HomeMy WebLinkAbout2026-05-12; City Council; 09; Toll Brothers Request for General Plan Amendment – Decision on whether or not to allow further processing of the requestCA Review CDS
Meeting Date: May 12, 2026
To: Mayor and City Council
From: Geoff Patnoe, City Manager
Staff Contact: Eric Lardy, Assistant Director of Community Development
eric.lardy@carlsbadca.gov, 442-339-2712
Subject: Toll Brothers Request for General Plan Amendment – Decision on
whether or not to allow further processing of the request
District: 2
Recommended Actions
1)Hold a public hearing; and
2)Adopt a resolution remanding back to city staff for further processing the application of a
General Plan amendment, Bressi Ranch Master Plan amendment, tentative tract map and
planned development permit to change the Planned Industrial General Plan designation to
residential to allow for approximately 111 3-story residential townhomes on a vacant 7-acre
parcel at 6405 Alicante Road (APN 213-60-12-00), located south of Gateway Road, west of
Alicante Road and north of Town Garden Road (Exhibit 1); or
3)Adopt a resolution denying the application for a General Plan amendment, Bressi Ranch
Master Plan amendment, tentative tract map and planned development permit to change
the Planned Industrial General Plan designation to residential to allow for approximately
111 3-story residential townhomes on a vacant 7-acre parcel at 6405 Alicante Road (APN
213-60-12-00), located south of Gateway Road, west of Alicante Road and north of Town
Garden Road (Exhibit 2).
Executive Summary
Toll Brothers, Inc., along with Levine Investments, filed an application on Oct. 25, 2025, for a
General Plan amendment, Bressi Ranch Master Plan amendment, residential planned
development permit and tentative tract map to develop 111 three-story, 35-foot-tall, attached
townhomes for sale, with a proposed density of 15.8 dwelling units per acre and a total of 252
parking spaces.
The General Plan amendment would change the site’s General Plan land use designation from
Planned Industrial (PI) to Residential (R-23) and make a similar change to the master plan for
the area.
The corner lot has three street frontages and is bounded by Gateway Road to the north,
Alicante Road to the east and Town Garden Road to the south. (Exhibit 3)
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It is the policy of the City Council that any privately initiated General Plan amendment or zone
change request is to be given a preliminary review to evaluate whether or not to allow further
processing of the application. The Planning Commission held a meeting on Feb. 18, 2026, and
voted to adopt a resolution that recommended the City Council remand the project application
back to staff for complete processing. The Feb. 18, 2026, Planning Commission staff report,
minutes and resolution are included as Exhibits 4, 5 and 6.
Staff recommend the City Council review the application as a concept, take public comment
through a public hearing, deliberate and make a decision on whether to allow further
processing of the application by adopting one of the proposed resolutions.
Explanation & Analysis
The site is currently subject to the Planned Industrial (PI) General Plan land use designation and
is zoned Planned Community (P-C Zone) within Planning Area 2 of the Bressi Ranch Master Plan
(MP 178K). The project application proposes modifying the land use designation from PI to R-
23, allowing development of between 19 and 23 residential units per acre. Additionally, the
project proposes to amend the Bressi Ranch Master Plan designation to Residential Density
Multiple Zone (RD-M Zone). The General Plan designation of R-23 that is being requested for
the seven-acre property would allow for up to 161 units, prior to use of any density bonus for
building affordable housing.1
Access to the development is proposed by a single gated entry off Gateway Road. A second,
gated emergency access-only driveway is proposed off Alicante Road. Each unit is proposed to
have a two-car garage. A total of 30 visitor parking spaces are proposed throughout the
development.
Earthwork will involve 32,133 cubic yards of excavation (“cut”) and 11,688 cubic yards of soil
used on-site (“fill”), resulting in a net export of 20,445 cubic yards of material from the site.
The project is within the Very High Fire Hazard Zone so other design elements may be needed
during project review.
The required permit types and actions needed to process the land use development application
are described in Exhibit 4.
Considerations for General Plan amendments
A comprehensive update to the city’s General Plan was approved in September 2015. The
Housing Element portion of the General Plan was updated in 2021 to address changing housing
needs and determine how much housing must be planned for to meet existing and projected
housing needs at various affordability levels.
In January 2024, the City Council approved a General Plan amendment to the Land Use Element
to complete a program required under the Housing Element that accommodated housing on 16
sites throughout the city to meet the city’s state-mandated regional housing needs assessment
allocation of 3,873 units at a variety of income levels. This is the largest and main program to
1 A density bonus allows a developer to build more residential units on a property than would
otherwise be allowed in exchange for reserving a certain number of the new units as
affordable.
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ensure the city has a state-certified Housing Element through the current housing cycle that
covers the period from 2021 to 2029.
Following the adoption of the 2024 General Plan amendment, city staff began to receive
requests from several property owners and developers to explain what General Plan
amendments are, how to apply for one, and how General Plan amendment applications are
processed. At a meeting on July 15, 2025 (Exhibits 8 and 9), the City Council established a two-
step process for the review of any new privately initiated General Plan amendment requests.
The City Council is now being asked to evaluate the proposal and decide whether to allow
processing of the requested General Plan amendment – limiting the discussion to land use and
general plan issues and policies only.
There should be no consideration of the merits of the project itself at this time because
that consideration may only occur after city staff receive a completed application, staff has
completed a full review, there is a hearing with a full record before the Planning Commission
and the application is brought to the City Council for decision.
City staff will be able to briefly respond to questions about the surrounding land use context,
the scope of the project, and about the adopted Housing Element and Land Use Element of the
General Plan. But because the city’s review of the land use development application has been
limited, city staff will be unable to provide technical commentary about the proposed project or
provide any staff recommendation as to whether the project provides additional public benefits
to the community as compared to the existing land use designation, or conversely, if there are
any environmental effects the project may have on surrounding land uses and activities.
Community Engagement
All property owners and occupants within 600 feet of the project site were mailed a notice of
public hearing on May 2, 2026, for a total of 111 notices. The notice included project-related
information, contact information and how to participate in the meeting. The notice was also
published in The San Diego-Tribune. Information about the public hearing was also distributed
to a list of 18 email addresses for other community members who had previously sent in
comments.
Any public comments received to date on the project application are included as Exhibit 7. This
includes comments included in the Planning Commission staff report and comments received
since. Seven comments were received for consideration at the meeting, three in support and
four opposed. Ten comments have been received since the Planning Commission meeting, with
eight opposed, two in support.
Fiscal Analysis
There is no direct fiscal impact associated with this action. If the project is remanded back to
staff for processing (Option 1 below), the General Plan amendment would be processed using
existing staff resources with intake processing fees and supporting materials provided by the
applicant.
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Options
Given the assumption findings above, staff have developed two options for City Council
consideration:
Option 1: Remand the project back to staff and allow further processing of the request
The resolution in Exhibit 1 would send the application back for conventional project processing.
This would include several iterations of project review with staff, preparation of a document
for compliance with the California Environmental Quality Act, and the applicant would be
required to complete public outreach. Following these steps, the City Council will be presented
with the full set of city approvals and documents the project would need to have approved.
Selecting this option will not obligate the City Council to approve the application in the future.
Option 2: Deny the General Plan amendment
Option 2 would deny the General Plan amendment. The property owner would be allowed to
pursue development of the site consistent with either past city approvals and documents, or
the Planned Industrial General Plan Land Use Designation.
Next Steps
If the project is remanded back to staff for processing (Option 1), city staff would prepare the
amendment materials and fully process the application, and conduct required public outreach
and legal noticing. The application would then be considered by the Planning Commission in a
public hearing and subsequently presented to the City Council for final decision.
The processing will take approximately 12-24 months, depending upon the requirements
to comply with the California Environmental Quality Act.
If Option 2 is selected by denying a General Plan amendment, there would be no further action
to take on this application.
Environmental Evaluation
The expedited screening process is meant for public analysis and disclosure for a General Plan
amendment, using the legislative powers of a local government. If the City Council adopts the
first option (Exhibit 1) to remand to staff for further processing, it does not constitute a project
within the meaning of the California Environmental Quality Act (CEQA) under Public Resources
Code section 21065 in that it has no potential to cause either a direct physical change in the
environment or a reasonably foreseeable indirect physical change in the environment. If this
option is selected by the City Council, it does not have a legally binding effect on future
discretionary actions to approve the project. Public input received and the deliberative land
development application process will be used to prepare a future environmental
recommendation consistent with the CEQA and its implementing guidelines.
If the second option is adopted by the City Council (Exhibit 2), the General Plan amendment
would be denied. Under Public Resources Code Section 21080(b)(5), CEQA does not apply for
projects which a public agency rejects or disapproves. Further CEQA Guidelines Section
15270(b), includes this as an explicit statutory exemption to “allow for initial screening of
projects on the merits for quick disapprovals prior to the initiation of the CEQA process where
the agency can determine that the project cannot be approved.” Therefore, adoption of this
option is considered exempt and a Notice of Exemption would be filed.
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Exhibits
1.City Council resolution for Option 1, Proceed with processing the General Plan amendment
application
2.City Council resolution for Option 2, Denial of the General Plan amendment
3.Location map
4.Planning Commission staff report from Feb. 18, 2026 (on file in the Office of the City Clerk)
5.Minutes from Feb. 18, 2026, Planning Commission meeting (on file in the Office of the City
Clerk)
6.Planning Commission Resolution No. 7566 (on file in the Office of the City Clerk)
7.Correspondence received through May 6, 2026, by noon
8.City Council staff report from July 15, 2025 (on file in the Office of the City Clerk)
9.Minutes from July 15, 2025, City Council meeting (on file in the Office of the City Clerk)
10.Exhibits submitted by applicant (Site plan, architectural elevations, landscape plan, tentative
map)
May 12, 2026 Item #9 Page 5 of 77
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Exhibit 1 RESOLUTION NO. 2026-091 .
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, REMANDING BACK TO CITY STAFF FOR FURTHER PROCESSING
THE APPLICATION OF A GENERAL PLAN AMENDMENT, BRESSI RANCH
MASTER PLAN AMENDMENT, TENTATIVE TRACT MAP AND PLANNED
DEVELOPMENT PERMIT TO CHANGE THE PLANNED INDUSTRIAL GENERAL
PLAN DESIGNATION TO RESIDENTIAL TO ALLOW FOR APPROXIMATELY 111
3-STORY RESIDENTIAL TOWNHOMES ON A VACANT 7-ACRE PARCEL AT 6405
ALICANTE ROAD (APN 213-60-12-00), LOCATED SOUTH OF GATEWAY ROAD,
WEST OF ALICANTE ROAD AND NORTH OF TOWN GARDEN ROAD
CASE NAME: TOLL BROTHERS BRESSI RANCH
CASE NO.: GPA2025-0001/AMEND2025-0003/CT2025-
0006/PUD2025-0006 (DEV2024-0088)
WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to
past City Council direction and the Municipal Code, the Planning Commission did, on Feb. 18 2025, hold
a duly noticed public hearing to consider the request for a General Plan Amendment, Bressi Ranch
Master Plan Amendment, Tentative Tract Map and Planned Development Permit, GPA2025-0001 /
AMEND2025-0003 / CT2025-0006 / PUD2025-0006 (DEV2024-0088) OF TOLL BROTHERS BRESSI RANCH
as provided by Chapters 21.38, 21.08, 21.12 and 21.45 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on that meeting on Feb. 18, 2026, hold a duly noticed
public hearing as prescribed by law to consider and adopted Resolution No.7566 recommending the
City Council remand the Project Application to staff for processing; and
WHEREAS, at a 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 General
Plan Amendment; and
WHEREAS, an application brought forward in the future will be considered with no guarantee
based upon the merits of the iterative process that will provide an internally consistent project that is
in compliance with all state and local requirements, including with a recommendation for how the
project complies with the California Environmental Quality Act.
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.
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2.Adoption of this resolution does not constitute a project within the meaning of the
California Environmental Quality Act under Public Resources Code section 21065 in that
it has no potential to cause either a direct physical change in the environment or a
reasonably foreseeable indirect physical change in the environment. If the
recommendation is agreed to by the City Council, it does not have a legally binding effect
on future discretionary actions to approve the project. Public input received and the
deliberative land development application process will be used to prepare an
environmental recommendation consistent with the California Environmental Quality
Act and implementing guidelines.
3.Remand the Toll Brothers General Plan amendment application and other associated
components back to staff for processing.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City
of Carlsbad on the 12th day of May, 2026, by the following vote, to wit:
AYES: Blackburn, Bhat-Patel, Acosta, Burkholder, Shin.
NAYS: None.
ABSTAIN: None.
ABSENT: None.
______________________________________
KEITH BLACKBURN, Mayor
______________________________________
SHERRY FREISINGER, City Clerk
(SEAL)
May 12, 2026 Item #9 Page 7 of 77
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Exhibit 2 RESOLUTION NO. .
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, DENYING THE APPLICATION FOR A GENERAL PLAN
AMENDMENT, BRESSI RANCH MASTER PLAN AMENDMENT, TENTATIVE
TRACT MAP AND PLANNED DEVELOPMENT PERMIT TO CHANGE THE
PLANNED INDUSTRIAL GENERAL PLAN DESIGNATION TO RESIDENTIAL TO
ALLOW FOR APPROXIMATELY 111, 3-STORY RESIDENTIAL TOWNHOMES
ON A VACANT 7-ACRE PARCEL AT 6405 ALICANTE ROAD (APN 213-60-12-
00), LOCATED SOUTH OF GATEWAY ROAD, WEST OF ALICANTE ROAD AND
NORTH OF TOWN GARDEN ROAD
CASE NAME: TOLL BROTHERS BRESSI RANCH
CASE NO.: GPA2025-0001/AMEND2025-0003/CT2025-
0006/PUD2025-0006 (DEV2024-0088)
WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to
past City Council direction and the Municipal Code, the Planning Commission did, on Feb. 18 2025, hold
a duly noticed public hearing to consider the request for a General Plan Amendment, Bressi Ranch
Master Plan Amendment, Tentative Tract Map and Planned Development Permit, GPA2025-0001 /
AMEND2025-0003 / CT2025-0006 / PUD2025-0006 (DEV2024-0088) OF TOLL BROTHERS BRESSI RANCH
as provided by Chapters 21.38, 21.08, 21.12 and 21.45 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on that meeting on Feb. 18, 2026, hold a duly noticed
public hearing as prescribed by law to consider and adopted Resolution No.7566 recommending the
City Council remand the Project Application to staff for processing; and
WHEREAS, at a 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 General
Plan Amendment.
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.The action to deny the proposed application is statutorily exempt under Public
Resources Code Section 21080(b)(5), as California Environmental Quality Act does not
apply for projects which a public agency rejects or disapproves. Further California
Environmental Quality Act Guidelines Section 15270(b), includes this as an explicit
statutory exemption to “allow for initial screening of projects on the merits for quick
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disapprovals prior to the initiation of the (California Environmental Quality Act) process
where the agency can determine that the project cannot be approved.”
3. The proposed application did not submit a Preliminary Application to establish the
provisions of SB330 and limitations. However, it does meet the definition of a Housing
Development Project under Government Code Section 65589.5(h)(2)
4. The City of Carlsbad has a Certified Housing Element that was approved by the City
Council on April 6, 2021, submitted prior to the due date for the Sixth Housing Element
Cycle on April 15, 2021, and confirmed to be in substantial compliance via
correspondence from the Department of Housing and Community Development on July
13, 2021.
5. The site of the proposed project was not identified in the Housing Element Inventory of
Vacant or Underutilized Sites as a candidate for rezoning or compliance with the
Regional Housing Needs Allocation.
6. The City is in compliance with all required Housing Element Programs and implemented
the required rezoning program through adoption of a General Plan Amendment and
Rezoning Program in January 2024. The city continues to have sufficient sites in the
Housing Element Inventory of Vacant and Underutilized sites to accommodate the
remaining Regional Housing Needs Allocation. Therefore, none of the provisions in
Government Code Section 65589.5(h)(11) “Builder’s remedy project” apply.
7. The existing General Plan designation is Planned Industrial. The existing zoning is
Planned Communities, which per the Carlsbad Municipal Code references the Bressi
Ranch Master Plan. The Bressi Ranch Master Plan has assigned use regulations
consistent with the zoning of Planned Industrial. Neither the General Plan, Zoning
Ordinance, or Master Plan documents assign a residential density for this type of
housing and the types of land uses and activities proposed by the project are not
permitted as an allowed use.
8. The housing development project is inconsistent with the zoning ordinance and General
Plan and can be disapproved under the qualification allowed under Government Code
Section 65589.5(d)(5).
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9. Pursuant to the above findings, the City Council Denies GPA2025-0001 (DEV2024-0088)
– TOLL BROTHERS BRESSI RANCH.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the __ day of ________, 2026, by the following vote, to wit:
AYES:
NAYS:
ABSTAIN:
ABSENT:
______________________________________
KEITH BLACKBURN, Mayor
______________________________________
SHERRY FREISINGER, City Clerk
(SEAL)
May 12, 2026 Item #9 Page 10 of 77
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GATEWAY RD
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Toll Brothers Bressi Ranch
SITE MAP
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Map generated on: 1/28/2026
Exhibit 3
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Exhibit 4
Planning Commission staff report from Feb. 18, 2026
(on file in the Office of the City Clerk)
May 12, 2026 Item #9 Page 12 of 77
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Exhibit 5
Minutes from Feb. 18, 2026,
Planning Commission meeting
(on file in the Office of the City Clerk)
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Exhibit 6
Planning Commission Resolution No. 7566
(on file in the Office of the City Clerk)
May 12, 2026 Item #9 Page 14 of 77
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1
Eric Lardy
From:Meghan MacArthur <meghandeberry@gmail.com>
Sent:Sunday, February 1, 2026 3:42 PM
To:Eric Lardy
Subject:Viasat lot- Bressi ranch
Follow Up Flag:Follow up
Flag Status:Flagged
Hi Mr. Lardy,
I am a resident of Bressi ranch and was out walking my dog today when I saw that the empty viasat lot on the corner of
Alicante and town garden has an applicaƟon for residenƟal development.
I implore you and the city to please prevent this lot from being developed in this manner. The traffic impact this will have
on our neighborhood is significant, and with so many kids and families using the street for biking and walking to/from
school there is a serious safety concern. AddiƟonally, the noise impact to build a project of this nature will be incredibly
disrupƟve to our community. We are already seeing the noise impact of larger jets at the airport and it’s difficult to put
into words how the quality of life will be made worse throughout this process.
We moved to Bressi to be in a safe and tucked away development, not to be surrounded at every possible corner by large
3-story townhomes crammed into a lot that is one of the few remaining undeveloped spaces remaining in the city.
The residents of Bressi plan to fight this every step of the way and hope that we can have your support in Toll Bros
pursuing other opƟons for development.
Thank you,
Meghan and Trevor MacArthur
2577 discovery rd
CAUTION: Do not open aƩachments or click on links unless you recognize the sender and know the content is safe.
Exhibit 7
May 12, 2026 Item #9 Page 15 of 77
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From:San-San Wardojo
To:Eric Lardy
Subject:Proposed New Homes in Bressi Ranch
Date:Monday, February 2, 2026 8:26:23 PM
Hello Mr. Lardy. .
I’m writing to express concern about the recent sale of land that was not previously zoned forhousing and the plan to build over 100 homes on it.
Traffic in this area is already heavy, and our roads don’t seem equipped to handle that manyadditional cars. I’m also worried about the impact on schools, utilities, drainage, and overall
neighborhood safety.
Many of us moved here based on the existing zoning and density. A development of this size
is a major change, and I hope the City will carefully review the traffic and infrastructureimpacts and keep residents informed.
Thank you for your time.
Sincerely,
San-San Wardojo
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know the content is safe.
May 12, 2026 Item #9 Page 16 of 77
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6155 El Camino Real Carlsbad, CA 92009, USA Tel: (760) 795-6245
February 10, 2026
City of Carlsbad Mayor and City Council 1200 Carlsbad Village Drive Carlsbad, CA 92008
RE: Bressi Ranch Town Home Development, Lots 7-9, Carlsbad, CA
Dear Mayor Blackburn and City Council Members:
I am writing this letter to express our support for the change in zoning required at Bressi Ranch Lots 7-9 to allow for residential development. Viasat is a global communications company with ~1,600 staff in the Carlsbad area. As we continue to grow our business in Carlsbad, we see the benefits of having high-quality housing in immediate proximity to our campus as critical to our
ability to attract new employees. Carlsbad is a great city, and we are proud to be a part of it. This project will provide homes for employees to live and enjoy life near their work, and as such we strongly support the project.
Sincerely,
Sincerely,
Gary Dorris Director of Real Estate
(760) 795-6245Gary.Dorris@viasat.com
Item #1 - Correspondence Received by Feb. 13, 2026 at 3 p.m
May 12, 2026 Item #9 Page 17 of 77
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1
Eric Lardy
From:Conrad Grell <conradgrell@gmail.com>
Sent:Friday, February 13, 2026 4:37 PM
To:Planning
Subject:GPA2025-0001 General Plan Amendment for Parcel Number 213601200 on Gateway Rd and Alicante
Rd
Decision Makers:
This correspondence is with regard to GPA2025-0001…, the ApplicaƟon for Amendment to Parcel 213601200, to rezone
it from Commercial to ResidenƟal and to approve building of 111 Town Homes on it. We received NoƟce on February 12,
2026.
My wife and I strongly oppose this proposed re-zoning as well as the building of 3-story townhomes in this locaƟon, for
several reasons as listed below. Thus, we urge you to take OpƟon Two and Deny this Amendment, and/or any proposal to
build high-density residenƟal buildings on this parcel.
Our posiƟon on this issue:
1. We purchased our home over twenty years ago with the knowledge that the Parcel being considered here was zoned
as commercial. We preferred it that way because we anƟcipated that would to keep the density of housing low. We feel
that by changing this zoning, the City of Carlsbad would be going back on their word and not respecƟng the trust we
have had in the City Leaders.
2. Street traffic load would go up steeply. Related: Not too long ago, the City decided to implement chicanes on Gateway
Road North of this Parcel (without our request for approval, by the way). Presumably, the purpose of these was to slow
traffic in that area and/or to thwart racing. But the result has been that most traffic now chooses to drive on Town
Garden Road in order to get to Bressi Town Center. This has created dangerous condiƟons for the residents and kids here
who use the Bressi playground and park area adjoining Town Garden Road. The housing use proposed here would only
make that traffic orders of magnitude worse. Also, the intersecƟon of Alicante and Town Garden Road would be
mandated to be modified as well, something that is already too busy; it would become a blight on the neighborhood.
3. Fire danger will go up dangerously! We had a close call not too many years ago with wildfire coming up the canyon
that borders on the south of this parcel. Building codes for commercial buildings, parƟcularly the materials used (eg-
concrete, metal, gypsum, etc.), as opposed to the materials allowed for ResidenƟal (eg- wood framing) were
instrumental in prevenƟng this fire from propagaƟng into our residenƟal area. Placing a Ɵnderbox of wood-framed 3-
story townhomes right in the path is a recipe for disaster, not unlike the path of recent fires in Palisades in Los Angeles.
This will be a major liability for the City of Carlsbad if these townhomes are constructed, parƟcularly if Bressi Ranch
residents suffer damage to their homes and property as a result of a Carlsbad City decision to rezone Parcel 213601200
as ResidenƟal.
4. Commercial buildings in the area are mostly limited to two stories. The proposed 3-story structures will be unsightly
and not in harmony with the appearance of the rest of the community.
5. We anƟcipate that the strain on electrical, water, and sewer uƟliƟes would be much greater with so many homes
added to the grid. The area is relaƟvely new and the uƟliƟes were intended for Commercial/Light Industry loads, AS
PLANNED, at relaƟvely low density. To now drop in 111 or more ResidenƟal homes in such a small parcel will require
serious infrastructure rework, at great cost (likely borne by Bressi taxpayers) and will cause reliability problems for Bressi
Ranch residents.
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2
Thank you for the NoƟce, and for seriously considering our comments herein. In closing, we hope you gather from our
comments: WE DON’T WANT 111 TOWNHOMES in this locaƟon. Again, we urge you strongly to follow OpƟon Two.
Sincerely,
Conrad Grell
Judi Lesight
2554 Town Garden Road
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1
Morgen Fry
From:Caylin Frank <caylin@biasandiego.org>
Sent:Thursday, April 30, 2026 11:54 AM
To:Eric Lardy
Cc:City Clerk
Subject:Re: Toll Brothers Bressi Ranch Project
Attachments:Toll Brothers Carlsbad letter of support, 4-27-26.pdf
Hi Eric,
Please add the attached letter of support to the packet. Thank you!
Caylin Frank
Legislative Affairs Manager
Building Industry Association of
San Diego County
9201 Spectrum Center Blvd #110
San Diego, CA 92123
760-473-2065 (cell)
www.biasandiego.org
From: Eric Lardy <Eric.Lardy@carlsbadca.gov>
Sent: Thursday, April 30, 2026 11:51 AM
Subject: Toll Brothers Bressi Ranch Project
Hello,
You are receiving this email because you expressed interest in the Bressi Ranch Toll Brothers General Plan Amendment.
The next step in this “Screening Process” we outlined is to present the same information that was presented to the
Planning Commission to the City Council and ask them for direction on how to proceed. This site has the staff report that
was presented to the Planning Commission in February: https://www.carlsbadca.gov/city-hall/meetings-
agendas/boards-commissions/planning-commission/-folder-1518#docfold_3889_9144_1283_1518
A similar report will be presented to the City Council of Carlsbad on May 12, 2026. The staff report will be published no
later than May 7, 2026. You can register to get e-mail notifications from the city at this link:
https://visitor.r20.constantcontact.com/manage/optin?v=001uIM2HFQzzSY0EwH6q8G0c5GZIgwwYhaoXj1VW5DnGtkZs
wmhu9C6t4Rzk38LUEaI5FuhPvx754yychO9oh836uSDA9IMmI67ez1fADxMMxk%3D
Any comments received prior to the report being published we will attach for the decision makers. After the staff report
publishes will be posted on the website and distributed to the City Council subsequently. The City Council meeting
agendas are published here, including additional information on how to participate. https://www.carlsbadca.gov/city-
hall/meetings-agendas/-folder-1519#docfold_2238_4720_1229_1519
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2
Please let me know if you have any questions.
Eric Lardy, AICP
Assistant Director of Community Development
Community Development Department
City of Carlsbad
1635 Faraday Ave.
Carlsbad, CA 92008
www.carlsbadca.gov
442-339-2712| eric.lardy@carlsbadca.gov
Facebook | Twitter | You Tube | Pinterest |Enews
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May 12, 2026 Item #9 Page 21 of 77
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February 14, 2026
Members of the Planning Commission
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
RE: Agenda Item 1, Toll Brothers Bressi Ranch Residential Development
Dear Planning Commissioners:
On behalf of the Building Industry Association of San Diego County (BIA), we write in support of the
proposed Toll Brothers and Levine Investments residential development in the Bressi Ranch area that
would deliver 111 attached townhomes to the City of Carlsbad.
San Diego County continues to face a significant housing shortage across all income levels. Cities
throughout the region are being called upon to thoughtfully adapt their land use policies to better respond
to evolving housing needs. Projects that convert underutilized commercial or industrially designated
properties into well-designed residential communities represent an important tool in addressing this
imbalance.
The proposed project reflects this type of thoughtful adaptation. By transitioning a previously graded and
infrastructure-served site from office/industrial to residential use, the development would introduce much-
needed for-sale housing in a location that already benefits from surrounding public improvements.
Importantly, technical analyses indicate that a residential use would generate fewer daily vehicle trips
than the site’s prior office/industrial zoning, helping align housing production with regional vehicle miles
traveled (VMT) reduction goals.
The project also proposes compliance with the City’s inclusionary housing requirements, contributing to
Carlsbad’s affordable housing objectives while expanding homeownership opportunities. Developments
of this scale and type provide attainable housing options for working families who seek to live near
employment centers, schools, and community amenities.
As cities work to implement their Housing Elements and respond to state housing mandates, flexibility in
land use planning is essential. The BIA respectfully encourages the City to continue supporting well-
planned residential projects that help close the region’s housing gap while meeting local development
standards. Expanding housing supply in communities like Carlsbad is critical to maintaining economic
vitality and providing opportunities for current and future residents.
Sincerely,
Aimee Faucett
President & CEO
Building Industry Association of San Diego County
May 12, 2026 Item #9 Page 22 of 77
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Equitable Land Use Alliance
300 Carlsbad Village Dr, PMB 108A-79
Carlsbad, CA 92008
February 16, 2026
Re: February 18, 2026 Planning Commission Agenda Item #1: Request to change Planned
Industrial area to R-23 Residential at Bressi Ranch
Planning Commission:
This item will decide your recommendation to the City Council regarding allowing further
processing of a request by Toll Brothers to amend the General Plan and Bressi Ranch Master
Plan, changing the designation of a parcel from Planned Industrial to R-23 Residential.
Equitable Land Use Alliance (ELUA) urges you to support Option #2: ADOPT Planning
Commission Resolution RECOMMENDING DENIAL of the project application.
Original mixed-use plan compromised
Bressi Ranch is a unique, carefully planned mixed-use community with intended walkability
between jobs and community facilities. From the Master Plan: “A primary goal of the Bressi
Ranch Master Plan is to create a pedestrian oriented community where the use of the
automobile can be minimized. The Master Plan has a strong mixed-use component that
includes residential, commercial and office/industrial uses in close proximity.”
Replacing the originally planned industrial use with residential compromises the Master Plan,
including the ability of residents to walk to jobs. Related to that, it is ELUA’s understanding that
this parcel has been vacant for many years due to an “option” held by ViaSat that was only
recently vacated. Thus, alternative light industrial uses consistent with the Master Plan should
be explored for this site before conversion to residential, which could be a premature bait-and-
switch.
Concerns about future increases in density with concessions and waivers
State density bonus and related laws are now routinely exploited by developers to achieve
multiple concessions and unlimited waivers of development standards, allowing projects to
avoid city-imposed density limits, height limits, massing standards, minimum setbacks, minimum
parking requirements, other development standards, etc., and they can lead to unfunded
infrastructure mandates. All of this can negatively affect the surrounding community and city.
Although the staff report indicates a currently proposed housing density of 15.8 du/ac, the
applicant is seeking a much higher R-23 designation for unknown reasons, rather than the more
May 12, 2026 Item #9 Page 23 of 77
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Equitable Land Use Alliance 2
applicable R-15 designation suggested by staff. Presumably, any designation change in the
General Plan to R-15 for the site would be linked to the currently proposed project that does not
include avoidance of city regulations. However, it is unclear whether the applicant could get the
site re-designated as R-15 with the current project, but then later amend their application or
submit a new application to exploit the state density bonus and related laws.
The safest approach is to recommend denial of this application. That said, any recommendation
to further its processing should come with an airtight guarantee that no density higher than R-
15, nor any concessions or waivers, can or will ever be pursued for the re-designated site, and
that fair shares of necessary infrastructure upgrades will be fully funded by the developer.
Vehicle Miles Traveled (VMT) impacts
The very last page of the staff report for this project is a crude VMT assessment, claiming that
the project will not have a significant environmental impact related to VMT due solely to its
proposed 15.8 du/ac density. This "residential density" VMT subtraction is based on the
assumption that people who live in higher-density projects take shorter and fewer trips and are
more likely to use alternative modes of travel than other residents in the area. However, there is
zero plausible evidence that this would be the case with these townhomes, relative to the
surrounding community. If the application proceeds forward, this VMT subtraction should be
rejected and the project required to implement alternative measures with meaningful chances of
success.
Conclusion
Again, ELUA urges you to recommend DENIAL of this application. More time should be
provided to explore the current industrial use. In addition, there should be a recommendation
that, if the application is remanded back to staff for further processing, there needs to be
guarantees that the applicant will not seek any higher densities, concessions or waivers, or
other ways to avoid mitigating its impacts, including infrastructure and VMT. Please also listen
to residents who live in the surrounding community who would be affected by the project.
Thank you for your time and consideration of this important matter,
ELUA Board of Directors
• Steve Linke, PhD
• Kris Wright
• Diane Bedrosian, MD
The Equitable Land Use Alliance is a nonpartisan nonprofit group based in Carlsbad, CA. We are
dedicated to educating, engaging, and empowering residents to take part in housing policy decisions. Our
mission is to support community self-determination and encourage thoughtful, sustainable development.
May 12, 2026 Item #9 Page 24 of 77
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February 13, 2026
Mr. Eric Lardy
eric.lardy@carlsbadca.gov
RE: Toll Brothers Bressi Ranch General Plan Amendment
Location: 6405 Alicante Rd. / APN 213-260-12-00 / District 2
Case Numbers: GPA2025-0001 / AMEND2025-0003 / CT2025-0006 / PUD2025-
0006
Dear Mr. Lardy:
Meissner Commmercial Real Estate Services manages the Bressi Ranch Owners
Association. The Bressi Ranch Owners Association (“Assoc”) approves residential on the
above Property.
Said approval was confirmed in the Special Membership Meeting held on February 18,
2025. Specifically, the members of the Assoc were asked to vote on the land use change
to residential with up to 120 residential units. All voting members approved the land use
change (100%), with no votes in opposition.
The land use change was documented by the 10th Amendment & 3rd Amendment of the
CC&Rs, which were recorded on April 18, 2025 & May 6, 2025, as Doc#’s 2025-0100833
& 2025-0118795.
Respectfully submitted,
Kristin Howell, RPA, FMA, CPM
Vice President/Director of Business Development
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From:Natalie Sullivan
To:Planning; council@carlsbad
Subject:Comments on Proposed Toll Brothers Development
Date:Thursday, March 5, 2026 7:18:43 AM
Dear Members of the Carlsbad City Council,
I am writing to strongly oppose the proposed development near El
Camino Real and Palomar Airport Road. This corridor is already one
of the most heavily trafficked areas in Carlsbad, and adding a dense
development will only worsen congestion and create additional
safety risks for the families who live nearby.
Residents in this area already experience significant delays,
backups, and difficult intersections during peak hours. Increasing the
number of vehicles entering and exiting an already strained traffic
corridor will further burden local infrastructure and make everyday
travel more dangerous. More importantly, it will directly impact the
safety of our neighborhoods. Many families live nearby, and our
children walk, bike, and play in these communities. Adding
thousands of additional vehicle trips to nearby roads will make it
significantly less safe for them.
We have seen similar concerns play out in neighboring
communities, particularly with the recent apartment development
near Encinitas Boulevard and Quail Gardens Drive. Residents there
raised serious concerns about congestion, safety, and the strain on
local infrastructure that accompanies large developments placed
along already crowded roadways. Those concerns should serve as
a warning that the cumulative impacts of development must be
carefully considered before approving additional projects.
Carlsbad has long been known for thoughtful planning and
protecting the quality of life for its residents. Approving another
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dense development in an already congested corridor undermines
that commitment. Our community does not simply need more
buildings—we need thoughtful planning that prioritizes safety,
livability, and shared spaces.
Instead of adding more density to this already overburdened
corridor, I urge the city to consider creating a beautiful community
space such as a park, green space, or gathering area that would
benefit residents and provide a safe place for families and children
to enjoy.
I respectfully ask the Council to prioritize the safety of existing
residents, the livability of our neighborhoods, and the long-term
planning that has made Carlsbad such a special place to live.
Thank you for your consideration.
Respectfully,
Natalie Sullivan
Carlsbad Resident, Bressi Ranch
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May 12, 2026 Item #9 Page 27 of 77
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From:Andy Farkas
To:Planning
Subject:Public Comment Opposing Proposed Toll Brothers Townhome Development – 6405 Alicante Road
Date:Wednesday, March 4, 2026 6:43:08 PM
Importance:High
Dear Planning Division Staff,
I am a resident of the Bressi Ranch community and am writing to submit formal public
comment regarding the proposed Toll Brothers development at 6405 Alicante Road, which
would introduce a 111-unit, three-story townhome project and require an amendment to the
Bressi Ranch Master Plan to convert the site from industrial to residential use.
I respectfully urge the Planning Division and the City to reconsider advancing this proposal.
The Bressi Ranch Master Plan has long reflected a deliberate balance between residential
neighborhoods, commercial amenities, and employment-generating industrial uses.
Converting one of the remaining industrial parcels to residential use undermines that planning
framework and risks eroding the employment base that the area was designed to support.
In addition, there are several planning considerations that appear to warrant careful review:
1. Land Use Consistency
The proposed amendment represents a material shift away from the originally intended land
use structure of the Bressi Ranch area. Industrial and employment-serving uses were
intentionally included to provide economic activity and reduce commuter traffic. Replacing
these with higher-density housing appears inconsistent with the long-standing planning vision
for the area.
2. Traffic and Infrastructure Impacts
The addition of 111 new residential units will inevitably generate significant additional vehicle
trips in an area already experiencing increasing congestion, particularly along Alicante Road
and Palomar Airport Road. It would be important to evaluate whether the surrounding roadway
network and infrastructure were designed to accommodate this level of additional residential
density.
3. Precedent for Future Land Use Changes
Approving a residential conversion of industrial land within a master-planned community may
create a precedent for similar requests in the future. Incremental changes of this nature can
gradually alter the balance originally envisioned in the master plan.
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4. Compatibility with Existing Community Character
Bressi Ranch was designed with a particular architectural scale and neighborhood character.
Introducing a dense three-story development of this size raises questions regarding
compatibility with the surrounding built environment.
Given these considerations, I respectfully request that my comments be included in the official
record for this project and taken into account as the City continues its review process.
I appreciate the Planning Division’s work in ensuring that development decisions align with the
long-term planning goals of the City of Carlsbad and the communities it serves.
Sincerely,
Andy Farkas
Bressi Ranch Resident
Carlsbad, CA
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May 12, 2026 Item #9 Page 29 of 77
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From:Afsoon Fazeli
To:Planning
Subject:Regarding Proposed Toll Brother development
Date:Thursday, March 5, 2026 11:27:05 AM
Dear Planning Division at City of Carlsbad,
I am writing as a concerned neighbor regarding the proposed Toll Brothers development atAlicante Road in the industrial area near Bressi ranch where I live.
While I understand that housing development is an important issue, I am very concerned aboutthe impact this project could have on traffic in our area. Adding a large residential complex
would likely bring hundreds of additional daily car trips, which could make congestion muchworse and create safety concerns for residents and drivers.
This area has traditionally been industrial, and the roads and infrastructure were designed forthat type of use. Converting it to high-density residential housing could place additional
pressure on streets that are already busy and not designed for that level of residential traffic.
As someone who lives nearby, I am worried about the long-term effects this could have on
traffic flow, noise, and overall quality of life in the neighborhood.
For these reasons, I respectfully urge the City to reconsider and not approve this proposed
development.
Thank you for taking the time to consider the concerns of local residents.
Sincerely,Afsoon Fazeli
Bressi Ranch resident (Peppertree Way)Carlsbad, CA
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From:Rick Clark
To:Planning
Subject:Proposed Toll Brothers Development at Alicante Road
Date:Thursday, March 5, 2026 7:45:35 AM
Hello,
I reside in Bressi Ranch. I would like to comment on the proposed Toll Brothers developmentnext to ViaSat at Alicante Road.
I do not not have an objection to the development. Carlsbad needs more residential.
HOWEVER, the traffic must be addressed! Specifically, the traffic on Town Garden Roadbetween Alicante and the Trader Joes is already heavy and will get worse with the proposeddevelopment. People use this road as a shortcut to the shops and restaurants (Trader Joes,Stater Bros., etc.), as opposed to using Gateway Road. Parked cars have been hit along TownGarden Road, and there have been close calls with pedestrians. Two cars were hit on TownGarden Road just four days ago. Carlsbad Police have received complaints.
Even now, without the new development, something needs to be done to direct cut-throughvehicle traffic to Gateway Road, instead of Town Garden Road. Putting in new residentialunits at the proposed site will make Town Garden Road between Alicante and Nygaard Street(just before the Trader Joes) even worse as it relates to vehicle traffic.
If it were up to me, Town Garden Road should not go all the way through to the round-aboutat Trader Joes. End it before the roundabout. This would force drivers to use Gateway Road
to access the stores and parking lots. There should also be signs at the entrance to thecommunity at the intersection of Alicante and Town Garden directing eastbound vehicles
north to Gateway Road for access to shops and restaurants.
If you do not take action, there will be more vehicle collisions, or worse.
Feel free to email or call me if you would like more information.
Thank you,
Frederick Clark6252 Dartington Way
Carlsbad CA 92009760-402-7284
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May 12, 2026 Item #9 Page 31 of 77
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From:Council Internet Email
To:Eric Lardy
Subject:FW: Reg. Proposed Toll Brothers development
Date:Monday, March 9, 2026 7:27:53 AM
From: A Mazanderani <mazanderani.md@gmail.com>
Sent: Friday, March 6, 2026 11:42 PM
To: Council Internet Email <council@carlsbadca.gov>
Subject: Reg. Proposed Toll Brothers development
Dear City Council Members and Planning Department,
I’m writing to share my concerns about the proposed residential development currently under
consideration. While I recognize the importance of creating more housing, I’m worried about
how a project of this scale could affect traffic in our area.
A large residential complex would likely add a significant number of daily vehicle trips, which
could increase congestion and potentially create safety issues for both residents and drivers.
The surrounding roads were originally designed to support industrial activity, and they already
experience steady traffic. Introducing high-density housing in this location may place additional
strain on infrastructure that was not designed for that kind of residential demand.
As a nearby resident, I’m particularly concerned about the long-term effects this could have on
traffic patterns, noise levels, and the overall quality of life in the neighborhood.
For these reasons, I respectfully ask the City to reconsider and refrain from approving this
development.
Thank you for your time and for considering the perspectives of those who live in the
community.
Sincerely,
Adel Mazanderani
2654 Peppertree Way, Carlsbad
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From:Council Internet Email
To:Eric Lardy
Subject:FW: Proposed development at Alicante Road
Date:Monday, March 9, 2026 7:34:13 AM
From: Pooja Desai <poojaksdesai@gmail.com>
Sent: Sunday, March 8, 2026 10:18 PM
To: Council Internet Email <council@carlsbadca.gov>
Subject: Proposed development at Alicante Road
hello,
I am a homeowner and resident of Bressi Ranch. We moved here for the small community
feel. It is lovely being able to walk all around Bressi Ranch, to a friends house off Alicante and
Pyrite (Halite), and to our community businesses. My older child is at the age where she can
walk to get ice cream with a friend this summer. It truly is magical living here.
The proposed 111-unit townhome development at 6405 Alicante would completely change
the appeal of Bressi Ranch. It will be congested with more people on the streets. That empty
space next to viasat is better suited for something like River Street (see link below). I went to
Eureka on Friday night and it was PACKED. it's clear Bressi ranch and surrounding
communities are looking for a family friend place to gather for dinners and shopping.
https://www.riverstreetsjc.com/dine-and-drink
I, along with many of my neighbors, oppose this development. Please let me know how we can
actively participate to share our concerns ahead of a vote.
thanks,
Pooja Desai
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From:Council Internet Email
To:Eric Lardy
Subject:FW: proposed Toll Brothers Development at Alicante Road
Date:Wednesday, April 15, 2026 7:29:38 AM
From: Stacey Malay <stacmalay@gmail.com>
Sent: Wednesday, April 15, 2026 7:09 AM
To: Keith Blackburn <keith.blackburn@carlsbadca.gov>; Council Internet Email
<council@carlsbadca.gov>
Subject: proposed Toll Brothers Development at Alicante Road
Hello,
I am concerned with the additional housing being proposed on Alicante to convert the industrial parcel 111 (or more!) 3 story townhomes. Several Bressi Ranch residents are opposed to this change. I live in Bressi Ranch and it already feels like a dense area with the addition of the townhomes next to Sprouts. I walk by that parcel of land a few times a week with my dog and I can't picture that
many homes and the level of cars and more traffic it will bring.
We all bought our homes within the Master planned community and do not agree with this change. A master plan isn’t arbitrary, it’s a long-term framework designed to balance housing, jobs, infrastructure, and quality of life. Changing commercial land to residential undermines that balance.
Could you please let me know what else the residents of the community need to do to prevent this change from happening?
Thank you so much,
Stacey Malay
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Outlook
FW: Bressi Ranch Master Plan Community
From Council Internet Email <CityCouncil@carlsbadca.gov>
Date Fri 4/3/2026 2:46 PM
To Eric Lardy <Eric.Lardy@carlsbadca.gov>
-----Original Message-----
From: LAURENE GANCI <lganci3995@aol.com>
Sent: Friday, April 3, 2026 2:36 PM
To: Council Internet Email <council@carlsbadca.gov>
Subject: Bressi Ranch Master Plan Community
My name is Laurene Ryan, I live in Bressi Ranch.
I am writing today in opposition of the housing community being proposed outside our Bressi Ranch on Alicante
and Town Garden road by Toll Brothers to convert the industrial parcel into more than 100 3 story townhouses. A lot
of Bressi Ranch residents are against this change.
We all bought our homes within the Master planned community and do not agree with this change.
A master plan isn’t arbitrary—it’s a long-term framework designed to balance housing, jobs, infrastructure, and
quality of life. Changing commercial land to residential undermines that balance. Could you please let me know
what else the residents of the community need to do to prevent this change from happening?
Thank you so much,
Laurene Ryan
6391 Keeenland Drive, Carlsbad
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5/6/26, 12:21 PM FW: Bressi Ranch Master Plan Community - Eric Lardy - Outlook
about:blank?windowId=SecondaryReadingPane1 1/1
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May 12, 2026
Mayor and City Council
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
RE: Agenda Item 1, Toll Brothers Bressi Ranch Residential Development
Dear Mayor Blackburn and Members of the City Council:
On behalf of the Building Industry Association of San Diego County (BIA), we write in support of the
proposed Toll Brothers and Levine Investments residential development in the Bressi Ranch area that
would deliver 111 attached townhomes to the City of Carlsbad.
San Diego County continues to face a significant housing shortage across all income levels. Cities
throughout the region are being called upon to thoughtfully adapt their land use policies to better respond
to evolving housing needs. Projects that convert underutilized commercial or industrially designated
properties into well-designed residential communities represent an important tool in addressing this
imbalance.
The proposed project reflects this type of thoughtful adaptation. By transitioning a previously graded and
infrastructure-served site from office/industrial to residential use, the development would introduce much-
needed for-sale housing in a location that already benefits from surrounding public improvements.
Importantly, technical analyses indicate that a residential use would generate fewer daily vehicle trips
than the site’s prior office/industrial zoning, helping align housing production with regional vehicle miles
traveled (VMT) reduction goals.
The project also proposes compliance with the City’s inclusionary housing requirements, contributing to
Carlsbad’s affordable housing objectives while expanding homeownership opportunities. Developments
of this scale and type provide attainable housing options for working families who seek to live near
employment centers, schools, and community amenities.
As cities work to implement their Housing Elements and respond to state housing mandates, flexibility in
land use planning is essential. The BIA respectfully encourages the City to continue supporting well-
planned residential projects that help close the region’s housing gap while meeting local development
standards. Expanding housing supply in communities like Carlsbad is critical to maintaining economic
vitality and providing opportunities for current and future residents.
Sincerely,
Aimee Faucett
President & CEO
Building Industry Association of San Diego County
May 12, 2026 Item #9 Page 36 of 77
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Outlook
Bressi Ranch Community (GPA 2025-0001, Amend 2025-003)
From Michael DeLuca <mpdeluca@yahoo.com>
Date Tue 4/28/2026 5:35 PM
To City Clerk <Clerk@carlsbadca.gov>; Eric Lardy <Eric.Lardy@carlsbadca.gov>
Hello,
The proposed townhomes by Toll in Bressi Ranch fit the existing mixed use of the community and the application
has my support to continue.
Regards,
Mike DeLuca
Carlsbad Resident
Sent from my iPhone
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5/6/26, 12:22 PM Bressi Ranch Community (GPA 2025-0001, Amend 2025-003) - Eric Lardy - Outlook
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May 12, 2026 Item #9 Page 37 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
Exhibit 8
City Council staff report from July 15, 2025
(on file in the Office of the City Clerk)
May 12, 2026 Item #9 Page 38 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
Exhibit 9
Minutes from July 15, 2025
City Council Meeting
(on file in the Office of the City Clerk)
May 12, 2026 Item #9 Page 39 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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Exhibit 10
May 12, 2026 Item #9 Page 40 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 42 of 77
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Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 45 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 46 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 47 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 48 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 49 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
May 12, 2026 Item #9 Page 51 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
May 12, 2026 Item #9 Page 52 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 53 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 54 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 55 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 56 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 57 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 58 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 59 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 60 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 61 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 62 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 63 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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A1
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2
May 12, 2026 Item #9 Page 64 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 73 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
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May 12, 2026 Item #9 Page 74 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
AeccDbFeatureLine (AeccLand120)
AeccDbFeatureLine (AeccLand120)
AeccDbFeatureLine (AeccLand120)AeccDbGrading (AeccLand120)
3
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33
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25'40'
May 12, 2026 Item #9 Page 75 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
CATV TEL
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S:\Morrow CAD\Client Drawings\Toll Brothers\TOL135 Bressi Ranch - Carlsbad\Morrow - CAD\TOL Bressi Ranch Master Composite.dwg-1 Thu, 21 Aug 2025 - 8:29am S:\Morrow CAD\Client Drawings\Toll Brothers\TOL135 Bressi Ranch - Carlsbad\Morrow - CAD\TOL Bressi Ranch Master Composite.dwg-1 Thu, 21 Aug 2025 - 8:29am
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May 12, 2026 Item #9 Page 76 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
May 12, 2026 Item #9 Page 77 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B
From:Mark Leposky
To:City Clerk
Cc:Eric Lardy
Subject:5/12/26 Item #9
Date:Saturday, May 9, 2026 12:41:58 PM
City Clerk, City Council, & Eric Lardy,
I strongly urge the city council to select option 3 and deny the rezoning from industrial toresidential.
We have lived in Bressi Ranch for nearly 20 years and the city has already deviated from the
master plan in the past. Further deviation breaches the approved master plan that we all reliedon to make our home purchase decisions. The Bressi Ranch HOA already funds the
landscaping for many of these other developments and adding another residential communityto what is already a full community only furthers the burden on existing residents. These
other carpet bagger developers that seek to piggy back on the benefit from the investments thehomeowners have made to keep our community attractive will degrade the value of our
property and community.
We strongly disagree with this rezoning and we will reserve our rights to fight this action toprotect the integrity of our investments and homes in our community.
Regards, Mark and Julie Leposky
2582 Discovery RoadCarlsbad, CA 92009
MARK LEPOSKY
Executive Vice President, &Chief Supply Chain Officer
TOPGOLF CALLAWAY BRANDS CORP.
2180 Rutherford Road | Carlsbad, CA 92008
t: 760.804.4014c: 760.846.3371
e: Mark.Leposky@tcbrands.com
Sent from my iPhone
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All Receive - Agenda Item #_____
For the Information of the:
CITY COUCNIL
Date: ___________ CA ____ CC____ CM ____ ACM ____ DCM (3) ____
9
5/11/2026 x x x x x
From:Stacey Malay
To:Eric Lardy; City Clerk
Subject:5/12/2026 Item #9 public comment
Date:Saturday, May 9, 2026 1:29:10 PM
I strongly urge the city council to support option #3 and deny the change of zoning to
residential.
I support the zoning stay as intended in the Bressi Ranch Master Plan. This change
compromises the original mixed-use plan.
The proposed rezoning of this parcel from industrial to residential undermines the core
objective of the Bressi Ranch Master Plan: to minimize automobile use by placing high-
quality jobs within walking distance of homes. This site’s long-standing vacancy was a
result of an "option" held by ViaSat, not a lack of industrial viability. We urge the city to
honor the original vision and explore light industrial alternatives before approving a
conversion that permanently compromises the community's walkability and job base.
Thank you,
Stacey Malay
Bressi Ranch owner
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From:Jason Horman
To:City Clerk; Eric Lardy
Subject:5/12/2026 Item #9 public comment
Date:Saturday, May 9, 2026 2:28:10 PM
Dear City Council,
I'm a homeowner in Bressi Ranch and I'm writing to urge you to support Option #3 and deny
the rezoning of this parcel from industrial to residential.
Bressi Ranch was planned from the start as a walkable, mixed-use community where peoplecould live and work close together without needing to drive everywhere. Changing this parcel
to residential goes against that original vision. The site was vacant because ViaSat held anoption on it — not because there was no industrial interest. Now that the option is gone, we
should be looking for light industrial uses that fit the Master Plan, not rushing into apermanent rezoning.
I'm also worried about what approving this means going forward. Carlsbad has already met its
RHNA housing requirements through 2029, so there's no state mandate pushing this — it'syour call. But if this gets approved, it likely opens the floodgates for more spot rezoning
requests, and eventually hands the state more control over decisions that should stay local. Ontop of that, more residential density means more traffic, more kids in already crowded schools,
and more pressure on shared community amenities — and I haven't seen any of that seriouslyaddressed.
Please stick with the original Master Plan and deny this application.
Thank you,
Jason Horman
Bressi Ranch Resident
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From:Sharon Tice McDonald
To:Eric Lardy; City Clerk
Subject:In favor or Toll Project in Bressi Ranch
Date:Saturday, May 9, 2026 3:01:23 PM
Hello Eric,
I wanted to send in my comments/support for the Toll Bros project in Bressi Ranch. As anagent who has sold multiple homes in Bressi Ranch I believe approving this build/project
would benefit the community and city. We are in much need of affordable housing (hence thetownhomes previously approved/built at Kensington on the Square).
Please consider my email in support of the project. Thank you for your consideration.
Best regards,
Sharon McDonald
REALTOR®
DRE#: 01984934
m: 760.402.6915
12860 El Camino Real
Suite 100, Del Mar, CA 92130
5 Star Zillow Reviews
TOP 5% of Realtors Award
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From:Stephanie Condrat
To:Eric Lardy; City Clerk
Subject:5/12/2026 Item #9 public comment
Date:Saturday, May 9, 2026 4:33:01 PM
To Whom it may concern,
I strongly urge the City Council to support Option #3 and deny the proposed rezoning toresidential. I would prefer the site remain consistent with the original intent of the Bressi
Ranch Master Plan, as this change compromises the community’s carefully designed mixed-use vision.
The proposed rezoning of this parcel from industrial to residential undermines a core objectiveof the Bressi Ranch Master Plan: reducing automobile dependence by placing high-quality
jobs within walking distance of homes. The site’s long-standing vacancy resulted from a long-held option agreement with Viasat, not a lack of industrial viability.
I urge the City to honor the original vision for Bressi Ranch and fully explore light industrialand employment-generating alternatives before approving a conversion that would
permanently diminish the community’s walkability, economic diversity, and local job base.
Thank you,
Stephanie Condrat
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From:Paul Condrat
To:Eric Lardy
Cc:City Clerk
Subject:Item #9 public 5/12/26
Date:Saturday, May 9, 2026 7:39:28 PM
To Whom It May Concern,
I’m writing in support of Option #3 and against the proposed residential rezoning of thisparcel.
Bressi Ranch was planned as a mixed-use community for a reason. The whole point was to let
people live near where they work, so daily life didn’t have to revolve around the car. Flippingan industrial parcel to residential chips away at that idea, and once it’s gone, it’s gone. The
traffic is already very problematic and getting worse.
I’d also push back on the framing that this site has somehow failed as industrial land. It’s beenvacant because Viasat held an option on it for years — not because there’s no demand for
industrial or employment uses in this location. That’s an important distinction, and I don’tthink it’s getting enough weight in the conversation.
Before the City signs off on a permanent change like this, I’d ask that light industrial and other
job-generating options get a genuine look. Bressi Ranch’s walkability, economic balance, andlocal employment base are worth protecting.
Thank you for your consideration,
Paul Condrat
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From:Council Internet Email
To:City Clerk
Subject:FW: Public comment on 5/12/2026 Item #9: Toll Bros request for General Plan amendment
Date:Monday, May 11, 2026 7:34:38 AM
Attachments:2026-05-12 CC Bressi Ranch GP change - ELUA comment v2.pdf
From: Steve Linke <elua@equitablelanduse.org>
Sent: Friday, May 8, 2026 10:37 PM
To: Keith Blackburn <keith.blackburn@carlsbadca.gov>; Priya Bhat-Patel <priya.bhat-
patel@carlsbadca.gov>; Teresa Acosta <teresa.acosta@carlsbadca.gov>; Melanie Burkholder
<melanie.burkholder@carlsbadca.gov>; Kevin Shin <kevin.shin@carlsbadca.gov>
Cc: Council Internet Email <council@carlsbadca.gov>
Subject: Re: Public comment on 5/12/2026 Item #9: Toll Bros request for General Plan amendment
Please replace ELUA's public comment letter with the attached version. The only
difference is the clarification of our recommendation to vote for Option #2 that appears
under the "Options" section in the staff report, as opposed to Option #3 that appears in
the "Recommended Actions" section of the staff report (both of which are to deny the
application for the General Plan amendment).
On 5/8/2026 7:12 PM, Steve Linke wrote:
Please see the attached PDF.
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Equitable Land Use Alliance
300 Carlsbad Village Dr, PMB 108A-79
Carlsbad, CA 92008
May 8, 2026
Re: May 12, 2026 City Council Agenda Item #9: Toll Brothers Request for General Plan
Amendment
City Council:
Equitable Land Use Alliance (ELUA) urges you to support Option #2: Adopt a resolution
denying Toll Brothers’ application for a General Plan amendment, Bressi Ranch Master Plan
amendment, tentative tract map and planned development permit to change the Planned
Industrial General Plan designation to Residential. This and other similar applications for
changes in land use from non-residential to residential should be proposed and reviewed for the
next Housing Element update for the reasons detailed below.
Comprehensive citywide vetting process should be done rather than “spot land use”
The 2024 Housing Element update was the culmination of about three years of “labor-intensive”
(staff’s terminology) work to comprehensively study and update housing needs/residential land
use on a citywide basis, including substantial public input, vetting of individual sites in context
with each other, environmental analyses, etc. This application seeks to repeat that labor-
intensive process for an individual site, which staff has indicated will be a 12- to 24-month
process. And perhaps some of the careful vetting and citywide context will be inappropriately
avoided for this individual request.
Cumulative costs to city/taxpayers for multiple “spot land use” changes
It has been acknowledged that the city does not collect nearly enough in fees from developers
to cover the actual costs of development reviews, let alone individual requests for changes in
land use like this one. Thus, it is critical to ask staff how much city time and resources will have
to be expended for this 12- to 24-month project, and who will be paying for that—as well as how
comprehensive the public review process will be relative to the Housing Element update.
It is also very important to note that staff has indicated that they have received multiple other
similar requests for this type of individual parcel land use change from non-residential to
residential from other owners/developers. So, approval of this special request will likely open the
floodgates on several more projects that will have to be dealt with by the City Council and staff
at unknown cumulative cost of time and resources.
Equitable Land Use Alliance 2
State laws are not currently tying your hands to approve this request
For nearly all residential development projects over the past few years, state laws have been
exploited to avoid Carlsbad regulations/standards, including density limits, height limits, building
massing standards, minimum setbacks, minimum parking requirements, other development
standards, etc., and these laws also can lead to unfunded infrastructure mandates. This can
negatively affect the surrounding community and the city as a whole. The inevitable excuse to
approve all of these so-called concessions and waivers is that “state laws are tying our hands.”
However, Carlsbad's state Regional Housing Needs Assessment (RHNA) requirement has
already been met for the current housing cycle through 2029, so, unlike the parcels that are
already designated residential, this decision to add new residential is fully at your discretion.
Approval would put you on the road to inviting the tying of your hands by the state
If you choose to remand this application to staff for further processing, that will trigger the labor-
intensive, 12- to 24-month process, and there likely will be an expectation of approval to convert
to residential so as not to have wasted all of that time and effort. And once the decision to
convert to residential is made, that is when the state can step in and take away much of your
review discretion. You effectively would be tying your own hands.
The currently proposed project is inconsistent with land use designations
Carlsbad has an R-15 designation for densities between 11.5 and 15 dwelling units (du)/acre,
and an R-23 designation for densities between 19 and 23 du/acre. The project as currently
proposed is 15.8 du/acre (111 units on 7 acres). The applicant is requesting an R-23
designation, which would mean they would need about 133 units (22 more than currently
proposed) to reach the minimum 19 du/acre. Or, they would have to change their request to R-
15 and reduce to about 105 units to achieve its 15 du/ac maximum. Thus, the project itself is not
even ready for consideration as currently proposed.
No matter what project is proposed now, additional density bonus and mandatory
concessions and waivers can follow
As described above, the applicant is currently proposing 111 units with no density bonus (and,
therefore, no mandatory concessions or waivers of city regulations). However, staff has
confirmed that, even if that project is approved along with a land use change to R-23, the
approval could be allowed to expire/amended, followed by invocation of density bonus law by
the current or a future owner. R-23 approval will make the city powerless to prevent up to 46
du/acre (effectively R-46 at a 100% density bonus) from being built on the site—i.e., 322 units.
And any increased density under density bonus law would be accompanied by the requirement
to grant mandatory concessions and unlimited waivers of development standards.
Within just the past few months, Resort View Apartments revised their project to exploit density
bonus law, and the Planning Commission advanced Rincon CVD as a 100% density bonus
project—both with numerous mandatory concessions/waivers—so, this is the new reality.
Equitable Land Use Alliance 3
Original mixed-use plan compromised
Bressi Ranch is a unique, carefully planned mixed-use community with intended walkability
between jobs and community facilities. From the Master Plan: “A primary goal of the Bressi
Ranch Master Plan is to create a pedestrian oriented community where the use of the
automobile can be minimized. The Master Plan has a strong mixed-use component that
includes residential, commercial and office/industrial uses in close proximity.”
Replacing the originally planned industrial use with residential compromises the Master Plan,
including the ability of residents to walk to jobs. Related to that, it is ELUA’s understanding that
this parcel has been vacant for many years due to an “option” held by ViaSat that was only
recently vacated. Thus, alternative light industrial uses consistent with the Master Plan should
be explored for this site before conversion to residential, which could be a premature bait-and-
switch.
Vehicle Miles Traveled (VMT) impacts
A crude VMT assessment was included in the Planning Commission staff report claiming that
the project will not have a significant environmental impact related to VMT due solely to its
proposed 15.8 du/ac density. This "residential density" VMT subtraction is based on the
assumption that people who live in higher-density projects take shorter and fewer trips and are
more likely to use alternative modes of travel than other residents in the area. However, there is
zero plausible evidence that this would be the case with these townhomes relative to the
residents in the surrounding community, which have a very high VMT. If the application
proceeds forward, this VMT subtraction should be rejected and the project required to
implement alternative measures with meaningful chances of success.
Conclusion
Again, ELUA urges you to support Option #2—denial of the request to remand for further
processing of the application.
Sincerely,
ELUA Board of Directors
• Steve Linke, PhD
• Kris Wright
• Diane Bedrosian, MD
The Equitable Land Use Alliance is a nonpartisan nonprofit group based in Carlsbad, CA. We are
dedicated to educating, engaging, and empowering residents to take part in housing policy decisions. Our
mission is to support community self-determination and encourage thoughtful, sustainable development.
From:Council Internet Email
To:City Clerk
Subject:FW: 5/12/2026 Item #9 public comment
Date:Monday, May 11, 2026 7:36:30 AM
From: A Mazanderani <mazanderani.md@gmail.com>
Sent: Saturday, May 9, 2026 11:36 PM
To: Council Internet Email <council@carlsbadca.gov>
Subject: 5/12/2026 Item #9 public comment
Dear City Council,
I respectfully urge you to support Option #2: Adopt a resolution denying Toll Brothers’
application for a General Plan amendment, Bressi Ranch Master Plan amendment,
tentative tract map and planned development permit to change the Planned Industrial
General Plan designation to Residential.
Carlsbad has already met its RHNA housing obligations through 2029, meaning the city
is not required to approve additional residential zoning on this site. Approving this
change would voluntarily expose the city to state density bonus laws that could
significantly reduce local control over future development.
More importantly, rezoning the property to residential could open the door to much
higher density in the future. Even though the current proposal includes 111 units, state
density bonus laws could later allow a substantially larger project with major
concessions and waivers related to height, parking, setbacks, and other development
standards. This could dramatically change the character of the surrounding community.
The proposal also conflicts with the original vision of the Bressi Ranch Master Plan,
which emphasized a balanced mixed-use community with nearby jobs, commercial
uses, and walkability.
I respectfully ask the Council to carefully consider the long-term consequences of this
rezoning decision and preserve the integrity of the Bressi Ranch Master Plan and the
city’s ability to maintain local planning standards.
Thank you for your time and consideration.
Sincerely,
Adel Mazanderani, MD
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From:Eric Lardy
To:City Clerk
Cc:Morgen Fry
Subject:FW: Bressi resident that opposes condos being built on Town Garden
Date:Monday, May 11, 2026 8:26:20 AM
-----Original Message-----
From: Liz Dillon <liz.dillon27@aol.com>Sent: Thursday, May 7, 2026 2:32 PMTo: Eric Lardy <Eric.Lardy@carlsbadca.gov>Subject: Bressi resident that opposes condos being built on Town Garden
Dear Mr Lardy
I am writing today on behalf of myself and husband to express our concern and opposition to the city of Carlsbadfor approving the rezoning and development of a large residential condo complex on a parcel of land at the cornerof Alicante and Town Garden. It is my understanding that there is a proposal to rezone and develop that land into160+ 3 story condos??
I cannot stress enough, how awful this would be for this to take place and how much of a negative impact it wouldhave on our neighborhood streets, roads and over all feel of what we were promised as home owners and residents in Bressi Ranch.
Please do not move forward with this project.
Sincerely
Liz and Jeff Dillon
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From:Eric Lardy
To:City Clerk
Subject:FW: Bressi ranch project support
Date:Monday, May 11, 2026 9:42:31 AM
-----Original Message-----
From: Jamie Schmidt <jamie.n.schmidt12@gmail.com>
Sent: Saturday, May 9, 2026 9:32 AM
To: Eric Lardy <eric.lardy@carlsbadca.gov>
Subject: Bressi ranch project support
Dear Members of the City Council and Planning Commission,
I am writing to express my support for the proposed housing project currently under consideration for the Bressi
Ranch area, with some requests.
The original vision and master plan for Bressi Ranch was to create a balanced, vibrant community where families
could live, work, and recreate in close proximity. However, after residing in this neighborhood for the past eight
years, I have observed a concerning shift away from that intended balance. We have watched many families with
young children move out of the area, replaced by empty nesters who are the only ones with the financial flexibility
to enter this specific market.
This demographic shift is having a tangible impact on our community vitality. Local school enrollment is declining,
and our population is aging. For Bressi Ranch to remain the thriving, multi-generational neighborhood it was
designed to be, it is essential that we ensure young families with children have the opportunity to live here. I believe
that providing more diverse and affordable housing options is a necessary step in welcoming these families back
into our community.
While I am a supporter of this project, I ask that the city thoughtfully and rigorously addresses the associated
infrastructure needs—specifically regarding traffic safety. There are currently unsafe patterns at the intersections of
El Camino Real and Palomar Airport Road, as well as El Camino Real and Town Garden Road, that require
professional evaluation and mitigation. Additionally, to ensure the safety of our residential streets, I urge the city to
install stop signs or, at the very least, a crosswalk along Town Garden Road and topiary- there is no safe place for
children to cross to get to the park, which will see more pedestrian traffic with this development.
Thank you for your time and for your dedication to the long-term health and inclusivity of Carlsbad.
Sincerely,
Jamie Schmidt
Bressi Resident
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From:Larry Posner
To:Keith Blackburn; Melanie Burkholder; Kevin Shin; Teresa Acosta; Priya Bhat-Patel
Cc:City Clerk
Subject:Subject: Re: Public comment on 5/12/2026 Item #9: Toll Bros request for General Plan amendment
Date:Monday, May 11, 2026 10:43:44 AM
City Council,
While ELUA presents its position as a defense of thoughtful planning, the reality is that this argument boils down to
preserving vacant land over providing housing in one of the most logical locations in Carlsbad for residential development.
This site sits within an existing mixed-use community, near jobs, retail, transportation corridors, and daily services.
Converting underutilized industrial land into housing in an already developed area is exactly the type of infill development
cities across California are being encouraged to pursue.
ELUA argues that the original Bressi Ranch vision emphasized walkability and reducing vehicle trips. Adding housing near
employment centers and amenities advances that goal far more effectively than leaving a long-vacant parcel empty
indefinitely in hopes of attracting hypothetical future industrial tenants.
The suggestion that the city should delay every land-use adjustment until the next Housing Element cycle is also impractical.
Cities are expected to adapt to changing economic conditions and community needs in real time. Planning should be flexible
enough to respond when land is underperforming or no longer meeting its intended purpose.
Much of ELUA’s argument also relies on speculative “worst-case” scenarios about future density bonuses and state laws that
may or may not ever apply. Decisions should be based on the actual project before the Council today, not hypothetical future
projects designed to generate fear about what could happen years from now.
It is also contradictory to acknowledge California’s housing pressures while simultaneously opposing housing on suitable
infill sites inside existing developed communities. If every project is rejected because it might set a precedent, then
meaningful housing production becomes impossible.
No plan created decades ago should be treated as frozen in time regardless of changing realities. Responsible planning means
balancing the original vision of a community with current housing, economic, and land-use needs.
For these reasons, I support allowing the application to move forward for full review and public analysis rather than shutting it
down before that process even begins.
-Larry PosnerLHPosner@Gmail.com
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All Receive - Agenda Item #_____
For the Information of the:
CITY COUCNIL
Date: ___________ CA ____ CC____ CM ____ ACM ____ DCM (3) ____
9
5/11/2026 x x x x x
From:Sara Nelson
To:Eric Lardy
Cc:City Clerk; Council Internet Email
Subject:Public Comment: Opposition to Bressi Ranch Expansion - Traffic Safety (Gateway Rd)
Date:Monday, May 11, 2026 2:07:55 PM
Dear Mr. Lardy and Carlsbad City Council,I am writing to express my strong opposition to the proposed high-density developments in
Bressi Ranch. As a local resident, I am deeply concerned that our infrastructure is not beingupgraded to match this level of growth.
The "Master Plan" for Bressi Ranch is being pushed beyond its limits. We are already seeingthe dangerous consequences of current traffic volumes. Attached is a photo of a severe vehicle
rollover that occurred just weeks ago on Gateway Road—the very road these newdevelopments will flood with thousands of additional car trips.
Before any further approvals are granted, we require:A physical traffic safety audit that accounts for recent accidents like the one pictured.
Legally binding requirements for developers to fund speed bumps and traffic signals onGateway Road and Bressi Ranch Way.
A clear plan for how our already crowded schools (Poinsettia/Kelly) will handle the influx ofnew students.
Our community’s safety should not be an afterthought to development. I request that this letterand the attached evidence be included in the official record for tomorrow's meeting.
Sincerely,Sara Janae Nelson
Mulberry at Bressi Ranch
All Receive - Agenda Item #_____
For the Information of the:
CITY COUCNIL
Date: ___________ CA ____ CC____ CM ____ ACM ____ DCM (3) ____
9
5/12/2026 x x x x x
Carlsbad Resident
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From:Susan Ferguson
To:City Clerk
Cc:Eric Lardy
Subject:5/12/2026 Item #9 Public Comment
Date:Monday, May 11, 2026 6:10:10 PM
As an 18 Year Bressi Ranch Resident I am concerned about how this project will affect:
Traffic congestion and roadway safety
Parking availability in surrounding neighborhoodsProperty values and neighborhood character
Public safetyOverall quality of life for current residents
I urge the City Council to DENY Toll Brothers’ request to change the land designation toResidential.
I attended the City Planning Meeting in February to discuss this topic. I was shocked thatsome members of the commission even suggested increasing the zoning from Medium density
(111 units) to High density (161 units). Based on those discussions, the Commission appearsprimarily focused on increasing housing density and approving as much new housing as
possible, while giving insufficient consideration to the long-term impacts on our existingcommunity.
One major concern is parking. The current plan reportedly includes only 27 guest parkingspaces for 111 homes. In addition, street parking is not allowed on Town Garden, Alicante, or
Gateway Roads. This creates a very real possibility that overflow parking will spill into nearbyBressi Ranch neighborhoods, increasing congestion and creating additional strain on
residential streets that were never designed to absorb parking from a high-density developmentof this size.
Another serious concern is traffic safety. One of the proposed exits for the development wouldbe located at the corner of Alicante and Town Garden. This is already an extremely busy
intersection with a stoplight and has experienced multiple accidents. Adding traffic from 111additional homes at this location could significantly worsen congestion and increase safety
risks for drivers, pedestrians, and nearby residents.
Viasat only recently decided not to build on this property. Before permanently converting this
land to housing, the city should allow time to determine whether another company may wantto use the site for employment, office, or job-generating purposes as originally intended. Once
this land is redesignated residential, that opportunity is likely gone forever.
In addition, Carlsbad already has several new townhome developments that appear to be
struggling to sell. There does not seem to be a clear demand or urgent need for another high-density townhome project of this type. For example, Marja Acres, located only a few miles
away, has reportedly sold only about 50% of its homes, while Coral Springs has sold roughly70%. These existing developments suggest the market may already be saturated.
Growth and development should be balanced and responsible. The City Council should workwith residents to determine what the community truly needs and wants, rather than continuing
to approve additional high-density housing projects without fully considering their long-term
impacts.
Thank you for voting to deny the Toll Brothers proposal.
Susan Ferguson
6221 Alverton DriveCarlsbad, CA 92009
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From:Jamie Schmidt
To:City Clerk
Subject:Bressi ranch project support
Date:Monday, May 11, 2026 6:27:13 PM
Dear Members of the City Council and Planning Commission,
I am writing to express my support for the proposed housing project currently under consideration for the Bressi
Ranch area, with some requests.
The original vision and master plan for Bressi Ranch was to create a balanced, vibrant community where families
could live, work, and recreate in close proximity. However, after residing in this neighborhood for the past eight
years, I have observed a concerning shift away from that intended balance. We have watched many families with
young children move out of the area, replaced by empty nesters who are the only ones with the financial flexibility
to enter this specific market.
This demographic shift is having a tangible impact on our community vitality. Local school enrollment is declining,
and our population is aging. For Bressi Ranch to remain the thriving, multi-generational neighborhood it was
designed to be, it is essential that we ensure young families with children have the opportunity to live here. I believe
that providing more diverse and affordable housing options is a necessary step in welcoming these families back
into our community.
While I am a supporter of this project, I ask that the city thoughtfully and rigorously addresses the associated
infrastructure needs—specifically regarding traffic safety. There are currently unsafe patterns at the intersections of
El Camino Real and Palomar Airport Road, as well as El Camino Real and Town Garden Road, that require
professional evaluation and mitigation. Additionally, to ensure the safety of our residential streets, I urge the city to
install stop signs or, at the very least, a crosswalk along Town Garden Road and topiary- there is no safe place for
children to cross to get to the park, which will see more pedestrian traffic with this development.
Thank you for your time and for your dedication to the long-term health and inclusivity of Carlsbad.
Sincerely,
Jamie Schmidt
Bressi Resident
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From:Joel Heiser
To:City Clerk
Subject:Bressi Ranch
Date:Monday, May 11, 2026 6:54:08 PM
To the Honorable Members of the City Council,
I am writing to respectfully urge the City Council to deny the proposal to amend the BressiRanch Master Plan to allow Toll Brothers to construct a 111-unit housing development
adjacent to our neighborhood.
While we understand the need for thoughtful housing development, this proposal would have
significant negative impacts on the quality of life, safety, and infrastructure of the surroundingcommunity. The scale and density of this project are incompatible with the character and
capacity of our existing neighborhood.
Among the major concerns are:
• Increased Traffic and Safety RisksAn additional 111 residential units would substantially increase vehicle traffic on roads that
are already congested during peak hours. This would create dangerous conditions forpedestrians, cyclists, children, and residents entering and exiting the neighborhood.
Emergency response times could also be negatively affected.
• Overburdened Infrastructure
Our current infrastructure—including roads, parking, drainage systems, utilities, and publicservices—was not designed to accommodate this level of density. Increased strain on these
systems could lead to long-term deterioration and reduced service quality for existingresidents.
• Noise, Construction Disruption, and Loss of PrivacyYears of construction activity would create excessive noise, dust, traffic, and disruption for
nearby homeowners. Once completed, the proximity and scale of the development woulddiminish privacy and fundamentally alter the peaceful residential nature of the area.
• Environmental and Open Space ConcernsThe proposed amendment would reduce open space and negatively impact the environmental
balance that makes Bressi Ranch such a desirable community. Increased runoff, reduced greenareas, and loss of habitat are serious concerns that should not be overlooked.
• Impact on Community Character and Property ValuesBressi Ranch was thoughtfully planned as a balanced community with a specific vision and
density. Approving a significant amendment to that plan undermines the integrity of theoriginal development framework and may negatively impact surrounding property values and
neighborhood cohesion.
Residents chose this community because of its careful planning, livability, and balance
between housing and open space. Changing the Master Plan in this way would set a troublingprecedent and erode the trust residents place in the city’s planning process.
Here is a revised section you can insert into the letter, or I can also integrate it into the fullversion:
Additionally, we strongly encourage the City Council to approach future housing needs
through a comprehensive and thoughtful citywide planning process rather than throughisolated amendments to established master plans. Housing growth should be balanced
carefully with infrastructure capacity, traffic management, environmental preservation, andneighborhood compatibility across the entire city.
Approving this application could establish a concerning precedent that encourages additionalpiecemeal proposals seeking similar exceptions or amendments in other planned communities.
Over time, this incremental approach risks undermining the integrity of long-term planningefforts and creating cumulative impacts far greater than any single project alone.
Such precedent-setting approvals may also increase demands on city staff time, municipalresources, infrastructure analysis, legal review, and public hearing obligations, placing
additional burdens on both taxpayers and residents who must continually respond to repeatedamendment requests.
We respectfully ask the City Council to preserve the integrity of the Bressi Ranch Master Planand support a more strategic, comprehensive approach to housing development that serves the
broader interests of the entire community.
Thank you for your consideration and your service to our community.
Sincerely,
Joel M. Heiser, MD
2562 Dogwood Road
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From:Karenne Salter
To:City Clerk; ericlardy@carlsbadca.gov
Subject:5/12/2026 Item #9 public comment
Date:Monday, May 11, 2026 7:11:38 PM
I strongly urge the city council to support option #3 and deny the change of zoning toresidential.
I'd prefer it to stay as intended in the Bressi Ranch Master Plan. This change compromises the
original mixed-use plan.
The proposed rezoning of this parcel from industrial to residential undermines the coreobjective of the Bressi Ranch Master Plan: to minimize automobile use by placing high-
quality jobs within walking distance of homes. This site’s long-standing vacancy was a resultof an "option" held by ViaSat, not a lack of industrial viability. We urge the city to honor the
original vision and explore light industrial alternatives before approving a conversion thatpermanently compromises the community's walkability and job base.
Thank you,
Karenne Salter, Bressi homeowner
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From:LAURENE GANCI
To:City Clerk
Subject:Toll brothers project Bressi Ranch
Date:Monday, May 11, 2026 7:18:12 PM
Hello,
My name is Laurene Ryan and I live in Bressi Ranch. I am writing today in opposition to thehousing community proposed by Toll Brothers near Bressi Ranch at Alicante Road and Town
Garden Road, which would convert the existing industrial parcel into more than 100 three-story townhomes.
Many Bressi Ranch residents are strongly opposed to this proposed change. We purchased ourhomes within a carefully designed master-planned community with the understanding that the
surrounding land uses, infrastructure, traffic planning, and community balance would remainconsistent with that long-term vision.
A master plan is not arbitrary — it is a framework intentionally created to balance housing,jobs, commercial space, infrastructure, traffic flow, schools, and overall quality of life.
Converting designated industrial/commercial land into high-density residential housingundermines that balance and sets a concerning precedent for future changes within the
community.
This proposal could also eliminate valuable live-work and employment opportunities
originally intended for the site. Preserving industrial and commercial space is important formaintaining local jobs, supporting nearby businesses, and reducing commuter traffic by
allowing residents to work closer to home.
Additionally, many residents do not believe this project meaningfully addresses any so-called
housing crisis in our area. There are already numerous homes and rental properties currentlyavailable in the surrounding community. Adding more than 100 high-density townhomes in
this location does not appear to solve affordability concerns, while it will certainly increasetraffic congestion, parking issues, strain on infrastructure, and pressure on local services.
Many residents feel this proposal is inconsistent with the character, planning vision, andexpectations of the Bressi Ranch community.
Could you please advise what additional steps residents should take to formally oppose thisproposal and ensure our concerns are fully considered during the review and approval
process?
Thank you for your time and attention to this important matter.
Laurene Ryan
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From:Hector Morales
To:City Clerk; Eric Lardy
Subject:Agenda Item #9 – Bressi Ranch General Plan Amendment (May 12, 2026)
Date:Monday, May 11, 2026 8:08:43 PM
Dear Councilmembers and City Clerk,
I am writing as a resident of the Bressi Ranch area regarding Agenda Item #9 and the
proposed General Plan Amendment for the Toll Brothers development.
I strongly urge you to support Option #3 and deny this application.
My concerns are rooted in the long-term planning, character, and sustainability of our
community:
1. Deviation from the original Master Plan
Bressi Ranch was intentionally designed as a mixed-use community, balancing
residential living with commercial and industrial spaces to support local jobs,
walkability, and overall quality of life. Converting designated industrial land to
residential undermines that vision and removes opportunities for economic and
community balance.
2. Precedent of “spot” land use changes
Approving this request outside of a comprehensive citywide review sets a concerning
precedent. Land use decisions of this scale should be evaluated holistically as part of
the Housing Element process—not through piecemeal amendments that may not fully
account for cumulative impacts.
3. Infrastructure and community impact
An increase in residential density without corresponding infrastructure planning raises
concerns around traffic, parking, schools, and public services. These impacts affect not
only immediate neighbors but the broader community.
4. Project inconsistency and uncertainty
As outlined in the materials submitted, the project as currently proposed does not fully
align with existing land use designations. Additionally, future density increases through
state bonus provisions could significantly alter the scope beyond what is currently
presented, limiting the City’s ability to manage growth responsibly.
I fully support thoughtful housing solutions in Carlsbad. However, they must be
implemented in a way that aligns with long-term planning, preserves community
integrity, and ensures infrastructure keeps pace with growth.
For these reasons, I respectfully ask you to deny this application and instead consider
such changes as part of a comprehensive, citywide planning effort.
Thank you for your time and thoughtful consideration.
Sincerely,
Hector Morales, PharmD
2676 Garden House Rd
Carlsbad, CA 92009
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From:Lauren Witbeck
To:City Clerk
Subject:DENY Bressi Ranch Proposal
Date:Monday, May 11, 2026 9:31:32 PM
Hello,
My name is Lauren Witbeck and I live in Bressi Ranch. I am writing today in opposition to
the housing community proposed by Toll Brothers near Bressi Ranch at Alicante Road
and Town Garden Road, which would convert the existing industrial parcel into more
than 100 three-story townhomes.
Many Bressi Ranch residents are strongly opposed to this proposed change. We
purchased our homes within a carefully designed master-planned community with the
understanding that the surrounding land uses, infrastructure, traffic planning, and
community balance would remain consistent with that long-term vision.
A master plan is not arbitrary — it is a framework intentionally created to balance
housing, jobs, commercial space, infrastructure, traffic flow, schools, and overall
quality of life. Converting designated industrial/commercial land into high-density
residential housing undermines that balance and sets a concerning precedent for future
changes within the community.
This proposal could also eliminate valuable live-work and employment opportunities
originally intended for the site. Preserving industrial and commercial space is important
for maintaining local jobs, supporting nearby businesses, and reducing commuter traffic
by allowing residents to work closer to home.
Additionally, many residents do not believe this project meaningfully addresses any so-
called housing crisis in our area. There are already numerous homes and rental
properties currently available in the surrounding community. Adding more than 100
high-density townhomes in this location does not appear to solve affordability concerns,
while it will certainly increase traffic congestion, parking issues, strain on infrastructure,
and pressure on local services.
Many residents feel this proposal is inconsistent with the character, planning vision, and
expectations of the Bressi Ranch community.
Could you please advise what additional steps residents should take to formally oppose
this proposal and ensure our concerns are fully considered during the review and
approval process?
Thank you for your time and attention to this important matter.
Lauren Witbeck, LCSW # 100701
Amethyst Energy Psychotherapy
7040 Avenida Encinas,
Carlsbad, CA, 92011
619.357.5763
http://www.linkedin.com/in/laurenwitbeck
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From:Herbalseeker
To:City Clerk
Subject:OPPOSITION to 111 Townhomes - Bressi Ranch
Date:Monday, May 11, 2026 9:57:45 PM
Dear City Council Members,
I am writing to express my opposition to the proposed construction of additional 111 townhomes
on Alicante in our neighborhood.
While our area is currently manageable, the continued addition of high-density housing
developments will inevitably create significant traffic congestion and place increasing strain on
local infrastructure. A recent townhome project was approved nearby, and adding yet another
development of the same type raises serious concerns about cumulative impacts on our
community.
The roads, intersections, parking availability, and public services in this area were not designed to
support continuous expansion of dense residential projects. Increased traffic volume will affect
daily commuting, neighborhood safety, and overall quality of life for existing residents.
In addition, many homeowners are concerned that overdevelopment will negatively impact
property values and alter the character of the neighborhood. Residents chose this community
because of its balance, livability, and existing density. Repeated approvals of large townhome
developments risk changing the nature of the area without adequate consideration of long-term
consequences.
Growth should be planned responsibly and with careful attention to infrastructure capacity, traffic
studies, and the concerns of current residents. At this time, I respectfully urge the city/planning
commission to deny approval of this proposed project.
Sincerely,
Jessica Threat
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From:Matt May
To:Eric Lardy; City Clerk
Subject:Bressi Ranch - Toll Brothers Development Project
Date:Monday, May 11, 2026 10:12:21 PM
Hello Eric,
My family and I live in Bressi Ranch. I am writing to inform you that we strongly OPPOSE
the Toll Brothers Development project.
We see several major negative consequences of this project.
In no particular order...
1. It will increase traffic throughout the Bressi Ranch neighborhood and increase the use of theparks and open space that we pay to maintain. This will negatively impact residents'
enjoyment and use of the neighborhood.
2. It will increase traffic around several of Carlsbad's most dangerous intersections foraccidents. There is no doubt that accidents will increase due to this development.
3. This development will absolutely have a negative effect on the values of the homes in
Bressi Ranch. This project will immediately decrease the value of my home, all other factorsremaining the same.
Thank you for your time and consideration.
Matt MayBressi Ranch Resident
Real Estate Agent & Advisor
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From:Lisa Riddle
To:City Clerk
Subject:Bressi Ranch Opposition
Date:Monday, May 11, 2026 10:59:04 PM
Good evening,
My name is Lisa Riddle and I have lived in Bressi Ranch since 2006. I am writing today in opposition to the housingcommunity proposed by Toll Brothers near Bressi Ranch at Alicante Road and Town Garden Road, which wouldconvert the existing industrial parcel into more than 100 three-story townhomes.
Many Bressi Ranch residents are strongly opposed to this proposed change. We purchased our homes within acarefully designed master-planned community with the understanding that the surrounding land uses, infrastructure,traffic planning, and community balance would remain consistent with that long-term vision.
A master plan is not arbitrary — it is a framework intentionally created to balance housing, jobs, commercial space,infrastructure, traffic flow, schools, and overall quality of life. Converting designated industrial/commercial landinto high-density residential housing undermines that balance and sets a concerning precedent for future changeswithin the community.
This proposal could also eliminate valuable live-work and employment opportunities originally intended for the site.Preserving industrial and commercial space is important for maintaining local jobs, supporting nearby businesses,and reducing commuter traffic by allowing residents to work closer to home.
Additionally, many residents do not believe this project meaningfully addresses any so-called housing crisis in ourarea. There are already numerous homes and rental properties currently available in the surrounding community.Adding more than 100 high-density townhomes in this location does not appear to solve affordability concerns,while it will certainly increase traffic congestion, parking issues, strain on infrastructure, and pressure on localservices.
Many residents feel this proposal is inconsistent with the character, planning vision, and expectations of the BressiRanch community.
Could you please advise what additional steps residents should take to formally oppose this proposal and ensure ourconcerns are fully considered during the review and approval process?
Thank you for your time and attention to this important matter.
Lisa Riddle619-316-9879
Lisa O’Connor-RiddleLicensed Clinical Social Worker, 27357Psychotherapist619-316-9879CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.
From:Eric Lardy
To:City Clerk
Subject:Fw: May 12, 2026 City Council Agenda Item #9: Toll Brothers Request for General Plan Amendment
Date:Tuesday, May 12, 2026 6:54:26 AM
From: Eric Rossitto <rossittoe@gmail.com>
Sent: Monday, May 11, 2026 9:52:01 PM
To: Eric Lardy <eric.lardy@carlsbadca.gov>
Cc: Melanie Burkholder <melanie.burkholder@carlsbadca.gov>; Kevin Shin
<kevin.shin@carlsbadca.gov>; Teresa Acosta <teresa.acosta@carlsbadca.gov>; Planning
<planning@carlsbadca.gov>
Subject: May 12, 2026 City Council Agenda Item #9: Toll Brothers Request for General Plan
Amendment
Dear Members of the Carlsbad City Council and Planning Commission:
I am writing to urge you to deny Toll Brothers’ application for a Bressi Ranch Master Plan amendment and
related request to change the Alicante Road parcel’s land use designation from Residential, to Planned
Industrial General Plan designation. I oppose the proposed Alicante development in Bressi Ranch,
scheduled for consideration on May 12, and respectfully urge the Council to deny the resolution as currently
proposed.
First and foremost, this project raises serious public health and safety concerns. The property is mapped
within a very high fire severity zone, and approving housing in that location would represent a major policy
shift in the City’s long-standing stance on public health and safety. In addition, the property was not
identified as a housing inventory site in the City’s 2021-2029 Housing Element, and the infrastructure
needed to support this level of development was never planned for within the Bressi Ranch Master Plan.
Sewer, water, and roadway systems were designed for a different intensity of use, not the level of residential
density now being proposed.
The addition of 111 or more new homes on a relatively small seven-acre parcel also raises serious concerns
about overdevelopment in an area that is already operating at or near its infrastructure limits. Bressi Ranch
and the surrounding neighborhoods were not designed to accommodate this level of density. Traffic on
Town Garden Road is already overwhelming the neighborhood, largely due to spillover from the Viasat
offices, and the road is frequently used as a shortcut to access Bressi Center and Bressi Square. Adding
significant new residential density will only intensify this existing congestion, placing further strain on roads
that are already overburdened. Neighborhood streets, in particular, are not built to support the increased
volume and flow that this expansion would bring, creating safety concerns and diminishing residents’ quality
of life.
Beyond traffic concerns, this proposal risks altering the character and long-term value of our community.
Bressi Ranch was established and purchased by residents as a high-value, master-planned neighborhood
with a specific vision, scale, and quality of life. The addition of 111 condo units, including rent-controlled
components, together with the increased congestion they will create, detracts from the planned community
residents bought into and may negatively affect surrounding property values. Overbuilding on a limited
parcel of land undermines the neighborhood’s established character and sets a precedent that prioritizes
density over livability.
It is also important to recognize that Bressi Ranch homeowners have been paying Mello-Roos fees for years
to help fund the infrastructure and public improvements that support this community. Those fees were
intended to support the development framework already in place, not to absorb the added burden of further
overbuilding. Expanding density beyond what the neighborhood was built to support places even more strain
on residents who have already been contributing toward the infrastructure costs of this area.
I understand that this project will also require a General Plan amendment, rezone, fire and safety review, full
CEQA environmental review, mandatory public outreach, and ultimately a majority vote of the City Council.
Given those requirements, this proposal already faces a significant uphill path, and it is difficult to see how it
aligns with the City’s responsibilities to protect residents and preserve the integrity of existing
neighborhoods.
I am also concerned that some members of the Planning Commission have expressed interest in increasing
the number of units beyond what is already proposed. This direction only amplifies the issues outlined
above and further disconnects the project from the realities of the surrounding community.
This decision will have long-lasting consequences. I urge the Council to carefully consider the cumulative
impact of overdevelopment, traffic congestion, infrastructure strain, public safety, property value impacts,
and community character before moving forward.
Thank you for your consideration.
Sincerely,
Eric Rossitto
Bressi Ranch Homeowner & Resident
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From:Eric Lardy
To:City Clerk
Subject:Fw: 6405 Alicante Rd - Oppose Rezoning - Vacant Land Next To Viasat
Date:Tuesday, May 12, 2026 6:54:52 AM
From: Jeremiah Patton <jp.lacostagreens@gmail.com>
Sent: Monday, May 11, 2026 8:25:21 PM
To: Eric Lardy <eric.lardy@carlsbadca.gov>
Cc: Melanie Burkholder <melanie.burkholder@carlsbadca.gov>; Keith Blackburn
<keith.blackburn@carlsbadca.gov>; Roco Nasirpour (roco9@aol.com) <roco9@aol.com>;
bruceb@bandemercpa.com <bruceb@bandemercpa.com>; jacobernest@hotmail.com
<jacobernest@hotmail.com>
Subject: 6405 Alicante Rd - Oppose Rezoning - Vacant Land Next To Viasat
Hello Mr Lardy,
I am reaching out to you today regarding the housing development project being
proposed for the vacant lot next to Viasat at 6405 Alicante Rd in Carlsbad as I
understand you are on the planning commission.
I strongly oppose rezoning this property into residential from the current industrial
zoning. I am a La Costa Greens resident of 14 years and was La Costa Greens HOA VP for
10 years.
Both very large communities located directly next to this proposed site, La Costa Greens
& Bressi Ranch and the majority of our residents as well as both of our HOA boards
strongly oppose rezoning this vacant land next to Viasat. All of our residents did not
agree to this when buying into our master planned communities.
I understand how Sacramento is always breathing down your neck to build more housing
and of course more affordable housing but this is not the right spot for it. In the past both
our communities surveyed our residents and the majority of both of our communities
opposed the last expansion of bressi ranch north of gateway rd where you added all of
that high density housing. Ignoring both of our communities and residents once was bad
enough, ignoring a 2nd time would be the final straw.
Eric, this may not impact you directly as it seems you don’t even live in this area and
rather the 92117 area of San Diego but this would indeed have real world implications for
people located directly next to it whom spent their hard earned money to buy into our
master planned communities and raise their family here putting their trust into our 2
communities to stay as they were originally laid out to them when they bought their
homes and that current proposed site was correctly zoned as industrial.
Regards,
Jeremiah Patton
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From:Charlene Situ
To:City Clerk
Subject:Opposition to Toll Brothers Project
Date:Tuesday, May 12, 2026 8:57:30 AM
Hello,
My name is Charlene Situ-Liu and I live in Bressi Ranch. I am writing today in opposition tothe housing community proposed by Toll Brothers near Bressi Ranch at Alicante Road and
Town Garden Road, which would convert the existing industrial parcel into more than 100three-story townhomes.
Many Bressi Ranch residents are strongly opposed to this proposed change. We purchased our
homes within a carefully designed master-planned community with the understanding that thesurrounding land uses, infrastructure, traffic planning, and community balance would remain
consistent with that long-term vision.
A master plan is not arbitrary — it is a framework intentionally created to balance housing,jobs, commercial space, infrastructure, traffic flow, schools, and overall quality of life.
Converting designated industrial/commercial land into high-density residential housingundermines that balance and sets a concerning precedent for future changes within the
community.
This proposal could also eliminate valuable live-work and employment opportunitiesoriginally intended for the site. Preserving industrial and commercial space is important for
maintaining local jobs, supporting nearby businesses, and reducing commuter traffic byallowing residents to work closer to home.
Additionally, many residents do not believe this project meaningfully addresses any so-called
housing crisis in our area. There are already numerous homes and rental properties currentlyavailable in the surrounding community. Adding more than 100 high-density townhomes in
this location does not appear to solve affordability concerns, while it will certainly increasetraffic congestion, parking issues, strain on infrastructure, and pressure on local services.
Many residents feel this proposal is inconsistent with the character, planning vision, and
expectations of the Bressi Ranch community.
Could you please advise what additional steps residents should take to formally oppose thisproposal and ensure our concerns are fully considered during the review and approval
process?
Thank you for your time and attention to this important matter.
Charlene Situ-Liu
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From:derek brigden
To:City Clerk
Subject:Stop the madness
Date:Tuesday, May 12, 2026 9:11:44 AM
I had thought that the City Council was supposed to work for the residents.
Building 111 townhomes on Alicante is complete madness and clearly not in the best interests
of the residents.
However, I am pretty sure our voices are never heard, and the Council will go ahead and do
the bidding of their master's at Rincon.
Who in their right mind would think this is a good idea. The impact on traffic and parking in an
already crowded neighborhood will be horrendous.
Please stop.
Derek Brigden
6148 Colt Place
Carlsbad, CA
92009
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From:betsy hensien
To:City Clerk
Subject:Rezoning
Date:Tuesday, May 12, 2026 9:14:03 AM
I strongly urge the City Council to support Option #3 and deny the
proposed rezoning to residential use.
I believe this property should remain consistent with the original vision
outlined in the Bressi Ranch Master Plan. Rezoning this parcel from
industrial to residential weakens the community’s carefully planned mixed-
use design and moves away from the plan’s core purpose: creating a
balanced community where residents can live and work within close
proximity, reducing traffic and dependence on automobiles.
The long vacancy of this site was not due to a lack of industrial potential,
but rather the result of an existing option held by ViaSat. Before
permanently converting this land to residential use, the city should fully
explore light industrial or employment-generating alternatives that align
with the original intent of the Master Plan.
Approving this rezoning would permanently reduce opportunities for local
jobs and could negatively impact the walkability and balance that make
Bressi Ranch unique. I respectfully ask the Council to honor the original
vision for the community and preserve this site for its intended purpose.
Regards Elizabeth hensien 6249 cottage drive Carlsbad 92009Sent from my iPhone
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From:Shannon Tarbell
To:Eric Lardy; City Clerk
Subject:Support for Bressi Ranch community (GPA 2025-0001, Amend 2025-003)
Date:Tuesday, May 12, 2026 9:45:22 AM
I am writing as a resident of Carlsbad in support of the proposed 111 unit townhome Bressi Ranch community (GPA
2025-0001, Amend 2025-003).
Our community is in great need of additional housing, and with limited areas available for development, it isimportant that we thoughtfully utilize the spaces we do have. I live near Bressi Ranch and frequently visit theshopping center and surrounding area. Based on my experience, I believe the traffic impact from this proposedcommunity would be minimal, particularly given the walkability and proximity to existing amenities.
I hope you will support and approve this new community and the opportunity it provides to help address Carlsbad’shousing needs.
Thank you for your consideration.
Shannon WinstonCAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.
From:C C
To:City Clerk
Subject:to Deny the Toll Brothers Luxury Residential at Bressi Ranch Project
Date:Tuesday, May 12, 2026 10:31:28 AM
City Council,
I urge the City Council to deny the Toll Brothers Luxury Residential at Bressi Ranch Project.
Our community has traffic issues already with the ~ 445 units in Bressi Ranch. Kensington at The Square a 125 unit development has multi-level units. Adjacent is a 320-unit
development, Fairfield Apartment Homes. 320 units are too many and the 125 units fromKensington is over the top!
By adding more townhome units will bring more traffic congestion, property values will beaffected.
Bressi Ranch is a wonderful place to live please keep Bressi Ranch beautiful!
Cordially,
Claudia Crook
ccwavelines@gmail.com619-994-5875
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All Receive - Agenda Item #_____
For the Information of the:
CITY COUCNIL
Date: ___________ CA ____ CC____ CM ____ ACM ____ DCM (3) ____
9
5/11/2026 x x x x x
From:Roco Nasirpour
To:City Clerk; Council Internet Email
Subject:Fw: 6405 Alicante Rd - Oppose Rezoning - Vacant Land Next To Viasat
Date:Tuesday, May 12, 2026 10:40:58 AM
Please add this letter to your item #9 - Toll Brothers for tonight's meeting
Roco Nasirpour
This e-mail, and any attachments, is intended for the use of the individual or entity to which it is addressed and may contain
information that is privileged, confidential and exempt from disclosure under applicable law. If the reader of this e-mail
message is not the intended recipient, or the employee or agent responsible for delivery of the message to the intended
recipient, you are hereby notified that any dissemination, distribution or copying of this communication is prohibited. If you
have received this e-mail in error, please notify us immediately
Mr. Blackburn and Mrs. Bhatia, As president of La Costa Greens HOA, representing 3,000 residents, I strongly agree thatthis project should not move forward and will be gathering signatures for a petition tooppose it. I’m not aware of any previous instance where industrial zoning with long-termtax benefits to the city has been converted to low-density housing in a way that would sonegatively affect both Bressi (with 2000 residents) and La Costa Greens residents. I urgeyou to reconsider this application and prevent its approval at tonight’s City Councilmeeting.
Sincerely,
Roco Nasirpour
President of La Costa Greens HOA
This e-mail, and any attachments, is intended for the use of the individual or entity to which it is addressed and may
contain information that is privileged, confidential and exempt from disclosure under applicable law. If the reader ofthis e-mail message is not the intended recipient, or the employee or agent responsible for delivery of the message to
the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication isprohibited. If you have received this e-mail in error, please notify us immediately
On Monday, May 11, 2026 at 08:25:35 p.m. PDT, Jeremiah Patton <jp.lacostagreens@gmail.com>
wrote:
Hello Mr. Lardy,
I am reaching out to you today regarding the housing development project being proposed forthe vacant lot next to Viasat at 6405 Alicante Rd in Carlsbad as I understand you are on theplanning commission.
I strongly oppose rezoning this property into residential from the current industrial zoning. I am aLa Costa Greens resident of 14 years and was La Costa Greens HOA VP for 10 years.
Both very large communities located directly next to this proposed site, La Costa Greens &Bressi Ranch and the majority of our residents as well as both of our HOA boards stronglyoppose rezoning this vacant land next to Viasat. All of our residents did not agree to this when
buying into our master planned communities.
I understand how Sacramento is always breathing down your neck to build more housing and of
course more affordable housing, but this is not the right spot for it. In the past both ourcommunities surveyed our residents and the majority of both of our communities opposed thelast expansion of bressi ranch north of gateway rd. where you added all of that high densityhousing. Ignoring both of our communities and residents once was bad enough, ignoring a 2ndtime would be the final straw.
Eric, this may not impact you directly as it seems you don’t even live in this area and rather the92117 area of San Diego but this would indeed have real world implications for people locateddirectly next to it whom spent their hard earned money to buy into our master plannedcommunities and raise their family here putting their trust into our 2 communities to stay as theywere originally laid out to them when they bought their homes and that current proposed site wascorrectly zoned as industrial.
Regards,Jeremiah Patton
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From:Richard Crook
To:City Clerk
Subject:Townhomes on Alicante in Bressi Ranch
Date:Tuesday, May 12, 2026 10:42:35 AM
Dear City Clerk,
I am writing to express my opposition to the proposed development of
111 townhomes on the 7-acre site on Alicante in Bressi Ranch.
This project represents a level of density that is simply not
appropriate for the size of the parcel or the surrounding
neighborhood. Placing this many units in such a limited space risks
overburdening local infrastructure and fundamentally changing the
character of the community.
In particular, I am concerned that the neighborhood will not be able
to support this level of density. Increased traffic, congestion, and
strain on local roads are likely outcomes, along with broader impacts
to quality of life for current residents. Developments should be
scaled in a way that fits within the existing environment, and this
proposal does not meet that standard.
For these reasons, I respectfully urge the City Council to deny the resolution.
Thank you for your time and consideration.
Sincerely,
Richard Crook
2647 Gateway Road 105224
Carlsbad CA 92009
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From:T Rutherford
To:City Clerk
Subject:Oppose to building 111 townhomes
Date:Tuesday, May 12, 2026 11:04:59 AM
Dear Mr. Lardy and Carlsbad City Council,
I am writing to express my opposition to the proposed high-density developments in Bressi
Ranch. As a local resident, I am deeply concerned that our infrastructure is not being upgradedto support this level of growth.
The original Master Plan for Bressi Ranch is being pushed beyond its limits. We are already
experiencing dangerous traffic conditions on Town Garden and Gateway Road; these roadscannot accommodate the influx of vehicles that new developments would bring.
Before any further approvals are granted, I request the following:
- A physical traffic safety audit and a comprehensive Environmental Impact Report.
- Legally binding requirements for developers to fund speed bumps and traffic signals onGateway Road and Bressi Ranch Way.
- A clear plan addressing how our already crowded schools, such as Poinsettia and Kelly,will handle the influx of new students.
Our community’s safety should not be an afterthought to development. I request that this letter
and the attached evidence be included in the official record for today’s meeting.
Sincerely,
Terri Rutherford
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From:T Cohen
To:City Clerk
Subject:Opposition to 100+ townhomes on Alicante in Bressi Ranch
Date:Tuesday, May 12, 2026 11:07:42 AM
Hi,
My name is Tasha Cohen and I live in Bressi Ranch. I am writing to share that my family and
I strongly oppose the development of 100+ homes on the Alicante lot in Bressi Ranch. Whenwe purchased our home it was with the understanding that more homes would not be built on
the open land due to the zoning and the master planned community. We relied on the existingzoning to ensure a balanced environment of residential and industrial use. The proposal to
rezone from Industrial to Residential at this location is a significant departure from that planand raises several critical concerns for current residents.
My main concern is the unmitigable increase in traffic volume, not just at the main
intersections, but within our residential streets. We already experience a high volume oftraffic from non-residents who cut through our neighborhood to get to other main streets.
Adding 111 townhomes will exacerbate this, creating a significant safety risk for our childrenwho walk to our local parks. Our neighborhood was designed for local traffic, and this surge
in density compromises the safety of our most vulnerable pedestrians.
Another concern is education as our local schools are already at a breaking point. My son’scurrent class at Poinsettia Elementary has 33 students, which is already far above the state
average requirement. Is there a plan to increase capacity at our schools for the hundreds ofnew students this development would bring?
Changing the zoning from Industrial to Residential fundamentally alters the integrity of our
Master Planned community. I urge the commission to deny this rezoning request to protectthe safety, infrastructure, and character of our neighborhood.
Please let me know if there is anything else I can do.
Thank you,
Tasha Cohen
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From:skip reed
To:City Clerk
Subject:Opposition To PLANNING COMMISSION RESOLUTION NO. 7566 | Project ID #GPA 2025-0001
Date:Tuesday, May 12, 2026 12:58:03 PM
Members of City Council,
We respectfully oppose the proposed rezoning of the existing industrial parcel located in the northwestern
quadrant of Bressi Ranch to high-density residential as proposed by Toll Brothers.
Bressi Ranch was thoughtfully designed and approved as a balanced master-planned community with
intentional integration of residential neighborhoods, commercial services, open space, circulation, and
employment-generating industrial and business uses. The existing industrial parcel plays an important
role in preserving that balance and maintaining the original planning vision for the community.
Converting this parcel to high-density residential fundamentally alters the land use framework that
residents invested in and relied upon when choosing to live in Bressi Ranch. The proposed density is
inconsistent with the established character, scale, and planning principles that have made Bressi Ranch
one of Carlsbad’s most successful master-planned communities.
In addition, the proposal raises serious concerns regarding:
• Increased traffic congestion on already impacted circulation corridors including Palomar Airport Road, El
Camino Real, Gateway Road, Town Garden Road and surrounding neighborhood streets
• Additional strain on schools, parks, public safety, and community infrastructure
• Loss of valuable employment and flex-industrial land within Carlsbad
• Increased parking demand and neighborhood spillover impacts
• Potential incompatibility with the existing architectural and community character of Bressi Ranch
• Reduced quality of life for surrounding residents due to density intensity beyond what was originally
contemplated in the master plan
Residents supported and invested in Bressi Ranch because of its carefully planned balance of uses,
walkability, open space, and cohesive neighborhood design. Incrementally replacing designated
employment or industrial parcels with high-density residential risks undermining the long-term integrity of
the master-planned community as a whole.
We encourage the City of Carlsbad to uphold the original planning framework for Bressi Ranch and
carefully evaluate whether this proposed rezoning serves the broader long-term interests of existing
residents, infrastructure capacity, economic diversity, and community character.
Growth should be thoughtful, compatible, and aligned with the vision that made Bressi Ranch a
successful community in the first place.
Bressi Ranch was designed around “new urbanism” planning principles by noted urban planner Peter
Calthorpe. The goal was to create a highly connected, pedestrian-friendly community where homes,
parks, schools, trails, and retail were all integrated together instead of separated into isolated tracts.
Respectfully,
Skip & Cyndi Reed
Bressi Ranch Homeowners
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From:Eric Lardy
To:City Clerk
Subject:FW: Opposed Proposed Condo project and rezoning
Date:Tuesday, May 12, 2026 1:35:19 PM
-----Original Message-----
From: Liz Dillon <liz.dillon27@aol.com>
Sent: Tuesday, May 12, 2026 1:31 PM
To: Eric Lardy <eric.lardy@carlsbadca.gov>
Subject: Opposed Proposed Condo project and rezoning
Hello,
My name is Liz Dillon and my husband and kids live in Bressi Ranch. I am writing today in opposition to the
housing community proposed by Toll Brothers near Bressi Ranch at Alicante Road and Town Garden Road, which
would convert the existing industrial parcel into more than 100 three-story townhomes.
Many Bressi Ranch residents are strongly opposed to this proposed change. We purchased our homes within a
carefully designed master-planned community with the understanding that the surrounding land uses, infrastructure,
traffic planning, and community balance would remain consistent with that long-term vision.
A master plan is not arbitrary — it is a framework intentionally created to balance housing, jobs, commercial space,
infrastructure, traffic flow, schools, and overall quality of life. Converting designated industrial/commercial land
into high-density residential housing undermines that balance and sets a concerning precedent for future changes
within the community.
This proposal could also eliminate valuable live-work and employment opportunities originally intended for the site.
Preserving industrial and commercial space is important for maintaining local jobs, supporting nearby businesses,
and reducing commuter traffic by allowing residents to work closer to home.
Additionally, many residents do not believe this project meaningfully addresses any so-called housing crisis in our
area. There are already numerous homes and rental properties currently available in the surrounding community.
Adding more than 100 high-density townhomes in this location does not appear to solve affordability concerns,
while it will certainly increase traffic congestion, parking issues, strain on infrastructure, and pressure on local
services.
Many residents feel this proposal is inconsistent with the character, planning vision, and expectations of the Bressi
Ranch community.
Could you please advise what additional steps residents should take to formally oppose this proposal and ensure our
concerns are fully considered during the review and approval process?
Thank you for your time and attention to this important matter.
Liz and Jeff Dillon
20 year Bressi Ranch Resident
Sent from my iPhone
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From:Alexandra Wallock
To:City Clerk
Subject:Toll Brothers Request for General Plan Amendment
Date:Tuesday, May 12, 2026 1:38:54 PM
Hello Carlsbad Council,
As a resident of La Costa Greens, I'm writing to express my concern regarding the possible
construction of residential homes on the vacant 7-acre parcel at 6405 Alicante Road. I am
proposing the council keep the current zoning as Planned Industrial (Office or Warehouse use
only), and DENY the Toll Brothers request to change the zoning to Residential. The
development of homes on this small parcel of land would lead to an increase in traffic and air
pollution in this area, which is a major concern for the local homeowners. Please consider this
request as we are already experiencing an increase in traffic and air pollution in this exact area
with the increase in planes flying in and out of Palomar Airport.
Sincerely,
Alexandra Wallock
Homeowner of 2339 Geode Ln, Carlsbad
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From:Cristen Mugford
To:City Clerk
Subject:Toll Brothers Zoning Proposal
Date:Tuesday, May 12, 2026 1:58:47 PM
I am writing to express my opinion against the Toll Brothers proposal to change the zoning
from industrial to residential at Alicante (case #GPA2025-0001).
As a resident of the area, this would cause many problems and safety concerns. The zoningshould remain for industrial use.
Sincerely,
Cristen MugfordGeode Ln
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From:Mitcheom, Polina
To:City Clerk
Cc:Barrie, Marisa; Abbott, Jamie; Baskel, Marc; Johnson, Cathe
Subject:Public Comment on Agenda Item #9 - Toll Brothers Request for GPA
Date:Tuesday, May 12, 2026 1:59:17 PM
Attachments:COSD Comment Letter_Toll Brothers GPA Request.pdf
Good afternoon,
Please find attached the County of San Diego’s comment letter regarding Toll Brothers
Bressi Ranch (Case No. GPA2025-0001/AMEND2025-0003/CT2025-0006/PUD2025-
0006 [DEV2024-0088]) for the May 12, 2026 City Council meeting. We appreciate the
opportunity to provide input.
Thank you,
Polina Mitcheom, ACE – she/her
Land Use/Environmental PlannerPublic Works | Airports DivisionPhone: 619-787-8288Email: polina.mitcheom@sdcounty.ca.gov
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SANDIEGOCOUNTY.GOV
MARISA K. BARRIE, PE
DIRECTOR
PUBLIC WORKS
COUNTY AIRPORTS
1960 JOE CROSSON DRIVE, EL CAJON, CA 92020
(619) 956-4800 FAX (619) 956-4801
www.sdcountyairports.com
KATHRYN A. STEWART, PE
ASSISTANT DIRECTOR
May 12, 2026
City of Carlsbad Council Chamber
1200 Carlsbad Village Drive
Carlsbad, CA 92008
PUBLIC COMMENT ON TOLL BROTHERS REQUEST FOR GENERAL PLAN AMENDMENT –
DECISION ON WHETHER TO ALLOW FURTHER PROCESSING
Dear Honorable Mayor and Members of the City Council ,
The County of San Diego (County) appreciates the opportunity to provide comments
regarding the request for a General Plan amendment , Bressi Ranch Master Plan
amendment, tentative tract map and planned development permit to redesignate the
subject property from Planned Industrial to Residential to allow development of
approximately 111 three-story residential townhomes on a vacant 7 -acre parcel at 6405
Alicante Road (APN 213-260-12-00), Case No. GPA2025-0001/AMEND2025-0003/CT2025-
0006/PUD2025-0006 (DEV2024-0088).
The County supports the resolution denying further processing of this application .
The proposed project site is located approximately 0.5 miles from the east end of
McClellan-Palomar Airport’s primary runway. The site lies within the Airport Influence Area
(AIA) and is located within Safety Zones 3 and 6 of the Airport Land Use Compatibility
Plan (ALUCP). Under the McClellan-Palomar ALUCP, new residential development within
Safety Zone 3 at a density greater than 16 dwelling units per gross acres is classified as
incompatible due to safety risks. Additionally, new residential development of more than
13 dwelling units per gross acre but not more than 16 dwelling units per gross acre is
"conditionally compatible”, provided that the development meets the following conditions:
- Fifteen percent of the site meets the “open land” criteria. (See Policy 3.4.9.)
- One of the following exists within 1,650 feet of the geographic center of the site: a
four-lane divided highway; a golf course; or, other public land qualifying as “open
land” in accordance with Policy 3.4.9.
- Utility lines on and along the perimeter of the site are underground or will be placed
underground in conjunction with the proposed project.
- Development is clustered if required in accordance with Policy 3.4.4, Paragraph (f).
The clustering of residential development must not result in the density within any
single 1-acre area exceeding 20 dwelling units per net acre. The proposed
residential density may exceed the allowable threshold.
Given these requirements, certain ALUCP policies may present potential challenges for
the proposed development, depending on the final project design and density.
City of Carlsbad
May 12, 2026
Page 2
SANDIEGOCOUNTY.GOV
In addition to these safety zone requirements, the surrounding land uses of McClellan-
Palomar Airport also functions as a critical buffer between airport operations and sensitive
land uses, such as housing. Although the site is located outside the 65 dB Community
Noise Equivalent Level (CNEL) contour, it is within the vicinity of the airport’s approach
and traffic pattern and is subject to overflight. Flight activity in this area includes arrivals
and departures, Federal Aviation Administration (FAA)-standard traffic patterns, and
frequent touch-and-go operations. These operations generate a range of flight paths that
vary based on aircraft size, turning capability, performance characteristics, pilot training
needs, and instructions from FAA Air Traffic Control. If the zoning designation is changed
from Planned Industrial to Resi dential, future residents will see, feel, and hear aircraft
arriving and departing the airport and may be disturbing to certain individuals. Maintaining
the Planned Industrial designation supports land use compatibility with airport operations.
The County appreciates the opportunity to comment on t his matter. If you have any
questions, please contact Jamie Abbott, Director of Airports, at
Jamie.Abbott@sdcounty.ca.gov.
Sincerely,
JAMIE ABBOTT, Director of Airports
Department of Public Works
From:Vanaja Menon
To:City Clerk
Subject:Tollbrother request
Date:Tuesday, May 12, 2026 3:28:05 PM
Hello,
I am resident of La Costa Green and am in opposition for the Toll bothers request to
convert commercial land to residential land at Alicante and Towngate.
Case No. GPA2025-0001
Sincerely,
Vanaja Menon
2323
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All Receive - Agenda Item #_____
For the Information of the:
CITY COUCNIL
Date: ___________ CA ____ CC____ CM ____ ACM ____ DCM (3) ____
9
5/13/2026 x x x x x
From:Council Internet Email
To:City Clerk
Subject:FW: Opposition to high density townhomes - Bressi Ranch & La Costa Greens Resident
Date:Tuesday, May 12, 2026 3:34:31 PM
From: Danielle Morales <danielleemorales@gmail.com>
Sent: Tuesday, May 12, 2026 3:34 PM
To: Keith Blackburn <keith.blackburn@carlsbadca.gov>; Council Internet Email
<council@carlsbadca.gov>
Subject: Opposition to high density townhomes - Bressi Ranch & La Costa Greens Resident
Hello,
My name is Danielle Morales and I am a resident of La Costa Greens located in Carlsbad. Iam writing to express my opposition to the proposed Toll Brothers housing developmentplanned for the industrial parcel located near Alicante Road and Town Garden Road. Theproposal to replace this designated industrial/commercial site with more than 100 three-storytownhomes raises significant concerns for many residents in our community.
La Costa Greens and Bressi Ranch were both developed as thoughtfully planned communities,with careful consideration given to the balance between residential neighborhoods,commercial and industrial space, traffic circulation, infrastructure, schools, and overall qualityof life. Many homeowners purchased here with the expectation that this long-term planningvision would remain intact and that surrounding land uses would generally align with theoriginal community design.
Rezoning industrial land for high-density residential housing disrupts that balance and createsconcern about the gradual erosion of the original master plan. These types of changes canestablish a precedent for additional conversions in the future, ultimately altering the characterand functionality of the community residents invested in.
There is also concern about the loss of valuable employment and live-work opportunities thatthis site was originally intended to support. Maintaining commercial areas within thecommunity helps preserve local jobs, supports nearby businesses, and can reduce commutingdemands by allowing residents to work closer to where they live.
In addition, many residents question whether this project meaningfully addresses local housingneeds. There are already homes and rental properties available throughout the surroundingarea, and adding more than 100 dense townhomes at this location does not appear likely toimprove affordability in a meaningful way. However, it would likely contribute to increasedtraffic, parking congestion, infrastructure strain, and added pressure on local services androadways.
Overall, many residents feel this proposal is inconsistent with the original planning vision andcharacter of both La Costa Greens & Bressi Ranch communities.
Could you please advise what formal steps residents may take to voice opposition to thisproposal and ensure that community concerns are fully considered during the review andapproval process?
Thank you for your time and consideration.
Regards,
Danielle Morales
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From:Kenneth Lee
To:City Clerk
Cc:CadieKen Lee
Subject:Objection to Toll Brothers Development in Bressi Ranch
Date:Tuesday, May 12, 2026 4:05:20 PM
Dear Councilmembers,
I am writing to voice my opposition to the proposed Toll Brothers development in Bressi
Ranch of project consisting of 111 townhomes.
I along with my wife and 2 daughters are residents of Bressi Ranch and have enjoyed
every aspect of living here since we bought our home 12 years ago. We bought here to
raise a family, and enjoy the parks, lifestyle, and quality of life that Bressi Ranch
provides. We would not have purchased our home here if we believed that the entire
character of this neighborhood would be fundamentally and forever changed by a
development such as the one being proposed by Toll Brothers.
This special quality of life is made possible because of adherence to the Bressi Ranch
Master Plan- a plan that was prepared by the City of Carlsbad at great expense, through
great effort, with extensive research and studies being conducted to complete it
properly. Given the time and effort that went into completion of that Master Plan, it is ill-
advised to simply set it aside for the sake of one developer's request.
This proposed development would require that Master Plan to be modified and
completely disregarded. It would destroy the quality of life that Bressi Ranch and its
surrounding communities currently enjoy, as it would, at a minimum, result in huge
increases in traffic congestion, and overcrowding of the area.
Dismantling the Bressi Ranch Master Plan for this development would also be arbitrary,
and completely against the public interest, and would be considered spot zoning-
something which is completely contrary to California Law. Therefore, if this
development is approved, it will undoubtedly result in protracted litigation as residents
will undoubtedly mobilize to stop this ill-conceived development.
My family and I understand that more housing is needed in our communities, and we
support those efforts. However, those efforts must be reasonable. The Kensington is a
housing development within Bressi Ranch that we did not oppose as it was a
reasonable, measured approach to adding housing in our community, and did not
involve dismantling the Bressi Ranch Master Plan, or destruction of the quality of life for
Bressi Ranch residents. That is not the case with this Toll Brothers proposal.
For the foregoing reasons, I respectfully request that the City deny the request to
dismantle or modify the Bressi Ranch Master Plan, and that the City deny the request
from Toll Brothers to build this development. Thank you for your consideration of our
request.
Sincerely,
Kenneth Lee
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From:Nancy Schweizer
To:City Clerk
Subject:Proposed development by Toll Brothers in Bressi Ranch
Date:Tuesday, May 12, 2026 4:29:13 PM
My husband, George, and I strongly oppose the proposed development by Toll Brothers in Bressi Ranch. The area
is zoned Industrial use and should stay that way. We live in Bressi Ranch at 6315 Huntington Drive.
Thank you in advance for considering the input of the community.
Nancy and George Schweizer
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AFFIDAVIT OF MAILING
NOTICE OF PUBLIC HEARING
TO: CITY CLERK
DATE OF PUJLIC HEARING: flJt//j /2, 2 /£u,
t zt1Urt7I /J/a,1 g;;/ldmdti, mt1.rl~r /J/a,1 /Jm~/?d//1t'1'1/,.
SUBJECT: "f/tlfJrZl'd /!d1a<4h rat O<wlqt?llleai b}rv:I k'l:.f:.h6:J va.,,ltv,,, n1Ap
LOCATION : ~00 Carlsbad Village Drive, Carlsbad, CA 92008
D Other: _________________ _
DATE POSTED TO CITY WEBSITE !Yhfj l 202.(.£)
DATE NOTICES MAILED TO PROPERTY OWNERS: [)pt<// {/4 20f ((?
NUMBER MAILED: &L/
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: ~y CLERK'S OFFICE □OTHER _______ _
Signature Date
SENT TO FOR PUBLICATION VIA E-MAIL TO: □ Union Tribune on ___ _
[0" Coast News on {lpt.,d 2..0, 2-02,w
PUBLICATION DATE : Union Tribune --------------
Coast News ~ l,(l_02J.t>
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: ~y CLERK'S OFFICE □ OTHER _______ _
Signature Date
Attachments: 1) Mailing Labels
2) Notice w/ attachme nts
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 on Tuesday, May 12, 2026 at 5 p.m. to consider a request for the following:
CASE NAME: GPA2025-0001 / AMEND2025-0003 / CT2025-0006 / PUD2025-0006 (DEV2024-0088) -
Toll Brothers Bressi Ranch Townhomes
DESCRIPTION: The City of Carlsbad has received an application for a General Plan Amendment, Master
Plan Amendment to the Bressi Ranch Master Plan, Vesting Tentative Map, and Planned
Development Permit to allow for approximately 111-townhomes to be developed on a 7-
acre parcel at 6405 Alicante Road (Assessors Parcel Number 213601200). The property is
located south of Gateway Road, west of Alicante Road, and north of Town Garden Road.
The project is being presented to the City Council to hold a public hearing and consider
one of the following:
Adopt a Resolution remanding back to city staff for further processing the
application of a General Plan Amendment, Bressi Ranch Master Plan
Amendment, Tentative Tract Map and Planned Development Permit to
change the Planned Industrial General Plan designation to residential to
allow for approximately 111 3-story residential townhomes on a vacant
7-acre parcel at 6405 Alicante Road (APN 213-60-12-00), located south of
Gateway Road, west of Alicante Road, and north of Town Garden Road;
or
Adopt a Resolution denying the application for a General Plan
Amendment, Bressi Ranch Master Plan Amendment, Tentative Tract Map
and Planned Development Permit to change the Planned Industrial
General Plan designation to residential to allow for approximately 111 3-
story residential townhomes on a vacant 7-acre parcel at 6405 Alicante
Road (APN 213-60-12-00), located south of Gateway Road, west of
Alicante Road and north of Town Garden Road .
Whereas, on Feb. 18, 2026 the City of Carlsbad Planning Commission voted 5-1-1 (Fitzgerald No;
Burrows -Abstain) to adopt a resolution recommending the City Council remand the project
application back to staff for processing.
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 May 7, 2026. If you have any questions, please contact
Assistant Director of Community Development Eric Lardy in the Planning Division at (442) 339 -2712 or
eric.lardy@carlsbadca.gov.
The meeting can be viewed online 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 these actions 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: GPA2025-0001 / AMEND2025-0003 / CT2025-0006 / PUD2025-0006 (DEV2024-0088
CASE NAME: Toll Brothers Bressi Ranch Town homes
PUBLISH: Friday, May 1, 2026
CITY OF CARLSBAD I CITY COUNCIL
SITE MAP
°' C
TOWN GARDEN RD '----_J ~
DISCOVERY RD
INGLETONAV
,.-------:::,. °' ~-~-~
w
~t---+-----l t-------1 <I: ..J
• N
NOT TO SCALE
t---+-----l 11. w
t---+-----l ~
::i;
1---+-----l C/l J
Toll Brothers Bressi Ranch
GPA 2025-0001
Map generated on· 1/28/2026
BRESSI RANCH COMMUNITY
UNIT 140
3207 GREY HAWK CT
CARLSBAD CA 92010
FERGUSON FAMILY TRUST
6221 ALVERTON DR
CARLSBAD CA 92009
COBI & EMILY BAKER
6209 ALVERTON DR
CARLSBAD CA 92009
MENNIE CLAIRE TRUST
2550 DISCOVERY RD
CARLSBAD CA 92009
SCOTT & HINTON RACHEL TAYLOR
2562 DISCOVERY RD
CARLSBAD CA 92009
MUSGROVE MICHAELE & RANDI R
2565 DISCOVERY RD
CARLSBAD CA 92009
MICHAELS & VALERIE J 1993 BRAIDA
3614 PONTIAC DR
CARLSBAD CA 92010
JOHN & SHARON SUTTON
2560 INGLETON AVE
CARLSBAD CA 92009
PAUL ALFRED & VALERIYA SMITH
2567 INGLETON AVE
CARLSBAD CA 92009
CHRISTIAN & DENISE PHILLIPS
2555 INGLETON AVE
CARLSBAD CA 92009
JANET L MENKE
6229 ALVERTON DR
CARLSBAD CA 92009
FAMEWELL LTD
509 MEFFORD LN
ALLEN TX 75013
JOSEPH MICHALOWSKI HOUSING
251 AIRPORT RD
OCEANSIDE CA 92058
ERIC M & PATRICIA C BENNETT
P O BOX 130845
CARLSBAD CA 92013
DARRECK W & REBEKAH B CLINES
2566 DISCOVERY RD
CARLSBAD CA 92009
HAREESH & BHARATHY THRIDANDAM
2561 DISCOVERY RD
CARLSBAD CA 92009
CHEATHAM FAMILY TRUST
2552 INGLETON AVE
CARLSBAD CA 92009
HARMON FAMILY TRUST
2564 INGLETON AVE
CARLSBAD CA 92009
BALMUTH BRUCE & BARBARA TRUST
2563 INGLETON AVE
CARLSBAD CA 92009
QUINBY FAMILY TRUST
2551 INGLETON AVE
CARLSBAD CA 92009
NI DAVID YU-TED & LI-LIN SHEN
6225 ALVERTON DR
CARLSBAD CA 92009
GROGAN TRUST
UNIT62
521 ORANGE AVE
CHULA VISTA CA 91911
MANZANO FAMILY TRUST
6201 ALVERTON DR
CARLSBAD CA 92009
CLARKE FAMILY TRUST
2558 DISCOVERY RD
CARLSBAD CA 92009
EVANS-DAHLQUIST TRUST
2569 DISCOVERY RD
CARLSBAD CA 92009
SHAIKEN FAMILY TRUST
2557 DISCOVERY RD
CARLSBAD CA 92009
DAVID ADDY
2556 INGLETON AVE
CARLSBAD CA 92009
PACHECO MICHAEL P & LISA 2015
2568 INGLETON AVE
CARLSBAD CA 92009
MUNDY RICHARD J & TERESA I TRUSl
2559 INGLETON AVE
CARLSBAD CA 92009
TODD & TIFFANY KARNIG
2550 TOWN GARDEN RD
CARLSBAD CA 92009
CONRAD & LESIGHT JUDI GRELL
2554 TOWN GARDEN RD
CARLSBAD CA 92009
BRESSI RANCH COMMUNITY ASSN
UNIT 300
9665 CHESAPEAKE DR
SAN DIEGO CA 92123
MCLAUGHLIN FAMILY TRUST
6245 ALVERTON DR
CARLSBAD CA 92009
KEVIN M & JAMIE M DUCK
6257 ALVERTON DR
CARLSBAD CA 92009
RU BEY 2012 FAMILY TRUST
6252 ALVERTON DR
CARLSBAD CA 92009
MITCHELLE GINA TRUST
6240 ALVERTON DR
CARLSBAD CA 92009
HALLEN TRUST
6239 LISMORE PL
CARLSBAD CA 92009
LEVINE INVESTMENTS LTD
UNIT 450
2801 E CAMELBACK RD
PHOENIX AZ 85016
SUSI VENTURES LLC
2759 ASCOT AVE
CARLSBAD CA 92009
SULLY ASSET GROUP LLC
2510 GATEWAY RD
CARLSBAD CA 92009
MATTHEWS & OANA GASKEY
2558 TOWN GARDEN RD
CARLSBAD CA 92009
DOOLEY BRENDAN & LINDA TRUST
6237 ALVERTON DR
CARLSBAD CA 92009
COLL FAMILY TRUST
6249 ALVERTON DR
CARLSBAD CA 92009
SADRI TOLOUE TRUST
6261 ALVERTON DR
CARLSBAD CA 92009
HERSH MARK & EMILIE FAMILY TRUST
6248 ALVERTON DR
CARLSBAD CA 92009
KOPF MARVIN L & WILMA L FAMILY
6236 ALVERTON DR
CARLSBAD CA 92009
PEACOX FAMILY TRUST
6243 LISMORE PL
CARLSBAD CA 92009
WJP CARLSBAD SELF STORAGE LLC
UNIT 1450
600 NEWPORT CENTER DR
NEWPORT BEACH CA 92660
OCEAN COLLECTION LL C
PO BOX 13888
VISTA CA 92085
2556 GATEWAY LLC
3687 VALLEY ST
CARLSBAD CA 92008
MICHAEL J & BAYLEA A OCONNOR
2562 TOWN GARDEN RD
CARLSBAD CA 92009
ETTE UMOHIBOM U & PARRIS
6241 ALVERTON DR
CARLSBAD CA 92009
JOHN T & CHRISTINE E MOORE
UNIT 105-417
2647 GATEWAY RD
CARLSBAD CA 92009
KUH NEY 2009 TRUST
6256 ALVERTON DR
CARLSBAD CA 92009
WALTER LISA N FAMILY TRUST
6244 ALVERTON DR
CARLSBAD CA 92009
SHERWIN C & JASMINE DOWLAT
6235 LISMORE PL
CARLSBAD CA 92009
HAID FAMILY TRUST
6247 LISMORE PL
CARLSBAD CA 92009
TESTA FAMILY LTD PARTNERSHIP II
3552 RUNNING TIDE CIR
HUNTINGTN BCH CA 92649
CAMPS HOLDINGS LLC
7045 MURILLO LN
CARLSBAD CA 92009
SCREAMIN EAGLES VENTURES LL C
2530 GATEWAY RD
CARLSBAD CA 92009
CYETHEM OFFICES LLC
P O BOX 720582
SAN DIEGO CA 92172
REXFORD INDUSTRIAL REAL TY LP
11620 WILSHIRE BLVD
LOS ANGELES CA 90025
SIR CAMPBELL PLACE INC
UNIT 300
255 WASHINGTON ST
NEWTON MA 2458
PIVOTAL 650 CALIFORNIA ST LL C
UNIT 450
2801 E CAMELBACK RD
PHOENIX AZ 85016
Eric Lardy, Assistant Director of Community Development
May 12, 2026
Toll Brothers Bressi Ranch
GPA2025-0001 / AMEND2025-0003 /
CT2025-0006 / PUD2025-0006
PROCEDURES
1.Staff Presentation
2.City Council questions on staff
presentation
3.Applicant presentation (10 Min.)
4.City Council opportunity to ask questions of applicant
5.Open public testimony
6.Close public testimony
7.Staff and Applicant response (if
necessary)
8.City Council discussion
9.City Council vote
2
•April 2021: Housing Element Approved
•January 2024: Rezoning Program (Housing
Element) Approved
•January 2024 to July 2025: Housing Projects Not
in Housing Element Not Recommended
•July 2025: Two-step Screening Process
Established by City Council
ITEM 9 – Toll Brothers Bressi Ranch
City Council Direction on
General Plan Amendments
30-day
Completeness
Review
SCREENING
Application
Submitted Planning Commission
Recommend
City Council Decision
12-24 Months Developing Full
Application Materials
CEQA Evaluation
Project Specific Design
Screening Hearings Option 1: Remand to Staff For Processing
Applicant will be required to
complete Enhanced Stakeholder
Outreach
Planning
Commission
Recommend
City Council
Decision on
GPA
Final Decision
Project Does Not
Move Forward
Option 2: Denial of GPA
ITEM 9 – Toll Brothers Bressi Ranch
Project Site:
•Vacant Lot
•Between Gateway, Alicante,
and Town Garden Roads
•7.02-acres
•Proposing Approximately 111
Townhome (for sale) units
ITEM 9 – Toll Brothers Bressi Ranch
Proposed General Plan R-23 (19-23 Units/Acre)Existing General Plan (Planned Industrial)
•Seventeen Resident Comments Attached as
(Exhibit 7)
•All comments distributed since posting
ITEM 9 – Toll Brothers Bressi Ranch
Public Comment
•Feb. 18, 2026
•Recommended remanding project to staff for
processing
ITEM 9 – Toll Brothers Bressi Ranch
Planning Commission
ITEM 9 – Toll Brothers Bressi Ranch
California Environmental Quality
Act (CEQA)
•Option 1: Remand to Staff: Not a project
under CEQA
•Option 2: Recommend Denial
Options:
1) Hold a Public Hearing, and
2) Adopt a resolution remanding the project application
back to city staff for further processing (Exhibit 1), OR
3) Adopt a resolution denying the application (Exhibit 2)
ITEM 9 – Toll Brothers Bressi Ranch
Eric Lardy, Assistant Director of Community Development
May 12, 2026
Toll Brothers Bressi Ranch
GPA2025-0001 / AMEND2025-0003 /
CT2025-0006 / PUD2025-0006
LEVINE INVESTMENTS
& BRESSI RANCH
Presented by: Phone Number:Andrew Cohn (602) 248-8181
A brief history of Levine’s legacy and Viasat’s Tenancy
Viasat - Phase 1
Buildings 1-4 & Café /
Conference Viasat - Phase 3
Buildings 12, 13, Café /
Conference Room & P1
Viasat - Phase 4
Buildings 14, 15 & P2
Subject Site
Buildings
16, 17 & P3
Location
Building
Square
Footage
Land Area
Phase 1 - 02/27/2000 247,390 13 Acres
Phase 2 - 04/15/2016 143,100 10 Acres
Phase 3 - 03/01/2017 196,045 5.40 Acres
Phase 4 - 03/01/2017 173,637 7.31 Acres
Subject Site -7.02 Acres
Total 760,172 42.73 Acres
Viasat - Phase 2
(VACANT)
Buildings 10 & 11
PROPOSED APPLICATIONCURRENTLY APPROVED FOR
SITE PLANS
105 UNITS
TOTAL SQUARE FOOTAGE – 220,000
TOTAL PARKING SPOTS – 775
PROPOSED APPLICATIONCURRENTLY APPROVED FOR
ELEVATIONS
Bressi Ranch
Presented by:
Eric Everhart
BRESSI RANCH | CARLSBAD, CA
Since 1967, Toll Brothers has been recognized
as one of America’s premier luxury home
builders & award-winning Fortune 500 company.
We build more than exceptional homes — we
create enduring communities defined by quality,
craftsmanship, and thoughtful design.
Every Toll Brothers home is constructed with
premium materials, superior attention to detail,
and a commitment to customer service,
resulting in a personalized living experience that
reflects each homeowner’s unique vision and
lifestyle…
BRESSI RANCH | CARLSBAD, CA
Site
Location
Al
i
c
a
n
t
e
R
d
Town Garden Rd
Gateway Rd
Al
v
e
r
t
o
n
D
r
Discovery Rd
Ingleton Ave
Arundel Ave
To
p
i
a
r
y
S
t
Li
s
m
o
r
e
P
l
In
n
o
v
a
t
i
o
n
W
a
y
BRESSI RANCH | CARLSBAD, CA
Site Plan
TO
W
N
GA
R
D
E
N
RO
A
D
10
BRESSI RANCH | CARLSBAD, CA
Elevations – Building 5B
FRONT ELEVATION
Alternative Development
Proposals
for the Site
BRESSI RANCH | CARLSBAD, CA
Other Land Use Proposals
BRESSI RANCH | CARLSBAD, CA
Other Land Use Proposals
BRESSI RANCH | CARLSBAD, CA
Bressi Ranch
Thank you
CARLSBAD CITY COUNCIL
MAY 12, 2026
Agenda #9 Toll Brothers Request for General Plan Amendment
Kris Wright
Equitable Land Use Alliance (ELUA)
Carlsbad
CHANGES IN MIXED-USE MASTER PLANS
DEFEATS PURPOSE
•Approved Bressi Ranch Master Plan primary goal:
“…[C]reate a pedestrian oriented community where the
use of the automobile can be minimized. The Master Plan
has a strong mixed-use component that includes
residential, commercial and office/industrial uses in close
proximity.”
BRESSI RANCH
PALOMAR AIRPORT OVERLAY
AIRPORT LAND USE COMPATIBILITY PLAN:
PROJECT IS IN SAFETY ZONE 3
LAND USE DESIGNATIONS
Land Use
Designation
Dwelling Units/
Acre
Dwelling
Units
Current application R-23 15.8 111
City of Carlsbad R-23 19.0 -23.0 133 -161
State Density Bonus Law R-46 (eff.)46.0 322
Airport Master Plan Safety Zone 3 compat.;
City of Carlsbad
R-15 15.0 105
Planned airport expansion <R-15???
RECOMMENDATION: DENY THE APPLICATION
•Project uncertainty
•Loss of local control after change to residential
•Master Plan compromised
•“Spot” land use review thoroughness and costs
•Safety (airport proximity)
•Environmental impacts (e.g., high VMT area)
•Infrastructure impacts (e.g., traffic)
QUESTIONS FOR STAFF
•Does the proximity to the airport affect the proposed unit density and/or maximum building height?
•If so, would an Airport Safety Zone density limitation (e.g., R-15 for Zone 3) be interpreted by HCD as a
“safety” exception that would supersede state housing laws?
•Would the planned airport expansion change any of this?
•What are the cumulative costs in staff time and city resources to process these individual requests for land
use changes to residential, and who pays for them?
•Will these “spot” land use change reviews be as rigorous as the normal Housing Element update process that
applies to owners/developers who go through the standard process?
•If a residential designation (e.g., R-15 or R-23) is granted with a project, if the project expires or an
amendment is sought, could the subsequent application be prevented from using state Density Bonus Law and
avoiding city standards through mandatory concessions and waivers?