HomeMy WebLinkAbout2008-03-18; City Council; 404; Carlsbad Village TownhomesHOUSING AND REDEVELOPMENT COMMISSION - AGENDA BILL
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MTG.
DEPT.
404
3/18/08
H/RED
Title
CARLSBAD VILLAGE TOWNHOMES
RP 04-23x1 /CT 04-2 1x1
DEPT. HEAD/tX£^C
CITYATTY. C-if
CITY MGR. $y
RECOMMENDED ACTION:
That the Housing and Redevelopment Commission ADOPT Resolution Nos. 447 and 448
APPROVING an extension of Major Redevelopment Permit RP 04-23x1 and Tentative Tract Map CT 04-
21 x1 for the construction of a 9 unit condominium development with the option to convert one (1) of the
condominium units to one (1) Bed and Breakfast Inn on the property located at 2683 & 2687 Roosevelt
Street in Land Use District 8 of the Carlsbad Village Redevelopment Area and in Local Facilities
.Management Zone 1 as previously approved by the Housing and Redevelopment Commission.
ITEM EXPLANATION:
On February 7, 2006, the Housing and Redevelopment Commission approved a Major Redevelopment
Permit and Tentative Tract Map for a nine-unit, two story, condominium project totaling 13,895 square
feet in Land Use District 8 of the Carlsbad Village Redevelopment Area. The 20,221 square foot site
currently contains three small apartment buildings which are all in a state of disrepair and proposed to
be demolished in order to accommodate the new development. The site is bordered by a 4-unit
apartment building to the south, a single-family residence to the north, residential and office
development across Roosevelt Street to the east, and a non-conforming automotive use to the west.
The proposed project involves the construction of two stories of residential condominiums located over
underground parking. There are nine units total varying in size from 1,870 square feet to 3,300 square
feet, with the largest unit facing Roosevelt Street (Unit 6), having the option to operate as a
condominium or a Bed & Breakfast Inn. There are six 3-bedroom units, two 4-bedroom units, and one 5-
bedroom unit. The Bed &. Breakfast Inn is a 4-bedroom unit and is differentiated from the other units by
its off-yellow color. Each unit has a 2-car garage with roll-up garage doors and covered guest parking is
provided as required. Each unit within the project is equipped with a second balcony or an above grade
courtyard area for recreational purposes.
The project also includes extensive landscaping within and around the project, a pleasant architectural
design unique to the Village, and low-lying decorative walls along the street frontage. Vehicular access
to the underground parking is provided off Roosevelt Street.
The Housing and Redevelopment Commission members voted unanimously (5-0) to approve the
project as recommended by the Design Review Board with findings to grant the following:
1. Establishment of the High Residential (RH) density designation for the subject property with a
corresponding density of 15-23 dwelling units per acre and a Growth Management Control Point
(GMCP) of 19 dwelling units per acre;
DEPARTMENT CONTACT: Austin Silva 760-434-2813 asilv@ci.carlsbad.ca.us
FOR CITY CLERKS USE ONLY.
COUNCIL ACTION: APPROVED
DENIED
CONTINUED
WITHDRAWN
AMENDED
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CONTINUED TO DATE SPECIFIC
CONTINUED TO DATE UNKNOWN
RETURNED TO STAFF
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2. A condition of approval requiring future property owners to sign a disclosure form, separate from
the CC&R's, which acknowledges that they understand Unit 6's ability to operate either as a
residential unit or a Bed & Breakfast Inn.
The original approving resolutions along with the original Design Review Board staff report, and the
related minutes are attached for the Commission's review.
The approved Major Redevelopment Permit and Tentative Tract Map expired on February 7, 2008
and the applicant wasl not be able to obtain building permits by said date. Prior to expiration of the
permit/map, the applicant filed an application requesting a time extension to allow an additional two
years to file and receive the appropriate building permits for said project. Staff is recommending
approval of the extension request with no additional conditions. The conditions set forth within the
approved Housing and Redevelopment Commission Resolution No. 408 and Design Review Board
Resolution Nos. 300 and 301 will remain in full force and effect.
FISCAL IMPACT:
It is anticipated that the proposed project will have a positive impact in terms of increased property tax.
The current assessed value of the project site is approximately $687,000. With the new construction, it
is estimated that the assessed value will increase to approximately $10 million. The increase in value
would result in additional tax increment revenue for the Carlsbad Redevelopment Agency of
approximately $ 93,130 per year. Additionally, it is anticipated that the project will serve as a catalyst for
other improvements in the area, either new development or rehabilitation of existing buildings, through
the elimination of a blighting influence within the area.
ENVIRONMENTAL IMPACT:
Environmental review of the project was completed pursuant to the Guidelines for Implementation of the
California Environmental Quality Act and the Environmental Protection Ordinance of the City of
Carlsbad. As a result of said review, the project has been found to be exempt from environmental
review pursuant to Section 15332 of the State CEQA Guidelines as an in-fill development project on a
site of less than five acres in an urbanized area that has no habitat value and is served by adequate
facilities. The finding to approve this environmental determination was set forth in Housing &
Redevelopment Commission Resolution No. 408.
EXHIBITS:
1. Housing & Redevelopment Commission Resolution No. 447 . APPROVING RP04-23x1.
2. Housing & Redevelopment Commission Resolution No. 448 . APPROVING CT 04-21x1.
3. Housing & Redevelopment Commission Resolution No. 408, APPROVING RP04-23/CT 04-21.
4. Design Review Board Resolution No. 300 dated November 21, 2005.
5. Design Review Board Resolution No. 301 dated November 21, 2005.
6. Design Review Board Staff Report dated November 21, 2005, w/attachments.
7. Design Review Board Minutes, dated November 21, 2005.
8. Housing and Redevelopment Commission minutes dated February 5, 2006.
1 HOUSING AND REDEVELOPMENT COMMISSION RESOLUTION NO. 447
2
A RESOLUTION OF THE HOUSING AND REDEVELOPMENT
3 COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING
A REQUEST FOR A TWO YEAR EXTENSION OF MAJOR
4 REDEVELOPMENT PERMIT 04-23 TO ALLOW FOR THE CONSTRUCTION
5 OF A 9-UNIT MULTI-FAMILY CONDOMINIUM PROJECT WITH THE
OPTION OF CONVERTING ONE OF THE CONDOMINIUM UNITS TO ONE
6 BED AND BREAKFAST INN ON PROPERTY LOCATED AT 2683 AND 2687
ROOSEVELT STREET IN LAND USE DISTRICT 8 OF THE VILLAGE
7 REDEVELOPMENT AREA.
CASE NAME: CARLSBAD VILLAGE TOWNHOMES
8 APN: 203-101-02
9 CASE NO: RP 04-23x1
10
WHEREAS, David Lee Soanes, "Applicant", has filed a verified application with the
j2 Redevelopment Agency of the City of Carlsbad regarding property owned by Robert Enright,
13 "Owner", described as Assessor Parcel Number 203-101-02, and more thoroughly described in
14 Attachment A, ("the Property"); and
WHEREAS, said application constitutes a request for an extension of a Major
16
Redevelopment Permit, known as RP 04-23 for the Carlsbad Village Townhome Project
17
originally approved by the Housing and Redevelopment Commission on February 7, 2006; andlo
19 WHEREAS, the Housing and Redevelopment Commission did hold a duly noticed public
20 hearing as prescribed by law to consider said permit extension request; and
71^L WHEREAS, at said public hearing, upon hearing and considering all testimony and
22 arguments, if any, of persons desiring to be heard, said Board considered all factors related to the
23
extension of Major Redevelopment Permit 04-23.
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1 NOW, THEREFORE, BE IT HEREBY RESOLVED, by the Design Review Board as
2 follows:
3
A. That the foregoing recitations are true and correct.
4
t- B. That based on the evidence presented at the public hearing, Housing and
Redevelopment Commission hereby APPROVES an additional two (2) year
6 extension of Major Redevelopment Permit 04-23 for the Carlsbad Village
Townhome Project, based on the following findings and subject to the following
7 conditions:
8 GENERAL AND REDEVELOPMENT PLAN CONSISTENCY FINDINGS:
9
1. The Housing & Redevelopment Commission finds that the subject project has been found to
10 be exempt from environmental review pursuant to Section 15332 of the State CEQA
Guidelines as an infill development project on a site less than 5 acres in an urbanized area
that has no habitat value and is served by adequate facilities.
12 2. The project remains consistent with the land use plan, development standards, design
13 guidelines and other applicable regulations set forth within the Village Redevelopment Plan
and Village Master Plan and Design Guidelines, with approval of the findings set forth in
14 Design Review Board Resolution No. 300 dated November 21, 2005 and approved by the
Housing and Redevelopment Commission on February 7, 2006.
16 CONDITIONS:
17 1. The Housing and Redevelopment Commission does hereby APPROVE a two (2) year
extension of Major Redevelopment Permit 04-23 for the Carlsbad Village Townhome Project
to allow the applicant additional time to apply for and receive approval of the building
permits for the subject project, subject to the conditions set forth in Design Review Board
Resolution No. 300 dated November 21, 2005 and approved by the Housing and
20 Redevelopment Commission on February 7, 2006. The permit shall be extended two (2)
years from the date of the first permit expiration which is February 7, 2008. The new
expiration date for the permit shall be February 6, 2010.
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DRB RESO NO.
1 NOTICE
2
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as
"fees/exactions."
5 You have 90 days from the date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
6 66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
o annul their imposition.
9 You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading or other similar application processing or service fees in connection with this
1. project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
12 expired.
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DRB RESO NO.
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PASSED, APPROVED AND ADOPTED at a Regular Meeting of the Housing and
Redevelopment Commission of the City of Carlsbad on the 18th day of March, 2008, by
the following vote:
AYES: Commissioners Lewis, Kulchin, Hall, Packard and Nygaard.
NOES: None.
ABSENT: None.
ATTEST:
§ g /KTA|Jf^\|||DABRAND, Interim Secretary
HOUSING AND REDEVELOPMENT COMMISSION RESOLUTION NO. 448
1
2 A RESOLUTION OF THE HOUSING AND REDEVELOPMENT
COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA,
3 APPROVING A REQUEST FOR A TWO YEAR EXTENSION OF
CARLSBAD TRACT MAP CT 04-21 ON PROPERTY LOCATED
4 AT 2683 & 2687 ROOSEVELT STREET IN LAND USE DISTRICT
8 OF THE VILLAGE REDEVELOPMENT AREA AND IN LOCAL
5 FACILITIES MANAGEMENT ZONE 1.
CASE NAME: CARLSBAD VILLAGE TOWNHOMES
6 CASE NO.: CT 04-21x1
7 WHEREAS, David Lee Soanes, "Applicant", has filed a verified application with
8 the City of Carlsbad regarding property owned by Robert Enright, "Owner", described as
9 Assessor Parcel Number 203-101-02 and more thoroughly described as
the Northeast Half of Lot 26, Seaside Lands, in the City of
Carlsbad, County of San Diego, State of California, according
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to the map thereof No. 1722, filed in the office of the County
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Recorder of San Diego County on July 28,1921
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("the Property"); and
WHEREAS, said verified application constitutes a request for a Tentative Tract
16
Map Extension as shown on Exhibits "A" - "J" dated November 21, 2005, on file in the
18 Housing and Redevelopment Department as Carlsbad Village Townhomes RP 04-24/CT 04-
19 21", as provided by Chapter 20.12 of the Carlsbad Municipal Code; and
20 WHEREAS, the Housing and Redevelopment Commission did, on thelStbday of
21 March > 2008, hold a duly noticed public hearing as prescribed by law to consider said
22 request; and
23 WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of persons desiring to be heard, said Commission considered all factors
75 relating to the Tentative Tract Map Extension;
26 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and
Redevelopment Commission of the City of Carlsbad as follows:
28 A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Housing and
- Redevelopment Commission hereby APPROVES Carlsbad Village
Townhomes CT 04-21x1, based on the following findings and subject to the
3 following conditions:
4 GENERAL AND REDEVELOPMENT PLAN CONSISTENCY FINDINGS:
5 1. The Housing & Redevelopment Commission finds that the subject project has been found to
be exempt from environmental review pursuant to Section 15332 of the State CEQA
6 Guidelines as an infill development project on a site less than 5 acres in an urbanized area
that has no habitat value and is served by adequate facilities.
7
2. The project remains consistent with and satisfies all requirements of the General Plan, the
8 Village Redevelopment Plan and Village Master Plan and Design Guidelines, Titles 20 and
21 of the Carlsbad Municipal Code, and the State Subdivision Map Act and will not cause
9 serious public health problems with approval of the findings and conditions set forth in
Design Review Board Resolution No. 301 dated November 21, 2005 and approved by the
10 Housing and Redevelopment Commission on February 7, 2006.
11 CONDITIONS:
12
1. This approval is granted subject to the approval of RP 04-23x1 and is subject to all
conditions contained in Housing and Redevelopment Board Resolution No. for that
other approval.
2. All the conditions contained in Design Board Resolution No. 301 dated November 21, 2005
15 for CT 04-21 are incorporated herein by reference.
3. The Storm Water Management Plan (SWMP) prepared for the project shall show how
the project design incorporates Low Impact Development (LID) practices. Low Impact
17 Development (LID) Design should reference the current County of San Diego Low
Impact Development Handbook (Stormwater Management Strategies). The design
18 shall help preserve and restore the natural hydrologic cycle of the site by allowing
filtration and infiltration of urban run-off using LID BMPs including but not limited to
19 vegetated swale/strip, rain gardens, and porous pavement, which can greatly reduce
the volume, peak flow rate, velocity and pollutants.
20 4. Developer shall cause property owner to process, execute and submit an executed
21 copy to the City Engineer for recordation a City standard Permanent Stormwater
Quality Best Management Practice Maintenance Agreement for the perpetual
22 maintenance of all treatment control, applicable site design and source control, post-
construction permanent Best Management Practices prior to the issuance of a
23 grading permit or building permit, or the recordation of a final map, whichever occurs
first for this Project.24
5. This Tentative Tract Map Extension is granted for a period of two (2) years
25 retroactively, from February 7, 2008 through February 6, 2010.
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HRC RESO NO.7
1 NOTICE
2
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
3 reservations, or other exactions hereafter collectively referred to for convenience as
"fees/exactions."
4
You have 90 days from the date of final approval to protest imposition of these fees/exactions.
5 If you protest them, you must follow the protest procedure set forth in Government Code
Section 66020(a), and file the protest and any other required information with the City Manager
6 for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
annul their imposition.
o0 You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading or other similar application processing or service fees in connection with this
, Q project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
expired.
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HRC RESO NO.
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PASSED, APPROVED AND ADOPTED at a Regular Meeting of the Housing and
Redevelopment Commission of the City of Carlsbad on the 18th day of March, 2008, by
the following vote:
AYES: Commissioners Lewis, Kulchin, Hall, Packard and Nygaard.
NOES: None.
ABSENT: None.
, Chairman
ATTEST:
- z :, Interim Secretary
* XC
1 DESIGN REVIEW BOARD RESOLUTION NO. 300
2 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF
3 CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF MAJOR
REDEVELOPMENT PERMIT NUMBER RP 04-23 FOR THE
4 CONSTRUCTION OF A 13,895 SQUARE FOOT TWO STORY NINE UNIT
- MULTI-FAMILY CONDOMINIUM WITH THE OPTION TO INCLUDE ONE
(1) BED & BREAKFAST INN ON THE PROPERTY LOCATED AT 2683 &
6 2687 ROOSEVELT STREET IN LAND USE DISTRICT 8 OF THE
CARLSBAD VILLAGE REDEVELOPMENT AREA AND IN LOCAL
7 FACILITIES MANAGEMENT ZONE 1.
CASE NAME: CARLSBAD VILLAGE TOWNHOMES
8 APN: 203-101-02
9 CASE NO: RP 04-23
10
WHEREAS, David Lee Soanes, "Applicant", has filed a verified application with the
12 Redevelopment Agency of the City of Carlsbad regarding property owned by Robert Enright,
13 "Owner", described as Assessor Parcel Number 203-101-02, and more thoroughly described in
14 Attachment A, ("the Property"); and
WHEREAS, said application constitutes a request for a Major Redevelopment Permit, as
16
shown on Exhibits "A-J" dated November 21, 2005, on file in the Housing and Redevelopment
17
Department, "Carlsbad Village Townhomes RP 04-23/CT 04-21", as provided by Chapterlo
19 21.35.080 of the Carlsbad Municipal Code; and
20 WHEREAS, the Design Review Board did on the 21st day of November, 2005, hold a
*71 duly noticed public hearing as prescribed by law to consider said request; and
22 WHEREAS, at said public hearing, upon hearing and considering all testimony and
23
arguments, if any, of persons desiring to be heard, said Board considered all factors related to
24
"Carlsbad Village Townhomes RP 04-23."
£J
26 NOW, THEREFORE, BE IT HEREBY RESOLVED, by the Design Review Board as
27 follows:
28 A. That the foregoing recitations are true and correct.
B. That based on the evidence presented at the public hearing, the Design Review
2 Board RECOMMENDS APPROVAL of Carlsbad Village Townhomes RP 04-
23, based on the following findings and subject to the following conditions:
3
GENERAL AND REDEVELOPMENT PLAN CONSISTENCY FINDINGS;4
f 1. The Housing & Redevelopment Director has determined that the project belongs to a class
of projects that the State Secretary for Resources has found do not have a significant impact
6 on the environment, and it is therefore categorically exempt from the requirement for
preparation of environmental documents pursuant to Section 15332 of the State CEQA
7 Guidelines as an infill development project In making this determination, the Housing &
Redevelopment Director has found that the exceptions listed in Section 15300.2 of the state
CEQA Guidelines do not apply to this project.
9
2. The Design Review Board finds that the project, as conditioned herein and the
10 establishment of the RH density designation for the project, is in conformance with the
Elements of the City's General Plan, the Carlsbad Village Area Redevelopment Plan, and the
Carlsbad Village Redevelopment Master Plan and Design Manual based on the facts set forth
12 in the staff report dated November 21,2005 including, but not limited to the following:
13 a. The proposed project is consistent with the goals and objectives for the Village,
as outlined within the General Plan, because it provides for a multi-family
14 residential use in an appropriate location within the Village. This in turn serves
15 to enhance and maintain the area as a residential neighborhood and encourages
greater residential support opportunities in the Village. The location of the
16 project will provide the new residents an opportunity to walk to shopping,
recreation and mass transit functions. The new residential units will enhance the
17 Village as a place for living and working. The project will also be close to
existing bus routes, furthering the goal of new economic development near
transportation corridors.
19 b. The project is consistent with the Village Redevelopment Master Plan and
20 Design manual in that the proposed project assists in satisfying the goals and
objectives set forth for Land Use District 8 through the following actions: 1) it
21 establishes the Village as a quality shopping, working, and living environment
22 by providing for a multi-family for-sale product which serves to increase the
type of housing options available to people seeking to reside in the downtown
23 area, 2) it improves the pedestrian and vehicular circulation in the Village Area
by limiting vehicular access to the site to one point from Roosevelt Street,
24 thereby improving vehicular circulation in the Village, 3) it stimulates property
improvements and new development in the Village by providing for an
appropriate intensity of residential development that is compatible with the
26 surrounding area which may serve as a catalyst for future redevelopment in the
area, 4) it improves the physical appearance of the Village Area by replacing
27 currently blighted apartments with an aesthetically pleasing building with
attractive landscaping.28 . *
DRBRESONO. 300 -2-
c. The project as designed is consistent with the development standards for Land
2 Use District 8, the Village Design Guidelines and other applicable regulations set
forth in the Village Master Plan and Design Manual.
3
d. The existing streets can accommodate the estimated ADTs and all required
public right-of-way has been or will be dedicated and has been or will be
improved to serve the development The pedestrian spaces and circulation have
been designed in relationship to the land use and available parking. Public
6 facilities have been or will be constructed to serve the proposed project. The
project has been conditioned to develop and implement a program of "best
7 management practices" for the elimination and reduction of pollutants which
enter into and/or are transported within storm drainage facilities.
o
e. The proposed project will not have an adverse impact on any open space within
the surrounding area. The project is consistent with the Open Space
10 requirements for new development within the Village Redevelopment Area and
the City's Landscape Manual.
11
f. The proposed project has been conditioned to comply with the Uniform Building
and Fire Codes adopted by the City to ensure that the project meets appropriate
13 fire protection and other safety standards.
14 g. The proposed project is consistent with the Housing Element of the General
Plan, the City's Inclusionary Housing Ordinance, and the Redevelopment
Agency's Inclusionary Housing Requirement, as the Developer has been
conditioned to enter into an Affordable Housing Agreement to provide and deed
restrict one (1) dwelling unit as affordable to low income households if provided
17 on-site and two (2) dwelling units if provided or purchased off-site.
h. The proposed project meets all of the minimum development standards set forth
in Chapter 21.45.080, and has been designed in accordance with the concepts
contained in the Design Guidelines Manual, in that the overall plan for the
20 project is comprehensive and incorporates many of the architectural features of
surrounding developments. The buildings, landscaping, and on-site amenities all
21 conform to the Village Redevelopment Master Plan and Design Manual which
serves as the adopted land use plan for the area. The overall plan for the project
22 provides for adequate usable open space, circulation, off-street parking,
23 recreational facilities and other pertinent amenities. The parking is well
integrated into the building and the project is compatible with surrounding land
24 uses and will not negatively impact circulation patterns in the area. Common
areas and recreational facilities are located so that they are readily accessible to
25 the occupants of the dwelling units. The overall architecture is compatible with
2, the surrounding area and consistent with the Village character as set forth in the
Village Design Manual.
27
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DRB RESO NO. 300 -3-
1 3. The Design Review Board hereby finds that the appropriate residential density for the project is RH
_ (15-23 dwelling units per acre), which has a Growth Management Control Point (GMCP) of 19
dwelling units per acre. Justification for the RH General Plan density designation is as follows:
a. The density is compatible with the surrounding area which contains a variety of
4 uses including residential, commercial, office, and light industrial. Residential
uses in the area range from single family residential to high-density multi-family
5 residential. Application of the RH General Plan designation on the subject
property allows for the construction of a project that is compatible with the
mixture of surrounding uses in terms of size, scale, and overall density.
7 b. The RH General Plan density designation serves to satisfy the goals of the
8 Village Redevelopment Master Plan by increasing the number, quality, diversity,
and affordability of housing units within the Village. The higher density
designation makes it financially feasible to construct the multi-family units in
today's economy. The Village Redevelopment Area has an abundance of
residential rental units, but few condominiums have been developed in the area
since prior to the inception of the redevelopment plan in 1981.
12 c. The RH General Plan density designation serves to satisfy the objectives of Land
Use District 8 by increasing the number of residential units in close proximity to
shops, restaurants, and mass transportation (Bus & Village Coaster Station).
14 Higher residential densities in close proximity to mixed-use areas with easy
access to mass transportation promote greater job/housing balance and help
15 solve regional issues such as reduced traffic congestion and improved air quality.
16 4. The project will provide sufficient additional public facilities for the density in excess of the
control point to ensure that the adequacy of the City's public facility plans will not be
adversely impacted, in that all necessary public improvements to accommodate the
proposed development have been provided or are required as conditions of project
approval.
19
5. There have been sufficient developments approved in the quadrant at densities below the
control point to offset the units in the project above the control point so that approval will not
2 1 result in exceeding the quadrant limit.
22 6. All necessary public facilities required by the Growth Management Ordinance will be
constructed or are guaranteed to be constructed concurrently with the need for them created
23 by this project and in compliance with adopted City standards, in that all required public
facilities necessary to accommodate the proposed development have been provided or
are required as conditions of project approval.
25
7. The project is consistent with the City-wide Facilities and Improvements Plan, the Local
26 Facilities Management Plan for Zone 1, and all City public facility policies and ordinances.
The project includes elements or has been conditioned to construct or provide funding to
ensure that all facilities and improvements regarding: sewer collection and treatment; water;
drainage; circulation; fire; schools; parks and other recreational facilities; libraries;
DRB RESO NO. 300 -4-
government administrative facilities; and open space, related to the project will be installed to
2 serve new development prior to or concurrent with need. Specifically,
3 a. The project has been conditioned to ensure that building permits will not be
issued for the project unless the District Engineer determines that sewer service
4 is available, and building cannot occur within the project unless sewer service
5 remains available and the District Engineer is satisfied that the requirements of
the Public Facilities Element of the General Plan have been met insofar as they
6 apply to sewer service for this project.
7 b. All necessary public improvements have been provided or are required as
conditions of approval.8
9 c. The project has been conditioned to provide proof from the Carlsbad Unified
School District that the project has satisfied its obligation to provide school
10 facilities.
1 * d. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and
12 will be collected prior to the issuance of building permit
13 e. The Public Facility fee is required to be paid by Council Policy No. 17 and will
be collected prior to the issuance of building permit
14
8. The project is consistent with the City's Landscape Manual.
!6 9. The Design Review Board has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
17 mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.18
19 GENERAL CONDITIONS;
20 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of
building permits.
21
1. If any of the following conditions fail to occur; or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
23 implemented and maintained over time, if any such conditions fail to be so implemented
and maintained according to their terms, the City/Agency shall have the right to revoke or
24 modify all approvals herein granted; deny or further condition issuance of all future
building permits; deny, revoke or further condition all certificates of occupancy issued
under the authority of approvals herein granted; record a notice of violation on the
26 property title; institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation. No vested rights are gained by Developer
27 or a successor in interest by the City's/Agency's approval of this Major Redevelopment
Permit
28
DRB RESO NO. 300 -5- \;;
2. Staff is authorized and directed to make, or require the Developer to make, all corrections
2 and modifications to the Major Redevelopment Permit documents, as necessary to
make them internally consistent and in conformity with the final action on the project.
3 Development shall occur substantially as shown on the approved Exhibits. Any proposed
development different from this approval, shall require an amendment to this approval.
4
- 3. The Developer shall comply with all applicable provisions of federal, state, and local laws
and regulations in effect at the time of building permit issuance.
6 I
4. If any condition for construction of any public improvements or facilities, or the payment
7 of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are
challenged, this approval shall be suspended as provided in Government Code Section
66020. If any such condition is determined to be invalid this approval shall be invalid
9 unless the Housing and Redevelopment Commission determines that the project
without the condition complies with all requirements of law.
10
5. The Developer/Operator shall and does hereby agree to indemnify, protect, defend and
' hold harmless the Redevelopment Agency of the City of Carlsbad, its governing body
12 members, officers, employees, agents, and representatives, from and against any and all
liabilities, losses, damages, demands, claims and costs, including court costs and
13 attorney's fees incurred by the Agency arising, directly or indirectly, from (a) Agency's
approval and issuance of this Major Redevelopment Permit, (b) Agency's approval or
14 issuance of any permit or action, whether discretionary or non-discretionary, in
1,. connection with the use contemplated herein, and (c) Developer/Operator's installation
and operation of the facility permitted hereby, including without limitation, any and all
16 liabilities arising from the emission by the facility of electromagnetic fields or other
energy waves or emissions. This obligation survives until all legal proceedings have been
11 concluded and continues even if the Agency's approval is not validated.
18 6. The Developer shall submit to the Housing and Redevelopment Department a
19 reproducible 24" x 36", mylar copy of the Major Redevelopment Permit reflecting the
conditions approved by the final decision making body.
20
7. The Developer shall include, as part of the plans submitted for any permit plan check, a
21 reduced legible version of all approving resolution(s) in a 24" x 36" blueline drawing
22 format.
23 8. Prior to the issuance of a building permit, the Developer shall provide proof to the
Director from the Carlsbad School District that this project has satisfied its obligation to
24 provide school facilities.
25 9. This project shall comply with all conditions and mitigation measures which are required
26 as part of the Zone 1 Local Facilities Management Plan and any amendments made to that
Plan prior to the issuance of building permits.
27
10. Approval is granted for Major Redevelopment Permit RP 04-23 as shown on Exhibits
A-J, dated November 21,2005, on file in the Housing and Redevelopment Department
DRB RESO NO. 300 -6-H
1 and incorporated herein by reference. Development shall occur substantially as shown
2 unless otherwise noted in these conditions.
3 11. This approval is granted subject to the approval of Tentative Tract Map No. CT 04-21
and is subject to all conditions contained in Design Review Board Resolution No. 301
4 for this other approval and incorporated by reference herein.
12. This approval shall become null and void if building permits are not issued for this
6 project within 24 months from the date of project approval.
7 13. Building permits will not be issued for the project unless the local agency providing water
and sewer services to the project provides written certification to the City that adequate
water service and sewer facilities, respectively, are available to the project at the time of
9 |j the application for the building permit, and that water and sewer capacity and facilities
will continue to be available until the time of occupancy. A note to this effect shall be
10
20
21
placed on the Final Map.
11 HOUSING CONDITIONS;
12 14. Prior to the approval of the final map for this project, the Developer shall enter into an
13 Affordable Housing Agreement with the City/Agency to provide and deed restrict one (1)
dwelling unit if provided on-site & two (2) dwelling units if provided or purchased off-
site as affordable to lower-income households for the useful life of the dwelling unit, in
accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad
Municipal Code. The draft Affordable Housing Agreement shall be submitted to the
16 II Housing and Redevelopment Director no later than 60 days prior to the request to final
the map. The recorded Affordable Housing Agreement shall be binding on all future
17 owners and successors in interest.
I Q ||1 I 15. The Developer shall construct or provide the required inclusionary units concurrent with
the project's market rate units, unless both the final decision making authority of the
City/Agency and the Developer agree within an Affordable Housing Agreement to an
alternate schedule for development.
BED & BREAKFAST INN CONDITIONS;
22 16. All future residents of the project will be required to sign a form, separate from the
23 CC&R's, which acknowledges that they understand that Unit 6 has the option of
being converted into a Bed & Breakfast Inn at the location.
24
17. A resident manager or owner must live at and be involved in the daily operation of
the facility. Documents pertaining to the operation and maintenance of such facility
26 "
27
28
shall be submitted for staff approval prior to Bed & Breakfast Inn occupancy.
18. No meals will be served other than for guests/managers staying at the facility.
DRBRESONO.300 -7- r\5
19. Exterior lighting shall be designed to limit direct light glare outside of the project
2 site.
3 20. Occupancy of guests shall be limited to a maximum of seven days.
4 21. The Bed & Breakfast Inn shall be reviewed by the Housing & Redevelopment
5 Director on a yearly basis to determine if all conditions of the Bed & Breakfast Inn
use have been met and that the use does not have a significant detrimental impact on
6 surrounding properties or the public health and welfare. If the Housing &
Redevelopment Director determines that the use has such significant adverse
7 impacts, the Housing & Redevelopment Director shall recommend that the Design
Review Board, after providing the permittee the opportunity to be heard, add
additional conditions to mitigate the significant adverse impact(s). This permit may
be revoked at any time after a public hearing, if it is found that the use has a
significant detrimental affect on surrounding land uses and the public's health and
10 welfare, or the conditions imposed herein have not been met
11 22. The Bed & Breakfast Inn shall provide complimentary valet parking service
j2 throughout the term of operation and during all hours of operation.
13 LANDSCAPE CONDITIONS:
14 23. The Developer shall submit and obtain Housing & Redevelopment Director approval of a
Final Landscape and Irrigation Plan showing conformance with the approved Preliminary
Landscape Plan and the City's Landscape Manual. The Developer shall construct and
16 install all landscaping as shown on the approved Final Plans, and maintain all landscaping
in a healthy and thriving condition, free from weeds, trash, and debris.
17
24. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the
*• ° landscape plan check process on file in the Planning Department and accompanied by the
jo project's building, improvement, and grading plans.
20 25. Developer shall pay a landscape plan check and inspection fee as required by Section
20.08.050 of the Carlsbad Municipal Code.
21
MISCELLANEOUS CONDITIONS;
23 26. The Developer shall establish a homeowner's association and corresponding covenants,
conditions and restrictions. Said CC&Rs shall be submitted to and approved by the
24 Housing and Redevelopment Director prior to final map approval. Prior to issuance of
a building permit the Developer shall provide the Housing & Redevelopment
25 | Department with a recorded copy of the official CC&Rs that have been approved by the
Department of Real Estate and the Housing and Redevelopment Director. At a
minimum, the CC&Rs shall contain the following provisions:
II27
28
I
DRB RESO NO. 300 -8-
a. General Enforcement by the City. The City shall have the right, but not the
2 obligation, to enforce those Protective Covenants set forth in this Declaration in favor
of, or in which the City has an interest.
3
b. Notice and Amendment. A copy of any proposed amendment shall be provided to the
4 City in advance. If the proposed amendment affects the City, City shall have the right
to disapprove. A copy of the final approved amendment shall be transmitted to City
within 30 days for the official record.
6 27. This project is being approved as a condominium permit for residential homeownership
7 purposes. If any of the units in the project are rented, the minimum time increment for
such rental shall be not less than 26 days. The CC&Rs for the project shall include this
8 requirement.
9 28. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy
10 #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section
5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by
1 1 Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable
Local Facilities Management Plan fee for Zone 1, pursuant to Chapter 21.90. All such
taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this
approval will not be consistent with the General Plan and shall become void.
14 29. All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in
substance as provided in Building Department Policy No. 80-6, to the satisfaction of the
, , Directors of Community Development and/or Housing and Redevelopment.
17 30. Prior to occupancy of the first dwelling unit the Developer shall provide all required
passive and active recreational areas per the approved plans, including landscaping and
1 8 recreational facilities.
19 NOTICING CONDITIONS;
20
31. Prior to the issuance of the building permit, Developer shall submit to the City a Notice
21 of Restriction to be filed in the office of the County Recorder, subject to the satisfaction
of the Housing and Redevelopment Director, notifying all interested parties and
22 successors in interest that the City of Carlsbad has issued a Major Redevelopment
23 Permit and Tentative Tract Map by Resolution No. 300 and 301 on the real property
owned by the Developer. Said Notice of Restriction shall note the property description,
24 location of the file containing complete project details and all conditions of approval as
well as any conditions or restrictions specified for inclusion in the Notice of Restriction.
25 The Housing and Redevelopment Director has the authority to execute and record an
. , amendment to the notice which modifies or terminates said notice upon a showing of
good cause by the Developer or successor in interest.
27
ON-SITE CONDITIONS:
28
DRB RESO NO. 300 -9- | "7
32. The developer shall construct trash receptacle and recycling areas as shown on the site
2"
3
plan (Exhibit "A") with gates pursuant to the City Engineering Standards and Carlsbad
Municipal Code Chapter 21.105. Location of said receptacles shall be approved by the
Housing & Redevelopment Director. Enclosure shall be of similar colors and/or
materials of the project and subject to the satisfaction of the Housing & Redevelopment
4 Director.
33. No outdoor storage of material shall occur onsite unless required by the Fire Chief.
6 || When so required, the Developer shall submit and obtain approval of the Fire Chief and
Housing & Redevelopment Director of an Outdoor Storage Plan, and thereafter comply
with the approved plan.
8 *
9
10 II
11 35'11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
36.
The developer shall submit and obtain Housing & Redevelopment Director approval of
an exterior lighting plan including parking areas. All lighting shall be designed to reflect
downward and avoid any impacts on adjacent homes or property.
The project shall have a master cable television hookup. Individual antennas shall
not be permitted.
There shall be separate utility systems for each unit.
STANDARD CODE REMINDERS:
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following code requirements.
Fees
1.
2.
3.
The Developer shall pay park-in-lieu fees to the City, prior to the approval of the final map as
required by Chapter 20.44 of the Carlsbad Municipal Code.
The developer shall pay a landscape plan check and inspection fee as required by Section
20.080.050 of the Carlsbad Municipal Code.
Developer shall exercise special care during the construction phase of this project to prevent
offsite siltation. Planting and erosion control shall be provided in accordance with Carlsbad
Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of the City Engineer.
General
4.
5.
6.
DRB
The tentative map shall expire twenty-four (24) months from the date this tentative map approval
becomes final.
Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City Ordinances in effect at the time of building permit
issuance, except as otherwise specifically provided herein.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
RESONO. 300 -10- \Q>
1
2
3
8
7. Any signs proposed for this development shall at a minimum be designed in conformance with
the approved plans and the sign criteria contained in the Village Redevelopment Master
Plan and Design Manual and shall require review and approval of the Housing &
Redevelopment Director prior to installation of such signs.
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as
"fees/exactions."
You have 90 days from the date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
annul their imposition.
11
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
13
14 „
expired.
15
17
18
AYES: Baker, Heineman, Lawson, Marquez, Schumacher
zoning, grading or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
PASSED, APPROVED, AND ADOPTED at a meeting of the Design Review Board of
the City of Carlsbad, California, held on the 21rt day of November, 2005 by the following vote to
wit:
NOES: None
ABSENT: None
ABSTAIN: None
20
21
22
23
24
25
26
27..DEBBIE FOUNTAIN
28 (I HOUSING AND REDEVELOPMENT DIRECTOR
DRBRESONO.300 -11-
CQURTNEY4flmflMAN. CIMglPERSON
DESIGN REVIEW BOARD
ATTEST:
EXHIBIT "A"
LEGAL DESCRIPTION
APN 203-101-02
PARCEL (203-101-02):
THE NORTHEAST HALF OF LOT 26, SEASIDE LANDS, IN THE CITY OF CARLSBAD,
COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP
THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO COUNTY, JULY 28, 1921.
DESIGN REVIEW BOARD RESOLUTION NO. 301
1
~ A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
3 APPROVAL OF CARLSBAD TRACT NUMBER CT 04-21 TO
SUBDIVIDE .464 ACRES INTO NINE (9) CONDOMINIUM UNITS
4 WITH THE OPTION TO INCLUDE ONE (1) BED & BREAKFAST
INN ON PROPERTY LOCATED AT 2683 & 2687 ROOSEVELT
5 STREET IN LAND USE DISTRICT 8 OF THE VILLAGE
REDEVELOPMENT AREA AND IN LOCAL FACILITIES
6 MANAGEMENT ZONE 1.
CASE NAME: CARLSBAD VILLAGE TOWNHOMES
7 CASE NO.: CT 04-21
8 WHEREAS, David Lee Soanes, "Applicant", has filed a verified application with
" the Housing and Redevelopment Agency of the City of Carlsbad regarding property owned
by Robert Enright "Owner", described as Assessor Parcel Number 203-101-02 and more
thoroughly described in Attachment A ("the Property"); and
12 WHEREAS, said verified application constitutes a request for a Tentative Tract
13 Map as shown on Exhibit(s) "A-J" dated November 21, 2005, on file in the Housing and
14
Redevelopment Department as "Carlsbad Village Townhomes RP 04-23/CT 04-21", as
15
provided by Chapter 21.35.080 of the Carlsbad Municipal Code; and
16
WHEREAS, the Design Review Board did, on the 21st day of November, 2005,
jg hold a duly noticed public hearing as prescribed by law to consider said request; and
j9 WHEREAS, at said public hearing, upon hearing and considering all testimony
20 and arguments, if any, of persons desiring to be heard, said Board considered all factors
21 relating to the Tentative Tract Map.
22 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board
23 of the City of Carlsbad as follows:
24 A) That the foregoing recitations are true and correct.
25 B) That based on the evidence presented at the public hearing, the Design Review
Board RECOMMENDS APPROVAL of Carlsbad Village Townhomes CT 04-
26 21, based on the following findings and subject to the following conditions:
27 Findings:
28 1. That the proposed map and the proposed design and improvement of the subdivision as
conditioned, is consistent with and satisfies all requirements of the General Plan, the
Village Redevelopment Plan and Village Master Plan and Design Guidelines, Titles
21
1 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act, and will
2 not cause serious public health problems.
2. That the proposed project is compatible with the surrounding future land uses since
surrounding properties are located within Land Use District 8 of the Village
4 Redevelopment Area and the intent of the Village Master Plan is to provide for a
gradual transition in this district to a mix of higher quality residential uses.
3. That the site is physically suitable for the type and density of the development since the
6 site is adequate in size and shape to accommodate residential development at the
density proposed, in that the development is consistent with the RH density
7 designation which has been assigned to the property based on the following
findings:
8
a. The density is compatible with the surrounding area which contains a
9 variety of uses such as residential, commercial office, retail, and light
industrial. Residential uses in the area range from single family residential
to high density multi-family residential. The RH General Plan density
designation allows for the construction of a project that is compatible with
the mixture of surrounding uses in terms of size and scale.
12
b. The RH General Plan density designation serves to satisfy the goals of the
13 Village Redevelopment Master Plan by Increasing the number, quality,
diversity, and affordability of housing units within the Village.
14
c. The RH General Plan density designation serves to satisfy the objectives of
15 Land Use District 8 by increasing the number of residential units in close
, . proximity to shops, restaurants, and the Village Coaster Station.lo
.- 4. That the design of the subdivision or the type of improvements will not conflict with
easements of record or easements established by court judgment, or acquired by the
public at large, for access through or use of property within the proposed subdivision, in
that the property has frontage on Roosevelt Street and there are no easements
19 granting access through the property to others.
20 5. That the property is not subject to a contract entered into pursuant to the Land
Conservation Act of 1965 (Williamson Act).
21
6. That the design of the subdivision provides, to the extent feasible, for future passive or
22 natural heating or cooling opportunities in the subdivision.
23 7. That the Design Review Board has considered, in connection with the housing
proposed by this subdivision, the housing needs of the region, and balanced those
24 housing needs against the public service needs of the City and available fiscal and
environmental resources.
8. That the design of the subdivision and improvements are not likely to cause substantial
environmental damage nor substantially and avoidably injure fish or wildlife or their
habitat, in that the project belongs to a class of projects that the State Secretary for
Resources has found do not have a significant impact on the environment, and It
2g is therefore categorically exempt form the requirement for preparation of
environmental documents pursuant to Section 15332 of the State CEQA
DRBRESONO. 301 -2-
Guidelines as an infill development project. Therefore, the Design Review Board
2 finds that there is no substantial evidence the project will have a significant effect
on the environment.
3 9. That the discharge of waste from the subdivision will not result in violation of existing
4 California Regional Water Quality Control Board requirements, in that the project is
I
conditioned to comply with the City's requirements of the National Pollutant
Discharge Elimination System (NPDES) permit.
6 10. The Design Review Board finds that the project, as conditioned herein, is in
conformance with the Elements of the City's General Plan, the Village Redevelopment
7 Plan and Village Master Plan and Design Guidelines based on the facts set forth in
the staff report dated November 21, 2005 including, but not limited to the following: the
project will provide for a permitted use (multi-family residential) in an appropriate
o location within Land Use District 8 of the Village Redevelopment Area.
11. The project is consistent with the City-Wide Facilities and Improvements Plan, the
applicable local facilities management plan, and all City public facility policies and
ordinances since:
12 a. The project has been conditioned to ensure that building permits will not be
issued for the project unless the District Engineer determines that sewer
13 service is available, and building cannot occur within the project unless sewer
service remains available, and the District Engineer is satisfied that the
14 requirements of the Public Facilities Element of the General Plan have been
met insofar as they apply to sewer service for this project.
15
b. Statutory School fees will be paid to ensure the availability of school facilities in
16 the Carlsbad Unified School District.
17 c. Park-in-lieu fees are required as a condition of approval.
18 d. All necessary public improvements have been provided or are required as
conditions of approval.19
e. The developer has agreed and is required by the inclusion of an appropriate
condition to pay a public facilities fee. Performance of that contract and payment
of the fee will enable this body to find that public facilities will be available
21 concurrent with need as required by the General Plan.
12. The project has been conditioned to pay any increase in public facility fee, or new
23 construction tax, or development fees, and has agreed to abide by any additional
requirements established by a Local Facilities Management Plan prepared pursuant to
24 Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued availability of
public facilities and will mitigate any cumulative impacts created by the project.
25 13. This project has been conditioned to comply with any requirement approved as part of
26 the Local Facilities Management Plan for Zone 1.
27 Conditions:
28 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to approval of a
final map or the issuance of building permits, whichever occurs first.
DRB RESO NO. 301 -3- ,_
1
If any of the following conditions fail to occur; or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the Redevelopment Agency/City
shall have the right to revoke or modify all approvals herein granted; deny or further
4 condition issuance of all future building permits; deny, revoke or further condition all
certificates of occupancy issued under the authority of approvals herein granted;
5 institute and prosecute litigation to compel their compliance with said conditions or seek
damages for their violation. No vested rights are gained by Developer or a successor in
6 interest by the City's approval of this Major Redevelopment Permit and Tentative
Tract Map.
7
2. Staff is authorized and directed to make, or require the Developer to make, all
corrections and modifications to the Tentative Tract Map documents, as necessary to
make them internally consistent and in conformity with the final action on the project.
Development shall occur substantially as shown on the approved Exhibits. Any
proposed development different from this approval, shall require an amendment to this
approval.
3. The Developer shall comply with all applicable provisions of federal, state, and local
ordinances in effect at the time of building permit issuance.
13 4. If any condition for construction of any public improvements or facilities, or the payment
of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project
14 are challenged, this approval shall be suspended as provided in Government Code
Section 66020. If any such condition is determined to be invalid this approval shall be
15 invalid unless the Housing and Redevelopment Commission determines that the
project without the condition complies with all requirements of law.
16
5. The Developer/Operator shall and does hereby agree to indemnify, protect, defend and
17 hold harmless the Redevelopment Agency of the City of Carlsbad, its governing body
members, officers, employees, agents, and representatives, from and against any and
18 all liabilities, losses, damages, demands, claims and costs, including court costs and
attorney's fees incurred by the Agency arising, directly or indirectly, from (a) Agency's
approval and issuance of this Tentative Tract Map, (b) Agency's approval or issuance
of any permit or action, whether discretionary or non-discretionary, in connection with
the use contemplated herein, and (c) Developer/Operator's installation and operation of
the facility permitted hereby, including without limitation, any and all liabilities arising
from the emission by the facility of electromagnetic fields or other energy waves or
22 emissions.
23 6. The Developer shall submit to the Agency a reproducible 24" x 36", mylar copy of the
(Tentative Map/Site Plan) reflecting the conditions approved by the final decision
24 making body.
25 7. Prior to the issuance of a building permit, the Developer shall provide proof to the
Director from the School District that this project has satisfied its obligation to provide
26 school facilities.
27 8. This project shall comply with all conditions and mitigation measures which are required
as part of the Zone 1 Local Facilities Management Plan and any amendments made to28 that Plan prior to the issuance of building permits.
DRBRESONO. 301 -4-
1 9. Building permits will not be issued for this project unless the local agency providing
water and sewer services to the project provides written certification to the City that
adequate water service and sewer facilities, respectively, are available to the project at
the time of the application for the building permit, and that water and sewer capacity and
facilities will continue to be available until the time of occupancy. A note to this effect
4 shall be placed on the Final Map.
5 10. Approval of CT04-21 Is granted subject to the approval of RP04-23.
6 ENGINEERING CONDITIONS;
NOTE: Unless specifically stated in the condition, all of the following
conditions, upon the approval of this proposed tentative map, must be
met prior to approval of a final map, building or grading permit,
_ whichever occurs first.
General
1 j 1. Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, Developer shall apply for and obtain approval from, the City Engineer for the
12 proposed haul route.
13 2. Prior to issuance of any building permit, Developer shall comply with the requirements of the
City's anti-graffiti program for wall treatments if and when such a program is formally
14 established by the City.
3. There shall be one Final Map recorded for this project.
4. Developer shall install sight distance corridors at all street intersections in accordance with
, 7 Engineering Standards.
18
Fees/Aereements
19
5. Developer shall cause property owner to execute and submit to the City Engineer for recordation,
20 the City's standard form Geologic Failure Hold Harmless Agreement.
21 6. Developer shall cause property owner to execute and submit to the City Engineer for recordation
the City's standard form Drainage Hold Harmless Agreement regarding drainage across the
22 adjacent property.
23 7. Prior to approval of any grading or building permits for this project, Developer shall cause
Owner to give written consent to the City Engineer to the annexation of the area shown within
the boundaries of the subdivision into the existing City of Carlsbad Street Lighting and
95 Landscaping District No. 1 and/or to the formation or annexation into an additional Street
Lighting and Landscaping District. Said written consent shall be on a form provided by
26 the City Engineer.
27
Gradine
28
8. Based upon a review of the proposed grading and the grading quantities shown on the tentative
DRBRESONO. 301 -5-
map, a grading permit for this project is required. Developer shall apply for and obtain a grading
_ permit from the City Engineer.
Dedications/Improvements
4
9. Developer shall cause Owner to make an irrevocable offer of dedication to the City and/or other
5 appropriate entities for all public streets and other easements shown on the tentative map. The
offer shall be made by a certificate on the final map. All land so offered shall be offered free and
6 clear of all liens and encumbrances and without cost. Streets that already public are not required
to be rededicated.
7
10. Developer shall execute and record a City standard Subdivision Improvement Agreement to
° install and secure with appropriate security as provided by law, public improvements shown on
the tentative map and the following improvements including, but not limited to (paving, base,
signing and striping, sidewalks, curbs and gutters, grading, clearing and grubbing,
undergrounding or relocation of utilities, sewer, water, fire hydrants, street lights, stormwater
treatment facilities and retaining walls), to City Standards to the satisfaction of the City
Engineer. The improvements are:
12
II a) Developer shall construct new curb, gutter and sidewalk as necessary across
13 || the frontage of Roosevelt Street to meet current City standards to the
satisfaction of the City Engineer.
14 || b) Developer to construct a new fire hydrant as shown.
15 A list of the above shall be placed on an additional map sheet on the Final Map per the
provisions of Sections 66434.2 of the Subdivision Map Act. Improvements listed above shall be
1" constructed within 18 months of approval of the subdivision or development improvement
agreement or such other time as provided in said agreement.
.o 1. Roosevelt Street shall be dedicated by Owner along the project frontage based on a center line to
right-of-way width of 30 feet and in conformance with City of Carlsbad Standards.
19 2. Prior to issuance of building permits, Developer shall underground all existing overhead utilities
20 within the subdivision boundary.
21 3. Developer shall have the entire drainage system designed, submitted to and approved by the City
Engineer, to ensure that runoff resulting from 10-year frequency storms of 6 hours and 24 hours
22 duration under developed conditions, are equal to or less than the runoff from a storm of the
same frequency and duration under existing developed conditions. Both 6 hour and 24 hour
storm durations shall be analyzed to determine the detention basin capacities necessary to
accomplish the desired results.
4. Prior to the issuance of grading permit or building permit, whichever occurs first,
Developer shall submit for City approval a "Storm Water Management Plan (SWMP)."
25 The SWMP shall demonstrate compliance with the City of Carlsbad Standard Urban
Stormwater Mitigation Plan (SUSMP), Order 2001-01 issued by the San Diego Region of
27 the California Regional Water Quality Control Board and City of Carlsbad Municipal
Code. The SWMP shall address measures to avoid contact or filter said pollutants from
28 storm water, to the maximum extent practicable, for the post-construction stage of the
project. At a minimum, the SWMP shall:
DRB RESO NO. 301 -6-
_ a. identify existing and post-development on-site pollutants-of-concern;
b. identify the hydrologic unit this project contributes to and impaired water bodies that could
Final Mao Notes
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be impacted by this project;
c. recommend source controls and treatment controls that will be implemented with this project
to avoid contact or filter said pollutants from storm water to the maximum extent practicable
before discharging to City right-of-way;
d. establish specific procedures for handling spills and routine clean up. Special considerations
and effort shall be applied to (RESIDENT/EMPLOYEE) education on the proper procedures
for handling clean up and disposal of pollutants;
e. ensure long-term maintenance of all post construct BMPs in perpetuity; and
f. identify how post-development runoff rates and velocities from the site will not exceed the
pre-development runoff rates and velocities to the maximum extent practicable.
1. Developer shall show on Final Map the net developable acres for each parcel.
2. Note(s) to the following effect(s) shall be placed on the map as non-mapping data
A. All improvements are privately owned and are to be privately maintained.
B. Building permits will not be issued for development of the subject property unless the
appropriate agency determines that sewer and water facilities are available.
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C. Geotechnical Caution:
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.. The owner of this property on behalf of itself and all of its successors in interest has
" agreed to hold harmless and indemnify the City of Carlsbad from any action that may
17 arise through any geological failure, ground water seepage or land subsidence and
subsequent damage that may occur on, or adjacent to, this subdivision due to its
construction, operation or maintenance.
Special Conditions
The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the
Tentative Map are for planning purposes only. Developer shall pay traffic impact and sewer
impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code,
respectively.
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Carlsbad Municipal Water District Conditions23
_ . 2. Prior to approval of improvement plans or final map, Developer shall meet with the Fire Marshal
to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers)
are required to serve the project. Fire hydrants, if proposed, shall be considered public
improvements and shall be served by public water mains to the satisfaction of the District
Engineer.
3. The Developer shall design and construct public facilities within public right-of-way or within
minimum 20-feet wide easements granted to the District or the City of Carlsbad. At the
discretion of the District Engineer, wider easements may be required for adequate maintenance,
access and/or joint utility purposes.
DRBRESONO. 301 -7- ->•/
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4. Prior to issuance of building permits, Developer shall pay all fees, deposits, and charges for
connection to public facilities. Developer shall pav the San Dieeo County Water Authority
capacity charee(s1 prior to issuance of Building Permits.
5. The Developer shall install potable water services and meters at
District Engineer. The locations of said services shall be reflected on
a location approved by the
public improvement plans.
6. The Developer shall install sewer laterals and clean-outs at a location approved by the District
Engineer. The locations of sewer laterals shall be reflected on public improvement plans.
7. The Developer shall design and construct public water and sewer facilities substantially as
shown on the Tentative Map to the satisfaction of the District
facilities shall be reflected on public improvement plans.
Engineer. Proposed public
8. The Developer shall provide separate potable water meters for each separately owned unit.
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DRB RESO NO. 301 -8-
1 NOTICE
2
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
3 reservations, or other exactions hereafter collectively referred to for convenience as
. "fees/exactions."4
5 You have 90 days from the date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
6 66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
g annul their imposition.
9 You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
10 zoning, grading or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
12 expired.
13 PASSED, APPROVED, AND ADOPTED at a meeting of the Design Review Board of
the City of Carlsbad, California, held on the 21" day of November, 2005 by the following vote to
15 wit:
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AYES: Baker, Heineman, Lawson, Marquez, Schumacher
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NOES: None
18 ABSENT: None
19 ABSTAIN: None
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22 COtffiINE£JJEINEMAN, CIIAfitPERSON
DESIGN REVIEW BOARD
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ATTEST:
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L-*<i>rXrL*
26 DEBBIE FOUNTAIN
HOUSING AND REDEVELOPMENT DIRECTOR
27"
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DRBRESONO.301 -9-
EXHIBIT "A"
LEGAL DESCRIPTION
APN 203-101-02
PARCEL (203-101-02):
THE NORTHEAST HALF OF LOT 26, SEASIDE LANDS, IN THE CITY OF CARLSBAD,
COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP
THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO COUNTY, JULY 28, 1921.
1
HOUSING AND REDEVELOPMENT COMMISSION RESOLUTION NO. 408
A RESOLUTION OF THE HOUSING AND REDEVELOPMENT
3 COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA,
APPROVING MAJOR REDEVELOPMENT PERMIT NO. RP04-23 AND
4 TENTATIVE TRACT MAP NO. CT04-21 FOR THE CONSTRUCTION OF
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A 13,895 SQUARE FOOT TWO STORY NINE UNIT MULTI-FAMILY
CONDOMINIUM WITH THE OPTION TO INCLUDE ONE (1) BED &
BREAKFAST INN ON THE PROPERTY LOCATED AT 2683 & 2687
ROOSEVELT STREET IN LAND USE DISTRICT 8 OF THE CARLSBAD
VILLAGE REDEVELOPMENT AREA AND IN LOCAL FACILITIES
MANAGEMENT ZONE 1.
APPLICANT: DAVID LEE SOANES
CASE NO: RP 04-23/CT 04-21
WHEREAS, on November 21, 2005, the City of Carlsbad Design Review Board held a duly
noticed public hearing to consider a Major Redevelopment Permit (RP 04-23) and Tentative Tract Map
(CT 04-21) for the construction of a 13,895 square foot two story nine unit multi-family condominium
with the option to convert one (1) of the multi-family condominiums to one (1) Bed & Breakfast Inn
on the property located at 2683 & 2687 Roosevelt Street, and adopted Design Review Board
Resolutions No. 300 and 301 recommending to the Housing and Redevelopment Commission that
Major Redevelopment Permit (RP 04-23) and Tentative Tract Map (CT 04-21) be approved; and
WHEREAS, the Housing and Redevelopment Commission of the City of Carlsbad, on the date
of this resolution held a duly noticed public hearing to consider the recommendation and heard all
persons interested in or opposed to Major Redevelopment Permit (RP 04-23) and Tentative Tract Map
(CT 04-21); and
WHEREAS, the recommended Design Review Board approval includes findings establishing
the High Residential (RH) density range of 15-23 dwelling units per acre for the subject property; and
WHEREAS, as a result of an environmental review of the subject project conducted pursuant
to the Guidelines for Implementation of the California Environmental Quality Act and the
Environmental Protection Ordinance of the City of Carlsbad, the project was found to be categorically
exempt from the requirement for preparation of environmental documents pursuant to Section 15332
of the State CEQA Guidelines as an in-fill development project on a site of less than five acres in an
28 urbanized area that has no habitat value and is served by adequate facilities.
3
PAGE 1 ^
LJM
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and Redevelopment
. Commission of the City of Carlsbad, California as follows:
3. That the foregoing recitations are true and correct.
2. That Major Redevelopment Permit (RP 04-23) and Tentative Tract Map (CT 04-21) are
APPROVED and that the findings and conditions of the Design Review Board contained in
Resolutions No. 300 and 301, on file in the City Clerk's Office and incorporated herein by reference,
I are the findings and conditions of the Housing and Redevelopment Commission.
3. That the Housing and Redevelopment Commission of the City of Carlsbad has reviewed,
10 analyzed and considered the environmental determination for this project and any comments thereon.
] ] The Housing and Redevelopment Commission finds that:
]2 (a) The project is consistent with the applicable general plan designation and all
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applicable general plan policies as well as with applicable zoning designation and regulations;
(b) The proposed development occurs within city limits on a project site of no more
than five acres and substantially surrounded by urban uses;
(c) The project site has no value as habitat for endangered, rare or threatened species;
(d) Approval of the project would not result in any significant effects relating to
traffic, noise, air quality, or water quality; and
(e) The site can be adequately served by all required utilities and public services.
The Housing and Redevelopment Commission finds that the environmental determination reflects the
independent judgment of the Housing and Redevelopment Commission of the City of Carlsbad.
4. That this action is final the date this resolution is adopted by the Housing and
^ Redevelopment Commission. The provision of Chapter 1.16 of the Carlsbad Municipal Code,. "Time
Limits for Judicial Review" shall apply:
25 NOTICE TO APPLICANT:
26 "The time within which judicial review of this decision must be sought, or other exactions hereafter
collectively referred to, is governed by Code of Civil Procedure, Section 1094.6, which has been made27
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applicable in the City of Carlsbad by Carlsbad Municipal Code Chapter 1.16. Any petition or other
paper seeking judicial review must be filed in the appropriate court not later than the ninetieth day
following the date on which this decision becomes final; however, if within ten days after the decision
PAGE 2
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becomes final a request for the record of the proceedings accompanied by the required deposit in an
amount sufficient to cover the estimated cost of preparation of such record, the time within which such
petition may be filed in court is extended to not later than the thirtieth day following the date on which
the record is either personally delivered or mailed to the party, or his/her attorney of record, if he/she
has one. A written request for the preparation of the record of the proceedings shall be filed with the
City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, California, 92008."
PASSED, APPROVED, AND ADOPTED at a special meeting of the Housing and
Redevelopment Commission of the City of Carlsbad, California, held on the 7 th day of February,
2006 by the following vote to wit:
AYES: Commissioners Lewis, Hall, Kulchin, Packard, Sigafoose
NOES: None
ABSENT: None
ABSTAIN: None
:A. LEWIS, CHAIRMAN
ATTEST:
SECRETARY
PAGES
City of Carlsbad Housing and Redevelopment Department
A REPORT TO THE DESIGN REVIEW
BOARD
Application Complete Date: Staff: Cliff Jones
2/2/2005 Bob Wojcik
Environmental Review:
Categorical Exemption
ITEM NO. 1
DATE: November 21, 2005
SUBJECT: RP 04-23/CT 04-21 - "CARLSBAD VILLAGE TOWNHOMES": Request for a
Major Redevelopment Permit and Tentative Tract Map to allow the construction
of a 13,895 square foot, two story, nine-unit multi-family condominium with the
option to include one (1) Bed & Breakfast Inn on the property located at 2683 &
2687 Roosevelt Street in Land Use District 8 of the Carlsbad Village
Redevelopment Area.
I. RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. 300
recommending APPROVAL of RP 04-23, and ADOPT Design Review Board Resolution No.
301 recommending APPROVAL of CT 04-21 to the Housing and Redevelopment Commission
based on findings and subject to the conditions contained therein.
II. DEVELOPMENT APPROVAL PROCESS
The proposed project requires a major redevelopment permit because it involves new
construction of a building that has a building permit valuation greater than $150,000. This major
redevelopment permit serves as the site development plan required by Chapter 21.53 of the
Carlsbad Municipla Code. Additionally, the project requires the approval of a tentative tract map
because it involves separate ownership of the residential units. In accordance with
redevelopment permit procedures, the major redevelopment permit and tentative tract map are
being brought forward for a recommendation by the Design Review Board and for final approval
by the Housing and Redevelopment Commission.
The Design Review Board is being asked to hold a public hearing on the permits requested,
consider the public testimony and staff's recommendation on the project, discuss the project
and then take action to recommend approval or denial of the project.
The proposed project is not located within the Coastal Zone; therefore, a Coastal Development
Permit is not required for the subject project.
III. PROJECT DESCRIPTION AND BACKGROUND
The applicant, David Lee Soanes, has requested a major redevelopment permit and tentative
tract map to allow the construction of a 13,895 square foot, two-story nine-unit condominium
CARLSBAD VILLAGE TOWNHOMES
NOVEMBER 21, 2005
PAGE 2
project. The subject property totals 20,221 square feet and is located at 2683 & 2687 Roosevelt
Street in Land Use District 8 of the Carlsbad Village Redevelopment Area. The existing
structures on-site include three small apartment buildings (7 units total) with a shared driveway
aisle for access. The existing apartments are in a state of disrepair and are proposed to be
demolished in order to accommodate the new building. The subject property is bordered by a 4-
unit apartment building to the south, a single-family residence to the north, residential and office
development across Roosevelt Street to the east, and a non-conforming automotive use to the
west. The majority of the east and west side of Roosevelt Street include single family,
multifamily residences, and small offices.
The project consists of two-stories of residential condominiums located over underground
parking. There are nine (9) units total varying in size from 1,870 square feet to 3,300 square
feet, with the largest unit facing Roosevelt Street (Unit 6), having the option to operate as a
condominium or a Bed & Breakfast Inn. The two-story building is designed to appear as three
separate "row house" buildings in order to reduce the massing of the building along Roosevelt
Street and incorporates many architectural elements of the "old world" architecture. Each
residential unit has a 2-car garage with roll up garage doors and covered guest parking is
provided as required. Vehicular access to the site is provided off of Roosevelt Street.
IV. GENERAL PLAN CONSISTENCY
The General Plan includes the following goals for the Village: 1) a City which preserves,
enhances and maintains the Village as a place for living, working, shopping, recreation, civic
and cultural functions while retaining the Village atmosphere and pedestrian scale; 2) a City
which creates a distinct identity for the Village by encouraging activities that traditionally locate
in a pedestrian-oriented downtown area, including offices, restaurants, and specialty shops; 3) a
City which encourages new economic development in the Village and near transportation
corridors to retain and increase resident-serving uses; and 4) a City that encourages a variety of
complementary uses to generate pedestrian activity and create a lively, interesting social
environment and a profitable business setting. The General Plan objective is to implement the
Redevelopment Plan through the comprehensive Village Master Plan and Design Manual.
The proposed project is consistent with the goals and objectives for the Village, as outlined
within the General Plan, because it provides for a multi-family residential use in an appropriate
location within the Village. This in turn serves to enhance and maintain the area as a residential
neighborhood and encourages greater residential support opportunities in the Village. The
location of the project will provide the new residents an opportunity to walk to shopping,
recreation, and mass transit functions. The new residential units will enhance the Village as a
place for living and working. The project will also be close to existing bus routes, furthering the
goal of new economic development near transportation corridors.
V. CONSISTENCY WITH VILLAGE REDEVELOPMENT AREA VISION. GOALS AND
OBJECTIVES
The proposed project will be able to address a variety of objectives as outlined within the Village
Master Plan and Design Manual as follows:
GoaM: Establish Carlsbad Village as a Quality Shopping, Working and Living Environment.
CARLSBAD VILLAGE TOWNHOMES
NOVEMBER 21, 2005
PAGE 3
The proposed project will result in the development of new condominium units where residents
will be within clear walking distance to District 1, the retail and commercial core of the Village
Area. The new residences will increase the number, quality and diversity of housing units within
the Village, particularly those in proximity to transit, shopping and employment for those people
seeking to reside in the downtown area. The attractive architectural design of the project will
serve to enhance the site and the surrounding area.
Goal 2: Improve the Pedestrian and Vehicular Circulation in the Village Area. The project has
been designed to minimize the pedestrian/vehicular conflicts along Roosevelt Street by limiting
vehicular access to the site to one point from Roosevelt Street, thereby improving vehicular
circulation in the Village. Additionally, the proposed project will be in close proximity to both bus
and rail mass transit options and will thus encourage and promote the use of mass transit,
further improving vehicular circulation in the Village.
Goal 3: Stimulate Property Improvements and New Development in the Village. The Master
Plan and Design Manual was developed in an effort to stimulate new development and/or
improvements to existing buildings in the Village. The intent is that new development or
rehabilitation of existing facilities will then stimulate other property improvements and additional
new development. One of the objectives of this goal is to increase the intensity of development
within the Village. The proposed project will assist in the continued effort to improve the Village
Redevelopment Area, specifically in the Residential Support Area (Land Use District 8) by
providing for an appropriate intensity of residential development that is compatible with
surrounding area. Staff sees the development of the subject property as an additional catalyst
for further redevelopment along Roosevelt Street.
Goal 4: Improve the Physical Appearance of the Village Area. The project has a design that is
visually appealing and sensitive to surrounding development within the area. The architecture
of the new structure will meet the requirements of the design guidelines for the Village. The
new structure is two stories, and is stepped back from the property lines, which is in keeping
with the scale and intensity of the surrounding properties. Therefore, construction of the
proposed project will reinforce the Village character with appropriate site planning and
architectural design and materials that comply with City standards and requirements.
VI. CONSISTENCY WITH VILLAGE LAND USE PLAN
As set forth in the Village Master Plan and Design Manual, multi-family uses are classified as
permitted uses within Land Use District 8 of the Village Redevelopment Area. Permitted uses
are defined as those uses which are permitted by right because they are considered to be
consistent with the vision and goals established for the district. Although these land uses may
be permitted by right, satisfactory completion of the Design Review Process and compliance
with all other requirements of the Redevelopment Permit Process is still required. As mentioned
previously, the proposal also includes an option to operate Unit 6 as a bed & breakfast use.
Bed & breakfast uses are provisional uses in Land Use District 8. Considerations that must be
addressed to assess the appropriateness of a bed & breakfast use within District 8 are: 1) that
there is adequate provisions for on site parking 2) that noise and activity of late evening arrivals
and early morning departures is not disruptive to residents living near the site. Staff concludes
that the proposed project complies with both of these considerations. First, the project has been
constructed in order to meet the on-site parking requirements for a bed & breakfast use and the
required parking is easily accessible at the front of the subterranean garage. Second, staff
CARLSBAD VILLAGE TOWNHOMES
NOVEMBER 21, 2005
PAGE 4
believes the proposed building is architecturally significant and represents the character of the
Village well making a bed & breakfast use at the location quite charming and appropriate for the
Village area. In order to insure that residents of the project are made aware of the bed &
breakfast use, staff has conditioned the applicant to inform all future residents of the ability to
convert Unit 6 into a Bed & Breakfast use at the location.
Location and development criteria that must be assessed for provisional bed & breakfast
projects within District 8 are that parking areas for the bed & breakfast should be separate from
adjacent residential uses. Staff concludes that the parking for the bed & breakfast use is
separate from adjacent residential uses. The parking area for the bed & breakfast use is
contained in a separate area at the front of the building that will be serviced by a valet helping
reduce the impact upon the surrounding residential units.
The overall vision for the development of District 8 (Residential Support) is to accommodate a
relatively dense urban neighborhood with a Village scale and character. Permitted land uses in
District 8 include single and multi-family residential uses and provisional uses are primarily
office related. Staff believes that the proposed project achieves this vision by providing a highly
desirable residential use, which promotes the north end of Roosevelt Street as a quality
residential neighborhood. The building is designed in a manner that compliments nearby
residential uses incorporating many of the same architectural elements found in other Village
residential projects. Development of the subject property will serve as a catalyst for future
residential projects and help to promote the Village Design further along Roosevelt Street.
In summary, the proposed project supports the Village character for the area. The project is
located in close proximity to mass transit, parks, the beach, retail, and commercial services.
The project is consistent with the Village Master Plan and Design Manual and has also been
determined to be consistent with the General Plan, as related to the Village Redevelopment
Area.
VII. CONSISTENCY WITH VILLAGE DEVELOPMENT STANDARDS
The specific development standards for new development within Land Use District 8 are as
follows:
Building Setbacks: The Village Master Plan and Design Manual establishes the front,
rear and side yard setbacks for the property. In Land Use District 8, the required front yard
setback is 5-15 feet and the required side yard setback is 10% of the total lot width (12'5"), and
the rear yard setback is 5-10 feet. All setbacks are measured from property lines. The front
yard setback of the proposed building is 5 feet from the front property line (after a 5 foot street
dedication). The side yard setbacks are both set at the maximum of 12'5" from the side property
lines. The rear of the building is located 5 feet from the rear property line.
As set forth in the Village Redevelopment Master Plan and Design Manual, the top of the range
is considered to be the desired setback standard. However, a reduction in the standard to the
minimum, or anywhere within the range, may be allowed if the project warrants such a reduction
and the following findings are made by the Housing & Redevelopment Commission:
1. The reduced standard will not have an adverse impact on surrounding properties.
2. The reduced standard will assist in developing a project that meets the goals of the
Village Redevelopment Area and is consistent with the objectives for the land use district
CARLSBAD VILLAGE TOWNHOMES
NOVEMBER 21, 2005
PAGES
in which the project is to be located.
3. The reduced standard will assist in creating a project design which is interesting and
visually appealing and reinforces the Village character of the area.
The findings required allowing a reduction in the setbacks for the front and rear at a level below
the maximum are as follows. First, the proposed setback will not have an adverse impact on
surrounding properties as the reduced setback will allow for the parking to be visually
subordinated contained below grade and beneath the structure. Furthermore, the reduced
standard will help to break up the mass of the building allowing other portions of the building to
be setback further and stepped back at upper levels. Second, the reduced standard will assist
in developing a project that meets the goals of the Village Redevelopment Area and is
consistent with land use objectives in that the project will replace two blighted structures with a
visually appealing project with a scale and character that will improve the appearance and
condition of the current Village housing stock helping to stimulate property improvements and
further new development in the Village. Lastly, the reduced standard will assist in creating a
project design that is interesting and visually appealing and reinforces the Village character of
the area through setbacks that provide adequate space for landscape planters and decorative
paving at the ground floor and allow building recesses and relief along the various building
planes. The reduced standard will assist in creating greater architectural articulation adjacent to
the street and will assist in the effort to make the building visually interesting and more
appealing which is primary goal of the Village Design guidelines in reinforcing the Village
character. Based on these findings, it is staff's position that the proposed project satisfies the
setback requirements set forth for Land Use District 8.
Portions of the building along the front, rear, and sides that do encroach into the setback areas
are permitted as architectural encroachments pursuant to Section 21.46.120 of the Municipal
Code. Qualifying architectural encroachments for the proposed project include fireplace
structures, balconies, stairways, and guardrails.
Building Coverage: The range of building footprint coverage permitted for all projects in
Land Use District 8 is 60% to 80%. For the proposed project, the building coverage is 69%
which is within the established range. The bottom of the range is considered the desired
standard. However, an increase in the standard to the maximum, or anywhere within the range,
may be allowed if the project warrants such an increase and the following findings are made by
the Housing & Redevelopment Commission:
1. The increased standard will not have an adverse impact on surrounding properties.
2. The increased standard will assist in developing a project which meets the goals of the
Village Redevelopment Area and is consistent with the objectives for the land use district
in which the project is located.
3. The reduced standard will assist in creating a project design which is interesting and
visually appealing and reinforces the village character of the area.
The proposed building coverage is consistent with the building coverage for many of the
properties within the Village. The project provides ample setbacks on both the north and side
yards of 12'6" and a 5' setback is provided at the rear allowing for a building coverage of 69%,
which will not negatively impact the adjacent residential uses or the commercial use to the rear.
The proposed building coverage standard provides for the intensification of development
desired for the area and a building with a strong street presence, which assists in creating a
project design that is visually appealing and is consistent with the objectives for Land Use
CARLSBAD VILLAGE TOWNHOMES
NOVEMBER 21, 2005
PAGE 6
District 8. Therefore, staff finds that the building coverage is consistent with the desired
standard.
Building Height: The height limit for Land Use District 8 is 35 feet with a minimum 5:12
roof pitch. The proposed project will have a maximum height of 35 feet and a roof pitch of 7:12.
The chimneys do project above the 35-foot height limit however they are permitted as
architectural features according to Section 21.46.020 of the Municipal Code. Therefore, the
building height is in compliance with the established standard.
Open Space: A minimum of 20% of the property must be maintained as open space.
The open space must be devoted to landscaped pedestrian amenities in accordance with the
City of Carlsbad's Landscape Manual. Open space may be dedicated to landscaped planters,
open space pockets and/or connections, roof gardens, balconies, and/or patios. Qualified open
space for the proposed project includes: landscape and hardscape on the ground floor of the
front, rear, and sides of the building and private balconies and courtyards. The project provides
for a total of 6,650 square feet of open space, which represents 33% of the site and is
consistent with the open space requirement. Landscape and hardscape on the ground floor
alone (excluding the private balconies and courtyards) equates to 25% of the site.
Parking: The parking requirement for a multi-family dwelling is two standard spaces per
unit and Yz guest parking space per unit. The project provides eight two-car garages for units 1-
5 & units 7-9, as well as four covered guest spaces.
Unit 6 is proposed as an optional bed & breakfast unit (B&B), which requires two standard
spaces for the owner of the B&B plus one space for each guest room. With 4 bedrooms
proposed, the applicant proposes a tandem garage for the owner/caretaker of the B&B and a
four-space tandem garage to be parked by a complimentary valet. The Municipal Code does
not address standards for tandem valet parking. Tandem valet parking as an option can be
considered through permits such as redevelopment permits and the appropriate conditions
related to tandem valet parking can be developed through redevelopment permits. Staff
believes that the complimentary valet service of the tandem garage meets the parking
requirements because the required number of spaces are available and valet service makes
them accessible and suggests the use be conditioned to provide complimentary valet service
throughout the term of operation and during all hours of operation. This condition has been
incorporated into attached DRB Resolution No. 300.
Unit 6 triggers an additional guest parking space requirement (if sold as condominium rather
than a B&B), which is covered and provided for on site. The applicant wishes to have the
flexibility to either sell unit 6 or keep it for himself and operate it as a B&B. With either option
(B&B or condominium unit) the required parking is satisfied.
Residential Density: The Village Master Plan and Design Manual does not set forth
specific densities in the land use districts that permit residential uses. Instead, an appropriate
General Plan residential density is to be determined for each project based upon compatibility
findings with the surrounding area. Maximum project density may not exceed the Growth
Management Control Point (GMCP) for the applicable density designation unless a density
increase or bonus is granted in accordance with Chapters 21.53 and 21.86 of the Carlsbad
Municipal Code. Appropriate findings must also be made per Chapter 21.90 of the Carlsbad
Municipal Code to exceed the GMCP.
CARLSBAD VILLAGE TOWNHOMES
NOVEMBER 21, 2005
PAGE?
After considering the goals and objectives of the Village Redevelopment Area, the vision for
Land Use District 8, and surrounding land uses, staff is recommending a High Density
Residential (RH) General Plan Designation for the subject property. Justification for the RH
General Plan density designation is as follows:
1. The density is compatible with the surrounding area which contains a variety of uses
including residential, commercial, office, and light industrial. Residential uses in the area
range from single family residential to high-density multi-family residential. Application of the
RH General Plan designation on the subject property allows for the construction of a project
that is compatible with the mixture of surrounding uses in terms of size, scale, and overall
density.
2. The RH General Plan density designation serves to satisfy the goals of the Village
Redevelopment Master Plan by increasing the number, quality, diversity, and affordability of
housing units within the Village. The higher density designation makes it financially feasible
to construct the multi-family units in today's economy. The Village Redevelopment Area has
an abundance of residential rental units, but few condominiums have been developed in the
area since prior to the inception of the redevelopment plan in 1981.
3. The RH General Plan density designation serves to satisfy the objectives of Land Use
District 8 by increasing the number of residential units in close proximity to shops,
restaurants, and mass transportation (Bus & Village Coaster Station). Higher residential
densities in close proximity to mixed-use areas with easy access to mass transportation
promote greater job/housing balance and help solve regional issues such as reduced traffic
congestion and improved air quality.
The RH designation allows for a density range of 15 to 23 dwelling units per acre with a Growth
Management Control Point (GMCP) of 19 dwelling units per acre. The site area for the proposed
project is .464 acres (20,221 square feet), which will accommodate 8.81 dwelling units per the
GMCP. As discussed below, the project applicant is requesting a density increase to
accommodate a total of 9 dwelling units. With 9 dwelling units proposed, the project results in a
density of 19.4 dwelling units per acre, which is slightly above the GMCP of the RH density
range (15-23 dwelling units per acre).
In accordance with the Growth Management Ordinance specific findings regarding the
availability of public facilities must be made in order to approve a density bonus above the
GMCP. The proposed project complies with these findings because all necessary public
improvements and facilities to accommodate the proposed development have been provided or
are required as conditions of project approval. In addition, there have been sufficient
developments approved in the northwest quadrant at densities below the control point to offset
the units in the project above the control point so that approval will not result in exceeding the
quadrant limit. Justification for meeting the findings of the Growth Management Ordinance to
allow a density that exceeds the GMCP has been incorporated into the attached DRB
Resolution No. 300.
Inclusionary Housing Requirements: All residential projects within the Village
Redevelopment Area are subject to the City's Inclusionary Housing Ordinance, Chapter 21.85 of
the Carlsbad Municipal Code, and those requirements imposed by Redevelopment Law. In
CARLSBAD VILLAGE TOWNHOMES
NOVEMBER 21, 2005
PAGES
accordance with Redevelopment Law, 15% of the private housing units constructed within a
redevelopment area must be affordable to low and moderate income persons, of which not less
than 40% (or 6% of the total units) must be affordable to very low income households. Per City
Ordinance, 15% of the total housing units constructed must be affordable to low income
households.
In order to satisfy the inclusionary housing requirements for the project, the property owner must
provide 1 housing unit (15% x 9 units) affordable to low income households if provided on-site &
2 units if provided off-site.. The property owner has agreed to exercise one of the following
three options with the approval of the Commission and/or City Council: (1) enter into an
affordable housing agreement to deed restrict one unit within the project for purposes of
providing housing which is affordable to low income households for a period of thirty years; (2)
property owner will purchase and deed restrict two units off-site but within the northwest
quadrant and designate the units for low-income qualifying per-city policy; (3) property owner
will purchase housing credits from an approved combined project, if available.
DRB Resolution No. 300 includes a condition requiring the property owner to provide and deed
restrict one (1) or two (2) dwelling unit(s) as affordable to lower-income households prior to the
approval of the Final Map for the project in accordance with the requirements for for-sale
inclusionary units as outlined in Section 21.85.040(E) of the Carlsbad Municipal Code. With the
provision of one or two affordable housing unit(s) through one of the three aforementioned
options, the project will satisfy its inclusionary housing requirement.
Planned Development: The Village Master Plan includes a specific condition for
residential units proposed for separate ownership which states that all such units shall comply
with the development standards and design criteria set forth by the Planned Development
Ordinance, Chapter 21.45 of the Carlsbad Municipal Code. This requirement was added during
the 1996 update to the Village Redevelopment Master Plan and Design Manual with the intent
to provide an additional layer of development standards to insure that any development
standards unique to condominium projects were included in the Master Plan.
In addition to the development standards set forth in the Village Master Plan, the Planned
Development Ordinance provides development standards for recreational space, lighting,
utilities, recreational vehicle storage, tenant storage space, refuse areas and antennas. The
project was found to comply with each of the development standards and design criteria of the
Planned Development Ordinance. The following is an analysis of how the project provides for
the development standards set forth in the Planned Development Ordinance, that are standards
not already addressed within the Village Master Plan:
Recreational Space: Private recreational space shall be provided for all planned
development projects with fewer than ten (10) units through a 15'x15' patio or 120 square feet of
balcony area for each unit. The proposed units each contain a minimum of 120 square feet of
total balcony area/above grade courtyard area. With nine units proposed, a total of 1,080
square feet of private recreational space is required for the proposed project. The proposed
project provides for a total of 1,600 square feet of private recreational space and, therefore,
exceeds the standard.
Lighting: Lighting adequate for pedestrian and vehicular safety and sufficient to
minimize security problems shall be provided. As a standard condition of approval, the
CARLSBAD VILLAGE TOWNHOMES
NOVEMBER 21, 2005
PAGE 9
applicant shall be required to submit a lighting plan, subject to the approval of the Housing &
Redevelopment Director, prior to issuance of a building permit. This condition has been
incorporated into attached DRB Resolution No. 300.
Utilities: There shall be separate utility systems for each unit. This condition has been
incorporated into attached DRB Resolution No. 300.
Tenant Storage Space: The Planned Development Ordinance requires separate storage
space of at least four hundred eighty (480) cubic feet for each unit. If all the storage for each
unit is provided in one area, this requirement may be reduced to three hundred ninety two (392)
cubic feet per unit. This requirement is in addition to closets and other indoor storage areas that
are normally part of a residential dwelling unit. Each unit has been designed to provide for a
minimum of 480 cubic feet of storage space. Therefore, sufficient storage area has been
designed into the units.
Antennas: Individual antennas shall not be permitted. The project shall have a master
cable television hookup. This condition has been incorporated into attached DRB Resolution
No. 300.
Parking: The Planned Development Ordinance does not trigger any additional parking
requirements beyond what is required within the Village Master Plan. Therefore, the project
meets the parking requirements of the Planned Development Ordinance.
Building Coverage. Height and Setbacks: These standards are established individually
according to the applicable land use district within the Village Redevelopment Area. The details
of these development standards were previously discussed above.
VIM. CONSISTENCY WITH DESIGN GUIDELINES
All new projects within the Village Redevelopment Area must make a good faith effort to design
a project that is consistent with a village scale and character. In accordance with the design
review process set forth in the Carlsbad Village Redevelopment Master Plan and Design
Manual, the Design Review Board and the Housing and Redevelopment Commission, as
appropriate, must be satisfied that the applicant has made an honest effort to conform to ten
(10) basic design principles. These design principles are:
1. Development shall have an overall informal character.
2. Architectural design shall emphasize variety and diversity.
3. Development shall be small in scale.
4. Intensity of development shall be encouraged.
5. All development shall have a strong relationship to the street.
6. A strong emphasis shall be placed on the design of the ground floor facades.
7. Buildings shall be enriched with architectural features and details.
8. Landscaping shall be an important component of the architectural design.
9. Parking shall be visibly subordinated.
10. Signage shall be appropriate to a village character.
The proposed project is consistent with the design principles outlined above. The project
provides for an overall informal character, yet maintains a pleasant architectural design
2-
CARLSBAD VILLAGE TOWNHOMES
NOVEMBER 21, 2005
PAGE 10
conducive to the surrounding neighborhood and overall Village character. The project is
designed to appear as a cluster of row houses taking their character from the best of the "old
world" architecture. The applicant has incorporated several desirable design elements to
achieve the desired Village character. The architectural design elements include the
incorporation of various sized multi paned windows with decorative trim, recessed windows with
decorative trim, smooth brick chimney stacks with copper caps, wrought iron balcony railings,
varied stucco colors, simulated slate roofing with a 7:12 roof pitch, and wood siding accented
with wood timber detail. The buildings have a very strong relationship to the street in that they
are physically located in close proximity to the public sidewalk area along Roosevelt Street and
enhance the pedestrian-orientation by providing enhanced landscaping and attractive planter
walls accented by rock work. The parking is visually subordinate in that it is located beneath the
residence at the basement level. A summary of the design features related to the project is
provided as an exhibit to this report (See Attached Exhibit B).
X. TRAFFIC. CIRCULATION. SEWER. WATER. RECLAIMED WATER AND OTHER
SPECIAL CONSIDERATIONS
The project, as conditioned, shall comply with the City's requirements for the following:
Traffic & Circulation:
Projected Average Daily Traffic (ADT): 9 units @ 8 ADT = 72 ADT
Due to the project's low generation of traffic, this project does not trigger the need for a traffic study.
This project is served by Roosevelt Street and has direct access to public streets. The streets in
the area have been designed to handle the traffic volumes generated by this project.
Sewer:
Sewer District: City of Carlsbad
Two new sewer laterals will be installed for the project. The laterals will connect with the existing
main in Roosevelt Street. A dual sewage ejector pump system will be required for living area on
the basement level.
Water:
Water District: Carlsbad Municipal Water District
Each unit will have its own water meter. Two service connections will be made to the existing
water main in Roosevelt Street, which will then be manifolded to a total of nine new meters. The
project will construct a new fire hydrant, and the building will include fire sprinkler systems.
Grading:
Permit required: Yes. Project proposes 1000 cubic yards of cut, 600 cubic yards of fill, and an
export of 400 cubic yards. Maximum depth of cut is approximately 4 feet, and the maximum depth
of proposed fill is approximately 6 feet.
Offsite approval required: No
Hillside grading requirements met: n/a
CARLSBAD VILLAGE TOWNHOMES
NOVEMBER 21, 2005
PAGE 11
Drainage and Erosion Control:
Drainage basin: Buena Vista Watershed
Erosion potential: low
The site currently drains to the southwest, away from Roosevelt Street. The pre-development
flows are 1.7 cts. After development, the peak flow is increased to 2.6 cfs before detention. The
project proposes onsite detention to lower peak runoff to the pre-development rate of 1.7 cfs. The
runoff will be discharged through a 60-foot long manifold with 45 holes of 1.25" diameter, to
approximate the current sheet flow conditions.
Land Title:
Conflicts with existing easements: No
Public easement dedication required: Yes - project will dedicate 5 feet along the Roosevelt
Street frontage to complete a half-street Right-of-Way width of 30 feet.
Site boundary coincides with Land Title: Yes
Improvements:
Offsite improvements: Yes
Standard Waivers required: No
The project is constructing a new fire hydrant on Roosevelt Street. The Roosevelt Street frontage
is already improved with curb, gutter and sidewalk.
Storm Water Quality:
The applicant is required to implement Best Management Practices (BMP) measures, to the
maximum extent practical, to ensure that no additional pollutants-of-concern are contributed
downstream of the project. The applicant has prepared a Preliminary Storm Water Management
Plan that lists BMPs including site design, covered parking, stenciling of catch basins, and catch
basin filters.
XI. ENVIRONMENTAL REVIEW
The Housing & Redevelopment Department has conducted an environmental review of the
project pursuant to the Guidelines for Implementation of the California Environmental Quality
Act (CEQA) and the Environmental Protection Ordinance of the City of Carlsbad. As a result of
said review, the project has been found to be exempt from environmental review pursuant to
Section 15332 of the State CEQA Guidelines as an infill development project. The necessary
finding for this environmental determination is included in the attached Design Review Board
resolution.
A noise study was prepared by Eilar Associates to determine whether there was a potential for
subjecting the future residents of the project to significant noise impacts. This study concluded
that no interior or exterior noise mitigation will be necessary at any location on-site.
XII. ECONOMIC IMPACT
CARLSBAD VILLAGE TOWNHOMES
NOVEMBER 21, 2005
PAGE 12
The proposed project is anticipated to have a positive financial impact on the City and the
Redevelopment Agency. First, the redevelopment of what was previously an under-utilized lot
will result in increased property taxes. This increase in property tax will further result in
increased tax increment to the Redevelopment Agency. Second, the project may serve as a
catalyst for other improvements in the area, either new development or rehabilitation of existing
buildings, through the elimination of a blighting influence within the area. Staff anticipates that
this project will have a strong influence on the future redevelopment of properties along
Roosevelt Street and throughout the Village.
XIII. CONCLUSION
Staff is recommending approval of the project. The project will have a positive fiscal impact on
both the City and the Redevelopment Agency and will assist in fulfilling the goals and objectives
of the Village Redevelopment Master Plan and Design Manual.
ATTACHMENTS:
A. Staff Analysis of Project Consistency with Village Master Plan Design Guidelines
B. Design Review Board Resolution No. 300 recommending approval of RP 04-23.
C. Design Review Board Resolution No. 301 recommending approval of CT 04-21.
D. Location Map
D. Exhibits "A - J", dated November 21, 2005, including reduced exhibits.
SITE
CARLSBAD VILLAGE TOWNHOMES
RP 04-23x1/CT 04-21x1
L) lo
Proposed Development
,- "
Two-Story 9-Unit
Condominium Project
Unit 6 (front unit in yellow)
has an option to operate as a
Bed & Breakfast Inn
Underground parking
Frontage and access off
Roosevelt Street
Minutes of: DESIGN REVIEW BOARD
Time of Meeting: 6:00 P.M.
Date of Meeting: NOVEMBER 21, 2005
Place of Meeting: SENIOR CENTER
CALL TO ORDER
Chairperson Heineman called the Meeting to order at 6:00 p.m.
PLEDGE OF ALLEGIANCE
Chairperson Heineman asked Board Member Lawson to lead the group in the Pledge of Allegiance.
ROLL CALL
Chairperson Heineman proceeded with the roll call of Board Members.
Present: Board Members: Julie Baker
Tony Lawson
Sarah Marquez
Michael Schumacher
Chairperson: Courtney Heineman
Absent: None
Staff Present: Housing and Redevelopment Director: Debbie Fountain
Assistant Planner: Cliff Jones
Deputy City Engineer: Bob Wojcik
Assistant City Attorney: Jane Mobaldi
APPROVAL OF MINUTES
ACTION: The Board unanimously approved the minutes of the April 18, 2005 meeting.
COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED ON THE AGENDA
There were no comments from the audience.
NEW BUSINESS
Chairperson Heineman asked Ms. Debbie Fountain, Director of Housing and Redevelopment, to present
the item on the agenda tonight.
Ms. Fountain stated the first item on the agenda is a major redevelopment permit for Carlsbad Village
Town homes and Cliff Jones, Assistant Planner in Housing and Redevelopment, assisted by Bob Wojcik
from the Public Works Engineering Division, will make a presentation tonight.
Cliff Jones stated the applicant, David Lee Soanes, is requesting a major redevelopment permit for the
construction of a 13,895 square foot, two-story nine-unit condominium project located at 2683 and 2687
Roosevelt Street in Land Use District 8 of the Carlsbad Village Redevelopment Area.
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21, 2005
PAGE 2 of 8
The project requires a major redevelopment permit because it involves new construction of a building that
has a building permit valuation that is greater then a $150,000. In accordance with redevelopment
procedures, the major redevelopment permit is being brought forward for recommendation by the Design
Review Board and for final approval by the Housing and Redevelopment Commission.
The subject property is located on the west side of Roosevelt Street between Laguna Drive and Beech
Avenue. The existing structures on the property include three small apartment buildings with a total of six
units. The apartments are in various stages of disrepair and are proposed to be demolished in order to
accommodate the proposed building. The proposed project is bordered by a four-unit apartment building
to the south; to the north of the proposed project is a single-family residence; to the east across Roosevelt
Street is an office use and a residential use; and the property to the west contains a non-conforming
automotive use.
The proposed development consists of two-stories of residential condominiums located over underground
parking. There are nine units total varying in size from 1,870 square feet to 3,300 square feet; with the
largest unit facing Roosevelt Street (Unit 6), having the option to operate as a Bed and Breakfast Inn or to
be sold as a condominium. There are six three-bedroom units, two four-bedroom units, and one five-
bedroom unit. The Bed and Breakfast Inn is a four-bedroom unit and it is differentiated from the other
units by its off-yellow color.
The building was designed to appear as separate components in order to reduce the mass of the structure
along Roosevelt Street. On Roosevelt Street, the building appears as two separate residences. The front
entry porches are aimed toward the street in order to increase the sense of neighborhood and their one
additional residences located behind. Vehicular access to the underground parking is provided off of
Roosevelt Street. The residents may access the units at the basement level or at the ground floor at the
front and the side of the property.
The Village Master Plan and Design Manual includes the regulations governing the development in the
village. The proposed project is within Land Use District 8 of the Village Redevelopment Area. Multifamily
residences are classified as permitted uses within Land Use District 8. Permitted uses are defined as
those, which are permitted by right because they are considered to be consistent with the vision and goals
established by the district. The overall vision for the development of District 8 provides for a gradual
transition to higher quality residential and low-impact commercial uses, which will provide support for the
village center and reinforce the area north of Beech Avenue as a quality residential neighborhood.
Staff concludes that the multifamily use complies with the vision and the related goals of the District. The
project also includes an option to operate unit 6 as a Bed and Breakfast Inn. Considerations that must be
addressed to assess the appropriateness of a Bed and Breakfast Inn are presented to the Design Review
Board. Staff concludes that the project complies with both of these considerations. First, the project as
constructed has met the on-site parking requirements and required parking is easily accessible at the front
of the subterranean garage in order to reduce obstructions to adjacent neighbors. In order to further
assure that residents of the project are not disrupted, all future owners will be required to be notified prior
to purchase that unit 6 has the option to operate as a Bed and Breakfast Inn. Staff feels that the Bed and
Breakfast use adds character to the village area, that the use of this location is quite charming and
appropriate for the village, and the use complies with the vision and related goals of the District.
Staff believes the proposed project assists in satisfying the goals and objectives set forth for Land Use
District 8 for the following reasons:
• It provides for a desirable use or uses;
• The project may serve as a catalyst for future development;
• The project is compatible with the surrounding residential character of the area;
• The proposed project replaces an existing blighted structure with an architecturally appealing one;
and
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21,2005
PAGE 3 of 8
• The project increases the number and quality of housing types.
The proposed project meets all of the required development standards outlined in the Village Master Plan.
The project provides for an abundance of open space and landscaping and appropriate building coverage
as well. The building height of the project is in compliance with the established standard set at the
permitted maximum height of 35 feet. Adequate parking is provided for the residential units through the
use of two-car garages and guest parking as required. Parking for the Bed and Breakfast Inn, Unit 6, is
accommodated through the use of a tandem valet service for the guests and a tandem garage is provided
for the owner of the Bed and Breakfast Inn.
Through the proposed accommodations, the parking requirements of four spaces for the Bed and
Breakfast Inn and the two required spaces for the owner is met. The municipal code does not have
specific requirements with regards to tandem valet parking for commercial use. Therefore, the tandem
parking can be approved as part of the redevelopment permit process. Staff feels the proposed parking
meets the parking requirements and is adequate for the Bed and Breakfast Inn use.
In Land Use District 8, the front yard setback is 5-15 feet. The side yard setback is required to be 10% of
the total lot width (12'5"). The rear yard setback range is 5-10 feet. The proposed project falls within the
required setback ranges. The side yard setbacks are set at 12 feet, 5 inches. The front yard setback is
set at 5 feet after a 5-foot street dedication. The rear yard setback is set at 5 feet. Appropriate findings to
allow the setback to be set at the bottom of the range for the front and rear yard setbacks are contained in
the Staff Report to the Design Review Board. Staff feels that the reduced front yard setback helps to
achieve the village feel and character by having residents closer to the street while maintaining adequate
space for decorative landscaping and decorative walkways. With the 5-foot street dedication and 5-foot
setback, the building will remain in character with the rest of the buildings along Roosevelt Street. Staff
feels the reduced rear yard setback will not have an adverse impact to the automotive use to the rear, as
the building is visually interesting and appealing and stepped back at portions of the rear building facade
help to reduce the mass of the building as viewed from the rear.
In addition to the development standards set forth in the Village Master Plan, the Planned Development
Ordinance provides development standards for recreational space, lighting, tenant storage space, utilities,
recreational vehicle storage, and antennas. The project was found to comply with each of the
development standards and design criteria of the Planned Development Ordinance.
The proposed project is also consistent with the design principles outlined in the Village Design Manual.
The project provides for an overall informal character in design. The development has a strong
relationship to the street. The building is rich with architectural features and details such as various sized
windows, decorative trim and recesses, simulated slate roofing with a 7:12 roof pitch, wood siding
accented with wood detail, smooth brick chimney stacks with copper caps, wrought iron balcony railings,
and varied building colors. The proposed project also provides for an abundance of open space and
landscaping along all sides of the residence. Parking is visually subordinate as it is contained below the
residence at the basement below.
The Housing and Redevelopment Department has conducted an environmental review of the project
pursuant to the guidelines for implementation of the California Environmental Quality Act and the
Environment Protection Ordinance for the City of Carlsbad. As a result of the said review, the project has
been found to be exempt from environmental review pursuant to Section 15332 of the State CEQA
Guidelines as an infill development project. The necessary findings for this environmental determination
are included in the attached Design Review Board Resolution.
The proposed project is anticipated to have a positive financial impact on the City and the Redevelopment
Agency. First, the redevelopment of what was previously an under-utilized lot will result in increased
property taxes. This increase in property tax will further result in increased tax increment to the
Redevelopment Agency. Second, the project will serve as a catalyst for future improvements in the area,
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21,2005
PAGE 4 of 8
either new development or rehabilitation of existing buildings, through the elimination of a blighted
structure and construction of a quality multifamily residential project.
In conclusion, staff is recommending approval of the project. Development of the site is anticipated to
have a positive fiscal impact on both the City and the Redevelopment Agency and will assist in fulfilling the
goals and objectives of the Village Redevelopment Master Plan.
Board Member Lawson asked how the Bed and Breakfast Inn would be operated and how would the
owners or purchasers of the condominiums be notified that Unit 6 could be operated as a Bed and
Breakfast Inn?
Mr. Jones said as s condition of approval of the project, any future purchasers of the unit would be
required to be notified in writing that Unit 6 could be operated as a Bed and Breakfast Inn.
Board Member Schumacher asked if that was in the CC&R's? He is concerned when people buy
properties, they get a large stack of papers and usually don't read all of it. He wouldn't want a person to
buy a unit and then down the line find out it could be operated as a Bed and Breakfast Inn.
Mr. Jones said staff will require that the notification be a separate form for them to acknowledge and sign
,off.
Board Member Marquez asked about allowing tandem parking in the village. I can see it being allowed for
business purposes, but also gives rise to the question for the option of purchasing an off-site or
implementing the in-lieu fee parking. Then purchasing the additional parking spaces needed for this unit
as opposed to making it a non-conforming situation with tandem parking. In the past, we had an applicant
who came in and wanted to do an addition to her home and only had a one-car garage and the only way
they could conform was to tear down the parking structure and make a two-car garage because tandem
parking was not allowed. Were all of those options pursued? Also, are we as a board setting precedent
for businesses all over the village to set up a valet type of parking situation to meet the parking
requirements?
Mr. Jones said that staff doesn't believe it will be setting a precedent for all commercial uses. The Bed
and Breakfast Inn is a unique situation that falls within the territory of the residential area. The Bed and
Breakfast Inn use is being approved primarily as part of this redevelopment permit. Anyone else who
wanted to do a tandem valet situation would have to be reviewed at that time. The reason staff looked at
this scenario and analyzed it was the residential unit is required to have parking on site and this was an
acceptable alternative to either have them create it as a residential unit by parking on site or as an
alternative as a Bed and Breakfast. The parking in-lieu program was not analyzed at that time.
Board Member Marquez asked if the applicant is going to operate this Bed and Breakfast or is that being
sold off as a separate entity?
Chairperson Heineman said the Board can ask the applicant.
Mr. Jones said the applicant has expressed interest to either create it as a Bed and Breakfast Inn, if it is
financially feasible, or to sell it off.
Chairperson Heineman said that should be discussed with the applicant.
Board Member Marquez asked if the designation as being a business, does that go with the property
indefinitely?
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21,2005
PAGE 6 of 8
Board Member Lawson asked the staff if in regard to the building being used as a Bed and Breakfast, are
there any structural changes that will have to be done in order to accommodate that? I am thinking about
ADA. Right now the site is laid out so you can go into the garage in the lower level and you can access
that one unit below, but how is that person supposed to get to the kitchen and the rest of the facilities?
There is only that one room downstairs.
Mr. Jones said that was recently discussed. On the ground floor level they have ramps that can be put
into place in order to have the lower unit of the Bed and Breakfast be fully accessible. I am not aware of
all the building code requirements. However, the architect might be a better person to ask that question of
for more detail.
Bob Enright, the applicant, lives in San Marcos though loves the City of Carlsbad. He did a survey of the
downtown area of Carlsbad and found there wasn't an actual Bed and Breakfast other than the one on
Chestnut. In his survey, he found that Denver is noted for old, quaint mansions. He feels that letting
people know about the Bed and Breakfast is important.
Board Member Lawson commented that it sounds like Mr. Enright is excited about the Bed and Breakfast,
but it is presented as an option as part of this application. What would be the circumstances then that
would arise that would cause you not to do the Bed and Breakfast? Because it sounds like you want to do
it, but I'm wondering then why wasn't it presented as that's what you are going to do or is there something
that would give you a reason not to have it?
Mr. Enright answered that it is an option and with the unknowns in real estate, it is hard to guarantee that a
Bed and Breakfast will be in place. If it happens, it should be a win-win situation.
Board Member Lawson said he would conclude then from your perspective, your project is eight units and
a Bed and Breakfast with the option of one of those units, the Bed and Breakfast, becoming a town home.
Usually when someone presents something as an option, it is only likely, but this sounds like you want to
do a Bed and Breakfast.
Board Member Baker asked about the affordable housing agreement, you kept your three options open.
At what point will the decision need to be made for a building permit to be pulled?
Mr. Jones said it would be prior to final map approval.
Board Member Baker asked what will trigger if he provides a for-sale unit?
Mr. Enright said it would be nice to have one off-site too. The ideal situation would be to have one off-site,
but it hasn't been decided yet.
Mr. Soanes, 6378 Paseo Potrerd, commented the option control is driven by the market. It is one of those
juggling acts.
Board Member Baker asked if there are projects available in Carlsbad that can be bought into?
Mr. Jones said currently there are not any projects.
Board Member Baker commented then there is the option to buy into a project?
Mr. Jones agreed that potentially there is. There is a project that has not been approved yet. It is
currently in process so it could potentially be approved by the time this project goes forward for building
permit.
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21,2005
PAGE 5 of 8
Mr. Jones said as it is written currently, yes, but it could be made as a condition of approval that if it is
designated as a residential use to begin with, that it can never later be converted to a Bed and Breakfast if
that is something the Board would like to do.
Board Member Baker asked as a follow up with Board Member Marquez's question, so it's not a condition
of the use permit to have an expiration on it?
Mr. Jones said it is not a conditional use permit in the sense there isn't an expiration. However, staff does
have the ability to revoke the permit if need be. The resolution has been written in order to allow for that to
occur.
Debbie Fountain, Director of Housing and Redevelopment, added that one reason staff classifies certain
uses as provisional uses is that we want to look closer at them to make sure they are compatible with the
area they are going into. We want to see if they will cause conflict to the area. Also you can put additional
operational conditions on them if necessary. We don't create them like a conditional use permit where we
put an expiration date. It would actually be a permitted use, but it would have certain conditions on it for
operations. One of the things I wanted to add is that we looked at this as a mixed-use project so it has the
residential and commercial component. It is just unique because it has a Bed and Breakfast as part of the
residential where it may not have residential over retail or residential over office. The Bed and Breakfast
is something you are probably not used to seeing, but we looked at it in that same concept. It is also
further unique because we are saying it can be either residential or the Bed and Breakfast. From a
residential standpoint, it makes more economic sense. The Bed and Breakfast makes more sense later
on so as the village area continues to develop, they still have that option to bring it on.
Chairperson Heineman asked if it can start out as a residence?
Ms. Fountain agreed. They have some complications in terms of their affordable housing requirements if
it is classified as a residential unit verses a Bed and Breakfast because the inclusionary housing
ordinance requirements don't apply if it is a commercial unit. If it is a residential unit, then it goes into the
calculations to what they are required to put on site.
Jane Mobaldi, Assistant City Attorney, added she believes in this district mixed use of commercial and
residential is an actual permitted use. Had it been a purely commercial use, we wouldn't be talking about
conditions because it would be permitted by right. It is just because it happens to be a Bed and Breakfast,
It becomes a provisional use.
Board Member Lawson said with respect to the tandem parking and given this is subterranean, what
provisions are there for code compliance to make sure those actually are available so that any of the
prospective commercial people coming in to use the Bed and Breakfast aren't forced to actually park out
in the street and burden the street. Is there a way to know they will have that parking available to the Bed
and Breakfast patrons?
Mr. Jones said it is a condition of approval that they be required to have tandem parking valet service.
The thought is that the owner and operator of the Bed and Breakfast would also be doing this. If staff
does discover at a later time that they are not using the tandem parking area as required by their permit,
that is something we can take back to the Board as part of the conditions of approval. The permit could
be revoked at a later time if necessary.
Board Member Lawson reiterated then the valet element is critical to the formula then.
Mr. Jones said yes.
Assistant City Attorney, Mobaldi, said there is some precedence for that at Vigilluci's as they have tandem
valet parking that was approved because it is a tight situation. That was the only way it would be feasible.
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21,2005
PAGE 7 of 8
Ms. Fountain said it also ultimately depends on what the City Council will approve.
Board Member Schumacher asked Mr. Soanes if anything needs to be done to Unit 6 so ADA will approve
it?
Mr. Soanes said they would make two of the bedrooms ADA accessible. There will accessibility from the
street and parking area.
ACTION: Motion by Board Member Baker, and duly seconded by Board Member Marquez,
to adopt Design Review Board Resolution 301, recommending approval of RP 04-23/CT 04-21 to the
Housing and Redevelopment Commission, which is a request for a major redevelopment permit to allow
the construction of a 13,895 square foot, two story, nine-unit multi-family condominium with the option to
convert one (1) condominium unit to one (1) bed and breakfast inn on the property located at 2683 and
2687 Roosevelt Street in Land Use District 8 of the Carlsbad Village Redevelopment Area, based on the
findings of the subject conditions. Board Member Baker added she would like a condition put in the
motion to require the paperwork for the Bed and Breakfast Inn be separate from all other paperwork at the
conclusion of escrow. She would like to make an amendment to the motion that the notification for the
Bed and Breakfast be on a separate 8 Vt by 11 sheet of paper.
VOTE: 5-0-0
AYES: Heineman, Baker, Lawson, Marquez, and Schumacher
NOES: None
ABSTAIN: None
ABSENT: None
DIRECTOR'S REPORT
Ms. Fountain welcomed a new Design Review Board Member, Mr. Michael Schumacher.
Staff is working on a review of the Development Standards for the Village area. Staff has given some
preliminary presentations to the City Council and the Downtown Enhancement Committee. We are
looking at changing the height restrictions, density restrictions and setback restrictions. We are still in the
study part of this as to what we will be doing in the future. We had a Council workshop, and I will bring the
presentation to this group probably at our next meeting. We are looking at taking the Council on a tour of
some areas that have some denser projects and some different standards to help them visualize the
proposed changes.
Chairperson Heineman asked if it would be in this area.
Ms. Fountain answered no, it will probably be anywhere actually in California. It may even be in Northern
California. She asked if the Design Review Board has any ideas on areas you have seen that has a little
higher density or taller projects that come up to the sidewalk that still has the village feel, we'd like to hear
from you. Please e-mail me or call me if you have any ideas.
Board Member Lawson said he is confused on how we will deal with the separate Village ideas that are
being presented by the separate sponsored Village merchants. Also by the Design Competition, how
does that relate to specifically what we are doing with the city?
Ms. Fountain said this group is primarily responsible for reviewing development projects. Anything related
to development projects will come before this Board. The Downtown Enhancement Committee that is
operating through the Chamber are looking at other ways they can help to encourage development in the
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21, 2005
PAGE 8 of 8
downtown; whether that is peer assistance, development assistance, etc. It is all supplementing what is
going on, but everyone has a different niche.
Board Member Marquez asked if the new development of the new design guidelines will allow the Board
to do more studying of providing goals for developers in the downtown to enhance pedestrian traffic. Is
there an opportunity to create zones or overlays?
Ms. Fountain said there is always a possibility to add more.
Board Member Marquez agreed but thought it would be good to encourage more pedestrian traffic
especially near the transit district.
Ms. Fountain agreed you could share your ideas. We currently have different development standards for
different districts.
Board Member Marquez commented that we have all that property in the Santa Fe right-of-way which
could develop more parking for downtown by building a structure of some sort.
Ms. Fountain said that is always a big issue, parking. We actually don't own that property, it is owned by
North County Transit District. They are currently doing their own planning process of their property and
trying to determine what they want to build on their property. We have shared with them that we'd like to
see a parking structure.
Board Member Marquez commented that the current parking lot is always full throughout the day.
Ms. Fountain said we have to understand that they are another agency. They are a State agency.
Board Member Marquez also said that maybe we could look at putting the railroad tracks underground.
Ms. Fountain said that has been raised previously as well.
ADJOURNMENT
By proper motion, the Special Meeting of November 21, 2005, was adjourned at 6:55 p.m.
Respectfully submitted,
DeEbie Fountain
Housing and Redevelopment Director
PATRICIA CRESCENT!
Minutes Clerk
MINUTES
MEETING OF: THE HOUSING AND REDEVELOPMENT COMMISSION
(Special Meeting)
DATE OF MEETING: February 7, 2006
TIME OF MEETING: 6:00 p.m.
PLACE OF MEETING: City Council Chambers
CALL TO ORDER: Chair Lewis called the Special Meeting to order at 8:51 p.m.
ROLL CALL:
Present: Commissioners Lewis, Hall, Kulchin, Packard, Sigafoose
Absent: None.
APPROVAL OF MINUTES:
On a motion by Vice Chair Hall, minutes of the following meeting were approved as
presented:
Minutes of the Special Meeting held January 17, 2006.
PUBLIC HEARING:
1. AB #379 - CARLSBAD VILLAGE TOWNHOMES RP 04-23/CT 04-21.
Assistant Planner Cliff Jones presented the staff report and reviewed a PowerPoint
presentation (on file in the office of the City Clerk).
Vice Chair Hall confirmed with staff that there were no speakers at the Design Review Board
meeting regarding the project.
In response to an inquiry by Vice Chair Hall, Mr. Jones explained that the height of the wall on
the west corner of the proposed project is three to four feet and that the fence on the west-
facing elevation (separating commercial use from residential), is about 9 to 10 feet high.
Chair Lewis opened the duly noticed Public Hearing at 9:00 p.m.
The applicant, Bob Enright, 244 Violet, San Marcos, came forward to address Council.
Mr. Enright stated that he would be happy to answer any questions.
David Lee Soanes, the architect for the applicant, 6378 Paseo Potrero, Carlsbad, came
forward to address Council. Mr. Soanes explained the elevations of the project and
thanked staff for their assistance with the project.
February 7, 2006 HOUSING AND REDEVELOPMENT COMMISSION MEETING Page 2
Seeing no one else wishing to speak, Chair Lewis closed the duly noticed Public
Hearing at 9:04 p.m.
Commissioner Packard inquired why this project would be given a wall height variance
from the Standards maximum allowable wall height of 6 feet.
Mr. Jones explained that due to the constraints on the site, a wall height variance is
being proposed for this project and that the Housing and Redevelopment Commission,
as part of the discretionary review process, can grant the variance.
Commissioner Packard confirmed with staff that neighboring properties were informed
of the proposed variance from the Standards in regards to the wall height.
Commission discussion ensued regarding their support for the project.
ACTION: On a motion by Vice Chair Hall, the Commission adopted
RESOLUTION NO. 408. approving Major Redevelopment Permit
No. RP04-23 and Tentative Tract Map No. CT04-21 for the
construction of a 13,895 square foot two-story nine unit multi-family
condominium with the option to include one (1) Bed and Breakfast
Inn on the property located at 2683 and 2687 Roosevelt Street in
Land Use District 8 of the Carlsbad Village Redevelopment Area
and in Local Facilities Management Zone 1.
AYES; Lewis, Hall, Kulchin, Packard, Sigafoose
NOES; None
ADJOURNMENT:
By proper/notion, the Special Meeting of February 7, 2006 was adjourned at 9:09 p.m.
LORRAINE M. WOOD, CMC
City Clerk
Sheila R. Cobian
Deputy City Clerk
61
PROOF OF PUBLICATION
(2010 & 2011 C.C.P.)
This space is for the County Clerk's Filing Stamp
STATE OF CALIFORNIA
County of San Diego
I am a citizen of the United States and a resident of
the County aforesaid: I am over the age of eighteen
years and not a party to or interested in the above-
entitled matter. I am the principal clerk of the printer
of
North County Times
Formerly known as the Blade-Citizen and The Times-
Advocate and which newspapers have been
adjudicated newspapers of general circulation by the
Superior Court of the County of San Diego, State of
California, for the City of Oceanside and the City of
Escondido, Court Decree number 171349, for the
County of San Diego, that the notice of which the
annexed is a printed copy (set in type not smaller than
nonpariel), has been published in each regular and
entire issue of said newspaper and not in any
supplement thereof on the following dates, to-wit:
March 07th, 2008
I certify (or declare) under penalty of perjury that the
foregoing is true and correct.
Dated at SAN MARCOS California
This 07th, day of March, 2008
Proof of Publication of
CITY OF CARLSBAD
NOTICE OF PUBLIC HEARINGCARLSBAD VILLAGE TOWNHOMESEXTENSION
NOTICE IS HEREBY GIVEN that the Housing & Re-development Commission of the City of Carlsbad willhold a Public Hearing in the City Council Chambers,1200 Carlsbad Village Drive, Carlsbad, California,92008, at 6:00 pm on Tuesday, March 18, 2008, toconsider approval of an extension of Major Redevel-opment Permit (RP 04-23) and a Tentative Tract Map(CT 04-21.) for the construction of a 13,895 squarefoot, two-story, nine-unit condominium on the proper-ty located at 2683 & 2687 Roosevelt Street in LandUse District 8 of the Carlsbad Village RedevelopmentArea. Consideration is also being given to approvethe operation of a Bed & Breakfast Inn within Unit 6,which has 4 bedrooms.
Those persons wishing to speak on this proposal arecordially invited to attend the public hearing. If youhave any questions or would like a copy of the staffreport, please contact Austin Silva in the Housing and
Redevelopment Department at (760) 434-2813. Youmay also provide your comments in writing to the
Housing and Redevelopment Department at 2965
Roosevelt Street, Suite B, Carlsbad, CA 92008.
As a result of the environmental review under the Cal-ifornia Environmental Quality Act (CEQA) and theEnvironmental Protection Ordinance of the City ofCarlsbad, the Housing & Redevelopment Departmenthas determined thatlhe project is categorically ex-empt from the requirement for preparation of environ-mental documents pursuant to Section 15332 of theState CEQA Guidelines as an infill developmentproject. The Design Review Board will be consideringrecommending approval of the environmental deter-
mination during the public hearing.
If you challenge the Major Redevelopment Permit ex-tension and Tentative Tract Map extension in court,you may be limited to raising only those issues you orsomeone else raised at the public hearing describedin this notice or in written correspondence delivered tothe City of Carlsbad at or prior to the public hearing.
CASE FILE NO.: RP 04-23x1/CT 04-21x1CASE NAME: CARLSBAD VILLAGE TOWNHOMES
HOUSING & REDEVELOPMENT COMMISSION
PUBLISH: MARCH?, 2008 NCT 2131811
Jane Allshouse
NORTH COUNTY TIMES
Legal Advertising
CITY OF CARLSBAD
NOTICE OF PUBLIC HEARING
CARLSBAD VILLAGE TOWNHOMES EXTENSION
NOTICE IS HEREBY GIVEN that the Housing & Redevelopment Commission of the City of
Carlsbad will hold a Public Hearing in the City Council Chambers, 1200 Carlsbad Village Drive,
Carlsbad, California, 92008, at 6:00 pm on Tuesday, February 26, 2008, to consider approval
of an extension of Major Redevelopment Permit (RP 04-23) and a Tentative Tract Map (CT 04-
21) for the construction of a 13,895 square foot, two-story, nine-unit condominium on the
property located at 2683 & 2687 Roosevelt Street in Land Use District 8 of the Carlsbad Village
Redevelopment Area. Consideration is also being given to approve the operation of a Bed &
Breakfast Inn within Unit 6, which has 4 bedrooms.
Those persons wishing to speak on this proposal are cordially invited to attend the public
hearing. If you have any questions or would like a copy of the staff report, please contact Austin
Silva in the Housing and Redevelopment Department at (760) 434-2813. You may also provide
your comments in writing to the Housing and Redevelopment Department at 2965 Roosevelt
Street, Suite B, Carlsbad, CA 92008.
As a result of the environmental review under the California Environmental Quality Act (CEQA)
and the Environmental Protection Ordinance of the City of Carlsbad, the Housing &
Redevelopment Department has determined that the project is categorically exempt from the
requirement for preparation of environmental documents pursuant to Section 15332 of the State
CEQA Guidelines as an infill development project. The Design Review Board will be
considering recommending approval of the environmental determination during the public
hearing.
If you challenge the Major Redevelopment Permit extension and Tentative Tract Map extension
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 at or prior to the public hearing.
CASE FILE NO.: RP 04-23x1/CT 04-21x1
CASE NAME: CARLSBAD VILLAGE TOWNHOMES
HOUSING & REDEVELOPMENT COMMISSION
S/TE
CARLSBAD VILLAGE TOWNHOMES
RP 04-23x1/CT 04-21x1
REC# 1
ARMY & NAVY ACADEMY
POBOX 300O
CARLSBAD CA 92018-3000
REC# 2
PEACOCK & PEACOCK
403 PARKWOOD LN
ENCINITAS CA 92024-1535
REC# 3
NELSON FAMILY TRUST 06-01-99
3425 ANN DR
CARLSBAD CA 92008-2002
REC# 4
SAN DIEGO & ELECTRIC CO
REC# 5
HILL RICHARD L EXEMPTION TRUST 07-20-90
POBOX 1935
CARLSBAD CA 92018-1935
REC# 7
NORTH SAN DIEGO"!3UNTY TRANSIT DEVELOPMENT BOARD
REC# 6
VENSTROM FAMILY TRUST
2933 LANCASTER RD
CARLSBAD CA 92010-6569
REC# 8
CANTABRANA 2005 TRUST 02-19-05
3570 DONNA DR
CARLSBAD CA 92008-2761
V
REC# 9
SPEERT ELLEN FAMILY TRUST 11-02-87
2633 STATE ST
CARLSBAD CA 92008-1627
REC# 10
EDWARDS J K S G FAMILY TRUST 02-15-01
3980 ADAMS ST
CARLSBAD CA 92008-3503
REC# 11
ERE PROPERTIES L L C
1054LASOMBRADR
SAN MARCOS CA 92078-1322
REC# 12
KORNBERG FAMttY TRUST 08-11-92
10880 WILS+flRE BLVD
LOS ANGELES CA 90024-4101
REC# 13
KORNBERG FAMILY TRUST 08-11-92
10880 WILSHIRE BLVD
LOS ANGELES CA 90024-4101
REC# 14
PALENSCAR FAMILY TRUST 02-03-99
2739 STATE ST
CARLSBAD CA 92008-1629
REC# 15
BALLERINI FAMILY TRUST 08-22-77
POBOX 2689
VISTA CA 92085-2689
REC# 16
SGUEGLIA VINCENT & NINA TRUST 03-16-05
POBOX 5000
RANCHO SANTA FE CA 92067-5000
REC# 17
BROWN ARTHUR & ALICE FAMILY TRUST 02-16-00
5157 SHORE DR
CARLSBAD CA 92008-4347
REC# 18
NORTH SAN Dl COUNTY TRANSIT DEVELOPMENT BOARD
REC# 19
VISTA MAR TRUST
115 ACACIA AVE
CARLSBAD CA Q2008-3202
REC# 20
SMITH EDMUND & EDITH FAMILY TRUST 05-28-96
3271 WESTWOOD DR
CARLSBAD CA 92008-1146
REC# 21
BONSALL TRUST
1213 S PACIFIC ST
OCEANSIDE CA 92054-4933
REC# 22
BLACKBURN 2000 TRUST 06-13-00
202 RAINBOW LN
OCEANSIDE CA 92054-3537
REC# 23
BLACKBURN 2000 TRUST 06-13-00
202 RAINBOW LN
OCEANSIDE C\92054-3537
REC# 25
RALPH A 1997 STRAESSER
1518 AVOCADO RD
OCEANSIDE CA 92054-5706
REC# 24
SWANSON FAMILY TRUST 07-17-00
24 BLUFF VW
IRVINE CA 92603-3602
REC# 26
LAEL J & DONALD K DEWHURST
3425 SEACREST DR
CARLSBAD CA 92008-2038
REC# 27
PAUL J WEBER
580 BEECH AVE
CARLSBAD CA 92008-1657
REC# 28
BLACKBURN 2000 TRUST 06-13-00
202 RAINBOWvLN
OCEANSIDE C\92054-3537
29
[ FAMILY SURVIVORS TRUST 09-17-87
6631 LITS^ER DR
SAN DIEGCT-CA 92119-2435
REC# 30
HENRY TREJO
PO BOX 281
CARLSBAD CA 92018-0281
REC# 31 \
SMITH EDMUND & EDITH FAMILY TRUST 05-28-96
3271 WESTWOOB DR
CARLSBAD CA 920b8-1146
REC# 32
JUANA I O & FRANK G AGUINA
677 G ST 143
CHULA VISTA CA 91910-3463
REC# 33
KIMBERLY A 2004 & MICHAEL A CHAMBERLAIN
2653 ROOSEVELT ST
CARLSBAD CA 92008-1667
REC# 34
HUSTON FAMILY TRUST 05-18-92
PO BOX 547
CARLSBAD CA 92018-0547
REC# 35
2621 ROOSEVELT L L C
POBOX 1707
FALLBROOK CA 92088-1707
REC# 36
RICHARD L JONES
2608 STATE ST
CARLSBAD CA 92008-1626
REC# 37
A & D CASSARA FAMILY PARTNERS L P
2244 S SANTA FE AVE B2
VISTA CA 92084-7846
REC# 38
ANA M CABO
2568 STATE ST
CARLSBAD CA 92008-1623
REC# 39
LANCER INDUSTRIES INC
2564 STATE ST
CARLSBAD CA 92008-1662
REC# 40
LEWIS BETTY FAMILY TRUST 06-20-03
2569 ROOSEVELT ST
CARLSBAD CA 92008-1612
REC # 41
PINAMONTI CARL R NO 1 1983
2244 S SANTA FE AVE B2
VISTA CA 92084-7846
REC# 42
DAVIS JAMES R TRUST 05-20-02
13215 PENNST 610
WHITTIER CA 90602-1725
REC# 43
JOHNSON FAMILY TRUST 12-27-85
4513 COVE OR 12
CARLSBAD CA 92008-4213
REC# 44
LORRAINE & CHARLES WULLENJOHN
1462 S 33RD DR
YUMAAZ 85364-9139
REC# 45
TREJO FAMILY TRUST 10-22-93
2687 MADISON ST
CARLSBAD CA 92008-1722
REC # 46
ROBERT A 2003 DUFF
2690 ROOSEVELT ST
CARLSBAD CA 92008-1613
REC# 47
TAMARACK PARK L L C
PO BOX 669
POWAY CA 92074-0669
REC# 48
BARLOW KAREN J TRUST 07-11-90
226 E BROADWAY
VISTACA 92084-6018
REC# 49
JACKSON JESSICA L & GARY L JACKSON
1205 9TH ST
EUREKA CA 95501-2019
REC# 50
JACKSON JESSICA L & GARY L JACKSON
2718 ROOSEVELT STF
CARLSBAD CA 92008-1685
REC# 51
NEMETH FAMILY TRUST 04-24-90
1132 SAXONY RD
ENCINITAS CA 92024-2225
REC# 5\2
NEMETH PAMILY TRUST 04-24-90
1132SAXONYRD
ENCINITAS 0^2024-2225
REC# 53
SARA & KEITH HARRISON
PO BOX 231594
ENCINITAS CA 92023-1594
REC# 54
FRANCES L & JOE P APODACA
327 HILL DR
VISTA CA 92083-6211
REC# 55
RYANNE APARTMENTS L L C
1540 SAPPHIRE DR
CARLSBAD CA 92011-1230
REC# 56
SOLEDAD SOTO
2615 MADISON ST
CARLSBAD CA 92008-1722
REC# 57
MORENO JOSE & MARY F FAMILY TRUST 06-08-04
2605 MADISON ST
CARLSBAD CA 92008-1722
REC# 58
CITY OF CARLSBAD REDEVELOPMENT AGENCY
REC# 59
H S ERGIN
PO BOX 218
CARLSBAD CA 92018-0218
REC# 60
S D C PROPERTIES L L C
2155RAMONALN
VISTA CA 92084-7715
REC# 61
KERRY ROSSALL
2361 BUENA VISTA CIR
CARLSBAD CA 92008-1604
REC# 62
SARA G 12-28-91 & ROBERTO F ROJAS
2650 ROOSEVELT ST
CARLSBAD CA 92008-1613
REC# 63
PRATIMA J & RAJENDRA G DESAI
2266CHANNELRD
NEWPORT BEACH CA 92661-1513
REC# 64
CASTENS FAMILY TRUST
2381 A JEFFERSON ST
CARLSBAD CA 92008
REC# 65
WILSON JANE RESIDENCE TRUST 10-11-01
2710 MADISON ST
CARLSBAD CA 92008-1727
REC# 66
HENRY DOMENICONI
2712 MADISON ST
CARLSBAD CA 92008-1727
REC# 67
SETH HOENIG
PO BOX 232401
ENCINITAS CA 92023-2401
REC# 68
JEFFERSON PROFESSIONAL BUILDING
2755 JEFFERSON ST 200
CARLSBAD CA 92008-1714
REC# 69
GLADYS L & TOMMY J HARRIS
722 ARBUCKLE PL
CARLSBAD CA 92008-1701
REC# 70
SONIA Y RUIZ
725 ARBUCKLE PL
CARLSBAD CA 92008-1702
REC# 71
KEELY C & ROGELIO S ALBA
POBOX 2711
CARLSBAD CA 92018-2711
REC# 72
JACK D PHILLIPS
2667 OCEAN ST
CARLSBAD CA 92008-2238
REC# 73
ANGELA & VICTOR BALAKER
3811 ALDER AVE
CARLSBAD CA 92008-2704
REC# 74
LISA A BENTSON
2644 MADISON ST
CARLSBAD CA 92008-1721
REC# 75
1996 STROTHER
3811 MARGARET WAY
CARLSBAD CA 92008-3409
REC# 76
MARSHALL T MACK
3542 DONNA DR
CARLSBAD CA 92008-2722
REC# 77
CHERYL L & RUDY C ZAVALANI
735 LACUNA DR
CARLSBAD CA 92008-1651
REC
CHERYL& RUDY C ZAVALANI
735 LAGUN\DR
CARLSBAD CA 92008-1651
REC# 79
CURTIN SONDRA TRUST 10-09-90
3499 SEACREST DR
CARLSBAD CA 92008-2039
REC# 80
HYSPAN PRECISION PRODUCTS INC EMPLOYEE BENEFITS NO 5
PO BOX 636
VISTA CA 92085-0636
REC * 81
KEELY
POBOX
CARLSBAD c
ROGELIO S ALBA
92018-2711
REC# 82
03-13-9oV)EWHURST
3425 SEA^REST DR
CARLSBADVCA 92008-2038
REC# 83
03-13-90BEWHURST
3425 SEACREST DR
CARLSBAD cX92008-2038
REC# 85
03-31-81 HOWARD-JONES
2785 ROOSEVELT ST
CARLSBAD CA. 92008-1617
REC#
DEWHUftST FAMILY TRUST 03-13-90
3425 SEAfcREST DR
CARLSBAL\CA 92008-2038
REC A 86
03-31-8\ HOWARD-JONES
2785 ROIDSEVELT ST
CARLSBAGICA 92008-1617
N*
REC# 87
LAEL J & DONALD K DEWHURST
3425 SEACREST DR
CARLSBAD CA 92^08-2038
REC# 88
DONALD DEWHURST
7541 GIRARDAVE
LA JOLLACA 92037-5102
REC# 89
OSTRIE FAMILY INC
PO BOX 8
RANCHO SANTA FE CA 92067-0008
REC# 90
ROOSEVELT TAMARACK INVESTMENTS L P
6 VENTURE 215
IRVINE CA 92618-7364
REC# 91
BEAZLEY BRENT & DENISE FAMILY TRUST 10-18-04
16633 VENTURA BLVD 1030
ENCINO CA 91436-1861
REC# 92
CITY OF CARLSBAD REDEVELOPMENT AGENCY
REC# 93
CITY OF CARLSBAD REDEVEU 'MENT AGENCY
REC# 94 \
NORTH SAN DIEGO COUNTY TRANSIT DEVELOPMENT BOARD
Carlsbad Village Townhomes ExtensionHousing & Redevelopment CommissionMarch 18, 2008
Extension RequestApplicant is requesting a two-year extension with an expiration date of February 6, 2010.Redevelopment Permit (RP 04-23) and Tentative Tract Map (CT 04-21) were approved on February 6, 2006.No changes are proposed to the approved project.
Location MapSITE
Subject Property2683 & 2687 Roosevelt Street Apartment Buildings
Adjacent Residential to the South
Adjacent Residence to the North
Properties to the EastOffice Use Residential Use
Auto Use to the West
Proposed DevelopmentTwo-Story 9-Unit Condominium Project Unit 6 (front unit in yellow) has an option to operate as a Bed & Breakfast InnUnderground parkingFrontage and access off Roosevelt Street
Building CoverageRequired: 60%-80%Proposed: 69%HeightRequired: 35’ w/ min 4:12 roof pitchProposed: 35’ w/ 7:12 roof pitchOpen Space Required: 20%Proposed: 33%ParkingResidential Req: 20 spaces (8 two-car garages & 4 guest spaces)Bed & Breakfast Inn Req: 6 spaces (4 tandem valet spaces & 2 space tandem garage for Inn owner/caretaker) Standards ComplianceSetbacks Proposed:Front: 5 feet*S. Side: 12 feet 5”N. Side: 12 feet 5”Rear: 5 feet* 5-foot front yard street dedicationPD Ordinance
Project Design
Project Design
Proposed Project Meets Goals of District 8:Provides desirable usesReplaces blighted structuresCompatible with surrounding area.Serve as catalyst for future developmentIncreases number and quality of housing types.Goals & Objectives of Land Use Plan
Environmental ReviewProposed project is an in-fill development project and exempt from CEQA review.No comments received.
Staff RecommendationStaff is recommending approval of the two-year extension for both the Redevelopment Permit (RP 04-23) and Tentative Tract Map (CT 04-21)