, and the reapplication rate.
VOC emissions were estimated based on compliance with SDAPCD Rule 67.0.1 which limits the
VOC concentrations of various coatings sold and used in San Diego County. Rule 67.0.1, Table
1, lists numeous types of coatings and the allowable VOC concentrations in grams/litre
(g/L).The three general coating categories are 50 grams per liter (g/L) VOC for flat coatings, 100
g/L VOC for non‐flat coatings and 150 g/L VOC for non‐flat high gloss coatings. Consistent with
typical construction practices, it is anticipated that interior and exterior paint would not exceed
non‐flat coating limits, exterior paint would not exceed non‐flat coating limits and a small
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portion of exterior paint and finishes (trim and other minor finishes) would not exceed non‐flat
high‐gloss coatings limits. The interior and exterior coatings were estimated to have 50 g/L VOC
while the traffic marking coatings were estimated to be limited to 100 g/L VOC. The default
values in CalEEMod 2022.1 rely on compliance with SDAPCD Rule 67.0.1 referenced above.
Energy Sources. Energy sources include emissions associated with building electricity and
natural gas use. Electricity use would contribute indirectly to criteria air pollutant emissions;
however, the emissions from electricity use are only quantified for GHGs in CalEEMod, since
criteria pollutant emissions occur at the site of the power plant, which is typically off site. The
Project will install Energy Star, or equivalent, dishwashers, clothes washers, refrigerators, and
fans; bicycle parking facilities and electric vehicle charging station.
Mobile Sources. CalEEMod default data, including trip characteristics, trip lengths, variable
start information and emissions factors were used for the model inputs. Project‐related traffic
includes the mixture of vehicles consistent with CalEEMod default vehicle fleet assumptions.
Emission factors for 2026 (the first full year of project operation) were used to estimate
emissions associated with full buildout of the project. Trip data used are 7.3 daily trips per
residential unit and 44.3 trips per square foot of retail space and 9.7 trips daily for the office
space or a total of 353 daily trips. Based on proximity to transit, these data likely provide a
conservative estimate of daily trips.
Table 6 summarizes area, energy and mobile source emissions associated with operation
of the proposed project. As shown in Table 6, daily emissions would not exceed the
SDAPCD thresholds for ROG, NOX, CO, SOX, PM10 or PM2.5. Therefore, the project’s air
quality emissions(including impacts related to criteria pollutants, sensitive receptors and
violations of air quality standards) would not result in a cumulatively considerable net
increase of any criteria pollutant for which the project region is in non‐attainment under
an applicable federal or state ambient air quality standard. Impacts will be less than
significant.
c. Would the project expose sensitive receptors to substantial pollutant concentrations?
would be considered a significant impact. The California Office of Environmental Health
Hazard Assessment (OEHHA) health risk guidance states that a residential receptor should be
evaluated based on a 30‐year exposure period. “Individual Cancer Risk” is the likelihood that a
person exposed to concentrations of toxic air contaminants over a 70‐year lifetime will contract
cancer, based on the use of standard risk‐assessment methodology. The estimated construction
schedule duration would be approximately 12 months; however, only a portion of the overall
construction work would require the use of diesel‐powered equipment. The proposed project
would not result in a long‐term (i.e., 30 or 70 year) exposure to a substantial source of toxic air
contaminant emissions; and thus, neighboring residents would not be exposed to the related
individual cancer risk. Further, existing and planned land use within the project area is focused
on residential uses. Thus, existing and future residents would not be exposed to neighboring
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development that generates TACs. Therefore, the project would not expose sensitive receptors
to substantial concentrations of TACs. Impacts would be less than signficant.
Carbon Monoxide Hotspots
As discussed, carbon monoxide is a colorless, odorless, poisonous gas that may be found in
high concentrations near areas of high traffic volumes. CO emissions are a function of vehicle
idling time, meteorological conditions, and traffic flow. The SDAB is in attainment of state and
federal CO standards; thus, CO data is no longer collected and not all monitoring stations have
CO data available. The East Valley monitoring station in Escondido is the closest monitoring
station to the site that collected CO data. The maximum 8‐hour average CO level recorded in
2015, was 2.0 parts per million (ppm). Concentrations at that time were below the 9‐ppm state
and federal 8‐hour standard.
Numerous factors are related to the formation of CO hotspots. The potential for CO hotspots in
the SDAB is steadily decreasing because of the continued improvement in vehicular emissions
at a rate faster than the rate of vehicle growth and/or congestion and the already very low
ambient CO concentrations. Furthermore, CO transport is extremely limited and disperses
rapidly with distance from the source. Under certain extreme meteorological conditions,
however, CO concentrations near a congested roadway or intersection may reach unhealthy
levels.
Table 6
Estimated Operational Emissions
Estimated Emissions (lbs/day)
ROG NOX CO SOX PM10 PM2.5
Proposed Project
Maximum lbs/day - 2026 2.4 1.2 13.0 0.02 2.3 0.6
SDAPCD Thresholds 75 250 550 250 100 55
Threshold Exceeded? No No No No No No
Maximum lbs/hour -- 0.05 0.54 0.0008 -- --
SDACPD Thresholds -- 25 100 25 -- --
Threshold Exceeded? No No No No No No
Maximum tons/year 0.4 0.2 2.4 0.004 0.4 0.10
SDAPCD Thresholds 13.7 40 100 40 15 10
Threshold Exceeded? No No No No No No
See Appendix for CalEEMod version. 2022.1 computer model output - summer emissions shown
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Typically, high CO concentrations are associated with roadways or intersections operating
under congested conditions. Projects contributing to adverse traffic conditions may contribute
to the formation of CO hotspots. Because the City of Carlsbad does not have CO hotspot
guidance, the guidance recommended by the County of San Diego was applied to evaluate the
potential for CO hotspots to occur as a result of the project. As indicated in the County of San
Diego Guidelines for Determining Significance and Report Format and Content Requirements
Air Quality (County of San Diego 2007), a site‐specific CO hotspot analysis should be
performed if a proposed development would cause road intersections to operate at or below a
LOS E with intersection peak‐hour trips exceeding 3,000.
The proposed project screened out of preparation of a traffic study per the Vehicle Miles
Traveled (VMT) Analysis Guidelines (May 2023). The site is located within one‐half mile of
transit located at the Carlsbad Village multimodal station. thus, it is not expected to advsersly
impact traffic volumes or traffic operation proximal to the site or otherwise result in CO hot
spots that could expose sensitive receptors to substantial pollutant concentrations. Impacts
would be less than significant.
Indoor Air Quality
CARB has stated that the control measures it has approved for reducing indoor emissions
associated with the use of composite wood products, including formaldehyde, provides a level
of control that protects health and safety. The first emission standards (Phase 1) went into effect
in 2009 and more stringent Phase 2 standards are now in effect for all composite wood panels
and finished goods sold in California. CARB regulations include provisions for no‐added
formaldehyde and ultra‐low emitting formaldehyde‐based resins, to encourage the use of these
lower‐emitting resins in composite wood products. Further, the project would be constructed
using the most current ventilation requirements found in the Title 24 standards, including the
requirement that new developments use MERV 13 or higher air filters and include mandatory
compliance with the stringent CARB Phase 2 emission standards. Thus, the use of composite
wood project will have no adverse impact on indoor air quality.
d. Would the project result in other emissions (such as those leading to odors) adversely
affecting a substantial number of people?
The State of California Health and Safety Code, Division 26, Part 4, Chapter 3, Section 41700,
SDAPCD Rule 51, and City of Carlsbad Municipal Code Section 6.16.010, commonly referred to
as public nuisance law, prohibits emissions from any source whatsoever in such quantities of air
contaminants or other material that cause injury, detriment, nuisance, or annoyance to the
public health or damage to property. Projects required to obtain permits from SDAPCD are
evaluated by SDAPCD staff for potential odor nuisance, and conditions may be applied (or
control equipment required) where necessary to prevent occurrence of public nuisance.
SDAPCD Rule 51 also prohibits emission of any material that causes nuisance to a considerable
number of persons or endangers the comfort, health, or safety of any person. A project that
involves a use that would produce objectionable odors would be deemed to have a significant
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odor impact if it would affect a considerable number of off‐site receptors. Odor issues are
subjective by the nature of odors themselves and due to the fact that their measurements are
difficult to quantify. As a result, this guideline is qualitative and will focus on the existing and
potential surrounding uses and location of sensitive receptors.
The occurrence and severity of potential odor impacts depends on numerous factors. The
nature, frequency, and intensity of the source; the wind speeds and direction; and the sensitivity
of receiving location each contribute to the intensity of the impact. Although offensive odors
seldom cause physical harm, they can be annoying and cause distress among the public and
generate citizen complaints. Odors would be potentially generated from vehicles and
equipment exhaust emissions during construction of the project. Potential odors produced
during construction would be attributable to exhaust emissions, architectural coatings, and
asphalt pavement application. Such odors would disperse rapidly from the project site and
generally occur at magnitudes that would not affect substantial numbers of people. Therefore,
project construction activities would not result in other emissions (such as those leading to
odors) adversely affecting a substantial number of people. Impacts would be less than
significant.
Land uses that typically are associated with odor complaints include agricultural uses,
wastewater treatment plants, food processing plants, chemical plants, industrial activities,
composting, refineries, landfills, dairies, and fiberglass molding facilities. The project would
construct and operate 22 multifamily residential units, five retail spaces, two office units and
related infrastructure improvements. The project would not include land uses that typically
result in emissions (such as those leading to odors) that adversely affect a substantial number of
people; thus, impacts would be less than significant.
GREENHOUSE GAS EMISSIONS ASSESSMENT
The purpose of this report is to demonstrate that the Project meets the conditions for a Class 32
categorical exemption for air quality. The following analysis provides GHG emissions from
construction and operational activities for informational purposes only.
Methodology
GHG emissions associated with construction and operation of the proposed project and existing
development have been estimated using California Emissions Estimator Model (CalEEMod)
version 2022.1.
Construction Emissions
Construction of the proposed project would generate temporary GHG emissions primarily
associated with the operation of construction equipment, worker trips and truck trips required
for hauling excavation spoils, materials and equipment. Site preparation and grading typically
generate the greatest emission quantities because the use of heavy equipment is greatest during
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this phase of construction. Emissions associated with the construction period were estimated
based on the projected maximum amount of equipment that would be used on‐site at one time.
Air districts such as the SDAPCD have recommended amortizing construction‐related
emissions over a 30‐year period to calculate annual emissions. Complete CalEEMod results and
assumptions can be viewed in the Appendix.
Operational Emissions
Default values used in CalEEMod version 2022.1 are based on the CEC sponsored California
Commercial End Use Survey (CEUS) and Residential Appliance Saturation Survey (RASS) studies.
CalEEMod provides operational emissions of CO2, N2O and CH4. This methodology has been
subjected to peer review by numerous public and private stakeholders, and in particular by the
CEC; and therefore, is considered reasonable and reliable for use in GHG impact analysis pursuant
to CEQA. It is also recommended by CAPCOA (January 2008).
Emissions associated with area sources (i.e., consumer products, landscape maintenance, and
architectural coating) were calculated in CalEEMod based on standard emission rates from CARB,
USEPA, and district supplied emission factor values (CalEEMod User Guide, 2022). Emissions
from waste generation were also calculated in CalEEMod and are based on the IPCC’s methods for
quantifying GHG emissions from solid waste using the degradable organic content of waste
(CalEEMod User Guide, April 2022). Waste disposal rates by land use and overall composition of
municipal solid waste in California was primarily based on data provided by the California
Department of Resources Recycling and Recovery (CalRecycle).
Emissions from water and wastewater usage calculated in CalEEMod were based on the default
electricity intensity from the CEC’s 2006 Refining Estimates of Water‐Related Energy Use in
California using the average values for Northern and Southern California. Emissions from mobile
sources were quantified based on default trip generation rates.
Construction Emissions. Construction activity analysis is based on the anticipated construction
period beginning in mid 2025 and ending in 2026. Based on CalEEMod results, construction
activity for the project would generate an estimated 264 metric tons of carbon dioxide
equivalent (CO2E) as shown in Table 7. Amortized over a 30‐year period (the assumed life of the
project), construction of the proposed project would generate 8 metric tons of CO2E per year.
Operational Indirect and Stationary Direct Emissions. Operational emissions relate to energy use,
solid waste, water use, and transportation. Each source is discussed below and includes the
emissions associated with existing development and the anticipated emissions that would result
from the proposed project.
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Table 7
Estimated Construction Related Greenhouse Gas
Emissions
Year Annual Emissions
(metric tons CO2E)
2025 154
2026 79
Total 233
Amortized over 30 years 8
See Appendix for CalEEMod software program output
Energy Use. CalEEMod default values for electricity use and natural gas consumption for each
land use type were applied for the proposed land use designation. The energy use from
residential and commercial land uses is calculated in CalEEMod based on the Commercial End‐
Use Survey. Energy use in buildings (both natural gas and electricity) is divided by CalEEMod
into end‐use categories subject to Title 24 requirements (end uses associated with the building
envelope, such as the HVAC system, water heating system, and integrated lighting) and those
not subject to Title 24 requirements (such as appliances, electronics, and miscellaneous“plug‐in”
uses).
Operational GHG emissions from energy sources include natural gas combustion for appliances
and space and water heating. The current Title 24, Part 6 standards, referred to as the 2022 Title
24 Building Energy Efficiency Standards, became effective on January 1, 2023. The current
version of CalEEMod calculates electricity and natural gas emissions based on consumption
estimates and Title 24 2019 Building Energy Efficiency Standards (CalEEMod Users Guide,
2022). CalEEMod default energy intensity factors (CO2, CH4, and N2O mass emissions per
kilowatt hour) for SDG&E were based on the value for SDG&E’s energy mix in 2021. As shown
in Table 8, the overall emissions associated with electrical energy use at the project site would
be approximately 43 metric tons of CO2E per year. An additional 19 MT CO2E would be
attributable to natural gas.
Table 8
Estimated Annual Energy-Related Greenhouse Gas Emissions
Emission Source Annual Emissions
(CO2E)
Proposed Project
Electricity 43 metric tons
Natural Gas 19 metric tons
Total 62 metric tons
See Appendix for CalEEMod software program output.
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Water Use Emissions. Based on the amount of electricity generated to supply and convey this
amount of water, as shown in Table 9, the project would generate approximately 3 metric tons
of CO2E per year. Emissions related to water consumption would be reduced by 20% per Senate
Bill X7‐7, by implementing measures that include the installation of low flow plumbing fixtures
(i.e., faucets, toilets, show heads) and water efficient irrigation systems.
Solid Waste Emissions. Implementation of a municipal recycling program that would achieve a
75% diversion rate statewide is required for residential uses per the California Integrated Waste
Management Act of 1989 (AB 939). The CalEEMod results indicate that the project would result
in approximately 2 metric tons of CO2E per year associated with solid waste disposed within
landfills provided 75% of solid waste is recycled (Table 9).
Transportation Emissions. Mobile source GHG emissions were estimated using the trip
generation rates provided in CalEEMod 2022.1 (i.e., Institute of Transportation Engineers, Trip
Generation Manual 11th Edition). Table 10 shows the estimated mobile emissions of GHGs for
the project based on the estimated annual VMT of 1,096,877 as estimated by CalEEMod 2022.1
(see Appendix A) As shown in Table 10, the project would generate approximately 401 metric
tons of CO2E associated with new vehicle trips.
Combined Construction, Stationary and Mobile Source Emissions
Table 11 combines the net new construction, operational, and mobile GHG emissions associated
with the proposed project. As discussed above, temporary emissions associated with
construction activity (approximately 233 metric tons CO2E) are amortized over 30 years (the
anticipated life of the project). For the proposed project, the combined annual emissions would
total approximately 469 metric tons per year of CO2E.
Table 9
Estimated Annual
Solid Waste and Water Use Greenhouse Gas Emissions
Emission Source Annual Emissions
(CO2E)
Water 3 metric tons
Solid Waste 2 metric tons
Total Water and Solid Waste 5 metric tons
See Appendix for CalEEMod software program output.
July 29, 2025 Item #13 Page 83 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
The Roosevelt Mixed-Use Project
Air Quality and Greenhouse Gas Study
City of Carlsbad
28
Table 10
Estimated Annual Mobile Emissions of Greenhouse Gases
Emission Source Annual Emissions
(CO2E)
Proposed Project
Mobile Emissions (CO2 & CH4) 401 metric tons
Total 401 metric tons
See Appendix for CalEEMod software program output.
Table 11
Combined Annual Greenhouse Gas Emissions
Emission Source Annual Emissions
(CO2E)
Construction 8 metric tons
Operational
Energy
Solid Waste
Water
Area Source
62 metric tons
2 metric tons
3 metric tons
1 metic tons
Mobile 401 metric tons
Total 477 metric tons
See Appendix for CalEEMod software program output.
Conclusion
As stated herein, the project is new construction of 23 new multifamily units with 24 parking
spaces and approximately 4,000 square feet of retail space and 1,500 square feet of office space.
Would the project conflict with or obstruct implementation of the applicable air
quality plan?
The project is consistent with the VB zoning designation and is anticipated in the local plans
and SANDAG’s population and employment growth projections. Thus, the project would be
within SANDAG’s population growth forecast and would not conflict with the SIP and RAQS.
Would the project result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is in non‐attainment under an applicable
federal or state ambient air quality standard?
Project construction and operational emissions would not exceed the SDAPCD thresholds.
Thus, the project would not result in a cumulatively considerable net increase of any criteria
July 29, 2025 Item #13 Page 84 of 188
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The Roosevelt Mixed-Use Project
Air Quality and Greenhouse Gas Study
City of Carlsbad
29
pollutant for which the project region is in non‐attainment under an applicable federal or state
ambient air quality standard.
Would the project expose sensitive receptors to substantial pollutant concentrations?
The project would not cause or contribute to CO hot spots or otherwise expose receptors to
substantial pollutant concentrations during construction or operations.
Would the project result in other emissions (such as those leading to odors) adversely
affecting a substantial number of people?
The project would provide 23 multifamily units, associated garage parking and both retal and
office space. These uses would not result in other emissions (such as those leading to odors)
adversely affecting a substantial number of people.
July 29, 2025 Item #13 Page 85 of 188
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The Roosevelt Mixed-Use Project
Air Quality and Greenhouse Gas Study
City of Carlsbad
30
REFERENCES
Association of Environmental Professionals. California Environmental Quality Act (CEQA) Statute
and Guidelines. 2021
California Air Pollution Control Officers Association. CEQA and Climate Change: Addressing
Climate Change through California Environmental Quality Act (CEQA). January 2008.
California Air Pollution Control Officers Association. California Emission Estimator Model version
2022.1.1.22, May 2022.
California Air Resources Board. Ambient Air Quality Standards. Updated February, 2016.
http://www.aqmd.gov/docs/default‐source/clean‐air‐plans/air‐quality‐management‐
plans/naaqs‐caaqs‐feb2016.pdf
California Air Resources Board, Maps of State and Federal Area Designations,
https://ww2.arb.ca.gov/resources/documents/maps‐state‐and‐federal‐area‐
designations?corr
California Air Resources Board. 2020, 2021, & 2022 Annual Air Quality Data Summaries.
http://www.arb.ca.gov/adam/topfour/topfour1.php. Accessed May 2024.
California Air Resources Board, California Greenhouse Gas Emissions for 2000 to 2018, 2020
Edition.
https://ww3.arb.ca.gov/cc/inventory/pubs/reports/2000_2018/ghg_inventory_trends_00‐
18.pdf
California Air Resources Board. June 2017. Greenhouse Gas Inventory Data Inventory Program.
Available: https://www.arb.ca.gov/cc/inventory/inventory.htm
California Air Resources Board. April 2012. Greenhouse Gas Inventory Data – 2020 Emissions
Forecast. Available: http://www.arb.ca.gov/cc/inventory/data/forecast.htm
California Air Resources Board. May 2014. 2020 Business As Usual Emission Projection, 2014
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http://www.arb.ca.gov/cc/inventory/data/tables/2020_bau_forecast_by_scoping_categor
y_2014‐05‐22.pdf
California Air Resources Board. June 2015. Greenhouse Gas Emissions Inventory– 2015 Edition
Available: http://www.arb.ca.gov/cc/inventory/data/data.htm
California Climate Action Registry General Reporting Protocol, Reporting Entity‐Wide Greenhouse
Gas Emissions, Version 3.1, January 2009.
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The Roosevelt Mixed-Use Project
Air Quality and Greenhouse Gas Study
City of Carlsbad
31
California Environmental Protection Agency, March 2006. Climate Action Team Report to Governor
Schwarzenegger and the Legislature.
http://www.climatechange.ca.gov/climate_action_team/reports/2006‐04‐
03_FINAL_CAT_REPORT_EXECSUMMARY.PDF
City of Carlsbad. Carlsbad Climate Action Plan. September 2015, Updated April 2020.
City of Carlsbad. Vehicle Miles Traveled (VMT) Analysis Guidelines, May 2023.
Intergovernmental Panel on Climate Change [IPCC]. Revised 1996 IPCC Guidelines for National
Greenhouse Gas Inventories. [Kroeze, C.; Mosier, A.; Nevison, C.; Oenema, O.; Seitzinger,
S.; Cleemput, O. van; Conrad, R.; Mitra, A.P.; H.U., Neue; Sass, R.]. Paris: OECD, 1997.
Intergovernmental Panel on Climate Change [IPCC]. Climate Change 2014 Synthesis Report,
2014.
Office of the California Attorney General. The California Environmental Quality Act, Addressing
Global Warming Impacts at the Local Agency Level. Updated May 21, 2008.
http://ag.ca.gov/globalwarming/pdf/GW_mitigation_measures.pdf
United States Environmental Protection Agency (U.S. EPA). Inventory of U.S. Greenhouse Gas
Emissions and Sinks: 1990‐2010. U. S. EPA #430‐R‐11‐005. April 2012.
http://www.epa.gov/climatechange/emissions/usinventoryreport.html
United States Environmental Protection Agency (U.S. EPA). Inventory of U.S. Greenhouse Gas
Emissions and Sinks: 1990‐2015. U. S. EPA #430‐P‐17‐001. April 2017.
https://www.epa.gov/ghgemissions/inventory‐us‐greenhouse‐gas‐emissions‐and‐sinks‐
1990‐2015
United States Environmental Protection Agency (U.S. EPA). Inventory of U.S. Greenhouse Gas
Emissions and Sinks: 1990‐2019, U. S. EPA #430‐R‐21‐001. February 2021
July 29, 2025 Item #13 Page 87 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Appendix A
CalEEMod Air Quality and Greenhouse Gas Emissions Model Results –
Summer/Annual
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July 29, 2025 Item #13 Page 92 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 93 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 94 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 95 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 97 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 98 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 99 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 100 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 101 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 102 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 103 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 104 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 105 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 106 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 107 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 108 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 109 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 110 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 111 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 112 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 113 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 114 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 115 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 116 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 117 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 118 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 119 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 120 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 121 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 122 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 123 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 124 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 125 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 126 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 127 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 128 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 129 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 130 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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5
July 29, 2025 Item #13 Page 131 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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3
July 29, 2025 Item #13 Page 132 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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7
July 29, 2025 Item #13 Page 133 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 134 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 135 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 136 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 137 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 138 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 139 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 140 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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5
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July 29, 2025 Item #13 Page 141 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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R
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r
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1
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3
0
July 29, 2025 Item #13 Page 142 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
e
R
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s
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D
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—
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—
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July 29, 2025 Item #13 Page 143 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
e
R
o
o
s
e
v
e
l
t
D
e
t
a
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6
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Ge
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Of
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Un
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4.
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.
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July 29, 2025 Item #13 Page 144 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
e
R
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s
e
v
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l
t
D
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—
—
—
—
—
—
—
—
—
—
—
<
0
.
0
0
5
<
0
.
0
0
5
St
r
i
p
Ma
l
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
<
0
.
0
0
5
<
0
.
0
0
5
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
0.
0
3
0.
0
3
July 29, 2025 Item #13 Page 145 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
e
R
o
o
s
e
v
e
l
t
D
e
t
a
i
l
e
d
R
e
p
o
r
t
,
1
2
/
2
/
2
0
2
4
58
/
8
6
4.
6
.
2
.
M
i
t
i
g
a
t
e
d
Cr
i
t
e
r
i
a
P
o
l
l
u
t
a
n
t
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
t
o
n
/
y
r
f
o
r
a
n
n
u
a
l
)
a
n
d
G
H
G
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
M
T
/
y
r
f
o
r
a
n
n
u
a
l
)
La
n
d
Us
e
RO
G
NO
x
CO
SO
2
PM
1
0
E
PM
1
0
D
PM
1
0
T
PM
2
.
5
E
PM
2
.
5
D
PM
2
.
5
T
BC
O
2
NB
C
O
2
CO
2
T
CH
4
N2
O
R
CO
2
e
Da
i
l
y
,
Su
m
m
e
r
(M
a
x
)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
Ap
a
r
t
m
e
nt
s
Lo
w
R
i
s
e
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
0.
1
7
0.
1
7
Ge
n
e
r
a
l
Of
f
i
c
e
Bu
i
l
d
i
n
g
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
<
0
.
0
0
5
<
0
.
0
0
5
St
r
i
p
Ma
l
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
0.
0
2
0.
0
2
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
0.
2
0
0.
2
0
Da
i
l
y
,
Wi
n
t
e
r
(M
a
x
)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
Ap
a
r
t
m
e
nt
s
Lo
w
R
i
s
e
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
0.
1
7
0.
1
7
Ge
n
e
r
a
l
Of
f
i
c
e
Bu
i
l
d
i
n
g
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
<
0
.
0
0
5
<
0
.
0
0
5
St
r
i
p
Ma
l
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
0.
0
2
0.
0
2
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
0.
2
0
0.
2
0
An
n
u
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
Ap
a
r
t
m
e
nt
s
Lo
w
R
i
s
e
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
0.
0
3
0.
0
3
Ge
n
e
r
a
l
Of
f
i
c
e
Bu
i
l
d
i
n
g
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
<
0
.
0
0
5
<
0
.
0
0
5
July 29, 2025 Item #13 Page 146 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
e
R
o
o
s
e
v
e
l
t
D
e
t
a
i
l
e
d
R
e
p
o
r
t
,
1
2
/
2
/
2
0
2
4
59
/
8
6
St
r
i
p
Ma
l
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
<
0
.
0
0
5
<
0
.
0
0
5
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
0.
0
3
0.
0
3
4.
7
.
O
f
f
r
o
a
d
E
m
i
s
s
i
o
n
s
B
y
E
q
u
i
p
m
e
n
t
T
y
p
e
4.
7
.
1
.
U
n
m
i
t
i
g
a
t
e
d
Cr
i
t
e
r
i
a
P
o
l
l
u
t
a
n
t
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
t
o
n
/
y
r
f
o
r
a
n
n
u
a
l
)
a
n
d
G
H
G
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
M
T
/
y
r
f
o
r
a
n
n
u
a
l
)
Eq
u
i
p
m
e
nt Typ
e
RO
G
NO
x
CO
SO
2
PM
1
0
E
PM
1
0
D
PM
1
0
T
PM
2
.
5
E
PM
2
.
5
D
PM
2
.
5
T
BC
O
2
NB
C
O
2
CO
2
T
CH
4
N2
O
R
CO
2
e
Da
i
l
y
,
Su
m
m
e
r
(M
a
x
)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
Da
i
l
y
,
Wi
n
t
e
r
(M
a
x
)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
An
n
u
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
4.
7
.
2
.
M
i
t
i
g
a
t
e
d
Cr
i
t
e
r
i
a
P
o
l
l
u
t
a
n
t
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
t
o
n
/
y
r
f
o
r
a
n
n
u
a
l
)
a
n
d
G
H
G
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
M
T
/
y
r
f
o
r
a
n
n
u
a
l
)
Eq
u
i
p
m
e
nt Typ
e
RO
G
NO
x
CO
SO
2
PM
1
0
E
PM
1
0
D
PM
1
0
T
PM
2
.
5
E
PM
2
.
5
D
PM
2
.
5
T
BC
O
2
NB
C
O
2
CO
2
T
CH
4
N2
O
R
CO
2
e
Da
i
l
y
,
Su
m
m
e
r
(M
a
x
)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
July 29, 2025 Item #13 Page 147 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
e
R
o
o
s
e
v
e
l
t
D
e
t
a
i
l
e
d
R
e
p
o
r
t
,
1
2
/
2
/
2
0
2
4
60
/
8
6
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
Da
i
l
y
,
Wi
n
t
e
r
(M
a
x
)
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
An
n
u
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
4.
8
.
S
t
a
t
i
o
n
a
r
y
E
m
i
s
s
i
o
n
s
B
y
E
q
u
i
p
m
e
n
t
T
y
p
e
4.
8
.
1
.
U
n
m
i
t
i
g
a
t
e
d
Cr
i
t
e
r
i
a
P
o
l
l
u
t
a
n
t
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
t
o
n
/
y
r
f
o
r
a
n
n
u
a
l
)
a
n
d
G
H
G
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
M
T
/
y
r
f
o
r
a
n
n
u
a
l
)
Eq
u
i
p
m
e
nt Typ
e
RO
G
NO
x
CO
SO
2
PM
1
0
E
PM
1
0
D
PM
1
0
T
PM
2
.
5
E
PM
2
.
5
D
PM
2
.
5
T
BC
O
2
NB
C
O
2
CO
2
T
CH
4
N2
O
R
CO
2
e
Da
i
l
y
,
Su
m
m
e
r
(M
a
x
)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
Da
i
l
y
,
Wi
n
t
e
r
(M
a
x
)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
An
n
u
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
4.
8
.
2
.
M
i
t
i
g
a
t
e
d
Cr
i
t
e
r
i
a
P
o
l
l
u
t
a
n
t
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
t
o
n
/
y
r
f
o
r
a
n
n
u
a
l
)
a
n
d
G
H
G
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
M
T
/
y
r
f
o
r
a
n
n
u
a
l
)
Eq
u
i
p
m
e
nt Typ
e
RO
G
NO
x
CO
SO
2
PM
1
0
E
PM
1
0
D
PM
1
0
T
PM
2
.
5
E
PM
2
.
5
D
PM
2
.
5
T
BC
O
2
NB
C
O
2
CO
2
T
CH
4
N2
O
R
CO
2
e
Da
i
l
y
,
Su
m
m
e
r
(M
a
x
)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
July 29, 2025 Item #13 Page 148 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
e
R
o
o
s
e
v
e
l
t
D
e
t
a
i
l
e
d
R
e
p
o
r
t
,
1
2
/
2
/
2
0
2
4
61
/
8
6
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
Da
i
l
y
,
Wi
n
t
e
r
(M
a
x
)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
An
n
u
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
4.
9
.
U
s
e
r
D
e
f
i
n
e
d
E
m
i
s
s
i
o
n
s
B
y
E
q
u
i
p
m
e
n
t
T
y
p
e
4.
9
.
1
.
U
n
m
i
t
i
g
a
t
e
d
Cr
i
t
e
r
i
a
P
o
l
l
u
t
a
n
t
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
t
o
n
/
y
r
f
o
r
a
n
n
u
a
l
)
a
n
d
G
H
G
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
M
T
/
y
r
f
o
r
a
n
n
u
a
l
)
Eq
u
i
p
m
e
nt Typ
e
RO
G
NO
x
CO
SO
2
PM
1
0
E
PM
1
0
D
PM
1
0
T
PM
2
.
5
E
PM
2
.
5
D
PM
2
.
5
T
BC
O
2
NB
C
O
2
CO
2
T
CH
4
N2
O
R
CO
2
e
Da
i
l
y
,
Su
m
m
e
r
(M
a
x
)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
Da
i
l
y
,
Wi
n
t
e
r
(M
a
x
)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
An
n
u
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
To
t
a
l
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
4.
9
.
2
.
M
i
t
i
g
a
t
e
d
Cr
i
t
e
r
i
a
P
o
l
l
u
t
a
n
t
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
t
o
n
/
y
r
f
o
r
a
n
n
u
a
l
)
a
n
d
G
H
G
s
(
l
b
/
d
a
y
f
o
r
d
a
i
l
y
,
M
T
/
y
r
f
o
r
a
n
n
u
a
l
)
Eq
u
i
p
m
e
nt Typ
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July 29, 2025 Item #13 Page 149 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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Cr
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July 29, 2025 Item #13 Page 150 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
e
R
o
o
s
e
v
e
l
t
D
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t
a
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3
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PM
2
.
5
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PM
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BC
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4
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Da
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Da
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July 29, 2025 Item #13 Page 151 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
e
R
o
o
s
e
v
e
l
t
D
e
t
a
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l
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d
R
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p
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1
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4.
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4
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C
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a
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T
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M
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Cr
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5
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PM
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July 29, 2025 Item #13 Page 152 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
e
R
o
o
s
e
v
e
l
t
D
e
t
a
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R
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p
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To
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5
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Cr
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6
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m
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Cr
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July 29, 2025 Item #13 Page 153 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 154 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 155 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 156 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 157 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 158 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 159 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 160 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 161 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 162 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 163 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 164 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 165 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 166 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 167 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 168 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 169 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 170 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 171 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 172 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
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July 29, 2025 Item #13 Page 173 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Th
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July 29, 2025 Item #13 Page 174 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov
Density Bonus
IB-112This 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 7
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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.
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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.
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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.
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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
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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
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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 income households.
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.).
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From:Planning
To:Kyle Van Leeuwen
Cc:Eric Lardy; Cynthia Vigeland
Subject:FW: Please Reconsider Support for Roosevelt Project – 2621 Roosevelt Street
Date:Friday, April 4, 2025 10:24:32 AM
From: Kyle Franks <kylemfranks33@gmail.com>
Sent: Friday, April 4, 2025 9:26 AM
To: Planning <planning@carlsbadca.gov>
Subject: Please Reconsider Support for Roosevelt Project – 2621 Roosevelt Street
Dear Planning Commission Members,
I hope this message finds you well. As a resident of District 1, I am writing to share my
concerns regarding the proposed development at 2621 Roosevelt Street, commonly referred
to as The Roosevelt Project.
Project Density and Neighborhood Character
The proposal for a four-story, 23-unit mixed-use building on a 0.46-acre lot appears to exceed
the typical density for our neighborhood. Such a development could significantly alter the
existing character of the area. I understand that state density bonus laws allow for increased
density in certain circumstances. However, it's crucial that any development aligns with the
community's established aesthetic and scale.
Parking Considerations
The plan includes 24 parking spaces for 23 units, which may not adequately accommodate
residents and visitors. While Assembly Bill 2097 restricts the city's ability to impose minimum
parking requirements for developments near major transit stops, it's important to assess the
practical parking needs of this project to prevent potential overflow into surrounding streets.
Community Input and Local Planning
I appreciate the city's efforts to comply with state housing laws aimed at addressing the
housing crisis. However, I believe that community input remains vital in shaping developments
that reflect both state objectives and local values. Ensuring that projects like The Roosevelt
align with Carlsbad's General Plan and zoning ordinances is essential for balanced growth.
Thank you for considering my perspectives on this matter.
Kyle Franks
Exhibit 8
July 29, 2025 Item #13 Page 182 of 188
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From:Planning
To:Kyle Van Leeuwen
Cc:Eric Lardy
Subject:FW: Opposition to Roosevelt Project, Dog Policy Changes, and Drive-Thru Repeal
Date:Monday, April 7, 2025 12:23:16 PM
From: Cynthia Vigeland <Cynthia.Vigeland@carlsbadca.gov>
Sent: Monday, April 7, 2025 11:57 AM
To: Planning <Planning@CarlsbadCA.gov>
Subject: FW: Opposition to Roosevelt Project, Dog Policy Changes, and Drive-Thru Repeal
The clerk’s office is forwarding this to planning.
From: Kyle Franks <kylemfranks33@gmail.com>
Sent: Friday, April 4, 2025 9:23 AM
To: Council Internet Email <council@carlsbadca.gov>
Subject: Opposition to Roosevelt Project, Dog Policy Changes, and Drive-Thru Repeal
Dear City Councilmembers,
I'm a resident of District 1 writing to express my concern about three proposals currently under
review. I appreciate your leadership and the time you dedicate to these decisions, but I believe
these changes would negatively impact our community:
1. The Roosevelt Project at 2621 Roosevelt Street
A 4-story, 23-unit mixed-use development with only 24 parking spaces on a 0.46-acre lot
seems excessive. It doesn’t fit the scale of the neighborhood and raises serious questions
about traffic, parking overflow, and long-term infrastructure strain. It’s also unclear if any
affordable housing is included. This feels like another instance where state density bonuses
are used to override thoughtful, local planning.
2. Dog Access in Parks and Beaches
As a lifeguard in Encinitas, I’ve seen firsthand the benefits of strictly enforcing no-dog rules on
beaches. It helps keep beaches clean, minimizes conflicts between dogs and people or
wildlife, and creates a more peaceful, family-friendly environment. Once you allow dogs
broadly, enforcement becomes nearly impossible, and the quality of these public spaces
quickly declines. I urge you to maintain the current restrictions.
3. Drive-Thru Repeal
Carlsbad’s long-standing ban on new drive-thrus has protected the city’s charm and
walkability. Lifting that ban opens the door to increased traffic, emissions, and fast-food-style
development that undercuts the coastal, community-first feel we all value.
July 29, 2025 Item #13 Page 183 of 188
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I hope you’ll take resident concerns into account as you consider these proposals. Thank you
for your service and attention.
Best,
Kyle Franks
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
July 29, 2025 Item #13 Page 184 of 188
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From:Kyle Van Leeuwen
To:Kyle Van Leeuwen
Subject:FW: New comment on Just approved, a new 4 story building on Roosevelt...
Date:Tuesday, July 22, 2025 8:53:41 AM
From: craig ryall <craigwryall@gmail.com>
Sent: Saturday, April 5, 2025 4:56 PM
To: Melanie Burkholder <melanie.burkholder@carlsbadca.gov>
Subject: Fwd: New comment on Just approved, a new 4 story building on Roosevelt...
Hello Melanie,
I'm not sure if you get these Nextdoor posts but I thought you would be interested in the one
forwarded below if you haven't seen it already.
I attended the planning commission meeting where this project was discussed and approved and I
spoke for a few minutes at the meeting. This is the first planning meeting I have ever attended in any
city but I wanted to speak about this project and others that are in the planning process on
Roosevelt.
I thought the developer did an excellent job of presenting the project. I am also familiar with several
of the other projects that he has completed in the village and I think they are excellent. That said, I
wanted you to be aware of my concerns and obviously the concerns of many based on the post
below since this is your district. I was surprised about the UT newspaper coverage and the ensuing
conversation on Nextdoor.
To give you a little context, my wife and I moved to Carlsbad Village about 4 years ago from Encinitas
(Olivenhain) where we raised our 5 daughters. We wanted to see how we would like a more urban
environment. We love it here and plan to spend our retirement years in the Village. We currently
own and live in a condo in Beachwalk in the same block as this proposed development. We plan on
keeping and long term renting this condo and we will be moving across the street into one of the top
floor units in Roosevelt Nine when it is completed in the next month or so. We are heavily invested
in the village both emotionally and financially.
As I'm sure you know there are at least 4 projects at some stage of the approval process
on Roosevelt St north of Grand Avenue including this one. I am very much in favor of continuing to
improve the Village and Roosevelt St in particular and making more housing and business space
available. That said, it has to be done carefully in order to not exacerbate an already bad parking
problem and strain the infrastructure.
Parking is difficult on this street already.The 2 projects that we will be owners in each have 2 parking
spaces (garages) per unit but no visitor parking and very limited handicapped parking. (Only one spot
at Beachwalk, always full, none on the street). I'd say parking at these 2 developments is tight but
workable. I'm not sure what the plans are for any of the others except the one discussed in the
planning meeting 'The Roosevelt', but I am concerned that the combination of all them could make
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the existing problem worse if not carefully planned.
Traffic often backs up when people are looking for a place to park. I sent Kyle the planner several
pictures taken on March 27 of a packed street including one of a 3 car accident that happened in
front of the post office. There is almost always a queue of cars stacked up trying to get into the post
office. Being a pedestrian on this street is a challenge because cars are parked all the way to the
corners and there are no crosswalks with stop buttons.
'The Roosevelt' has 23 residential units and 24 spots for them. It also has 7 businesses with no
parking at all. I am aware of the restrictions the state has placed on cities with AB2097 and I am also
aware of some of the bonus density provisions that allow developers to build projects like 'The
Roosevelt'. I think there are exemptions where projects hinder the needs of handicapped or elderly
people and/or ones that negatively impact residential or commercial parking within 1/2 mile of the
project.
While I would like to see Fabric, the developer for 'The Roosevelt' come back with a design that has
more parking, I am more concerned about the aggregate of all of the proposed projects including
this one. Some combination of the city and the developers need to partner going forward to solve
this issue to make sure that the right balance is struck. I'm sure this is a tough job for both the
planning commission and the city council but it is important.
I think it is also important that residents, planners and council members work together on making
our city a great place to live. As I said before I have never been to a planning meeting and the only
city council meeting I went to was to celebrate our citizens of the year. The discussions in the
planning meeting were cordial, respectful and calm so I was shocked when Dave Hubinger made his
comments about a hissy fit on parking (and it seems others were as well.)
Sorry for the long email but I thought it important to communicate since this will be an ongoing issue
in the village.
Best Regards
Craig
July 29, 2025 Item #13 Page 186 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
From:Kyle Van Leeuwen
To:Kyle Van Leeuwen
Subject:FW: Case Name: The Roosevelt: public comment
Date:Wednesday, July 23, 2025 3:21:36 PM
From: Jeff Lussenden <jlussenden@yahoo.com>
Sent: Sunday, July 20, 2025 4:29 PM
To: City Clerk <Clerk@carlsbadca.gov>
Cc: Kelly Lussenden <kellylussenden@yahoo.com>
Subject: Case Name: The Roosevelt: public comment
Hi,
I received the Notice of Public Hearing for 'The Roosevelt', case file: SDP 2024-0001 (DEV2024-0014) and have a
comment.
I believe the parking plan is inadequate for the proposed development, and would like you to deny the request for
the 50% density bonus.
There are 23 proposed units, and 24 covered parking spaces. Of those 23 units, three will be two bedroom, two will
be very-low-income, and two more will be moderate-income.
It is unrealistic to think that a two bedroom unit will only require one space, as the occupants will be two parents, or
two working individuals.
Therefore, you need at least 26 parking spaces, and since you have 25 or more parking spaces, you are required by
California ADA rules to have at least one ADA compliant space, and will probably require more, given that 5% of
Californians have disabled parking permits.
If you approve the development as originally proposed, you'll have more people parking permanently on the street,
or continually circling the blocks looking for a spot. There could also be issues with ADA compliance. This will
exacerbate already existing parking issues in the village.
thanks,
-jeff lussenden
2577 State Street
Carlsbad CA 92008
760-473-6175
jlussenden@yahoo.com
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
July 29, 2025 Item #13 Page 187 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
From:Kyle Van Leeuwen
To:Kyle Van Leeuwen
Subject:FW: Attention for development at 2621 Roosevelt st.
Date:Wednesday, July 23, 2025 3:21:06 PM
From: peggy wilson <leizplm@yahoo.com>
Sent: Wednesday, July 23, 2025 11:44 AM
To: City Clerk <clerk@carlsbadca.gov>
Subject: Attention for development at 2621 Roosevelt st.
This development is only going to have 24 parking spaces. I know that development will
require more parking. The parking in this area is very limited.
Will there be housing for senior citizens or lower to middle income residents?
Yahoo Mail: Search, Organize, Conquer
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
July 29, 2025 Item #13 Page 188 of 188
Docusign Envelope ID: C67B0BCC-71D9-4569-B459-7771E3874ED3
AFFIDAVIT OF MAILING
NOTICE OF PUBLIC HEARING
TO: CITY CLERK
DATE OF PUBLIC H EARi NG: ~J_ul __ , ~-~?J-6 ....... l...-;)_D"-E.~""=5 _________ _
suBJEcT: T n -e.. ~e.ve.l:±
LOCATION: ~200 Carlsba~ Village Drive, Carlsbad, CA 92008
D Other: ------------------
DATE POSTED TO CITY WEBSITE 01-\ ~ ~ 1.Dlli
DATE NOTICES MAILED TO PROPERTY OWNERS: 01..-\0 .., 10Jh
NUMBER, MAILED:
I declare under penalty of perjury under the laws of the State of California that I am employed by
t he City of Carlsbad and the foregoing is true and correct.
DEPARTMENT: w£.TY CLERK'S OFFICE □OTHER _______ _
cf)~ i110AAH1~·. 07-2--s ~i~s
Si gnat~• Date
------------------------------------------------------------------------------
SENT TO FOR PUBLICATION VIA E-MAIL TO: □ Union Tribune on ---
~ Coa.st News on JvJ'Q \\,?O~
PUBLICATION DATE: Union Tribune ---~----------
Coast News J uJ. '6 \ ~, ?-0 ';>-~
I declare under penalty of perjury under the laws of the State of California that I am employed by
the City of Carlsbad and the foregoing is true and correct.
DEPARTMENT: csa"c1TY CLERK'S OFFICE □ OTHER _______ _
Attachments: 1) Mailing Labels
2) Notice w/ attachments
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council of the City
of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village Drive, Carlsbad,
California, at 5:00 p.m. on Tuesday, July 29, 2025, to consider approving a Site development Plan to allow
for the demolition of an existing commercial structure and the construction of a four-story mixed-use
structure consisting of 5,406 square feet of office and commercial space, 23 multiple-family residential
apartment units (20 one-bedroom units, 3 two-bedroom units) and 24 covered parking spaces. Two 50%
density bonuses allowing 12 additional units above base residential density are requested, with the
dedication of 2 units for very-low-income households (15% of the base density) and dedication of 2 units
for moderate-income households {15% of the base density). The 0.46-acre project site is located at 2621
Roosevelt Street in the northwest quadrant of the city, within the Village and Barrio Master Plan, and
within Local Facilities Management Zone 1, and more particularly 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
NORTHEASTERLY OF A STRAIGHT LINE CONNECTING THE MID-POINTS OF THE
NORTHWESTERLY AND SOUTHEASTERLY LINES OF SAID LOT.
Whereas, on April 2, 2025, the City of Carlsbad Planning Commission voted 4-0-3 (Commissioners
Burrows, Lafferty, and Stine absent) to recommend approval of a site development plan.
Environmental Action: In accordance with the California Environmental Quality Act (CEQA), an exemption
determination is recommended for adoption in compliance with CEQA 15332, Class 32, In-Fill
Development Projects.
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies
of the staff report will be available on and after Friday, July 25, 2025, on the city's website at
https://www.carlsbadca.gov/city-hall/meetings-agendas. If you have any questions, please contact Senior
Planner Kyle Van Leeuwen in the Planning Division at (442) 339 -2611 or
kyle.vanleeuwen@carlsbadca.gov. The meeting can be viewed on line at
https://www.carlsbadca.gov/city-hall/meetings-agendas or on the city's cable channel. In addition,
written comments may be submitted to the City Council at or prior to the hearing via U.S. Mail to the
attention of Office of the City Clerk, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, or via email to
clerk@carlsbadca.gov.
If you challenge the decision on the Site Development Plan in court, you may be limited to raising only
those issues you or someone else raised at the public hearing described in this notice or in written
correspondence delivered to the City of Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad Village Drive,
Carlsbad, CA 92008, at or prior to the public hearing.
CASE FILE:
CASE NAME:
PUBLISH:
SOP 2024-0001 (DEV2024-0014)
THE ROOSEVELT
FRIDAY, JULY 18, 2025
CITY OF CARLSBAD
CITY COUNCIL
I
JAY CARLSBAD LLC
1518 6TH AVE
SAN DIEGO CA 92101
I CARLSBAD 1 7 LP
1
234 VENTURE ST
I STE 100 I SAN MARCOS CA 92078
BLADEL FAMILY TRUST 10-22-91
2501 STATE ST
UNIT 207
CARLSBAD CA 92008
I WELLMAN MICHAEL AND CORY J
REVOCABLE 1996 TRUST
2501 STATE ST
UNIT 304
CARLSBAD CA 92008
HEFFNER FAMILY 2016
TRUST 01-22-16
2501 STATE ST
UNIT 402
CARLSBAD CA 92008
SOIL 0405 LLC
800 GRAND AVE
STE 304
CARLSBAD CA 92008
PEELLE FAMILY TRUST
2441 BUENA VISTA CIR
CARLSBAD CA 92008
KURNER LAURA C
2461 BUENA VISTA CIR
CARLSBAD CA 92008
FARROW TRUST 03-17-23
125 MOZART AVE
CARDIFF CA 92007
MILLARD JEFFREY J AND
DIANE M 2006 TRUST 03-22-06
568 LAGUNA DR
CARLSBAD CA 92008
I
CITY OF CARLSB.'',D
PUBLIC AGENCY
CARLSBAD C~ 92008
HARRIS GLENN AND LAURIE
2501 STATE ST
UNI T 204
CARLSBAD CA 92008
MORENO VANWYK FAMILY
TRUST 11-08-21
5365 LOS ROBLES DR
CARLSBAD CA 92008
I DEDERICH LIVING
TRUST 09-08-97
59015 MARBELLA
) I
I I
LA QUINTA CA 92253
DEROZE MARK
2501 STATE ST
UNIT 403
CARLSBAD CA 92008
CARDWELL PATRICK KAND
CORINA L
27132 KENYON SUMMIT RD
ADEL IA 50003
BENCHMARK PACIFIC LTD I I
1330 RAVEAN CT
ENCINITAS CA 92024
MEMEL RONN AND DIANNE L
2451 BUENA VISTA CIR
CARLSBAD CA 92008
IRWIN FAMILY TRUST 04-11-07
7040 AVENIDA ENCINAS
STE 104-415
CARLSBAD CA 92011
KENNALLY SINCLAIR
566 LAGUNA DR
CARLSBAD CA 92008
I
KELLIHER JOHN F III AND
SUSAN M
7 BANDYWINE FALLS RD
WILMINGTON DE 19806
I THOMAS WINSTON s FAMILY
TRUST 12-05-16
2501 STATE ST
UNIT 205
CARLSBAD CA 92008
TODD CHARLES RAND ANNE M
27 MULBERRY LN
BOXFORD MA 00000
POSSEMATO FAMILY
TRUST 07-06-07
2501 STATE ST
UNIT 306
CARLSBAD CA 92008
MCINTIRE JANE TRUST 03-05-15
2501 STATE ST
UNIT 404
CARLSBAD CA 92008
OCEAN CONDOMINIUMS OWNERS
ASSOCIATION
5950 LA PLACE CT
STE 200
CARLSBAD CA 92008
590 LAGUNA STATUTORY TRUST
3225 MCLEOD DR
STE 777
LAS VEGAS NV 89121
KRUEGER CHRISTOPHER W
TRUST 02-07 -19
133 MOZART AVE
CARDIFF CA 92007
LANE JOHN AND KAREN
TRUST 04-15-03
148 VERDI AVE
CARDIFF CA 92007
MLR562 LLC
280 S BEVERLY DR
STE 400
BEVERLY HILLS CA 90212
GOMEZ ROSA LIVING
TRUST 12-19-14
560 LAGUNA DR
CARLSBAD CA 92008
I
SHERGILL FAMLY REVOCABLE
LIVING TRUST
5135 WISTERIA DR
I OCEANSIDE CA 92056
CHRISMAN DAVID BAND ANNA C
2440 BUENA VISTA CIR
CARLSBAD CA 92008
I MCCLURE FAMILY LIVING
TRUST 07-15-14
654 LAGUNA DR
CARLSBAD CA 92008
HAYNES RAY MAND PATRICIA K
TRUST 01-13-04
2855 CARLSBAD BLVD
UNIT S-412
CARLSBAD CA 92008
HARPER V M LIVING
TRUST 08-23-18
670 LAGUNA DR
CARLSBAD CA 92008
BURKE FAMILY TRUST 01-13-23
676 LAGUNA DR
CARLSBAD CA 92008
LOH REAL ESTATE LP
PO BOX 1021
SOLANA BEACH CA 92075
LADHOFF DON AND MARY
694 LAGUNA DR
CARLSBAD CA 92008
BAH W FAMILY TRUST 08-05-20
5483 E ESTATE RIDGE RD
ANAHEIM CA 92807
l
ATKINSON BR IAN AND ALYSON
4251 PLEASANTON AVE
PLEASANTON CA 94566
LAGUNA PROJECT LP
1 25 MOZART AVE
CARDIFF CA 92007
I LIVING TRUST OF MILLENDER ROY '
J III AND DIANE L I 2430 BUENA VISTA CIR
CARLSBAD CA 92008
I
UNIAT TRUST 10-24 -07
656 LAGUNA DR
CARLSBAD CA 92008
GRENGS GEORGE AND KAREN
FAMILY TRUST 12-02-02
20430 VIA CELLINI
PORTER RANC H CA 91326
SANDERS RICHARD AND JANE
FAMILY 1997 TRUST 1 2-10-97
I I I 67 2 LAGUNA DR
I CARLSBAD CA 92008
TINNEY RANDALL AND LOLA
684 LAGUNA DR
CARLSBAD CA 92008
1 I SMITH FAMILY TRUST 05-29-14
690 LAGUNA DR
CARLSBAD CA 92008
SAN DIEGO GAS AND ELECTRIC CO 1
PO BOX 129831
SAN DIEGO CA 92112
MCCULLOUGH MARY A
TRUST 04-05-21
2687 STATE ST
CARLSBAD CA 92008
MYERS ERIC
97 N COAST HIGHWAY 101
ENCINITAS CA 92024
r KAIRATH JOHN E AND ANDRA A
2450 BUENA VISTA CIR
CARLSBAD CA 92008
PAVAGADHI MAYUR
TRUST 08-31-06
624 LAGUNA DR
I CARLSBAD CA 92008
I
FELDMAN FAMILY TRUST 07-22-10
107 BRIAN CT
PALM DESERT CA 92260
FAHEY PATRICK J
668 LAGUNA DR
CARLSBAD CA 92008
I VILLAS DE LA PLAYA
I TRUST 11-20-03
674 LAGUNA DR
CARLSBAD CA 92008
DECKER GARY AND CHRISTINE
686 LAGUNA DR
CARLSBAD CA 92008
BERNAUER REVOCABLEO
TRUST 07 -01-10
1069 GRANITO DR
OJAI CA 93023
VIGILUCCI FAMILY
TRUST 11-29-23
111 TAMARACK AVE
APT 105
CARLSBAD CA 92008
WEINBERGER LAWRENCE AND
LAURIE
211 MAPLE AVE
SEA CLIFF NY 11579
VENSTROM FAMILY
TRUST 08-03-04
2933 LANCASTER RD I CARLSBAD CA 92010
J KS G EDWARDS FAMILY
TRUST 02-15-01
3980 ADAMS ST
CARLSBAD CA 92008
DRINKWARD ROBERT WAND JOYCE
M FAMILY TRUST 10-20-89
2677 STATE ST
STE 301
! CARLSBAD CA 92008
l
SCBAD LLC
2139 MONTGOMERY AVE
CARDIFF CA 92007
MARSON MARKE
2513 STATE ST
CARLSBAD CA 92008
POVAR PAULETTE H LIVING
TRUST 07-07-16
2507 STATE ST
CARLSBAD CA 92008
PASTEGA CHRISTOPHER BAND
KIMBERLY S
24304 116TH AVE W
WOODWAY WA 98020
REILLY DARRIN LIVING
TRUST 12-20-18
1407 TOWN CREEK DR
AUSTIN TX 78741
DELHOMME JOSHUA
8591 MENKAR RD
SAN DIEGO CA 92126
ROBINSON STEVEN AND PAULA
LIFE TRUST 04-03-23
2555 STATE ST
CARLSBAD CA 92008
SPEERT ELLEN FAMILY
TRUST 11-02-87
2639 STATE ST
CARLSBAD CA 92008
ERE PRO PERTIES LL C
1054 LA SOMBRA DR
SAN MARCOS CA 92078
ROBBINS REVOCABLE
TRUST 06-12-15
2677 STATE ST
STE 302
CARLSBAD CA 92008
BRADLEY NEIL AND KATRINA
FAMILY TRUST 04-04-15
2517 STATE ST
CARLSBAD CA 92008
LYLE FAMILY TRUST 01-12-06
2511 STATE ST
CARLSBAD CA 92008
I GIOULAKIS MICHAEL AND
, I ALEXANDRA
! 2505 STATE ST
1
I CARLSBAD CA 92008
I I
I I
1 I
SWEENEY FAMILY TRUST 11-16-17
2525 STATE ST
CARLSBAD CA 92008
CLAWSON MITCHELL AND
JACQUELYNE
2537 STATE ST
CARLSBAD CA 92008
DAVIS MARC RAND HEATHER M
2549 STATE ST
CARLSBAD CA 92008
STEWART FAMILY TRUST
2551 STATE ST
CARLSBAD CA 92008
SPEERT ELLEN FAMILY
. TRUST 11-02-87 I 2 633 STATE ST
, CARLSBAD CA 92008
I
TH STATE STREET LLC
PO BOX 7050 l RCHO SANTA FE CA 92067
[ 2659 STATE PARTNERS LLC
1 375 VIA LINDA DEL SUR
• ENCINITAS CA 92024
1 ! BLONSTEIN MARC AND JOY
2515 STATE ST
CARLSBAD CA 92008
I
. WATERMELON LIVING
TRUST 03-13-24
1
2509 STATE ST
CARLSBAD CA 92008
I
I I
MARSHALL WILLIAM J AND DAWN
2503 STATE ST
CARLSBAD CA 92008
SINGLETON GERALD B REVOCABLE
TRUST
2529 STATE ST
CARLSBAD CA 92008
ROSE WAYNE AND JENNIFER
FAMILY TRUST 11-23-22
8716 CAYUCOS WAY
SAN DIEGO CA 92129
RAND C PADILLA FAMILY
LIMITED PARTNERSHIP
6708 CAMPHOR PL
1 CARLSBAD CA 92011
KUCH MICHAEL AND HERNANDEZ
KIM L
2547 STATE ST
CARLSBAD CA 92008
NAVEIRA FAMILY REVOCABLE
LIVING TRUST 06-02-11
2543 STATE ST
J CARLSBAD CA 92008
I BELTRAN ANTONIO
2 NIDDEN
IRVINE CA 92603
NEWMAN JANET L
2589 STATE ST
I CARLSBAD CA 92008
f FERNANDEZ HENRY J JR AND
PHAM-FERNANDEZ TUYET PHUONG
2595 STATE ST
CARLSBAD CA 92008
WOOD MICAH AND BERG ANASTASIA
2557 STATE ST
CARLSBAD CA 92008
HAWKES WILLIAM D JR AND
DONOVAN JANICE K
2569 STATE ST
CARLSBAD CA 92008
CARPENTER THERESA
2581 STATE ST
CARLSBAD CA 92008
SELLERS JASON T AND MELISSA K
2579 STATE ST
CARLSBAD CA 92008
FOWLER PETER D REVOCABLE
LIVING TRUST 09-26-12
2567 STATE ST
CARLSBAD CA 92008
TAYLOR MORRISON OF CALIFORNIA
LLC
6440 OAK CYN
STE 200
IRVINE CA 92618
SKINNER GEROGE A FAMILY
TRUST 06-10-21
2539 STATE ST
CARLSBAD CA 92008
I LUKAS RIMAS T
2527 STATE ST
I CARLSBAD CA 92008
I
JANSEN JAMES HAND GILI
MEGHANN A
2591 STATE ST
CARLSBAD CA 92008
BASTA NICHOLAS AND ROSE
2597 STATE ST
CARLSBAD CA 92008
HOLT FAMILY TRUST 11-19-12
2561 STATE ST
CARLSBAD CA 92008
GREY BRIAN AND ANDREE
2573 STATE ST
CARLSBAD CA 92008
I I STROBRIDGE SKIBSTED FAMILY
TRUST 12-17-17
1 611 SE 8TH ST
FT LAUDERDALE FL 33316
NORDBURG JUDITH A AND ALLEN D
SKIP REVOCABLE LIVING
6901 E 1ST ST
STE 1006
SCOTTSDALE AZ 85251
GOETZ MARY
6341 ALEXANDRI CIR
CARLSBAD CA 92011
SEAGROVE HOMEOWNERS
ASSOCIATION
25531 COMMERCENTRE DR
STE 100
LAKE FOREST CA 92630
MACHADO ELIZABETH
2535 STATE ST
CARLSBAD CA 92008
I BKACK LINDA L REVOCABLE
LIVING TRUST 04-30-20
2523 STATE ST
CARLSBAD CA 92008
J FIK CHRISTOPHER LAND TORIE N
2593 STATE ST
CARLSBAD CA 92008
I WRIGHT SARA J TRUST
2599 STATE ST
CARLSBAD CA 92008
7620CA LLC
I \ :o~D~:Ni
1
!Y 82922
LUSSENDEN JEFFREY AND KELLY
2577 STATE ST
CARLSBAD CA 92008
BILLANTE FAMILY LIVING
TRUST 01-17-00
2583 STATE ST
CARLSBAD CA 92008
YATES MATT C
401 CHANNELSIDE WALK WAY
APT 1273
TAMPA FL 33602
HESFORD DARRELL AND DEANNA J
2559 STATE ST
CARLSBAD CA 92008
TOWNHOUSE OWNERS ASSOCIATION
PO BOX 7050
RCHO SANTA FE CA 92067
SMITH EDMUND AND EDITH FAMILY
SURVIVORS TRUST 05-28 -96
3271 WESTWOOD DR
CARLSBAD CA 92008
BEECHTREE OFFICE BUILDING
PARTNERSHIP
I 2653 ROOSEVELT ST
STE D
CARLSBAD CA 92008
I
FABRIC 2656 STATE LLC
2659 STATE ST
STE 100
CARLSBAD CA 92008
2646 SEA GLASS LLC
PO BOX 17506
RANCHO SANTA FE CA 92067
HUSTON FAMILY TRUST 05-18-92
PO BOX 547
CARLSBAD CA 92018
SHIRZAD KHOSROW CHARITABLE
REMAINDER UNITRUST
1547 AVENIDA LA POSTA
ENCINITAS CA 92024
SYCKS FAMILY TRUST 11-24-09
539 LAGUNA DR
CARLSBAD CA 92008
WARD ROBERT D AND DONNA L
TRUST 07-03-03
545 LAGUNA DR
CARLSBAD CA 92008
GLAZE FAMILY TRUST 09-04-07
2676 COUNTRY CLUB DR
GLENDORA CA 91741
565 LAGUNA LL C
6904 DOVER CT
HIGHLAND CA 92346
2680 STATE STREET LLC
135 S SIERRA AVE
SOLANA BEACH CA 92075
FIESTA LLC
2700 STATE ST
CARLSBAD CA 92008
BACON SETH J
2768 E WARBLER RD
GILBERT AZ 85297
SHADE KENT LLC
6985 CORTE LANGOSTA
CARLSBAD CA 92009
I JONES RICHARD L 2006
1 TRUST 10-25-06
I 996 VALENCIA AVE
SAN MARCOS CA 92078
HESS/HARTMAN FAMILY
' TRUST 01-17-04
' I 28348 ROADSIDE DR
j STE 204
AGOURA HILLS CA 91301
I
I
WOODD TERRI G TRUST 04-18-03
541 LAGUNA DR
CARLSBAD CA 92008
FARES REVOCABLE LIVING
TRUST 06-01-19
551 LAGUNA DR
CARLSBAD CA 92008
EDNOFF DAVID WAND JANICE P
REVOCABLE FAMILY TRUST
557 LAGUNA DR
CARLSBAD CA 92008
DUSOLD FAMILY REVOCABLE
LIVING TRUST 06-24-16
38686 FLORENCE ST
BEAUMONT CA 92223
2680 STATE STREET LLC
1
135 S SIERRA AVE
UNIT 36
SOLANA BEACH CA 92075
' [ TREJO FAMILY TRUST 07-16-02
PO BOX 281
CARLSBAD CA 92018
I CHERICH INVESTMENT LLC
5186 CARROLL CANYON RD
SAN DIEGO CA 92121
CHAMBERLAIN MICHAEL A AND
KIMBERLY A 2004 TRUST
2653 ROOSEVELT ST
CARLSBAD CA 92008
1 1 CABO ANNA M TRUST 04-25-17
P O BOX 1115
TAOS NM 87571
2569 ROOSEVELT LLC
PO BOX 448
CORONA DL MAR CA 92625
BLANTON FAMILY TRUST 02-01-00
49155 RANCHO POINTE
LA QUINTA CA 92253
WESTFALL JEREMY SAND
TAMARA D
5034 STARGAZER DR
HAPPY JACK AZ 86024
YEE REVOCABLE LIVING
TRUST 09-15-21
1071 LA REINA DR
SAN MARCOS CA 92078
LEON OLGA
571 LAGUNA DR
CARLSBAD CA 92008
BURCH WILLIAM E VI
577 LAGUNA DR
CARLSBAD CA 92008
OLLIVIER MIKE AND LORIE
FAMILY TRUST 10-09-13
439 GRAND DR
BOX 186
BIGFORK MT 59911
( I GHARABIKLOU FARHAD AND
, GHARABIKLOU RENEE M REVOCABLE
595 LAGUNA DR
CARLSBAD CA 92008
BRADEN RACHELE
2677 ROOSEVELT ST
CARLSBAD CA 92008
r ELMER KELSEY N
I 2685 ROOSEVELT ST
1 CARLSBAD CA 92008
DECAMINADA ANDREW M LIVING
TRUST 11-01-14
I 2693 ROOSEVELT ST
CARLSBAD CA 92008
SHOOK SUSAN G
2699 ROOSEVELT ST
CARLSBAD CA 92008
CREAL SHARON TRUST 12-17-19
2705 ROOSEVELT ST
CARLSBAD CA 92008
BEACHWALK AT ROOSEVELT OWNERS
ASSN
4668 NEBO DR
LA MESA CA 91941
MAR VISTA TRUST 06-26-92
PO BOX 1481
CARLSBAD CA 92018
BUSSEY KATHRYN I REVOCABLE
LI VING TRUST 05-09-06
581 LAGUNA DR
CARLSBAD CA 92008
I I
I
TALL 2010 FAMILY
I
TRUST 03-10-10
3384 AVENIDA NIEVE
I CARLSBAD CA 92009
I l
I LEBLANC TRUST 12-15-94
I 8686 E STAGHORN LN
I SCOTTSDALE AZ 85266
I
I
SEARS CADE S
PO BOX 2917
DEL MAR CA 92014
I CUNNYNGHAM COLLIN AND ANGELA
I 2689 ROOSEVELT ST
CARLSBAD CA 92008
MISIR FAMILY TRUST 10-19-21
305 E MISSOURI AVE
PHOENIX AZ 85012
PATON ALISA J REVOCABLE
TRUST 09-22-06
2701 ROOSEVELT ST
CARLSBAD CA 92008
HEATER JAMES AND DEBORAH
2709 ROOSEVELT ST
CARLSBAD CA 92008
CSTATE LLC
122 CIVIC CENTER DR
STE 201
VISTA CA 92084
PCB SOCAL LLC
1701 STEWART ST
'OCEANSIDE CA 92054
EARDLEY MARGARET
583 LAGUNA DR
CARLSBAD CA 92008
SOUMBASAKIS JOHN AND JOSE
JEANNETTE S TRUST 05 -07 -08
23 TENNESSEE
IRVINE CA 92606
WHITE CHERYL TRUST 01-03-18
2772 ROOSEVELT ST
UNIT 357
CARLSBAD CA 92008
I DEYO RUTH E TRUST 02-13-22 I 268 3 ROOSEVELT ST
CARLSBAD CA 92008
I THOMPSON FAMILY
1 TRUST 10-28-02
2691 ROOSEVELT ST
CARLSBAD CA 92008
I
I , l
RYALL FAMILY TRUST 05-05-95
2697 ROOSEVELT ST
CARLSBAD CA 92008
I
CARLOS C ANTHONY REVOCABLE
TRUST 12-16-19
2703 ROOSEVELT ST
CARLSBAD CA 92008
GUPTA SANJAY
2711 ROOSEVELT ST
CARLSBAD CA 92008
CARLSBAD LAND PARTNERS LLC
264 PACIFIC AVE
SOLANA BEACH CA 92075
DEWHURTS DAVID R
P O BOX 2510
CARLSBAD CA 92018
TREJO FAMILY TRUST 10-22-93
2687 MADISON ST
CARLSBAD CA 92008
JACKSON GARY L AND JACKSON
JUANA H
1359 WOODVIEW CT
OCEANSIDE CA 92056
F AND F ROOSEVELT ST LP
3636 NOBEL DR
STE 100
SAN DIEGO CA 92122
SOTO SOLEDAD M TRUST 03-14-16
2615 MADISON ST
CARLSBAD CA 92008
LLEWELLYN RYAN
2562 ROOSEVELT ST
CARLSBAD CA 92008
ROBBINS KAREN C
2568 ROOSEVELT ST
CARLSBAD CA 92008
STAVRON BEVERLY A
2574 ROOSEVELT ST
CARLSBAD CA 92008
BOLAND JENNIFER
2576 ROOSEVELT ST
CARLSBAD CA 92008
TASTE AND SEA VACATIONS LLC
136 HUMMINGBIRD HL
ENCINITAS CA 92024
FRANKLIN FAMILY
TRUST 04-30-90
2712 MADISON ST
CARLSBAD CA 92008
I I
ROOSEVELT NINE LLC
2033 SAN ELIJO AVE
BOX 423
CARDIFF CA 92007
JARMOLOW I CZ EDWARDS AND
JEANMARIE
46 PERRY HENDERSON DR
FRAMINGHAM MA 00000
I I APODACA JOE p JR
2645 MADISON ST
CARLSBAD CA 92008
SHEA PATRICK O AND SUE JIN 0
2605 MADISON ST
CARLSBAD CA 92008
ALCANTAR MARTIN V AND MARIA I I 2560 ROOSEVELT ST
CARLSBAD CA 92008
LOPEZ LUISA
2570 ROOSEVELT ST
CARLSBAD CA 92008
DWYER CHRISTA
2580 ROOSEVELT ST
CARLSBAD CA 92008
ERGIN HS
PO BOX 218
CARLSBAD CA 92018
COOKIE TRUST 12-09-19
2650 ROOSEVELT ST
CARLSBAD CA 92008
HOENIG SETH
PO BOX 1958
CARLSBAD CA 92018
BARLOW KAREN J TRUST 07-11-90
2382 FARADAY AVE
I
STE 210
CARLSBAD CA 92008
I KATZ STAN S
PO BOX 235481
J ENCINITAS CA 92023
I
I
I
KEY 5 LLC
PO BOX 3030
LA JOLLA CA 92038
I
VASQUEZ ANGELINA
2564 ROOSEVELT ST
CARLSBAD CA 92008
RECINOS PEDRO E AND MYRNA Y
2566 ROOSEVELT ST
CARLSBAD CA 92008
PAGE THOMAS
2572 ROOSEVELT ST
CARLSBAD CA 92008
SCHEXNAYDER JEANIE
2578 ROOSEVELT ST
CARLSBAD CA 92008
SD C PROPERTIES LL C
2155 RAMONA LN
VISTA CA 92084
WILSON LIVING TRUST 10-11-01
2710 MADISON ST
CARLSBAD CA 92008
BALAKER VICTOR AND ANGELA
3811 ALDER AVE
CARLSBAD CA 92008
FARLEY TIMOTHY R
PO BOX 1622
CARLSBAD CA 92018
: HYSPAN PRECISI ON PRODUCTS INC
I EMPLOYEE BENEFITS TRUS I P O BOX 636
VISTA CA 92085
MORISON SONDRA KAND WATTS
JAMES B LIVING TRUST
2664 MADISON ST
CARLSBAD CA 92008
LIEBERMAN FAMI LY
TRUS T 11-02-04
300 CARLSBAD VILLAGE DR
STE 108A
CARLSBAD CA 92008
UNITED STATES POSTAL SERVICE
2772 ROOSEVELT ST
CARLSBAD CA 92008
1 INFORMATION ONLY
2631 ROOSEVELT ST
SPC 01
1 CARLSBAD CA 92008
INFORMATION ON LY
2631 ROOSEVELT ST
SPC 04
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 07
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 10
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVE LT ST
SPC 13
CARLSBAD CA 92008
I
\
STROTH ER 1 996 TRUST 10-17-96
3811 MARGARET WAY
CARLSBAD CA 92008
LAG UNA BREEZE CONDOMI NI UMS
L L C
1868 CREST DR
ENCINI TAS CA 92024
I DESILVA FAMIL Y TRUST 01-16-06
2668 MADISON ST
CARLSBAD CA 92008
I MACKEN FAMILY TRUST 10-08-08
1
26364 PALM TREE LN
MURRIETA CA 92563
NORTH SAN DIEGO COUNTY
TRANSIT DEVELOPMENT BOARD
810 MI SSION AVE
OCEANSI DE CA 92054
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 02
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 05
CARLSBAD CA 92008
I I INFORMATION ONLY
2631 ROOSEVELT ST
SPC 08 i
i I CARLSBAD CA 92008
I NFORMATION ONLY
2631 ROOSEVELT ST
SPC 11
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 14
CARLSBAD CA 92008
OSULL I VAN DENNIS J FAMILY
TRUS T 04-16-92
8462 DEEPV I EW DR
HUNTI NGTN BCH CA 92646
KOUK I S PANDEL I S AND EVANGELIA
2660 MADI SON ST
CARLSBAD CA 92008
1 BRANN I CK MONIKA
I TRUST 12-27-21
2678 MADISON ST
I CARLSBAD CA 92008
MR CARLSBAD 11 LLC
1818 1ST AVE
STE 100
SAN DIEGO CA 92101
RICHARD AND RICHARD
CONSTRUCTION CO . INC
234 VENTURE ST
STE 100
SAN MARCOS CA 92078
I I INFORMATION ONLY
2631 ROOSEVELT ST
SPC 03 I
I
I I
CARLS BAD CA 92008
INFORMAT I ON ONLY
2631 ROOSEVELT ST
SPC 06
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 09
CARLSBAD CA 92008
I NFORMATION ONLY
2631 ROOS EVELT ST
SPC 12
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOS EVELT ST
SPC 15
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 16
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 19
2ARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
3PC 22
:ARLSBAD CA 92008
CNFORMATION ONLY
2631 ROOSEVELT ST
3PC 12A
:ARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 17
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 20
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 2A
CARLSBAD CA 92008
-250 PRINTED -
* DUPLICATE OWNERS COMBINED
INTO A SINGLE LABEL
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 18
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC 21
CARLSBAD CA 92008
INFORMATION ONLY
2631 ROOSEVELT ST
SPC llA
CARLSBAD CA 92008
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
The Roosevelt
Kyle Van Leeuwen, Senior Planner
Community Development
July 29, 2025
SDP 2024-0001
1
Project Location
2
•0.46-acre lot
•Village General District
•Existing Commercial
Building (8,000 sf)
2
Project Features
23 Apartment Units
5,400 SF Commercial Space
Four-Story Building
Density Bonuses
- 50% for 2 Very-Low Units
- 50% for 2 Moderate Units
- 2 Concessions – 8 Waivers
The Roosevelt
33
Village & Barrio Objective Design
Standards (ODS)
The Roosevelt
44
•California
Contemporary architectural design
•Project complies with
ODS (5 waivers)
Site Design & Amenities
Ground Floor
•5 Tenant Spaces
•Lobby/Entrance
•Pedestrian “Alley”
•24 Res. Parking Spaces
3rd Story
•13 Res. Units
- 4 w/ upstairs rooms
& decks (4th story)
The Roosevelt
55
2nd Story
•2 Office Suites
•10 Res. Units
•Open Courtyard
•Bike Storage
The Roosevelt
66
Density Bonus Calculation
The Roosevelt
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
Concession/Incentive
The Roosevelt
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
Waivers of Dev. Standards
The Roosevelt
99
1.5-foot minimum front setback
2.35-foot, 3-story height limit
3.Parking stall dimension requirements
4.ODS - Prohibition on Large-Mixed use building
type in Village General District
STATE DENSITY
BONUS LAW
Waivers of Dev. Standards
The Roosevelt
1010
5.ODS - 50% of floor area face primary street
6.ODS - 75% ground floor window frontage
7.ODS - Upper stories to occupy full ground floor
footprint
8.ODS - 90% glazed transparent and clear
shopfront façade
STATE DENSITY
BONUS LAW
Project Consistency
•General Plan (V-B, Village-Barrio)
•Zoning Ordinance (V-B, Village-Barrio)
•Village & Barrio Master Plan (Village General)
•State Density Bonus Law
- Planning Comm. Recommendation 4-0-3
The Roosevelt
11
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)
The Roosevelt
12
Recommended Action
Adopt the resolution approving a CEQA
Exemption Determination and Site Development
Plan as described in the staff report.
The Roosevelt
13
Carlsbad City Council
July 29, 2025
LO CAL INVESTMENT
b y FABRIC
LO CAL INVESTMENT
b y FABRIC
RECENT EXPERIENCE
THE FLATS | SOUTH OCEANSIDE
THE ROOSEVELT
-0.49 acre interior lot – VG Zone VBMP
-New development is largely 3 -story with a section of the building on the western portion increasing to 4 -story (lofts)
-23 residential (for lease) units includes 2 very -low income units and 2 moderate -income units (17.5% affordable)
-20 one bedroom units, 3 two bedroom units
-2 small creative office units on 2 nd floor, 5 small retail spaces on ground floor public/private plaza – approx. 5,000 sf
-24 car garage at grade dedicated to residential units
2621 Roosevelt Street | Carlsbad,
CA 92008
SDP2024 -0001
VBMP : Village General
THE ROOSEVELT
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)
Real Wood Siding - (deck walls & ceilings facing Roosevelt)
Hemlock T&G siding with clear sealer
elevations
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)
Terracotta - (stairwells on the south facade / retail facade / breeze
blocks) Natural color of the material
THE ROOSEVELT
site pla n
THE ROOSEVELT
pa rking
There are 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
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.
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.
Q&A
Q&A