HomeMy WebLinkAbout2017-04-11; City Council; ; Carlsbad Boat Club & Resort CT 14-11CA Review (2.J.L._.
CITY COUNCIL
Staff Report
Meeting Date:
To:
From:
Staff Contact:
Subject:
Project Name:
Project No.:
April 11, 2017
Mayor and City Council ~
Kevin Crawford, City Manage~
Teri Delcamp, Principal Planner
t eri.delcamp@carlsbadca.gov or 760-602-4611
Deny a request for a Tentative Tract Map, Nonresidential Planned Unit
Development Permit and Conditional Use Permit for the construction of a
twenty (20) unit timeshare condominium project with underground
parking on approximately one acre of land located at 4509 Adams Street
on the north shore of Agua Hedionda Lagoon.
Carlsbad Boat Club & Resort
CT 14-11/PUD 16-02/CUP 14-10
Recommended Action
That the City Council hold a public hearing and adopt a resolution confirming the Planning
Commission recommendation and denying Tentative Tract Map CT 14-11, Nonresidential
Planned Development Permit PUD 16-02 and Conditional Use Permit CUP 14-10 for the
construction of a twenty (20} unit timeshare condominium project with underground parking on
approximately one acre of land located at 4509 Adams Street. Alternatively, the City Council
could direct staff to return to council with a resolution approving the project per staff's original
recommendation.
Executive Summary
The applicant, Jim Courtney, is seeking approval of a Tentative Tract Map, Nonresidential Planned
Unit Development Permit and Conditional Use Permit to demolish existing buildings for the
construction of a twenty (20} unit timeshare condominium project. The proposed timeshare
project would be constructed on approximately one acre of land located at 4509 Adams Street
on the north shore of Agua Hedionda Lagoon. The timeshare would be three stories over an
underground parking garage, and the roof of the timeshare would be no higher than Adams
Street. The project would retain the existing boat ramp and small recreational building near the
water's edge.
From the 1950s through the 1980s, the subject site and four other surrounding properties had
General Plan Land Use designations of Recreational Commercial (RC, later redefined as Travel
Recreation/Commercial (TR) and recently redefined as Visitor Commercial (VC)), and were zoned
as Residential Tourist (R-T). The other four sites (one to the east, and three on the north side of
Adams Street) have since had their General Plan Land Use and Zoning designations changed to
Residential (R-4 and R-1-15,000, respectively). The Carlsbad Boat Club site is the last remaining
parcel with a VC Land Use designation and R-T Zoning in the immediate area.
Item #4 April 11, 2017 Page 1 of 213
The Local Coastal Program policies stipulate that the site's existing recreational commercial use
needs to be preserved or enhanced. In meetings at different times with the applicant and with
city staff, Coastal Commission staff has indicated that a land use change or development of the
site with a traditional residential use would not be approved because it would not be consistent
with the Local Coastal Program and Coastal Act policies.
The site's existing boat launch/ramp facility and recreational building were originally approved
by the City Council in 1955 (Ordinance 9043). Until approximately 10 years ago, the site had been
in continuous operation as a boat club and restaurant. There is no longer a restaurant, but the
Carlsbad Paddle Club currently operates from the site. The applicant had previously proposed a
26 unit timeshare condominium project in 2006, which was subsequently reduced to 25 units
before ultimately being brought forward with a staff recommendation for denial, and was denied
at Planning Commission and City Council in 2008. The current application proposes fewer units,
with less square footage, has eliminated a roof deck and height protrusions, and is stepped back
more from the Lagoon at each level of the building than the prior project.
Discussion
Staff analyzed the current application, found that the modified project met the applicable
development standards and the necessary findings, and recommended approval of the project.
The project was originally scheduled for consideration by the Planning Commission on September
21, 2016, but the applicant requested a continuance to a future date. The project was then
scheduled for the February 1, 2017, Planning Commission meeting but other business on that
agenda necessitated a continuance of the public hearing to February 15, 2017. On February 15,
2017, the Planning Commission conducted a public hearing.
The majority of public correspondence from residents in the surrounding area has been in
opposition to the project due to concerns about compatibility with the surrounding residential
uses, conflicts with existing traffic on Adams Street, and impacts on the environment and use of
Agua Hedionda Lagoon. At the Planning Commission hearing, several speaker slips {15) and eight
speakers (time was ceded) were in opposition to the project while seven speaker slips and five
speakers were in favor. After due consideration, the Planning Commission was unable to make
the necessary findings for approval and instead recommended denial (5-2, Commissioners Black
and Siekmann voting no) ofthe project.
Planning Commission discussion primarily focused on the timeshare project's massing,
compatibility with the neighborhood, operational details, and traffic. Commissioners opposing
the project voiced concerns including:
• Commercial infill projects adjacent to existing residential uses need to meet a higher
standard of compatibility, and the project would need to be significantly reduced in
massing and the number of units in order to meet that higher standard.
• The nature of a transient visitor use may cause incompatible noise, traffic, and other
operational impacts on surrounding residences.
• The design and use of Adams Street presents inherent conflicts between vehicles,
bicyclists and pedestrians, and the timeshare project will exacerbate the conflicts.
Item #4 April 11, 2017 Page 2 of 213
• The number of timeshare unit bedrooms allows for higher occupancy of the units with
more cars, which may exceed the number of parking spaces proposed by the project.
• The project does not include a pool, so guests will want to use boats on the lagoon. The
project is not designed with enough parking or space for boats, trailers and maneuvering.
• Other uses could be proposed, such as a small six-to-ten bedroom bed and breakfast inn,
are allowed in the Residential Tourist zone and would be less intensive and more
compatible with the character of the neighborhood.
Commissioners in support of the project stated:
• The project has been sufficiently modified, compared to the previously denied project,
so that it is more compatible with the neighborhood.
• The issues and concerns about the previously denied project in 2008 had been
adequately mitigated with the current project design.
• Landscaping along Adams Street will help screen the roof, and still allow views over the
building to the lagoon.
• The neighborhood is diversified in keeping with the California Coastal Commission's goals
and policies, and a timeshare retains the diversity while generating less traffic than other
more intensive uses.
In contrast to the Planning Commission's action, staff's analysis found that the project is
sufficiently reduced in massing and intensity to be compatible with the neighborhood, given the
site's singular Visitor Commercial Land Use designation. The traffic generated by the project will
be less than the historical use, and is well below significance thresholds. Coastal Act policies and
the California Coastal Commission call for preservation and enhancement of the visitor-serving
use of the site so residential uses will not be allowed. The project plans show a boat and trailer
maneuvering diagram, six parking spaces more than is required by the code, and two additional
visitor parking spaces. There is no evidence to indicate that use of the timeshare will exceed the
available on-site parking spaces which more than meet the parking ratio required for timeshares.
Pursuant to Chapters 20.12 and 21.47 of the Carlsbad Municipal Code (CMC), Planning
Commission approval is required for a tentative tract map and nonresidential planned
development permit. Pursuant to Section 21.42.140(8}(155) of the CMC, City Council approval is
required for a timeshare conditional use permit. Per Section 21.42.070(A}(3), the Planning
Commission shall prepare a recommendation and findings for a CUP that requires City Council
approval. Section 21.54.040 of the CMC requires all concurrent project applications to be
considered by the highest decision-maker.
Project Application(s) Administrative Planning City
Approval Commission Council
CT 14-11/PUD 16-02/CUP 14-10 RA X
RA = Recommended Approval
X = Final City decision-making authority
Item #4 April 11, 2017 Page 3 of 213
The project site is within a deferred certification area of the Local Coastal Program; if the project
were to be approved by the City Council, then the applicant would need to apply to the California
Coastal Commission for a Coastal Development Permit which would be the project's final
entitlement approval.
Fiscal Analysis
There is no fiscal impact if the project is denied. If approved, all required improvements needed
to serve this project would be funded and/or constructed by the developer.
Next Steps
City Council's action on this item is final.
Environmental Evaluation (CEQA)
Denial of the project is not subject to the requirements of the California Environmental Quality
Act {CEQA) pursuant to Section 15270 of the CEQA Guidelines. If approved, the City Planner has
determined that the project is exempt from the requirements of CEQA pursuant to Section 15332
{In-fill Development Projects).
Climate Action Plan (CAP) Consistency
The net increase for the development of 20 timeshare units is below the threshold of 900 MT
C02e, and is not subject to the CAP.
Public Notification
Information regarding public notification of this item such as mailings, public hearing notices
posted in the newspaper and on the City website are available in the Office of the City Clerk.
Exhibits
1. City Council Resolution confirming the Planning Commission recommendation of denial
2. Location Map
3. Planning Commission Resolution No. 7200 recommending denial
4. Planning Commission Staff Reports dated February 15, 2017, and September 21, 2016
(including correspondence to the Planning Commission and staff's resolution
recommending approval) and Minutes
5. Exhibit provided to City Council February 1, 2017
6. Public Correspondence to the City Council
Item #4 April 11, 2017 Page 4 of 213
RESOLUTION NO. 2017-060
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, DENYING CARLSBAD TRACT CT 14-11, NONRESIDENTIAL
PLANNED UNIT DEVELOPMENT PERMIT PUD 16-02, AND CONDITIONAL USE
PERMIT CUP 14-10 FOR A TWENTY (20) UNIT TIMESHARE CONDOMINIUM
PROJECT WITH UNDERGROUND PARKING ON APPROXIMATELY ONE ACRE
OF LAND LOCATED AT 4509 ADAMS STREET, ON THE SOUTH SIDE OF ADAMS
STREET BETWEEN HIGHLAND DRIVE AND PARK DRIVE, WITHIN THE AGUA
HEDIONDA SEGMENT OF THE LOCAL COASTAL PROGRAM (LCP) AND IN
LOCAL FACILITIES MANAGEMENT ZONE 1
CASE NAME:
CASE NO.:
CARLSBAD BOAT CLUB & RESORT
CT 14-11/PUD 16-02/CUP 14-10
EXHIBIT 1
WHEREAS, the City Council of the City of Carlsbad, California has determined that, pursuant to
the provisions ofthe Municipal Code, the Planning Commission did, on February 15, 2017, hold a duly
noticed public hearing as prescribed by law to consider Tentative Tract Map CT 14-11, Nonresidential
Planned Development Permit PUD 16-02 and Conditional Use Permit CUP 14-10 and adopted Planning
Commission Resolution No. 7200, recommending denial of CT 14-11/PUD 16-02/CUP 14-10; and
WHEREAS, the City Council of the City of Carlsbad held a duly noticed public hearing to consider
said Tentative Tract Map, Nonresidential Planned Unit Development Permit and Conditional Use
Permit; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if
any, of all persons desiring to be heard, the City Council considered all factors relating to the Tentative
Tract Map, Nonresidential Planned Unit Development Permit and Conditional Use Permit.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the above recitations are true and correct.
2. That the recommendation of the Planning Commission for the denial of Tentative Tract
Map CT 14-11, Nonresidential Planned Development Permit PUD 16-02 and Conditional Use Permit
CUP 14-10, is approved, and that the findings and conditions ofthe Planning Commission contained in
Planning Commission Resolution No. 7200, on file with the City Clerk and incorporated herein by
reference, are the findings and conditions of the City Council.
Item #4 April 11, 2017 Page 5 of 213
SITE MAP
• N
NOT TO SCALE
Carlsbad Boat Club and Resort
CT 14-11 I PUD 16-02 I CUP 14-10
EXHIBIT 2
Item #4 April 11, 2017 Page 7 of 213
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PLANNING COMMISSION RESOLUTION NO. 7200
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING DENIAL OF CARLSBAD TRACT
CT 14-11, NONRESIDENTIAL PLANNED UNIT DEVELOPMENT PERMIT PUD
16-02, AND CONDITIONAL USE PERMIT CUP 14-10 FOR THE DEMOLITION
OF A RESTAURANT AND SINGLE FAMILY RESIDENCE AND TO ALLOW THE
CONSTRUCTION OF A TWENTY (20) UNIT TIMESHARE CONDOMINIUM
PROJECT WITH UNDERGROUND PARKING ON APPROXIMATELY ONE
ACRE OF LAND LOCATED AT 4509 ADAMS STREET, ON THE SOUTH SIDE
OF ADAMS STREET BETWEEN HIGHLAND DRIVE AND PARK DRIVE, WITHIN
THE AGUA HEDIONDA SEGMENT OF THE LOCAL COASTAL PROGRAM
(LCP) AND IN LOCAL FACILITIES MANAGEMENT ZONE 1.
CASE NAME: CARLSBAD BOAT CLUB & RESORT
CASE NO.: CT 14-11/PUD 16-02/CUP 14-10
EXHIBIT 3
WHEREAS, James Courtney, "Developer," has filed a verified application with the City of
Carlsbad regarding property owned by VIP Partners, "Owner," described as
THE WESTERLY 133.71 FEET OF LOT 7 IN BLOCK "D" OF BELLAVISTA, IN
THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO MAP THEREOF NO. 2152, FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 7, 1929, SAID
133.71 FEET MEASURED AT RIGHT ANGLES FROM THE WESTERLY LINE
OF SAID LOT
("the Property"); and
WHEREAS, said verified application constitutes a request for a Tentative Tract Map, Non-
Residential Planned Development Permit, and Conditional Use Permit as shown on Exhibit(s) "A" -"Q"
dated September 21, 2016, on file in the Planning Division CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD
BOAT CLUB & RESORT, as provided by Chapters 20.12, 21.47, and 21.42 of the Carlsbad Municipal Code;
and
WHEREAS, the Planning Commission did, on September 21, 2016, hold a duly noticed
public hearing as prescribed by law to consider said request, and at the request of the applicant, tabled
consideration of the request; and
WHEREAS, the Planning Commission did, on February 1 and February 15, 2017, hold a
duly noticed public hearing as prescribed by law to consider said request; and
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 relating to the
Tentative Tract Map, Non-Residential Planned Development Permit, and Conditional Use Permit. Item #4 April 11, 2017 Page 8 of 213
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS DENIAL of CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD BOAT CLUB &
RESORT, based on the following findings:
Findings:
Tentative Tract Map
1.
2.
That the proposed project is not compatible with the surrounding future land uses since
surrounding properties are designated for residential development on the General Plan, in that:
a.
b.
C.
The massing and intensity of use associated with the timeshare project is not
compatible with the existing and future single family land uses and character of the
surrounding properties. Commercial infill projects adjacent to existing residential uses
need to meet a higher standard of compatibility than is provided by the proposed
project. The project would need to be significantly reduced in massing and size, and be
a less intensive use than 20 timeshare units, in order to meet that higher standard.
The nature of the transient visitor use and the potential for noise, traffic and other
operational impacts of the timeshare use are not compatible with the surrounding
single family neighborhood. The use of Adams Street already presents inherent
conflicts between vehicles, bicyclists and pedestrians, and adding traffic from the
timeshare project will exacerbate the conflicts. The number of timeshare unit
bedrooms allows for higher occupancy of the units with more cars, which may exceed
the number of parking spaces proposed by the project.
The traffic associated with the addition of 20 timeshare units, nine of which are two-or
three-bedroom units, will exacerbate the existing potential for pedestrian, bicycle and
vehicle conflicts on the adjacent Adams Street given its curvilinear design including
blind curves. The project does not propose a swimming pool and swimming is not
permitted in the lagoon, so timeshare guests would primarily want to use boats on the
lagoon. The project is not designed with enough parking or space to accommodate the
number of public boats and trailers that should realistically be expected onsite.
That the site is not physically suitable for the type and density of the development since the site
is not adequate in size and shape to accommodate the proposed project because it does not
include sufficient parking spaces and maneuvering room for the 20 timeshare units combined
with public boat and trailer access to the boat ramp. Even if the project limits public boats to a
maximum of six boat launches at any given time as stated by the applicant, the applicant was
unable to demonstrate that the plans show sufficient parking spaces for six vehicles and boat
trailers.
Nonresidential Planned Development Permit
3. The proposed use at the particular location is not necessary and desirable to provide a service or
facility, and will not contribute to the general well-being of the neighborhood and the community,
in that other uses could be proposed for development on the site consistent with the Residential
PC RESO NO. 7200 -2-Item #4 April 11, 2017 Page 9 of 213
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Tourist zone that would be less intensive and more compatible with the character of the
neighborhood, and the timeshare use without any more publicly available amenity does not
contribute to the general well-being of the neighborhood.
Conditional Use Permit
4.
5.
That the requested use is not necessary or desirable for the development of the community, and
is not in harmony with the various elements and objectives of the general plan, including, if
applicable, the certified local coastal program, specific plan or master plan, in that other uses
could be proposed for development on the site consistent with the Residential Tourist zone that
would be less intensive and more compatible with the character of the neighborhood, and the
design of the proposed timeshare project is not compatible with the surrounding single family
residential neighborhood at the scale and intensity proposed.
That the site for the proposed conditional use is not adequate in size and shape to accommodate
the yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, planning
commission or city council, in order to integrate the use with other uses in the neighborhood, in
that:
a.
b.
C.
The proposed project does not include sufficient parking spaces and maneuvering room
for the 20 timeshare units combined with public boat and trailer access to the boat
ramp. Even if the project limits public boats to a maximum of six boat launches a day
as stated by the applicant, the plans do not show sufficient parking spaces for six
vehicles with boat trailers.
The design of the proposed timeshare project is not compatible with the surrounding
single family residential neighborhood at the scale and intensity proposed.
The nature of the transient visitor use and the potential noise, traffic and other
operational impacts of the timeshare use are not compatible with the surrounding
single family neighborhood.
PC RESO NO. 7200 -3-Item #4 April 11, 2017 Page 10 of 213
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on February 15, 2017, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Chairperson Segall, Commissioners Anderson, Goyarts, L'Heureux and
Montgomery
Commissioners Black and Siekmann
12 JEFF SEGALL, Chairperson
CARLSBAD PLANNING COMMISSION
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ATIEST:
~Yl
DON NEU
City Planner
PC RESO NO. 7200 -4-Item #4 April 11, 2017 Page 11 of 213
EXHIBIT 4
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No. 0
Application complete date: June 24, 2016
P.C. AGENDA OF: February 15, 2017 Project Planner: Teri Delcamp/Greg Fisher
Project Engineer: Kyrenne Chua
SUBJECT: CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD BOAT CLUB & RESORT -Request for a
Tentative Tract Map, Nonresidential Planned Unit Development Permit and Conditional
Use Permit for the demolition of a restaurant and single family residence and to allow the
construction of a twenty (20) unit timeshare condominium project with underground
parking on approximately one acre of land located at 4509 Adams Street, on the south
side of Adams Street between Highland Drive and Park Drive, within the Agua Hedionda
Segment of the Local Coastal Program (LCP) and in Local Facilities Management Zone 1.
The City Planner 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 on the
environment, and it is therefore categorically exempt from the requirement for the
preparation of environmental documents pursuant to state CEQA Guidelines Section
15332 -In-fill Development Projects. The Agua Hedionda LCP Segment is in an area of
deferred certification where the City of Carlsbad does not have permit authority to issue
Coastal Development permits and thus, the project will need to obtain a Coastal
Development Permit issued by the California Coastal Commission.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7200 RECOMMENDING
APPROVAL ofTentative Tract Map CT 14-11, Non-Residential Planned Unit Development Permit PUD 16-
02 and Conditional Use Permit CUP 14-10, based upon the findings and subject to the conditions contained
therein.
II. BACKGROUND
At the September 21, 2016, Planning Commission hearing, the applicant requested and was granted a
continuance of the Carlsbad Boat Club project to a date uncertain. The stated intent of the request was
to allow time for the applicant to conduct further outreach with the neighboring community and to
prepare a traffic study. Because the project was not continued to a date certain, a new public hearing
notice was provided in advance of this meeting.
Since the previous hearing, the applicant has continued to meet with the neighboring community,
including a community meeting at the Faraday Center on January 11, 2017. The applicant decided not to
prepare a traffic study. The applicant stated that, even though a traffic study is not required for the
project, they did consider having one prepared because they thought it might deflect some of the
concerns of the neighbors about increased traffic. The applicant found the estimates to be cost
prohibitive, and decided to instead focus efforts on outreach and the Planning Commission presentation
to convey that the project will reduce traffic compared to the historical use of the site as a restaurant.
Item #4 April 11, 2017 Page 12 of 213
CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD BOAT CLUB & RESORT
February 15, 2017
Pa e 2
The original staff report for the September 21, 2016, meeting is attached. Staff has continued to receive
correspondence regarding the project, both before and after the community meeting. The recent
correspondence that was not previously transmitted to the Planning Commission is attached to this staff
report.
A member of the public brought a typographical error in the previous staff report to staff's attention. On
page 8, the paragraph under item 2 erroneously characterizes the reduction from the previous project's
25 timeshare units to 20 current units as a 25 percent reduction, whereas it is of course a 20 percent
reduction.
ATIACHMENTS:
1. Planning Commission Resolution No. 7200
2. Planning Commission Staff Report dated September 21, 2016
3. Correspondence from the Public Received after September 21, 2016
Item #4 April 11, 2017 Page 13 of 213
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PLANNING COMMISSION RESOLUTION NO. 7200
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF CARLSBAD
TRACT CT 14-11, NONRESIDENTIAL PLANNED UNIT DEVELOPMENT
PERMIT PUD 16-02, AND CONDITIONAL USE PERMIT CUP 14-10 FOR THE
DEMOLITION OFA RESTAURANT AND SINGLE FAMILY RESIDENCE AND TO
ALLOW THE CONSTRUCTION OF A TWENTY (20) UNIT TIMESHARE
CONDOMINIUM PROJECT WITH UNDERGROUND PARKING ON
APPROXIMATELY ONE ACRE OF LAND LOCATED AT 4509 ADAMS STREET,
ON THE SOUTH SIDE OF ADAMS STREET BETWEEN HIGHLAND DRIVE AND
PARK DRIVE, WITHIN THE AGUA HEDIONDA SEGMENT OF THE LOCAL
COASTAL PROGRAM (LCP) AND IN LOCAL FACILITIES MANAGEMENT
ZONE 1.
CASE NAME:
CASE NO.:
CARLSBAD BOAT CLUB & RESORT
CT 14-11/PUD 16-02/CUP 14-10
WHEREAS, James Courtney, "Developer," has filed a verified application with the City of
Carlsbad regarding property owned by VIP Partners, "Owner," described as:
THE WESTERLY 133.71 FEET OF LOT 7 IN BLOCK "D" OF BELLAVISTA, IN
THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO MAP THEREOF NO. 2152, FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 7, 1929, SAID
133.71 FEET MEASURED AT RIGHT ANGLES FROM THE WESTERLY LINE
OF SAID LOT
("the Property"); and
WHEREAS, said verified application constitutes a request for a Tentative Tract Map, Non-
Residential Planned Development Permit, and Conditional Use Permit as shown on Exhibit(s) "A" -"Q"
dated September 21, 2016, on file in the Planning Division CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD
BOAT CLUB & RESORT, as provided by Chapters 20.12, 21.47, and 21.42 of the Carlsbad Municipal Code;
and
WHEREAS, the Planning Commission did, on September 21, 2016, hold a duly noticed
public hearing as prescribed by law to consider said request, and at the request of the applicant, tabled
consideration of the request; and
WHEREAS, the Planning Commission did, on February 1 and February 15, 2017, hold a
duly noticed public hearing as prescribed by law to consider said request; and DRAFT NOT ADOPTEDItem #4 April 11, 2017 Page 14 of 213
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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 relating to the
Tentative Tract Map, Non-Residential Planned Development Permit, and Conditional Use Permit.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD BOAT CLUB
& RESORT, based on the following findings and subject to the following conditions:
Findings:
1.
2.
3.
4.
5.
6.
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, any applicable
specific plans, Titles 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act,
and will not cause serious public health problems, in that the proposed subdivision is a single lot
for condominium timeshare purposes. The property's Visitor Commercial land use designation
encourages commercial uses that serve the travel and recreation needs of visitors and residents.
That the proposed project is compatible with the surrounding future land uses since surrounding
properties are designated for residential development on the General Plan, in that the timeshare
units have been designed to have the roof no higher than the street, the building consists of
high quality architecture and is designed to step down toward the lagoon.
That the site is physically suitable for the type and density of the development since the site is
adequate in size and shape to accommodate the proposed project while complying with all
development standards.
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 proposed
subdivision is a single lot for condominium timeshare purposes, will not conflict with existing
easements, and proposes to widen an existing utility easement. Lateral and vertical access
easem~nts will be provided as shown on the map and/or required by the conditions of approval.
That the property is not subject to a contract entered into pursuant to the Land Conservation Act
of 1965 (Williamson Act).
That the design of the subdivision provides, to the extent feasible, for future passive or natural
heating or cooling opportunities in the subdivision, in that structures are oriented such that the
timeshare units will be able to take advantage of prevailing breezes and regulate heating and
cooling by actuating fully functioning doors and windows within the units.
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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 there are no protected habitat and/or species onsite.
That the discharge of waste from the subdivision will not result in violation of existing California
Regional Water Quality Control Board requirements, in that the project has been designed to and
will comply with the current Regional Water Quality Control Board requirements as well as any
new requirement established prior to the issuance of a building permit.
The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the City's General Plan, based on the facts set forth in the staff reports dated
September 21, 2016, and February 15, 2017, including, but not limited to the following: the
proposed timeshare land use is specified as allowed and encouraged in the General Plan as a
Visitor Commercial use.
The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 1 and all City public facility policies and ordinances. The project
includes elements or has been conditioned to construct or provide funding to ensure that all
facilities and improvements regarding sewer collection and treatment; water; drainage;
circulation; fire; schools; parks and other recrea.tional facilities; libraries; government
administrative facilities; and open space, related to the project will be installed to serve new
development prior to or concurrent with need. Specifically,
A.
B.
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.
The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
The project has been conditioned to pay any increase in public facility fee, or new construction
tax, or development fees, and has agreed to abide by any additional requirements established by
a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal
Code. This will ensure continued availability of public facilities and will mitigate any cumulative
impacts created by the project.
This project has been conditioned to comply with any requirement approved as part of the Local
Facilities Management Plan for Zone 1.
That all necessary public facilities required by the Growth Management Ordinance will be
constructed or are guaranteed to be constructed concurrently with the need for them created by
this project and in compliance with adopted City standards.
Nonresidential Planned Development Permit
14. The granting of this permit will not adversely affect and will be consistent with the code, the
general plan, applicable specific plans, master plans, and all adopted plans of the city and other
governmental agencies in that the nonresidential planned development permit allows for the
creation of timeshare condominium units which is established as an encouraged and allowed
use within the Visitor Commercial General Plan Land Use designation and the land use table for
the Residential Tourist Zone.
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The proposed use at the particular location is necessary and desirable to provide a service or
facility, which will contribute to the general well-being of the neighborhood and the community,
in that the use is consistent with the General Plan vision for the Visitor Commercial (VC} Land
Use designation of the site. As such, the use is considered desirable for the development of the
community as it will provide tourist serving units and support the economic viability of the city
through visitors patronizing local establishments.
Such use will not be detrimental to the health, safety, or general welfare of persons residing or
working in the vicinity, or injurious to property or improvements in the vicinity in that the
proposed timeshare project complies with the Residential Tourist Zone and Agua Hedionda LCP
requirements, and is required to be designed in compliance with all applicable codes and
standards for development prior to the issuance of grading and building permits.
The proposed nonresidential planned development meets all of minimum development standards
of the underlying zone.
In granting a nonresidential planned development permit, the City Council, Planning Commission
or City Planner may modify the plan or impose such conditions as it deems necessary to protect
the public health, safety, and general welfare in that conditions of approval are included to
address the timeshare project's compatibility with the surrounding area in terms of operation
and noise.
Conditional Use Permit
19. That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the general plan, including, if applicable, the
certified local coastal program, specific plan or master plan, in that the use is consistent with the
General Plan vision for the Visitor Commercial (VC} Land Use designation of the site. As such,
the use is considered desirable for the development of the community as it will provide tourist
serving units and support the economic viability of the city through visitors patronizing local
establishments. The visitor serving use and preservation of the private boat club and boat
launching facility furthers the goals of the city's Local Coastal Plan. Lateral coastal access along
the Agua Hedionda Lagoon is proposed by the project. A condition requires dedication of
vertical public access (street to shore) if and where required by the Coastal Commission. The
design of the proposed timeshare project is compatible with the surrounding neighborhood at
the scale and intensity proposed. The timeshare project now proposes 20 timeshare units
within a 26,288 square foot building on an 11,360 square foot above-grade building footprint.
The surrounding area has been developed with single family homes. The project meets the
required development standards for the zone without any variances, includes underground
parking and has been designed to step down toward the lagoon so as to reduce its scale and
massing. The timeshare use will generate 200 Average Daily Trips (ADT) which is roughly half
the ADT that was generated by the historical use of the site as a restaurant and boat launching
facility.
20. That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located in that the 20-unit timeshare project will not be
detrimental to the existing boat club and boat launching facility, which is the only existing use
on the same site and zone in which the timeshare use is proposed. The project site is the only
remaining Residential Tourist (R-T) site in the immediate vicinity, surrounded by single family
residential development. The timeshare project is designed in such a way, and is conditioned,
so as not to be detrimental to the surrounding residential neighborhood. The design and
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intensity of the project, given the level of intensity that could be developed on this site in the
Residential Tourist (R-T) zone, is compatible with the surrounding residential neighborhood.
The architecture of the building is well-designed, and steps down toward the lagoon. The
number of timeshare units is 20, which is a 25 percent reduction compared to the previous
timeshare project that was denied on the site. The parking garage, and portions of the floors
above, are below grade, which helps to further reduce the massing of the project. The height of
the building will not exceed the centerline height of Adams Street, so the timeshare will not
impose massing on the streetscape character of the neighborhood. Conditions of approval are
proposed to address potential impacts that could otherwise occur related to noise and
operations, which will further ensure the use is not detrimental to the surrounding
neighborhood.
That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, planning
commission or city council, in order to integrate the use with other uses in the neighborhood, in
that as designed the project site accommodates the proposed development without the
inclusion of special adjustments or variances to development standards. The primary use of the
site has not been residential, and the site has accommodated commercial and recreational uses.
The timeshare building footprint is outside the required 100-foot wetland buffer, and provides
the necessary stormwater treatment improvements to protect the lagoon. The boat club
recreation building and launching ramp are within the wetland buffer, but they have existed at
the site for decades and are a use that is protected under Local Coastal Plan policies and
requirements.
That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use, in that access to the site is by way of Adams Street, which is
adequate in size to handle the proposed 200 Average Daily Trips that will be generated by the
proposed timeshare use and boat club facility.
That the time-sha.re project is located in reasonable proximity to an existing resort or public
recreational area and, therefore, can financially and geographically function as a successful
timeshare project and that the project will not be disruptive to existing or future uses in the
surrounding neighborhood, in that the project is located adjacent to the Agua Hedionda Lagoon
which provides recreational activities for water sports such as boating, sailing, fishing and
kayaking. Water access from the site would allow the aquatic activities which will help ensure
that the project can financially and geographically function as a successful timeshare use. The
Residential Tourist (R-T) zoning implements the Visitor Commercial (VC) Land Use designation,
which is a nonresidential designation of the .General Plan, so it is a nonresidential zone.
Timeshares in nonresidential zones are conditioned to be converted to a hotel use if they cannot
be successfully marketed as a timeshare project. The project has been designed to
accommodate conversion and a hotel would need to meet all of the same requirements and
conditions of the CUP and Section 21.42.140(8)(155) of the CMC.
The project is consistent with the adopted Airport Land Use Compatibility Plan for the McClellan-
Palomar Airport (ALUCP), dated December 2011, in that the project is compatible with the
projected noise levels of the ALUCP; and, based on the noise/land use compatibility matrix of the
ALUCP, the proposed land use is compatible with the airport.
That the project is consistent with the City's Landscape Manual and Water Efficient Landscape
Ordinance (Carlsbad Municipal Code Chapter 18.50).
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That the City Planner 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 on the environment, and it is
therefore categorically exempt from the requirement for the preparation of environmental
documents pursuant to Section 15332 -In-fill Development Projects of the state CEQA
Guidelines. In making this determination, the City Planner has found that the exceptions listed in
Section 15300.2 of the state CEQA Guidelines do not apply to this project.
The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a grading
permit, building permit or recordation of final map, whichever comes first.
1.
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5.
If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the City shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for.their violation. No vested rights are gained
by Developer or a successor in interest by the City's approval of this Tentative Tract Map, Non-
Residential Planned Development Permit, and Conditional Use Permit.
Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Tentative Tract Map, Non-Residential Planned Development Permit, and
Conditional Use Permit 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.
Developer shall comply .with all applicable prov1s1ons of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged,
this approval .shall be suspended as provided in Government Code Section 66020. If any such
condition is determined to be invalid, this approval shall be invalid unless the City Council
determines that the project without the condition complies with all requirements of law.
Prior to the commencement of any ground disturbing activities, the project developer shall:
A. Retain the services of a qualified paleontologist who shall be on-site for the original
cutting of previously undisturbed native soil (part-time for marine terrace deposit areas
and full-time for Santiago Formation deposit areas. The paleontologist shall recover
any discovered fossils and is empowered to temporarily divert or halt grading to allow
recovery in a timely manner. Fossils shall be treated appropriately, catalogued, and
deposited with pertinent field notes, photos, and maps, etc., as a donation with
financial support for initial specimen storage in a scientific institution with permanent
paleontological collections.
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B.
C.
Retain the services of a qualified archaeologist who shall be on-site for ground
disturbing activities. In the event cultural material is encountered, the archaeologist is
empowered to temporarily divert or halt grading to allow for coordination with the
Luiseiio Native American monitor and to determine the significance of the discovery.
The archaeologist shall follow all standard procedures for cultural materials that are not
Tribal Cultural Resources.
Enter into a Pre-Excavation Agreement, otherwise known as a Tribal Cultural Resources
Treatment and Tribal Monitoring Agreement, with the San Luis Rey Band of Mission
Indians or other Luiseiio tribe that meets all standard requirements of the tribe for such
Agreements. This agreement will address provision of a Luiseiio Native American
monitor and contain provisions to address the proper treatment of any tribal cultural
resources and/or Luiseiio Native American human remains inadvertently discovered
during the course of the project. The agreement will outline the roles and powers of the
Luiseiio Native American monitors and the archaeologist.
Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly,
from (a) City's approval and issuance of this Tentative Tract Map, Non-Residential Planned
Development Permit, and Conditional Use Permit, (b) City's approval or issuance of any permit
or action, whether discretionary or nondiscretionary, in connection with the use contemplated
herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby,
including without limitation, any and. all liabilities arising from the emission by the facility of
electromagnetic fields or other energy waves or emissions. This obligation survives until all legal
proceedings have been concluded and continues even if the City's approval is not validated.
Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever
occurs first, developer shall submit tot.he City Planner, a 24" x 36" copy of the Tentative Map and
Site Plan, conceptual grading plan and preliminary utility plan reflecting the conditions approved
by the final decis.ion making body. The copy shall be submitted to the city planner, reviewed and,
if found acceptable, signed by the city's project planner and project engineer. If no changes were
required, the approved exhibits shall fulfill this condition.
Prior to the issuance of a building permit, the Developer shall provide proof to the Building
Division from the Carlsbad Unified School District that this project has satisfied its obligation to
provide school facilities.
This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
This approval shall become null and void if building permits are not issued for this project within
24 months from the date on which the California Coastal Commission votes to approve the
project.
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 shall be placed on the Final Map.
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Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFO
#1 special tax (if applicable}, subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone
1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If
the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
Developer shall submit to the City a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a Tentative Tract Map, Non-Residential Planned
Development Permit, and Conditional Use Permit by Resolution(s) No. 7200 on the property.
Said Notice of Restriction shall note the property description, location of the file containing
complete project details and all conditions of approval as well as any conditions or restrictions
specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute
and record an amendment to the notice which modifies or terminates said notice upon a showing
of good cause by the Developer or successor in interest.
The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape
plancheck process on file in the Planning Division and accompanied by the project's building,
improvement, and grading plans.
CUP 14-10 shall be reviewed by the City Planner annually to determine if all conditions of this
permit have been met and that the use does not have a substantial negative effect on surrounding
properties or the public health, safety and general welfare. If the City Planner determines that:
1} the Conditional Use Permit was obtained by fraud or misrepresentation; or 2} the use for which
such approval was granted is not being exercised; or 3} the Conditional Use Permit is being or
recently has been exercised contrary to any of the terms or conditions of approval or the
conditions of approval have not been met; or 4) the use for which such approval was granted has
ceased to exist or has been suspended for one year or more; or 5} the use is in violation of any
statute, ordinance, law or regulation; or 6} the use permitted by the Conditional Use Permit is
being or has been so exercised as to be detrimental to the public health, safety or welfare or so
as to constitute a nuisance, the City Planner shall recommend that the Planning Commission hold
a public hearing and after providing the permittee the opportunity to be heard, the Planning
Commission may revoke and terminate the Conditional Use Permit in whole or in part, reaffirm
the Conditional Use Permit, modify the conditions or impose new conditions.
This Conditional Use Permit is granted without an expiration date. This permit may be revoked at
any time after a public hearing, if it is found that the use has a substantial detrimental effect on
surrounding land uses and the public's health and welfare, or the conditions imposed herein have
not been met.
All roof appurtenances, with the exception of photo voltaic systems, 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 and Economic Development Department and Planning.
Developer shall construct trash receptacle and recycling areas enclosed by a six-foot-high
masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal Code
Chapter 21.105. Location of said receptacles shall be approved by the City Planner. Enclosure
shall be of similar colors and/or materials to the project to the satisfaction of the City Planner.
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No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so
required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of
an Outdoor Storage Plan, and thereafter comply with the approved plan.
Developer shall submit and obtain City Planner approval of an exterior lighting plan including
parking areas. All lighting shall be designed to reflect downward and avoid any impacts on
adjacent homes or property.
Prior to issuance of a building permit, the developer shall submit a noise study to the
satisfaction of the City Planner and Building Official demonstrating that the project's
construction will not exceed the Allowable Noise Exposure levels in Table 5:..3 of the General
Plan Noise Element for adjacent residences.
The timeshare use shall comply with the following operational standards:
A.
B.
C.
D.
E.
F.
No live music or entertainment is allowed in the exterior areas of the site including but
not limited to the walkways, parking garage, courtyard, decks, balconies and covered
patios, etc.
Quiet hours shall be from 9 p.m. to 7 a.m. daily.
Boat Club use and activities shall be allowed concurrent with the timeshare use to the
extent that surplus parking spaces beyond those required for the timeshare use are
available and on-site circulation is not adversely affected.
The timeshare management shall not be a vendor of on-site recreational water sport
equipment (jet skis, boats, etc.) rentals. Any agreements with other vendors such as at
Snug Harbor shall provide for delivery of such equipment to the site via the lagoon to
the extent feasible. The timeshare is limited to non-motorized recreational items for
guest use such as bicycles, kayaks, fishing rods, etc.
Dedicated accesses for the general public to and adjacent to the lagoon are being
provided on the property, and shall not be impeded at any time by timeshare
management, owners or guests.
Prior to any proposed use of the lagoon/water, the developer shall execute a use
agreement and obtain any and all necessary permits and licenses, etc., from the City of
Carlsbad for said lagoon/water use by entities on the subject property. The use
agreement, permits and licenses, and any other applicable requirement for use of the
lagoon/water, are subject to amendment by the City from time to time, and are
required to be kept valid and in effect for the life of the timeshare project.
If the project cannot be successfully marketed as a timeshare project, it shall be converted to a
hotel use pursuant to CMC Section 21.42.140(8)(155).
The management and maintenance plan submitted by the Developer titled "Management and
Maintenance Plan -Resort Site" attached hereto as Exhibit 1, is approved and made a part of
the permit for the project. Prior to the issuance of grading permits or final map approval,
whichever comes first, Developer shall provide a copy of the complete final Management and
Maintenance Plan for the Carlsbad Boat Club and Resort to the satisfaction of the City Planner
or designee.
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25. The maximum number of timeshare units is 20, including a resident manager unit if provided
on-site. Lock-off units are prohibited. The maximum time increment for recurrent exclusive
use of occupancy of a timeshare unit shall be four months and the minimum time increment
shall be no less than seven (7) consecutive days. A note indicating these requirements shall be
placed on the final map.
Engineering
General
26.
27.
28.
29.
Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the proposed
haul route.
This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will continue
to be available until time of occupancy.
Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other
recorded document, addressing the maintenance, repair, and replacement of shared private
improvements within this subdivision, including but not limited to private utilities, landscaping,
water quality treatment measures, low impact development features, storm drain facilities, and
pump systems located therein and to. distribute the costs of such maintenance in an equitable
manner among the owners of the properties within this subdivision.
Developer shall prepare, submit and process for city engineer approval a final map to subdivide
this project. There shall be one Final Map recorded for this project. Developer shall pay the city
standard map review plan check fees.
Fees/ Agreements
30.
31.
32.
33.
Grading
Developer shall cause property owner to execute and submit to the city engineer for recordation,
the city1s standard form Geologic Failure Hold Harmless Agreement.
Developer shall cause property owner to execute and submit to the city engineer for recordation
the city's standard form Drainage Hold Harmless Agreement.
Developer shall cause property owner to submit an executed copy to the city engineer for
recordation a city standard Permanent Stormwater Quality Best Management Practice
Maintenance Agreement.
Prior to approval of a grading permit or any building permits for this project, developer shall cause
owner to give written consent to the city engineer for the annexation of the area shown within
the boundaries of the Subdivision into the existing City of Carlsbad Street Lighting and
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 the city engineer.
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35.
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37.
Based upon a review of the proposed grading and the grading quantities shown on the tentative
map, a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports as required by city engineer, post security and pay all applicable grading
plan review and permit fees per the city's latest fee schedule.
Upon completion of grading, developer shall file an "as-graded" geologic plan with the city
engineer. The plan shall clearly show all the geology as exposed by the grading operation, all
geologic corrective measures as actually constructed and must be based on a contour map which
represents both the pre and post site grading. The plan shall be signed by both the soils engineer
and the engineering geologist, and shall be submitted on a 24" x 36" mylar or similar drafting film
format suitable for a permanent record.
This project requires off site grading. No grading for private improvements shall occur outside
the project unless developer obtains, records, and submits a recorded copy, to the city engineer,
a temporary grading, construction or slope easement or agreement from the owners of the
affected properties. If developer is unable to obtain the temporary grading or slope easement,
or agreement, no grading permit will be issued. In that case developer must either apply for and
obtain an amendment of this approval or modify the plans so grading will not occur outside the
project and apply for and obtain a finding of substantia.1 conformance and/or consistency
determination from both the city engineer and city planner.
Developer shall ensure that the final design proposing any permanent tie-backs do not go
beyond the property line into public right-of-way unless otherwise approved by city engineer.
Any structural support system (i.e. tie-backs, shoring, etc.) is required to be shown on the
grading plan to the satisfaction of the city engineer.
15 Storm Water Quality
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40.
Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but are
not limited to pollution control practices or devices, erosion control to prevent silt runoff during
construction, general housekeeping practices, pollution prevention and educational practices,
maintenance procedures, and other management practices or devices to prevent or reduce the
discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the
maximum extent practicable. Developer shall notify prospective owners and tenants of the above
requirements.
Developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3
SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established
by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The
TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff
during construction of the project to the maximum extent practicable. Developer shall pay all
applicable SWPPP plan review and inspection fees per the city's latest fee schedule.
This project is subject to 'Priority Development Project' requirements. Developer shall prepare
and process a Storm Water Quality Management Plan (SWQMP), subject to city engineer
approval, to comply with the Carlsbad BMP Design Manual latest version. The final SWQMP
required by this condition shall be reviewed and approved by the city engineer with final grading
plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city's
latest fee schedule.
PC RESO NO. 7200 -11-Item #4 April 11, 2017 Page 24 of 213
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41. Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.) incorporate all source control, site design, pollutant control
BMP and applicable hydromodification measures.
Dedications/Improvements
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44.
Developer shall cause owner to dedicate to the city and/or other appropriate entities for the
public street & public utility, public access, and public sewer purposes as shown on the Tentative
Map. The offer shall be made by a Certificate on the Final Map. All land so offered shall be free
and clear of all liens and encumbrances and without cost to the 'city. Streets that are already
public are not required to be rededicated. Additional easements may be required at final design
to the satisfaction of the city engineer.
Developer shall design the private drainage systems, as shown on the Tentative Map to the
satisfaction of the city engineer. All private drainage systems (12" diameter storm drain and
larger) shall be inspected by the city. Developer shall pay the standard improvement plan check
and inspection fees for private drainage systems.
Developer shall prepare and process public improvement plans and, prior to city engineer
approval of said plans, shall execute a city standard Subdivision Improvement Agreement to install
and shall post security in accordance with C.M .. C. Section 20.16.070 for public improvements
shown on the Tentative Map. Said improvements shall be iostalled to city standards to the
satisfaction of the city engineer. These improvements include, but are not limited to:
A.
B.
Frontage improvements along Adams Street including but not limited to curb, gutter,
sidewalk, relocation of the power pole, fire hydrant, paving, guardrail, double detector
check valve assembly, water meter and water service line.
Sewer manhole on existing 24" VCP sewer main and sewer lateral.
17 Developer shall pay the standard improvement plan check and inspection fees. Improvements
listed above shall be constructed within 36 months of approval of the subdivision or development
18 improvement agreement or such other time as provided in said agreement.
19 Non-Mapping Notes
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45. Add the following notes to the final map as non-mapping data:
A.
B.
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Developer has executed a city standard Subdivision Improvement Agreement and has
posted security in accordance with C.M.C. Section 20.16.070 to install public
· improvements shown on the Tentative Map. These improvements include, but are not
limited to:
i. Frontage improvements along Adams Street including but not limited to curb,
gutter, sidewalk, relocation of the power pole, fire hydrant, paving, guardrail,
double detector check valve assembly, water meter, and water service line.
ii. Sewer manhole on existing 24" sewer main and sewer lateral.
Building permits will not be issued for development of the subject property unless the
appropriate agency determines that sewer and water facilities are available.
Geotechnical Caution:
PC RESO NO. 7200 -12-Item #4 April 11, 2017 Page 25 of 213
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i. Slopes steeper than two parts horizontal to one part vertical exist within the
boundaries of this subdivision.
ii. 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
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.
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 arise
through any diversion of waters, the alteration of the normal flow of surface waters or
drainage, or the concentration of surface waters or drainage from the drainage system or
other improvements identified in the city approved development plans; or by the design,
construction or maintenance of the drainage system or other improvements identified in
9 the city approved development plans.
10 Utilities
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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.
Developer shall design and agree to construct public facilities within public right-of-way or within
minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the discretion
of the district or city engineer, wider easements may be required for adequate maintenance,
access and/or joint utility purposes.
Developer shall install potable water and/or recycled water services and meters at locations
approved by the district engineer. The locations of said services shall be reflected on public
improvement plans.
The developer shall. agree to install sewer laterals and clean-outs at locations approved by the city
engineer. The locations of sewer laterals shall be reflected on public improvement plans.
Developer shall submit sewer calculations prepared by a registered engineer that identifies the
peak flows of the project and required pipe sizes. Said calculations shall be submitted
concurrently with the improvements plans for the project and the calculations shall be prepared
to the satisfaction of the city engineer.
Developer shall submit water calculations prepared by a registered engineer that identifies the
peak demands of the project and required pipe size. Said calculations shall be submitted
concurrently with the improvements plans for the project and the calculations shall be prepared
to the satisfaction of the city engineer.
Prior to using one potable water meter to serve a multi-ownership building, developer shall apply
for and receive approval from the utilities director. Upon application for and good cause shown,
the utilities director may allow a single potable water service connection and meter to a multi-
ownership building within this Subdivision provided:
PC RESO NO. 7200 -13-Item #4 April 11, 2017 Page 26 of 213
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Fire
53.
A.
B.
Developer shall record a deed restriction or other such document as approved by the
public works director and general counsel placing future owners on notice that each and
every residential or commercial/office unit is served by a single service connection and
meter, and in the event that the water bill is not paid by the party or entity responsible
for paying the monthly water service charges to CMWD for the respective building
occupied by the multi-ownership, CMWD may at its direction shut off the water service
to such multi-ownership building in accordance with CMWD adopted rules and
regulations.
Developer shall install a private sub-meter for each separately established residence or
business within a multi-ownership building having a single potable water service
connection and meter.
If denied, developer shall revise all design drawings to provide separate potable water meters for
each separately owned unit within this Subdivision per district requirements.
Prior to issuance of a building permit, developer shall submit a separate plan showing required
fire sprinklers and alarm system to the satisfaction of the fire marshal.
Code Reminders
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Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050
of the Carlsbad Municipal Code.
Approval of this request shaH not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building permit issuance,
except as otherwise specifically provided herein.
The project shall comply with the latest nonresidential disabled access requirements pursuant to
Title 24 of the.California Building Code.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
Any signs proposed for this development shall at a minimum be designed in conformance with
the City's Sign Ordinance and shall require review and approval of the City Planner prior to
installation of such signs.
This tentative map shall expire two years from the date on which the City Council voted to approve
this application.
Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and
floor area contained in the staff report and shown on the Tentative Map are for planning purposes
only.
PC RESO NO. 7200 -14-Item #4 April 11, 2017 Page 27 of 213
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NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date of 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.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
PC RESO NO. 7200 -15-Item #4 April 11, 2017 Page 28 of 213
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on February 15, 2017, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JEFF SEGALL, Chairperson
CARLSBAD PLANNING COMMISSION
ATIEST:
DON NEU
15 City Planner
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PC RESO NO. 7200 -16-Item #4 April 11, 2017 Page 29 of 213
Planning Commission Minutes
Minutes of:
Time of Meeting:
Date of Meeting:
Place of Meeting:
CALL TO ORDER
February 15, 2017
PLANNING COMMISSION
6:00 p.m.
February 15, 2017
COUNCIL CHAMBER
Chairperson Segall called the meeting to order at 6:00 p.m.
PLEDGE OF ALLEGIANCE
Commissioner Siekmann led the Pledge of Allegiance.
ROLL CALL
CORRECTED
Page 1
Present: Chairperson Segall, Commissioners Anderson, Black, Goyarts, L'Heureux, Montgomery,
and Siekmann
Absent: None
STAFF PRESENT
Don Neu, City Planner
Ron Kemp, Assistant City Attorney
Farah Nisan, Secretary
Teri Delcamp, Principal Planner
Scott Donnell, Senior Planner
Chris Garcia, Associate Planner
Greg Fisher, Associate Planner
Austin Silva, Associate Planner
Jason Geldert, Engineering Manager
David de Cordova, Principal Planner
Craig Williams, Transportation Manager
Debbie Fountain, Housing and Neighborhood Services Director
Mick Calarco, Parks and Recreation Special Projects Manager
PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA
Robert Wilkinson, Imagine Carlsbad, Suite I, 2911 State Street, shared a handout to the Planning
Commission regarding future development in the Village and Barrio Master Plan.
PLANNING COMMISSION PUBLIC HEARING
Chairperson Segall asked Mr. Neu to introduce the first item and opened the public hearing on Agenda
Item 4.
4. CDP 16-30 -VIGILUCCl'S SEAFOOD & STEAKHOUSE REMODEL -Request for a
Coastal Development Permit for an interior remodel to relocate the restaurant's kitchen to
the rear of the building, relocate an existing dining area to the front of the restaurant with
no increase in square footage or in overall seating, and an associated exterior remodel.
The site is located at 3878 Carlsbad Boulevard in the Commercial Tourist (C-T) zone,
within the Mello II Segment of the Local Coastal Program and Local Facilities
Management Zone 1. The project qualifies as a CEQA Guidelines Section 15301 (a)
(Existing Facilities) Class 1 Categorical Exemption. This project is not located within the
appealable area of the California Coastal Commission.
Mr. Neu stated that the applicant has requested a continuance and staff is recommending that Agenda Item
4 be continued to a date certain of March 15, 2017.
Item #4 April 11, 2017 Page 30 of 213
Planning Commission Minutes Februaiy 15, 2017 Page 2
MOTION
ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner
L'Heureux that the Planning Commission continue Agenda Item 4 to March 15, 2017.
VOTE: 7-0
AYES: Chairperson Segall, Commissioner Anderson, Commissioner Black, Commissioner
Goyarts, Commissioner L'Heureux, Commissioner Montgomery and Commissioner
Siekmann
NOES: None
ABSENT: None
ABSTAIN: None
Chairperson Segall closed the public hearing on Agenda Item 4, asked Mr. Neu to introduce the next item
and opened the public hearing on Agenda Item 3.
3. SDP 86-02(E)/CDP 16-44 -FOUR SEASONS RESIDENCE CLUB -Request for a Site
Development Plan Amendment and Coastal Development Permit to allow the construction
of parking areas and recreation facilities for the existing timeshare development generally
located east of Kingfisher Lane in Aviara Planning Area 2b, in Local Facilities Management
Zone 19. The project site is located within the Mello I Segment of the city's Coastal Zone,
but is not within the appealable area of the California Coastal Commission. The City
Planner has determined that the project is subject to the provisions of CEQA; however, the
potential environmental effects of the project were adequately analyzed by the previously
Certified EIR for the Aviara Master Plan -MP 177/EIR 83-02(A). No additional
environmental review is required.
Mr. Neu stated Agenda Item 3 would normally be heard in a public hearing context; however, the project
appears to be minor and routine in nature with no outstanding issues and staff recommends approval. He
recommended that the public hearing be opened and closed, and that the Commission proceed with a vote
as a consent item. Staff would be available to respond to questions if the Commission or someone from
the public wished to comment on Agenda Item 3.
Chairperson Segall asked if any member of the audience wished to address Agenda Item 3. Seeing none,
he opened and closed public testimony.
MOTION
ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner
Siekmann that the Planning Commission adopt Planning Commission Resolution
No. 7227 approving Site Development Plan Amendment No. SOP 86-02(E) and
Coastal Development Permit No. CDP 16-44, based on the findings and subject to
the conditions contained therein.
VOTE: 7-0
AYES: Chairperson Segall, Commissioner Anderson, Commissioner Black, Commissioner
Goyarts, Commissioner L'Heureux, Commissioner Montgomery and Commissioner
Siekmann
NOES: None
ABSENT: None
ABSTAIN: None
Chairperson Segall closed public hearing on Agenda Item 3, asked Mr. Neu to introduce the next item and
opened the public hearing on Agenda Item 1.
Item #4 April 11, 2017 Page 31 of 213
Planning Commission Minutes February 15, 2017 Page 3
1. CT 14-11/PUD 16-02/CUP 14-10-CARLSBAD BOAT CLUB & RESORT-Request for
a Tentative Tract Map, Nonresidential Planned Unit Development Permit and Conditional
Use Permit for the demolition of a restaurant and single family residence and to allow the
construction of a twenty (20) unit timeshare condominium project with underground
parking on approximately one acre of land located at 4509 Adams Street, on the south
side of Adams Street between Highland Drive and Park Drive, within the Agua Hedionda
Segment of the Local Coastal Program (LCP) and in Local Facilities Management Zone
1. The City Planner 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 on the
environment, and it is therefore categorically exempt from the requirement for the
preparation of environmental documents pursuant to state CEQA Guidelines Section
15332 -In-fill Development Projects. The Agua Hedionda LCP Segment is in an area of
deferred certification where the City of Carlsbad does not have permit authority to issue
Coastal Development permits and thus, the project will need to obtain a Coastal
Development Permit issued by the California Coastal Commission.
Mr. Neu introduced Agenda Item 1 and stated Principal Planner Teri Delcamp would make the staff
presentation.
Chairperson Segall asked if any of the Commissioners have ex parte communications to disclose for this
item.
Commissioner Anderson disclosed that she drove by the property.
Commissioner Goyarts stated that he has viewed the property from the water and has also visited the site.
Commissioner Siekmann disclosed that she has gone paddle boarding many times, walked and driven by
the property.
Commissioner L'Heureux disclosed that he lives a quarter mile from the project site, therefore he has
walked and driven by the property on Adams Street weekly for the last thirty years. Commissioner
L'Heureux stated that he has viewed the site from the ground as well as on Google Earth, read an article
from the Coast News dated February 10, 2017 regarding the project and has previously represented the
applicant's consultant's father-in-law.
Assistant City Attorney Ron Kemp stated that the city prepares conflict maps for each Commissioner to see
if they reside within the 600 foot boundary and Commissioner L'Heureux is well outside the 600 foot
boundary, and therefore is not conflicted for that reason.
Commissioner Montgomery disclosed that he is very familiar with the site, has walked around and visited
the restaurant.
Chairperson Segall disclosed that he has been on the water side of the site and has also used Google.
Ms. Delcamp gave a brief presentation and stated she would be available to answer any questions.
Chairperson Segall asked if there were any questions of staff.
Commissioner Anderson asked if the clubhouse is non-conforming. Ms. Delcamp stated that the
recreational building has had an existing use since the 1950s. Commissioner Anderson asked if it cannot
be expanded, but can be remodeled. Ms. Delcamp replied stating that as part of the proposal for a use
that is allowed within the zone, there could be opportunities to make modifications to that as part of the
project. The applicant has selected not to expand given its location in close proximity to the lagoon.
Commissioner Anderson asked what would happen to the building if the water level rose and made the
building unusable. Mr. Neu stated that if the building had damage and needed to be rebuilt, it would then
need to comply with the development standards.
Chairperson Segall asked if there were any further questions of staff. Seeing none, he asked if the applicant
wished to make a presentation.
Item #4 April 11, 2017 Page 32 of 213
Planning Commission Minutes February 15, 2017 Page4
Bill Hofman, Hofman Planning & Engineering, 3150 Lionshead, assisted by James Courtney, 1861 South
View Drive, made a presentation.
Chairperson Segall asked if there were questions of the applicant.
Commissioner Siekmann inquired about the operation of the paddle boarding available to the public. Mr.
Courtney stated that there is currently a tenant that provides paddle boarding, yoga classes and various
lessons.
Commissioner Black asked if the existing landscaping will remain or be removed and replaced. Mr. Hofman
stated that some will be replaced because of the street improvement requirement and some landscaping
will be added. Commissioner Black inquired about onsite management. Mr. Hofman stated that there will
be a person available for 24 hours in one of the units devoted to managing the property.
Commissioner Goyarts asked if the applicant has considered a small bed and breakfast with potentially a
cafe on the water with public access. Mr. Hofman stated yes.
Commissioner L'Heureux asked where the traffic count was taken on Adams Street. Mr. Courtney stated
Highland Drive and Park Drive. Commissioner L'Heureux asked if the boat club is a separate business
from the timeshare or if the timeshare and the boat club will be one unit as far as ownership and
management. Mr. Hofman stated that it will be as one entity. Commissioner L'Heureux inquired about
trash pickup. Mr. Hofman stated that the garbage trucks go all the way down the hill for pickup.
Commissioner L'Heureux asked where employees will park. Mr. Hofman stated that since there will be six
additional parking spaces, there will be available onsite parking for most of the year, and a management
employee will have a designated parking space.
Mike Pfankuck, 1250 Magnolia Avenue, clarified that the intent of this project is to bring tourist attraction to
Carlsbad, have boats and paddle boards provided. Commissioner Anderson asked if jet skis will be on the
property. Mr. Pfankuck stated no.
Commissioner Montgomery asked what would make this project different from the first submittal besides
the reduction in units if the building is the same size. Mr. Hofman replied stating that a 20 % reduction of
total units from 25 to 20, traffic decrease from 240 to 200 Average Daily Trips (ADT), a profile step back of
the building with increase of patio decks, and an approximate 2,000 square footage reduction of the floor
area.
Commissioner Siekmann asked if there will be bathroom facilities available for public use. Mr. Hofman
stated that there will be public restrooms in the boat house. Commissioner Siekmann asked if any person
who might want to take their private paddle board to the water could walk down to the water from the
property. Mr. Hofman stated no, the project site is private property. He stated that the California Coastal
Commission (CCC) will try and make a public easement coming from the street to the water.
Chairperson Segall asked if Mr. Hofman would be okay with adding a condition to the operation standards
to remove live amplified music. Mr. Hofman stated yes.
Chairperson Segall asked if the project cannot be successfully marketed as a timeshare, is it required to
be converted into a hotel. Mr. Neu stated that since it is a requirement of the Carlsbad Municipal Code, in
the event of a timeshare that is not successful, the hotel would be the fallback use.
Commissioner Black asked what would preclude a timeshare owner of the week to only have three or four
days that they own to come for something less than seven days. Mr. Hofman stated that the unit would
have to stay vacant the days they are not occupied.
Commissioner L'Heureux inquired about the relocation of the power pole. Mr. Geldert stated that the power
pole will be relocated to allow for the sidewalk.
Chairperson Segall asked if there were any further questions for the applicant. Seeing none, he asked if
any members of the audience wished to address Agenda Item 1. Chairperson Segall opened public
testimony.
Item #4 April 11, 2017 Page 33 of 213
Planning Commission Minutes February 15, 2017 Page 5
Julie Hamilton, 4112 Adams Avenue, San Diego, assisted by Tommy Dean, 4517 Adams Street, Carlsbad,
and Jim Strickland, 4747 Marina Drive made a presentation in opposition to the project due to consistency,
pedestrian access, compatibility, safety, traffic, density and parking. The following speakers ceded their
time to Ms. Hamilton, Mr. Dean and Mr. Strickland; Scott Engel, 4220 Isle Drive, Fred Jamsson, 4519 Cove
Drive, Amber Depace, 2965 Carlsbad Boulevard and Kevin Bender, 4070 Adams Street.
Sam Ross, Visit Carlsbad, 5106 Lynch Court, stated that he supports the project.
RECESS
Chairperson Segall called for a 10-minute recess at 8:02 p.m.
MEETING CALLED TO ORDER
Chairperson Segall called the meeting to order at 8:14 p.m. with all Commissioners present.
Mr. Neu stated that staff is recommending that Agenda Items 5 and 6 be continued to a date certain of
March 15, 2017 due to time constraints.
5. RP 16-12/CDP 16-28 -ARMY & NAVY ACADEMY STUDENT ENRICHMENT CENTER
-Request for a recommendation of approval of a Major Review Permit and Coastal
Development Permit to allow for the construction of a two-story 4,714 square foot building
for student meeting and exhibition space at the south end of the athletic complex at 2800
Carlsbad Boulevard in District 9 of the Village Review Zone, the Village Segment of the
Local Coastal Program, and within Local Facilities Management Zone 1. The City Planner
has determined that this 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 is therefore
categorically exempt from the requirement for the preparation of environmental
documents pursuant to Section 15332 (In-Fill Development Projects) of the State CEQA
Guidelines.
6. CT 16-02/RP 16-08 -OCEAN -Request for a recommendation of approval of a Tentative
Tract Map and Major Review Perrnit to demolish an existing office building for the
construction of 17 multi-family residential air space condominium units on a 0.487-acre
project site located at 2501 State Street within District 4 -Residential Support Area of the
Village Review (VR) Zone and Local Facilities Management Zone 1. The City Planner
has determined that this 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 is therefore
categorically exempt from the requirement for the preparation of environmental
documents pursuant to section 15332 (In-fill Development Projects) of the State CEQA
guidelines.
MOTION
ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner
L'Heureux that the Planning Commission continue Agenda Item 5 to a date certain
of March 15, 2017.
VOTE: 7-0
AYES: Chairperson Segall, Commissioner Anderson, Commissioner Black, Commissioner
Goyarts, Commissioner L'Heureux, Commissioner Montgomery and Commissioner
Siekmann
NOES: None
ABSENT: None
ABSTAIN: None
Item #4 April 11, 2017 Page 34 of 213
Planning Commission Minutes February 15, 2017 Page6
ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner
L'Heureux that the Planning Commission continue Agenda Item 6 to a date certain
of March 15, 2017.
VOTE: 7-0
AYES: Chairperson Segall, Commissioner Anderson, Commissioner Black, Commissioner
Goyarts, Commissioner L'Heureux, Commissioner Montgomery and Commissioner
Siekmann
NOES: None
ABSENT: None
ABSTAIN: None
Chairperson Segall closed the public hearing on Agenda Items 5 and 6.
The following speakers spoke in opposition of the project due to traffic, density, parking, noise, compatibility
and pollution from powerboats:
Allen Sweet, 4444 Highland Drive
Brian Connor, 4815 Windjammer Way
Sarah Huber, Flat 29, St. Andrews Mansions, 4 Dorset Street, London W1 U 4EQ
David Turner, 2553 Cove Drive
Gary Algier, Suite 20, 4513 Cove Drive
Kalen Morris, Suite 15, 4513 Cove Drive
ldora Lee Roelofs, Suite A, 4533 Cove Drive
The following speakers spoke in favor in the project:
Alan Wannamaker, 2399 Jefferson Street
Janna Streelman, 3502 Santa Clara Way
Arnie Cohen, 2853 Cazadero Drive
Melanie Burkholder, 4040 Sunnyhill Drive
Susan Toft, 7000 Ballena Way
Chairperson Segall asked if there were any other members of the audience who wished to speak on the
item. Seeing none, he asked if the applicant could respond to the issues raised and closed public testimony.
Chairperson Segall asked if there were any questions of staff.
Commissioner Montgomery asked why a Hillside Development Permit (HOP) is not required for the project.
Ms. Delcamp stated that the determination was made when the previous project was processed and
proposed because the site is already developed. Commissioner Montgomery asked if the project would be
restricted to a right turn only onto Adams Street. Engineering Manager Jason Geldert stated that it would
not be necessary as some improvements will be made to enhance visibility to make a safe turn.
Commissioner L'Heureux inquired about the number of dump truck trips traveling during construction. Mr.
Geldert clarified that there will be 8 dump trucks transporting soil, and depending on the distance, it may
take up to 760 loads.
Commissioner Anderson asked what is happening to the runoff. Mr. Geldert stated that the project is
subject to stricter requirements that meet the priority project thresholds for water quality. He stated that
there are two basins located below biofiltration areas.
Commissioner Black asked what kind of precautions a contractor would take to prevent dirt runoff during
construction. Mr. Geldert stated that the Stormwater Pollution Prevention Plan (SWPPP) is implemented
and Best Management Practices (BMP) will be taken into account during construction.
Item #4 April 11, 2017 Page 35 of 213
Planning Commission Minutes February 15, 2017 Page?
DISCUSSION
Commissioner Siekmann suggested that four additional amendments be added to the resolution such as
no amplified music on the roof decks, limit the number of boats provided onsite for the users to two, not
allow any of the timeshare owners or their guests to bring motorized boats to the property and to limit the
public parking use of the facility to six trailers with proper reservations.
MOTION
A motion was made by Commissioner Montgomery, which was seconded by Commissioner Siekmann, to
add no amplified music on the roof decks to condition number 22 A. The Commission voted 7-0.
A motion was made by Commissioner Montgomery, which was seconded by Commissioner Siekmann, to
provide a public access easement on the eastern side of the building from Adams Street to the lagoon, or
at another location as approved by the CCC. The Commission voted 7-0.
A motion was made by Commissioner Montgomery, which was seconded by Commissioner Siekmann, to
limit the number of boats provided to the timeshare owners to two and to not allow any guest boats. The
Commission voted 2-5 (Chairperson Segall, Commissioners Anderson, Black, Goyarts and Montgomery).
A motion was made by Commissioner Montgomery, which was seconded by Commissioner Siekmann, to
limit public boats to six trailers on a reservation basis. The Commission voted 6-1 (Commissioner
Montgomery).
Commissioner Montgomery commented that he stands behind private property rights and the ability of the
property owners to develop property. He stated that there are possible impacts from the project such as
traffic, impacts to the lagoon, to the citizenry that live around the site and he does not believe that those
particular impacts are of a significant nature that would make him rule against the project on those issues.
Commissioner Montgomery stated that the project meets all the development standards, although it comes
down to intensity and compatibility. He stated that he cannot make a finding against the project and he
cannot support the project based on compatibility and intensity.
Commissioner Siekmann stated that she feels differently than Commissioner Montgomery and added that
the property owner has made changes in order to make the project more compatible with the neighborhood.
She stated that she can support the project.
Commissioner Goyarts stated that the project is too intense and is not compatible with the surrounding
neighborhood. He believes, if the project is visitor serving, a small six-to-ten bedroom bed and breakfast
would be more appropriate for the site.
Commissioner Anderson stated that she cannot find the project as necessary and desirable or compatible
and in harmony with the neighborhood.
Commissioner Black stated that he is concerned with the boats pulling on the opposite side of the road to
try to pull into the driveway. He stated that he is in favor of what the applicants have done to mitigate the
concerns that existed back in 2008. Commissioner Black stated that he is happy to hear that the
landscaping in the front of the project is going to either remain or be replaced with something similar which
will block the view of the roof. He stated that the neighborhood is diversified and the CCC would like to
keep it that way, therefore he would rather see this project constructed than a hotel that would attract more
traffic. Commissioner Black can support the project.
Commissioner L'Heureux thanked staff and the applicant that have invested endless hours on the project.
He concurs with Commissioner Montgomery and stated that one of his biggest problems is the way Adams
Street is physically constructed in that area. He stated that there are many pedestrians, bicyclists, and
people that are using it today and is apprehensive in adding more traffic on Adams Street. Commissioner
L'Heureux stated that Adams Street is not designed for higher intensity use and he cannot support the
project.
Item #4 April 11, 2017 Page 36 of 213
Planning Commission Minutes February 15, 2017 Page 8
Chairperson Segall stated that he supports land owner use however, he thinks it needs to be compatible.
He added that the timeshare use is not compatible in a residential neighborhood because of the transient
nature of timeshare. Chairperson Segall stated that he thinks Adams Street is not a well thought out street
for this type of intensity. He concluded that he cannot support the project.
MOTION
ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner
Siekmann that the Planning Commission adopt Planning Commission Resolution
No. 7200 recommending approval of Tentative Tract Map CT 14-11, Non-Residential
Planned Unit Development Permit PUD 16-02 and Conditional Use Permit CUP 14-
10, based upon the findings and subject to the conditions contained therein including
the amendments and the errata sheet.
VOTE: 2-5
AYES: Commissioner Black and Commissioner Siekmann
NOES: Chairperson Segall, Commissioner Anderson, Commissioner Goyarts,
Commissioner L'Heureux and Commissioner Montgomery
ABSENT: None
ABSTAIN: None
ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner Goyarts
that the Planning Commission deny Planning Commission Resolution No. 7200
recommending denial of Tentative Tract Map CT 14-11, Non-Residential Planned
Unit Development Permit PUD 16-02 and Conditional Use Permit CUP 14-10 based
on the discussion of the Commission and the individual rational provided.
VOTE: 5-2
AYES: Chairperson Segall, Commissioner Anderson, Commissioner Goyarts,
Commissioner L'Heureux and Commissioner Montgomery
NOES: Commissioner Black and Commissioner Siekmann
ABSENT: None
ABSTAIN: None
Chairperson Segall closed the public hearing on Agenda Item 1, asked Mr. Neu to introduce the next item
and opened the public hearing on Agenda Item 2.
MOTION
A motion was made by Commissioner Siekmann, which was seconded by Commissioner L'Heureux to
extend the meeting until 11 :00 p.m. The Commission voted 6-1 (Commissioner Anderson) to extend the
meeting.
2. GPA 16-02 -2017 HOUSING ELEMENT UPDATE -Request for a recommendation of
approval of a General Plan Amendment to revise the General Plan Housing Element. As
an element of the General Plan, the Housing Element is a policy document applicable city-
wide. The project is within the scope of the prior environmental documents certified and
adopted in September 2015 for the Comprehensive General Plan Update, and no further
environmental documentation is required per CEQA Guidelines Section 15162.
Mr. Neu introduced Agenda Item 2 and stated Senior Planner Scott Donnell would make the staff
presentation.
Mr. Donnell gave a brief presentation and stated he would be available to answer any questions.
Item #4 April 11, 2017 Page 37 of 213
CORRECTED
Planning Commission Minutes February 15, 2017 Page 9
Commissioner Goyarts asked if the city has a forecast and a contingency plan to the City Council that states
by February of 2027, the city has reached the maximum number of dwelling units permitted by Growth
Management and expect to stop receiving funding leading to have enough tax revenue to cover the city's
needs. Mr. Neu replied stating that the process of the assignment of the Regional Housing Need Allocation
(RHNA) number is a negotiated effort at SANDAG. A number is given to the region and SANDAG and the
member cities negotiate a formula for the allocation of the RHNA. He stated that the Carlsbad requirement
may shrink in size, but as the region gets an assigned number with the same constrains, it will get allocated.
Commissioner Black asked if it would be possible for the Excess Dwelling Units (EDU) bank to run out
given that the developers may not want to fund it in place of the actual units. Housing and Neighborhood
Service Director Debbie Fountain replied stating that the EDU bank is a numbers game, if a developer
develops less, then they are entitled to that there would not be any pull from the EDU bank, only if it were
granted additional density.
Chairperson Segall asked if any member of the audience wished to address Agenda Item 2 and opened
public testimony.
Mario Monroy, 2955 Ocean Street, stated that it is illegal to try to control how many people live in the city
and shared his concerns with affordable housing.
Socorro Anderson, Vice President of Friends of La Posada, 3420 Don Juan, stated her concerns with the
difficulty in finding affordable housing.
Margie Monroy, 2955 Ocean Street, stated her concerns with affordable housing available to residents.
Chairperson Segall asked if there were any other members of the audience who wished to speak on the
item. Seeing none, he closed public testimony.
MOTION
ACTION:
VOTE:
AYES:
NOES:
ABSENT:
Motion by Commissioner Montgomery and duly seconded by Commissioner Black
that the Planning Commission adopt Planning Commission Resolution No. 7228
recommending approval of General Plan Amendment GPA 16-02 to the City Council
based on the findings contained therein. ·
7-0
Chairperson Segall, Commissioner Anderson, Commissioner Black, Commissioner
Goyarts, Commissioner L'Heureux, Commissioner Montgomery and Commissioner
Siekmann
None
None
ABSTAIN: None
Chairperson Segall closed the public hearing on Agenda Item 2.
COMMISSION COMMENTS
Commissioner L'Heureux commented that the Commissioners who will be attending the 2017 Planning
Commissioners Academy conference should organize and carpool to Los Angeles.
CITY PLANNER COMMENTS
Mr. Neu stated that there will be an informational presentation held at the Shulman Auditorium at the Dove
Library on the Road to Carlsbad Past and Future regarding the Highway 101 historic corridor from 4:00
p.m. to 5:30 p.m. on February 16, 2017.
Item #4 April 11, 2017 Page 38 of 213
Planning Commission Minutes
CITY ATTORNEY COMMENTS
None.
ADJOURNMENT
February 15, 2017 Page 10
By proper motion, the Regular Meeting of the Planning Commission of February 15, 2017 was adjourned
at 10:50 p.m.
i~
DON NEU
City Planner
Farah Nisan
Minutes Clerk
Item #4 April 11, 2017 Page 39 of 213
ATIACHMENT2
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No. 8
Application complete date: June 24, 2016
P.C. AGENDA OF: September 21, 2016 Project Planner: Greg Fisher/Teri Delcamp
Project Engineer: Kyrenne Chua
SUBJECT: CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD BOAT CLUB & RESORT -Request for a
Tentative Tract Map, Nonresidential Planned Unit Development Permit and Conditional
Use Permit for the demolition of a restaurant and single family residence and to allow the
construction of a twenty (20) unit timeshare condominium project with underground
parking on approximately one acre of land located at 4509 Adams Street, on the south
side of Adams Street between Highland Drive and Park Drive, within the Agua Hedionda
Segment of the Local Coastal Program (LCP) and in Local Facilities Management Zone 1.
The City Planner 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 on the
environment, and it is therefore categorically exempt from the requirement for the
preparation of environmental documents pursuant to state CEQA Guidelines Section
15332 -In-fill Development Projects. The Agua Hedionda LCP Segment is in an area of
deferred certification where the City of Carlsbad does not have permit authority to issue
Coastal Development permits and thus, the project will need to obtain a Coastal
Development Permit issued by the California Coastal Commission.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7200 RECOMMENDING
APPROVAL of Tentative Tract Map (CT) 14-11, Non-Residential Planned Unit Development Permit (PUD)
16-02 and Conditional Use Permit (CUP) 14-10, based upon the findings and subject to the conditions
contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The project consists of demolishing the existing restaurant and single family residence at the "Boat Club"
facility and constructing a new 20-unit timeshare condominium project along the north shore of the Agua
Hedionda Lagoon. A prior request for a 25-unit timeshare condominium project with remodels of the
boat launch and recreation building was denied in 2008 (CT 06-16/CUP 06-16/SUP 07-05/V 07-04). That
project initially included 26 timeshare units and significantly greater square footage than the current
project. The Planning Commission had continued the prior project's public hearing to allow the applicant
to address concerns raised by the Commission and several neighbors relating to compatibility with the
adjacent single family uses based on the massing, scale, and intensity of the project, suggesting that the
number of units should be reduced to about 19 with some associated reduction in building square footage
and coverage. The prior project was revised to provide minor design modifications and was reduced to
25 units, but the Planning Commission was still unable to make the necessary findings for approval. The
Planning Commission recommended denial of the CUP, and denied the other entitlements. The City
Item #4 April 11, 2017 Page 40 of 213
CT 14-11/PUD 16-02/CUP 14-10-CARLSBAD BOAT CLUB & RESORT
September 21, 2016
Pa e 2
Council concurred and denied the CUP, along with the other entitlements on appeal. The purpose of this
staff report is not to compare the current project with the prior project, although some comparisons are
noted where appropriate, but to address the current project's consistency with the development
regulations for the site and the proposed use. Staff's position is that the current proposed project meets
the necessary findings, and is recommending approval. A public notice was mailed to property owners
within 600 feet of the project site on September 6, 2016. Prior to and after the notice date, staff received
several letters and emails in opposition to the project. The correspondence is an attachment to the staff
report.
The new timeshare building is three stories over an underground parking garage. Access is via a concrete
driveway off Adams Street, which will circulate down on the westerly side of the property to the garage
level. The garage level is at the eight foot elevation, or eight feet above mean sea level. The parking
garage provides 30 parking spaces plus two boat storage spaces. Two visitor parking spaces are provided
outside the parking garage, adjacent to the existing boat ramp. Above the garage is the first floor with an
office, seven timeshare units and most of the required storage areas for the timeshare units. In the center
of the first floor is a courtyard, roughly 30 feet by 45 feet, which is open to the sky above. The second
floor provides seven timeshare units and the remaining required storage areas. The third floor contains
six timeshare units and a balcony between two of the units that is roughly 25 feet by 35 feet. The project
provides a balanced mix of studio, one, two and three bedroom units. The roof plan is primarily flat, with
a compact mechanical equipment area in roof screens to obscure views and noise of the equipment. No
roof deck amenities are provided or proposed. The building has sloped 4:12 barrel tile roof parapet
elements which wrap around most of the building. The project does not propose any changes to the
existing recreation building or the existing boat launch ramp, other than addressing stormwater quality
treatment requirements. Trash enclosures will be located at the garage level. Two stairwells and an
elevator provide vertical access from the parking garage to the third floor, and do not extend to the roof.
An at-grade exterior stairway is located on the east side of the property from Adams Street to the bottom
of the property. As part of the citywide trail plan, a pedestrian trail parallel to the lagoon is proposed
above the high tide line, traversing the site across the lower portion of the property.
The existing private boat club's launch/ramp facility and boathouse building were originally approved by
the City Council in 1955 (Ordinance 9043). The restaurant that is to be demolished has operated as part
of the boat club sporadically under a variety of different restaurant names over the years, including
Peanuts, The Restaurant, La Mason Du Lac, Chez Milene, and Jose's Baja Grill. The Boat Club, which
provides the boat launch facility for members, has been in continuous operation. As early as 1956, the
subject site and four other surrounding properties were General Plan Land Use designated as Recreational
Commercial (RC, later redefined as Travel Recreation/Commercial (TR) and recently redefined as Visitor
Commercial (VC)), and were zoned as Residential Tourist (R-T). The other four sites (one to the east, and
three on the north side of Adams Street) have since had their General Plan Land Use and Zoning
designations changed to Residential (R-4 and R-1-15,000, respectively). The private boat club facility
operated from the 1950s until the early 1990s without neighbors. Residential construction began to fill in
around the site from about 1991 through the 2000s. The Carlsbad Boat Club site is the last remaining
parcel with a VC Land Use designation and R-T Zoning in the immediate area. Table 1 below includes the
General Plan designations, zoning and current land uses of the project site and surrounding properties.
Item #4 April 11, 2017 Page 41 of 213
CT 14-11/PUD 16-02/CUP 14-10-CARLSBAD BOAT CLUB & RESORT
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Pa e 3
TABLE 1
Location General Plan Designation Zoning
Visitor Commercial (VC) Residential Tourist (R-T)
Site
North Residential (R-4) Single Family
Residential (R-1-15,000)
South Open Space (OS) OS
East R-4 R-1-15,000
West R-4 R-1-15,000
Current Land Use
Boat dock/launch and
recreation building, single
family home, former
restaurant
Single family homes
Agua Hedionda Lagoon
Single family home
Single family home
The CUP for a timeshare development requires City Council approval. Per Carlsbad Municipal Code (CMC)
Section 21.54.040(()(3), because the CUP requires City Council action, the CT and PUD also require a
recommendation from the Planning Commission to the City Council as the final decision-maker.
Ill. ANALYSIS
The proposed project is subject to the following regulations:
A. Visitor Commercial (VC) General Plan Land Use designation;
B. Subdivision Ordinance (Title 20 of the CMC);
C. Residential Tourist Zone (R-T) (Chapter 21.20 of the CMC);
D. Nonresidential Planned Development Ordinance (Chapter 21.47 of the CMC);
E. Conditional Use Permit (Section 21.42.140(8)(155) of the CMC);
F. Local Coastal Program Agua Hedionda Segment;
G. Hillside Development Ordinance (Chapter 21.95 of the CMC); and
H. Growth Management -Local Facilities Management Plan (LFMP) Zone 1.
The recommendation for approval of this project was developed by analyzing the project's consistency
with the applicable regulations and policies. The project's compliance with each of the above regulations
is discussed in detail in the sections below.
A. General Plan -Visitor Commercial (VC)
The project is consistent with the applicable policies and programs of the General Plan. The VC land use
designates areas for commercial uses that serve the travel, retail, shopping, entertainment, and
recreation needs of visitors, tourists, and residents. Particularly relevant to the timeshare project are the
Land Use, Mobility, Noise, and Public Safety elements of the General Plan. Table 2 below indicates how
the development of the site under a VC land use designation complies with the elements of the General
Plan.
Item #4 April 11, 2017 Page 42 of 213
CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD BOAT CLUB & RESORT
September 21, 2016
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TABLE 2: GENERAL PLAN COMPLIANCE
ELEMENT USE CLASSIFICATION, GOAL, PROPOSED USES AND
OBJECTIVE, OR PROGRAM IMPROVEMENTS
Land Use 2-G.3 The proposed 20-unit timeshare is
Promote infill development that on the only remaining VC designated
makes efficient use of limited land site in the immediate vicinity. The
supply, while ensuring compatibility floor levels step back from the
and integration with existing uses. lagoon, with underground parking
Ensure that infill properties develop and portions of floor levels below
with uses and development grade. The height of the building
intensities supporting a cohesive will not exceed the height of the
development pattern. centerline of Adams Street. No
variances to development standards
are proposed.
Land Use 2-G.5 The site is not residentially zoned,
Protect the neighborhood but is surrounded by residentially
atmosphere and identity of existing zoned properties on the east, west
residentia I areas. and north. The site has been an
existing commercial/boat club use
since the 1950s, and the proposed
timeshare use is less intensive in
terms of average daily traffic {ADT)
than the historical use of the site.
The size, scale and height of the
proposed timeshare is designed to
be below Adams Street so as not to
negatively affect the neighborhood
atmosphere of the surrounding
residential area.
2-G.10 The proposed 20-unit timeshare
Promote continued growth of visitor-development at the existing boat
oriented land uses, and provide launching facility will serve visitor
enhanced opportunities for new travel and recreational needs
hotels and visitor services in adjacent to Agua Hedionda Lagoon.
desirable locations.
2-P.23 The project site is on the north
Sites designated for "Visitor shore of Agua Hedionda Lagoon, on
Commercial" uses should generally the site of an existing private boat
be located near major transportation club with a boat ramp facility. The
corridors and proximate to key project is in close proximity to water
tourist/visitor draws such as lagoons activity rental facilities at Snug
and recreation venues. Harbor located on the lagoon west
of the timeshare.
COMPLY
Yes
Yes
Yes
Yes
Item #4 April 11, 2017 Page 43 of 213
CT 14-11/PUD 16-02/CUP 14-10-CARLSBAD BOAT CLUB & RESORT
September 21, 2016
Pa e 5
TABLE 2: GENERAL PLAN COMPLIANCE CONTINUED
ELEMENT USE CLASSIFICATION, GOAL, PROPOSED USES AND
OBJECTIVE, OR PROGRAM IMPROVEMENTS
Land Use 2-P.24(d) and 2-P.41 The height of the proposed
Build and operate commercial uses in timeshare project does not exceed
such a way as to complement but not the centerline height of Adams
conflict with adjoining residential Street and the structure is partially
areas. Ensure building mass does not below grade and stepped down
adversely impact surrounding toward the lagoon so the mass will
residences. Ensure that the review of not adversely impact surrounding
future projects places a high priority residences.
on the compatibility of adjacent land
uses along the interface of different
residential density and non-
residential intensity categories.
Mobility 3-P.5 The project would be conditioned to
Require developers to construct or provide street improvements to
pay their fair share toward Adams Street. Adams Street is
improvements for all travel modes adequate for the traffic generated
consistent with the Mobility Element, by the use. The proposed timeshare
the Growth Management Plan, and use is roughly half the traffic
specific impacts associated with their generation of the historical
development. restaurant/boat club uses.
Noise 5-P.5 The project site is not impacted by
As part of development project noise, but as a VC designated site, it
approval, require that noise has the potential to generate noise.
generated by a project does not The site has been historically used as
exceed standards established in Table a private boat club facility and
5-3 of the General Plan. restaurant; traffic generation was
higher with the historical uses than
currently proposed. The conditions
requiring compliance with the
standards of Table 5-3 and annual
monitoring of CUP compliance will
ensure the project does not exceed
Allowable Noise Exposure levels for
adjacent residences and that noise
impacts are adequately addressed.
Public 6-P.15 The geotechnical report prepared
Safety In accordance with the California for the project, as conditioned,
Subdivision Map Act, deny indicates that the site is suitable for
subdivision maps if a project site is the type and density of
not physically suitable for either the development and will not result in
type or density of a proposed geologic, seismic or other hazards.
development because of geologic, The proposed building is well
seismic, or other hazards. outside the 100-year flood buffer.
COMPLY
Yes
Yes
Yes
Yes
Item #4 April 11, 2017 Page 44 of 213
CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD BOAT CLUB & RESORT
September 21, 2016
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B. Subdivision Ordinance (Title 20 of the CMC)
The project proposes an airspace subdivision of 20 timeshare units. Chapter 20.16, Subdivision Ordinance,
of the Carlsbad Municipal Code (CMC) addresses the requirements of a major subdivision (or tentative
tract map for a subdivision creating more than four parcels). These requirements deal mostly with
providing the drainage, sewerage, and circulation dedications and improvements needed to serve the
subdivision.
The proposed timeshare subdivision will provide all necessary facilities prior to, or concurrent with,
construction. The preliminary hydrology report submitted by the applicant indicates that all runoff can
be controlled on-site with no overall increase. The on-site sewer system would be connected to the
existing system which traverses the site. The water system would involve provision of looped service from
the existing lines in Adams Street. Street improvements consisting of curb, gutter and sidewalk will be
made along the frontage on Adams Street. No variances are needed to approve the project. Based on
the analysis in this staff report, the proposed subdivision of airspace for 20 timeshare units meets the
required findings of the Subdivision Map Act and CMC Section 20.12.19.
C. Zoning -Residential Tourist (R-T) (Chapter 21.20 of the CMC)
The Residential Tourist (R-T) Zone (CMC Chapter 21.20) implements the Visitor Commercial (VC) General
Plan Land Use designation. The R-T Zone only permits dwellings and large and small family day care homes
by right. A variety of conditional uses, which are commercial and recreational in nature including
timeshares, are allowed by approval of a Conditional Use Permit (CUP). The project complies with the
development standards of the R-T Zone as shown in Table 3 below.
TABLE 3: RESIDENTIAL TOURIST COMPLIANCE
Standard Required/ Allowed Proposed/Provided Comply
Building Height Not to exceed 35 feet 35 feet Yes
Setbacks -Buildings Front: 20 feet Front: 43' -6" Yes
Street side: N/A Street side: N/A
Interior side: Interior side:
5 foot minimum one side 10'-6" to building, 6 feet to
balconies on east side
10 foot minimum on 25' -4" on west side
other side
Rear: 20 feet Rear: 80 feet minimum
Setbacks -Driveways Front: 20 feet Front: 26 feet Yes
and Parking Street side: N/A Street side: N/A
Interior side: 5 feet Interior side: 5' -4"
Rear: 20 feet Rear: 57 feet minimum
Lot Area 7,500 square feet minimum 1.02 Ac (44,431 sq. ft.) existing Yes
Lot Width 60 foot minimum 133 feet existing Yes
Lot Coverage 75% maximum 43%* Yes
Parking 1.2 parking spaces per unit 30 spaces, plus 2 boat parking Yes
required, or 24 spaces in underground garage, and
2 visitor spaces in parking lot
*19,066 square feet (includes subterranean parking level, covered trash enclosure, existing recreation
building, and three above grade deck areas.
Item #4 April 11, 2017 Page 45 of 213
CT 14-11/PUD 16-02/CUP 14-10-CARLSBAD BOAT CLUB & RESORT
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D. Nonresidential Planned Development Ordinance (Chapter 21.47 of the CMC)
The project is subject to the Nonresidential Planned Development (PUD) Ordinance (Chapter 21.47 ofthe
CMC). The intent of Chapter 21.47 is in part to provide a method for approval of separate ownership of
units within multiple-unit buildings. In this case, a Nonresidential PUD is required for the airspace
subdivision of 20 timeshare units identified on the proposed subdivision map. The allowable uses and
required development standards for a Nonresidential PUD are those of the underlying zone as well as the
Subdivision Ordinance. As indicated in the previous two sections, the project meets all requirements of
the R-T Zone and the Subdivision Ordinance.
E. Conditional Use Permit (Section 21.42.140(B)(155) of the CMC);
The purpose of a Conditional Use Permit (CUP) is to allow special consideration for certain uses to be
located in zones because of their particular characteristics. Such uses may only be suitable in specific
locations or if designed in a particular manner on a site, or may require specific conditions to ensure
compatibility within the zone and with their surroundings. Timeshare developments are conditionally
allowed uses within the Residential Tourist (R-T) Zone per Section 21.20.010 of the CMC. The project is
subject to the findings in CMC Section 21.42.030 for timeshare projects as a conditional use per CMC
Section 21.42.140(8)(155). In accordance with Section 21.42.140(B)(155)(d), because the timeshare
project is located within a nonresidential zone, a condition requires it to be converted to a hotel use if the
project cannot be successfully marketed as a timeshare project. Another conditions addresses Section
21.42.140(B)(155)(e), which requires timeshare project applications to include a management and
maintenance plan that describes proposed methods to guarantee the future adequacy, stability and
continuity of a satisfactory level of management and maintenance for the project. The proposed
conditions of approval also note the requirement of Section 21.42.140(B)(155)(f) that the maximum time
increment for recurrent exclusive use of occupancy of a timeshare unit is four months. Timeshare projects
are considered by the Planning Commission, with a recommendation being forwarded to the City Council
which is the final decision-making body.
The proposed timeshare use is on a Visitor Commercial, Residential Tourist designated site surrounded by
single family zoned properties developed with homes. The proposed design, scale, massing and intensity
of the timeshare is compatible with the surrounding neighborhood based on the following findings:
1. That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the general plan, including, if applicable, the
certified local coastal program, specific plan or master plan.
The use is consistent with the General Plan vision for the Visitor Commercial (VC) Land Use designation
of the site. As such, the use is considered desirable for the development of the community as it will
provide tourist serving units and support the economic viability of the city through visitors patronizing
local establishments. The visitor serving use and preservation of the private boat club and boat
launching facility furthers the goals of the city's Local Coastal Plan as discussed below. Lateral coastal
access is required to be provided by projects along the Agua Hedionda Lagoon and is proposed by this
project. A condition requires dedication of vertical public access (street to shore) if and where
required by the Coastal Commission {stairs on the east or via the driveway on the west side of the
project). The project site is not within the boundary of a Specific or Master Plan.
Item #4 April 11, 2017 Page 46 of 213
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The General Plan Land Use and Community Design Element requires projects to be found compatible
with adjacent land uses. The design of the proposed timeshare project is compatible with the
surrounding neighborhood at the scale and intensity proposed. The previously denied project
consisted of 26 timeshare units within a 40,500 square foot building on a 12,000 square foot above-
grade building footprint. The timeshare project now proposes 20 timeshare units within a 26,288
square foot building on an 11,360 square foot above-grade building footprint. The surrounding area
has been developed with single family homes. However, the zoning for this one acre project site is
Residential Tourist (R-T), and could allow from 15 up to a maximum of 30 dwelling units per acre as a
secondary use in the VC Land Use designation per Table 2-3, Density and Intensity Standards, of the
General Plan Land Use Element. The project meets the required development standards for the zone
without any variances, includes underground parking and has been designed to step down toward the
lagoon so as to reduce its scale and massing. The timeshare use will generate 200 Average Daily Trips
(ADT). The restaurant has been closed during the time that the applicant has been processing
applications to try to obtain approval of a timeshare project, so 200 ADT is higher than the ADT
generated from the site in recent years. However, the 200 ADT is roughly half the ADT that was
generated by the historical use of the site as a restaurant and boat launching facility. The proposed
conditions to be applied to the project help ensure compatibility of the use with the neighborhood,
and annual monitoring of the CUP allows for any issues regarding compliance to be addressed.
2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located.
The 20-unit timeshare project will not be detrimental to the existing boat club and boat launching
facility, which is the only existing use on the same site and zone in which the timeshare use is
proposed. In past years, four other parcels adjacent to the project site were also zoned for Residential
Tourist uses. Over time as the surrounding area began to be developed, those other similarly zoned
sites were developed with homes and their Land Use and Zoning designations were changed to
residential. The project site is now the only remaining Residential Tourist (R-T) site in the immediate
vicinity. The timeshare project is designed in such a way, and is conditioned, so as not to be
detrimental to the surrounding residential neighborhood. The design and intensity of the project,
given the level of intensity that could be developed on this site in the Residential Tourist (R-T) zone,
is compatible with the surrounding residential neighborhood. The architecture of the building is well-
designed, and steps down toward the lagoon. The number of timeshare units is 20, which is a 25
percent reduction compared to the previously denied timeshare project on the site. The parking
garage, and portions of the floors above, are below grade, which helps to further reduce the massing
of the project. The height of the building will not exceed the centerline height of Adams Street, so
the timeshare will not impose massing on the streetscape character of the neighborhood. Conditions
of approval are proposed to address potential impacts that could otherwise occur related to noise
and operations, which will further ensure the use is not detrimental to the surrounding neighborhood.
3. That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the city planner, planning
commission or city council, in order to integrate the use with other uses in the neighborhood.
Item #4 April 11, 2017 Page 47 of 213
CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD BOAT CLUB & RESORT
September 21, 2016
Pa e 9
The site is adequate in size and shape to accommodate the proposed 20-unit timeshare use as the
project meets all required development standards. While the restaurant building has been vacant for
several years, a number of restaurants previously occupied the site over the years along with the boat
club facility. The primary use of the site has not been residential, and the site has accommodated the
commercial and recreational uses. The timeshare building footprint is outside the required 100-foot
wetland buffer, and provides the necessary stormwater treatment improvements to protect the
lagoon. The boat club recreation building and launching ramp are within the wetland buffer, but they
have existed at the site for decades and are a use that is protected under Local Coastal Plan policies
and requirements.
4. That the street system serving the proposed use is adequate to properly handle all traffic generated
by the proposed use.
Access to the site is by way of Adams Street. Adams Street is adequate in size to handle the proposed
200 ADT in traffic that will be generated by the proposed timeshare use.
5. That the time-share project is located in reasonable proximity to an existing resort or public
recreational area and, therefore, can financially and geographically function as a successful time-
share project and that the project will not be disruptive to existing or future uses in the surrounding
neighborhood.
The project is located adjacent to the Agua Hedionda Lagoon which provides recreational activities
for water sports such as boating, sailing, fishing and kayaking. Water access from the site would allow
the aquatic activities which will help ensure that the project can financially and geographically
function as a successful timeshare use. The Residential Tourist (R-T) zoning implements the Visitor
Commercial (VC) Land Use designation, which is a nonresidential designation of the General Plan, so
it is a nonresidential zone. Timeshares in nonresidential zones are conditioned to be converted to a
hotel use if they cannot be successfully marketed as a timeshare project. The project has been
designed to accommodate conversion and a hotel would need to meet all of the same requirements
and conditions of the CUP and Section 21.42.140(8)(155) of the CMC. The project has submitted the
required management and maintenance plan.
F. Agua Hedionda Segment of the Local Coastal Program
The project site is within the Agua Hedionda Segment of the Local Coastal Program (LCP), an area of
Deferred Certification, and will require Coastal Development Permit approval from the Coastal
Commission. The LCP recognizes that there are a wide variety of land uses and that a balance must be
maintained which provides for continuance and expansion of recreational opportunities. Policy 1.1 of the
Agua Hedionda LCP Land Use Plan states that "Land uses in the Agua Hedionda Plan area shall be
consistent with those indicated on the Land Use Plan." The project site is designated as Visitor Commercial
(VC) on the Land Use Plan.
Environment: The project does not propose any improvements near the water's edge. There are existing
improvements within the 100 foot wetland buffer (recreation building and boat ramp) which will remain.
The project will provide required stormwater treatment facilities adjacent to the existing recreation
building.
Item #4 April 11, 2017 Page 48 of 213
CT 14-11/PUD 16-02/CUP 14-10-CARLSBAD BOAT CLUB & RESORT
September 21, 2016
Pa e 10
Recreation and visitor serving facilities: There are a variety of Coastal Act Policies which encourage, where
appropriate and feasible, public facilities for recreational use and visitor commercial serving recreational
facilities. The plan recognizes Sung Harbor and Whitey's Landing (subject property) as major boating
facilities. As such, the plan states that Snug Harbor and Whitey's Landing shall be designated for continued
recreational-commercial use and expansion of existing facilities at these locations shall be encouraged.
The timeshare would provide some additional recreational access for visitors staying at the timeshare.
The required public access across the property is bring provided, and a condition of approval requires
vertical access from Adams Street to the shore in a location as required by the Coastal Commission.
Shoreline access: The project will provide lateral access across the property. A pedestrian walkway and
steps, or alternatively the vehicular driveway, could provide vertical access to the shoreline. A condition
of approval requires dedication of a vertical access to the shore in a location as required by the Coastal
Commission.
Visual Resources and Historic Preservation: Adams Street is designated as a scenic roadway in the LCP.
Policy 8.3 of the Agua Hedionda LCP states that no portion of a structure shall be permitted to exceed the
elevation of the adjacent roadway (Adams Street). The centerline elevation of Adams Street is shown to
be 53 feet Above Sea Level (ASL). The project has been designed at a height of 53 feet ASL and there are
no proposed protrusions above that height. Therefore, the project complies with the LCP building height
requirement. In addition, shoreline development shall "step down" in height to avoid casting shadows
and to produce a perceived transition from open space (lagoon) areas to developed areas. The proposed
building does step down in height toward the lagoon. The previously denied project stepped back from
the lagoon approximately five feet from the first to the second levels, and five feet from the second to the
third levels and the rooftop observation deck above. Thus, the stepbacks occurred within a 10 foot depth.
The currently proposed project steps back from the lagoon approximately seven feet from the first to the
second levels, and 14 feet from the second to the third levels and there is no rooftop observation deck
above. These proposed stepbacks occur within a 21 foot depth which creates a more pronounced
stepping effect that helps reduce the visual and physical mass of the building and creates more of a
transition from the lagoon to developed areas than the prior project.
No agricultural uses currently exist on the site, nor are there any sensitive resources located on the
property. The proposed project is not located on an area of known geologic instability or flood hazard.
To reduce the potential for soil erodibility and sedimentation, driveway and parking areas shall be limited
in size and shall be restricted to an area adjacent to the local street. The project design provides a long
driveway which circulates down to the bottom, or garage, level, similar to the existing driveway pattern
on the site. The underground parking is covered and helps to prevent contaminants from leaving the site
and entering the lagoon. Based on estimated grading quantities, the project will require a grading permit.
Construction of the project will adhere to the City's Master Drainage and Storm Water Quality
Management Plan and Grading Ordinance to avoid increased runoff and soil erosion. Best Management
Practices (BMP) treatment facilities are proposed to capture and treat stormwater so that there is no
increase in runoff from the site.
The subject site is located in the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the
Zoning Ordinance). The project is consistent with the provisions of the Coastal Resource Protection
Overlay Zone in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm
Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid
Item #4 April 11, 2017 Page 49 of 213
CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD BOAT CLUB & RESORT
September 21, 2016
Pa e 11
increased urban run-off, pollutants and soil erosion. The subject property does not include steep slopes
(equal to or greater than 25% gradient) or native vegetation. In addition, the site is not located in an area
prone to landslides, or susceptible to accelerated erosion, floods or liquefaction.
G. Hillside Development Ordinance
Because the site contains slopes that are over 15 percent, and over 15 feet in height, the project is subject
to the Hillside Development Ordinance. Since the site was previously graded, a Hillside Development
Permit is not required, but the project must follow the Hillside Development and Design Guidelines. The
project site does not have any slopes over 25 percent or prominent landform features. The proposed
grading is approximately 6,000 cubic yards per acre (or 7,300 cubic yards per acre excluding the shoreline
area of the site) and is within the "acceptable" limits of hillside grading. No slopes or contour grading is
required or proposed for the project. The development of the site is primarily cutting into the upper
portion of the existing site for the development of the parking garage and portions of building levels that
are underground.
The building is subject to the Hillside Development and Design Guidelines fort he development of hillsides.
Hillside architecture is encouraged to step away from the dominant slope face and have roof structures
oriented in the same direction as the slope. As discussed above, the building provides adequate stepping
of the structure and the roofed parapets follow the orientation of the slope. The depth of the 4:12 roofed
parapets, in combination with the increased stepbacks, are adequate to soften the building edges.
Overall, the project complies with the Hillside Development Ordinance and the Hillside Development
Guidelines.
H. Growth Management (Chapter 21.90 of the Carlsbad Municipal Code) and Local Facilities
Management Plan Zone 1
The project is subject to the provisions of the Growth Management Program, as contained in Chapter
21.90 of the Zoning Ordinance. Table 4 below details the project's conformance with the requirements
of the Growth Management Program.
TABLE 4 -GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment 20 EDU Yes
Parks N/A N/A
Drainage Drainage Basin "B" Yes
Circulation 200 ADT Yes
Fire District No. 1 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System 20 EDU (Equivalent Dwelling Unit) Yes
Water 5,000 gallons per day (gpd) (250 gpd/EDU x 20 EDUs) Yes
Item #4 April 11, 2017 Page 50 of 213
CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD BOAT CLUB & RESORT
September 21, 2016
Pa e 12
IV. ENVIRONMENTAL REVIEW
While no significant cultural resources have been or are anticipated to be encountered on the site,
conditions of approval require archaeological, paleontological and Native American monitoring to ensure
no impacts in the case of inadvertent discoveries. The City Planner 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 on the environment, and it is therefore categorically exempt from the requirement for the
preparation of environmental documents pursuant to state CEQA Guidelines Section 15332 -In-fill
Development Projects.
ATTACHMENTS:
1. Plirnfliflg Coflnl'lissio1, Resolutio1, No. 7200
2. Location Map
3. Disclosure Statement
4. Correspondence from the Public
5. Re~uced Exhibits
6. Full Size Exhibits "A" -"Q" dated September 21, 2016
7. Prior Project City Council Staff Report, Resolution and Minutes*
*Denotes separately distributed documents; copy on file with the Planning Division.
Item #4 April 11, 2017 Page 51 of 213
SITE MAP
• N
NOT TO SCALE
Carlsbad Boat Club and Resort
CT 14-11 I PUD 16-02 I CUP 14-10
Item #4 April 11, 2017 Page 52 of 213
, Cityof
Carlsbad
DISCLOSURE STATEMENT
P-1(A)
Planning Division
1635 Faraday Avenue
(760} 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The foJlowlng information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note~ J>~fson.1s·.d~tm¥ as "~~.individu~l;firm,··~-partlle~f)ip,•. jqi11t venture,.· ciSS<>Ciatjqll, SpCi<:'l·club, fraternal org~~tion,·e<>rporatioo; estiite, ~ ~iy~,i~Yn<iigite,.·in tpis c1ng .• c111y ptQ~~m,ty, ~ c111d. pqt1pty;
city intJnicipalityi·. cfistri9t.CJ[Othe(p()ITTiCc':IIJi~f?di\ltSiClll()r ariy ot~e,; groupQrp<:imllinatjon•·acting·c1~ cl O[ti[' :·• ..
!~i·t!~:·isiciiM~nt;,ha~yef.t~~ ~ai#rh~·~ci~11tity,~ftheia~;,n~Bt@c1:;,idp~rW~\Yfl~t
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. ff a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person JAMES COURTNEY Corp/Part VIP PARTNERS
Title CO-OWNER/GENERAL PARTNER
Address 1861 s. VIEW DR. CARLSBAD, CA
Title CALIFORNIA GENERAL PARTNERSHIP
Address 1250 MAGNOLIA. CARLSBAD, CA 92008
2. OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.}. If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE {NIA) IN THE
SPACE BELOW. If a publicly-owned corporation. include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.}
Person JAMES COURTNEY Corp/Part MICHAEL Pf AN KUCH
Trtfe CO-OWNER -GENERAL PARTNER Title ___ c_o_-0_w_N_E_R_-G_E_N_E_RAL __ P_A...;.R_TN_E_R_
Address 1861 S. VIEW DR. Address 1250 MAGNOLIA AVE.
CARLSBAD, CA 92008 CARLSBADr CA 92008
Page 1 of2 Revised 0711 o
Item #4 April 11, 2017 Page 53 of 213
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust Non Profit/Trust. _________ _
Title __________ _ Title _____________ _
Address -----------Address ___________ __
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months? .
D Yes !v'I No If yes, please indicate person(s): __________ _
NOTE: Attach additional sheets if necessary.
I certify that aH the above information is true and correct to the best of my knowledge.
/:J.-( ~-..l..{){ 'I
JAMES COURTNEY CO-OWNER JAMES COURTNEY
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
P-1(A) Page2of2 Revised 07110
Item #4 April 11, 2017 Page 54 of 213
Greg Fisher
From:
Sent:
To:
Subject:
Dear Mr Fisher,
John Sodano
Tuesday, March 10, 2015 8:08 PM
Greg Fisher
CT 14-ll/CUP14-10
I write to express my opposition to the proposed Carlsbad Boat Club and Resort, currently under preliminary review. I
have lived in Bristol Cove since 1983 and given that experience, the proposed timeshare condo project is wholly
incompatible with the area. The traffic on Adams is already precarious and the additional traffic that such a
development would produce will make it even more so.
My family is a supporter of the AHLF, my wife serves on the board of thaforganization. I am particularly sensitive to the
health and maintenance of Agua Hedionda lagoon. It is a rare asset that is one of Carlsbad's characteristic elements. The
impact on lagoon usage by additional vacationers, particularly if they have minimal familiarity with tradition usage
guidelines, will create additional stress on this unique body of water. Will vacationers get temporary boat permits? Will
they have access to the water? What about additional transients in the neighborhood? Will the city permit vendors to
provide services to the visitors? Will the CPD or the City of Carlsbad have to increase its on water presence to maintain
order?
The adjacent properties are single family residences. I doubt that those property owners will want a steady stream of
hundreds of new people coming and going week in, week out.
11m all about free enterprise and property rights. But as a long time resident I expect to receive due consideration for
what I believe is an intrusion in the neighborhood and and an incompatible project for the lagoon. I would recommend
that the proposed project be rejected in favor of a project that is somewhat more benign and compatible with the area.
Thank you.
John C Sodano
1
Item #4 April 11, 2017 Page 55 of 213
Teri Delcamp
From:
Sent:
To:
Cc:
Subject:
Teri,
Jim strickland
Tuesday, August 16, 2016 10:03 AM
Teri Delcamp
Greg Fisher
20 Unit TIMESHARE
Thanks very much for your time on our phone call. Thanks for letting me know that the project will go to the
Planning Commission on September 21st. We neighbors vvill be looking forward to the meeting notice in the
mail.
I Hve at 92008 here on Bristol Cove on the lagoon.
I am very strongly opposed to this project at 4509 Adams Street, CTI 4-11 /CUP 14-10. It was judged to be too
intense and incompatible last time and I strongly believe that is still the case.
My HOA Board had this project on our Agenda for our meeting last night and everyone in the meeting was
against the project. We wiU be sending a letter to you opposing the project. This subject is on our Bristol Cove
Property Ow11er's Association meeting agenda also.
I respect that the property owners should be able to build on their property but this 20 Unit Timeshare is far too
intense and incompatible with the area. I would not be opposed to a more reasonably sized project that was not
a timeshare.
I appreciate that you agreed to save and accumulate the mail and emails you receive regarding the project
Thanks,
Jim
1
Item #4 April 11, 2017 Page 56 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Hi Teri,
Jan Bandich t>
Friday, August 19, 2016 3:40 PM
Teri Delcamp
20 Unit TIMESHARE
I appreciate all your help in answering questions and I am sending you a copy of my statement to the
Planning Commission at the August 17 Meeting to add to your letters and e-mails regarding the
permit pending 20 Unit TIMESHARE at 4509 Adams St in Carlsbad along the Agua Hedionda
Lagoon.
1
Item #4 April 11, 2017 Page 57 of 213
1
. -----_j
I've included the photo I shared of the dead sea turtle I found and reported on August 9, 2016 on the
beach right next to the 4509 property, which I believe is due to increased amount of traffic on the
Lagoon.
2
Item #4 April 11, 2017 Page 58 of 213
My name is Janis Bandich and I live at in Carlsbad, 92008 and I am hear to
share my concerns about the pending permit for a 20-unit TIMESHARE at 4509 Adams St on the
Agua Hedionda Lagoon.
I have walked and paddleboarded on the Agua Hedionda Lagoon almost daily for the last 4 years and
have watched the passive and active craft use of the Lagoon increase at Bayshore Public Access and
the use of rental equipment more and more each year, with no supervision or concerns for safety.
Adding the density of a 19,884 sq ft bldg, with 34 bedrooms with itinerant guest on one Lagoon site
will exacerbate:
the noise level on the lagoon
pollution and threat to wildlife -State Water Quality Board has proposed that the Agua Hedionda
Lagoon be put on the list of polluted water bodies for high level of toxicity
safety issues on the beach and lagoon
traffic safety on Adams -increased number of cars is threat to pedestrians and bicyclists
parking issues
adequate water and sewage
The owner has the right to build something on his property, but it should be appropriate to the setting
Changing the land use designation and zoning designation from Commercial to something
appropriate to a residential neighborhood would be greatly appreciated.
Jan
May you always have: Love to share, Friends who care, and Health to spare.
3
Item #4 April 11, 2017 Page 59 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Teri,
Please add this to the record.
Thanks,
Jim
----Foiwarded Message --
Jim strickland
Tuesday, August 23, 2016 11:00 AM
Teri Delcamp; Greg Fisher; Planning; Van Lynch
Fw: 20 Unit TIMESHARE
From: Ann Tanner <
To: Jim strickland
Sent: Monday, August 22, 2016 8:29 PM
Subject: Re: 20 Unit TIMESHARE
Jim,
Thank you for reaching out to me. The development sounds like a disaster to the surrounding
community. I believe in smart, balanced , thoughtful development and am surprised that a similar plan
opposed years ago is back on the table. Developers should not be making the dedsions in our
community. The City Council must represent the best interests of their residents/taxpayers and
request citizen input.
I'm against this project. We can do better. In the next 4-6 years major decisions about our Carlsbad
coast will be decided that will affect generations to come. We need to get this right I believe we need
fiscal responsibility and transparency in our development decisions that preserves the character of
our community.
Please contact me if you need further information.
Thank You.
Ann Tanner
On Mon, Aug 22, 2016 at 12:38 PM, Jim strickland < wrote:
Dear Ann,
1
Item #4 April 11, 2017 Page 60 of 213
Bristol Cove Property Owners Association
c/o CHAMPS/ A Division of AA.tf, LLC
August 24, 2016
City of Carlsbad
Planning Division
1635 Faraday Ave
Carlsbad, CA 92008
5731 Palmer Way -Suite B
Carlsbad, CA 92010-7247
760/603~0501 · FAX 760/603-0505
RE: OPPOSITION TO
Carlsbad Boat Club & Resort Project, a 20-Unit Timeshare
4509 Adams Street Carlsbad CA 92008
CT 14-11 CUP 14-10
Dear Carlsbad Planning Staff,
The Board of the Bristol Cove Property Owners Association unanimously resolved to
oppose this project. The Board represents 268 living units which is approximately 800
people and 500 voters.
Our community is located very close to the project and our homes are on the water at
Agua Hedionda Lagoon as is the Boat Club property. Most of us love our community and
chose to live here because of our beautiful lagoon and the recreational opportunities it
provides.
Last time around we opposed this project and supported Carlsbad Planning Staff and
Commissioners who declared the project "too intense and incompatible for the
surrounding neighborhood." We supported and applauded the City Council who also
denied the project.
Many people hoped this bad idea was done and gone for good but it is not, it is back.
The old failed project was a massive bulky 25 units with 37 bedrooms and 40,500 square
feet. This new project appears on the surface to be less massive since it is 20 units.
This is misleading since the drawings don't disclose the total square feet but instead it
indicates "habitable square footage." When the "habitable square footage" of each of
the old and new projects is added up, they are essentially the same. It is essentially the
same building with a different interior. It has 34 bedrooms and the number of studios
went from 9 to only 1, so it will house essentiafly the same amount of people. This many
additional people, cars and lagoon usage will be disruptive to the surrounding
neighborhood.
Item #4 April 11, 2017 Page 61 of 213
This project is not compliant with some of our Carlsbad zoning principles, for example:
21.47.010 Intent and purpose.
The intent and purpose of the nonresidential planned development regulations are to:
(2) Provide for nonresidential projects which are compatible with surrounding
developments;
21.47.080 Development standards.
All nonresidential planned developments ... but they shall be reasonable as to intended
use and relation to the project and the surrounding area and shall meet the intent and
purpose of this chapter as stated herein. (Ord. 9685 § 1, 1983)
This incompatible project is not orderly growth and development of our community. We
hope that you, our Carlsbad Planners, will faithfully protect the public interest and not just
that of a single property owner. You are the guardians of our common future and are
trusted to plan for the needs of present and future generations.
We are not against development on this lot and we would probably support a smaller
project that is not a Timeshare.
We ask that you help our neighborhood preserve its special Carlsbad small town beach
character and deny the application for this massive, incompatible project
Sincerely,
Board of Directors
Bristol Cove Property Owners Association
CC: Bristol Cove Property Owners
council@carlsbadca.gov
planning@carlsbadca.gov
Item #4 April 11, 2017 Page 62 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
FYI
----Forwarded Message --
Jim strickland <
Thursday, August 25, 2016 9:40 AM
Teri Delcamp; Greg Fisher; Van Lynch: Council Internet Email; Planning
Fw: 20 Unit TIMESHARE
From: Geri Peterson <>
To: Jim strickland <t>
Sent: Monday, August 22, 2016 8:12 AM
Subject: Re: 20 Unit TIMESHARE
Jim ,
Thank God we have you as our neighbor and lagoon watch. I had no idea this was going
before the planning commission AGAIN. I still can't believe they considered it in the first
place.
Thanks for staying on it.
Geri Peterson
On Sunday, August 21, 2016 3:39 PM, Jim strickland <jim.strickland1@sbcglobal.net> wrote:
Dear Lagoon Friends and Neighbors,
This 20 Unit Timeshare is a project proposal to be built on the lagoon at 4509 Adams Street. I attached the
drawings for it. It v,·as soundly rejected about 5 years ago and now it is back. Although it is described as 20
units its basically the same proposal in size and square footage as last time.
It is tentatively scheduled to go before the Planning Commission meeting on September 21st. [ hope you will
attend. The BCPOA Board re-scheduled our meeting so we can attend.
Our voices and opinions are in1portattt and I believe the City will consider what we say.
All the emails and letters will be accumulated and presented to the Commission.
Ifyou want to give your input you can email the planning staff and City Council.
Van.Lynch@carlsbadca.gov
Teri .Delcamp@carlsbadca.gov
Greg.Fischer@Carlsbadca.gov
• plH11ni11g@carlsbwJ c:1.gov
1
Item #4 April 11, 2017 Page 63 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Thursday, August 25, 2016 10:57 AM
Teri Delcamp
20 Timeshares on Adams Street?!?
to City Senior Planner Teri Delcamp ..
as a local property ow11er/resident, I'm concemed why the Boat CLub property remains as a VC zoning
designation --with residential homes surrounding it ??
the VC property needs to be rezoned to fit in with the ambiance of the local community.
a single fami1y home would co-exist naturally with the sunounding homes on Adams St as well as the larger
community.
PLEASE --do the right thing -request a zoning change --
the lagoon has been spared commercialization via an election by which the registered voters of Carlsbad spoke -
-and said --NO --to the 85/15 plan.
we, Carlsbad residents, are speaking again --just say NO to timeshares which are a commercialization of and
on.. the lagoon.
we want to SA VE the lagoon for future generations -not trample it with timeshares.
thank you,
alice and terry reysbergen
l
Item #4 April 11, 2017 Page 64 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
To whom it may concern,
Upinder Singh <u
Saturday, August 27, 2016 10:59 AM
Teri Delcamp
20 TIMESHARE UNITS IN CARLSBAD LAGOON "NO"
Living in Carlsbad can stays nice if we do not keep building more housing. We do not like another
time share in Carlsbad. This is a letter of protest to the City Council not to approve this project to raise
money. Keep it small and beautiful. Enough is Enough.
Thanks
Upinder Singh
1
Item #4 April 11, 2017 Page 65 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Planning
Monday, August 29, 2016 9:11 AM
Teri Delcamp
FW: 20 Timeshare Units
From: att ray heller [mailto:
Sent: Friday, August 26, 2016 6:37 PM
To: Planning
Subject: 20 Timeshare Units
To the Planning Commission,
I am a homeowner and voter living on . It has come to my attention that 20 units oftime share are being
planned on Adams. Being retired, I walk my dog 4 or 5 times a day in my neighborhood (that includes Adams). Adams is
already a very dangerous road -the sidewalks stop right ln the middle of a blind curve, making it very dangerous for
pedestrians and vehicles alike. Since the infrastructure is not even currently safe, adding additional pedestrians and
vehicles from building 20 additional units is asking for disaster (accidents and deaths). Please note when voting on this
issue that I am totally against it. Thank you.
Sincerely,
Ray Heller
Carlsbad
1
Item #4 April 11, 2017 Page 66 of 213
Teri Delcamp
From;
Sent:
To:
Subject:
Attachments:
GERRIE BOONE <g
Monday, August 29, 2016 5:14 PM
Van Lynch; Teri Delcamp; Greg.Fischer@Carlsbadca.gov; Planning; Council Internet Email
BOAT CLUB PROJECT -20 UNITS
Boat Club project Square feet.pdf
DEAR CARLSBAD PLANNERS,
THE CARLSBAD BOAT CLUB & RESORT PROJECT IS INCOMPATIBLE WITH OUR NORTH
SHORE LAGOON NEIGHBORHOOD. THANK YOU FOR DENYING THE PROJECT LAST
TIME.
THE APPLICANT HAS COME BACK WITH ALMOST THE SAME PROJECT. WHEN YOU
COMPARE THE PLANS OF THE OLD DENIED PROJECT WITH THE NEW PROJECT YOU
CANNOT SEE WHAT THE SQUARE FOOTAGE IS. I HAD TO ADD UP ALL THE UNITS'
SQUARE FOOTAGE TO DISCOVER THAT THE NEW BUILDING IS VERY CLOSE IN SIZE
TO THE DENIED ONK
DENIED 19,978 SQFT-NEW 19,902 SQFT = A MERE 76 SQUARE FEET OF HABITABLE
SPACE DIFFERENCE.
PLEASE SEE THE ATTACHED PROJECT COMPARISON.
PLEASE TELL ME YOU WON'T DENY A PROJECT BASED ON BULK AND SCALE AND
INCOMPATIBILITY ONE TIME AND APPROVE THE SAME PROJECT 8 YEARS LATER
THANK YOU,
GERRIE KAY BOONE
92008
1
Item #4 April 11, 2017 Page 67 of 213
Carlsbad Boat Club & Resort 20 unit Timeshare
"Habitible Square Footage" Comparison
Denied Project Proposed Project
Unit Square Feet Unit Square Feet
1 1116 1 945
2 1116 2 945
3 833 3 833
4 735 4 1190
5 442 5 1161
6 465 6 918
7 533 7 944
8 918 8 922 -
9 944 9 944
10 922 10 597
11 944-11 1190
12 597 12 1343
13 725 13 867 --14 457 14 795
15 695 15 618
16 618 16 618 1st floor
17 867-17 795 bottom
18 795 18 1202
19 637 19 842
20 637 20 1803 6673 19472 -52
21 795 1st floor office 430 7103-TOTAL
22 1202 bottom
23 842
24 1363
25 350 6621 19548 Proposed is "smaller" by
office 430 7051 TOTAL Sq Feet
Beds Unit bdrm type Bdrm Types Unit bdrm type Beds
9 3 3 3 9
12 6 2 10 20
7 7 1 4 4
9 9 Studio 1 1 --Proposed is "smaller" by
-Bdrms
The INTENSITY of both projects is essentially the same.
The proposed project plans do not disclose total square Footage just "Habitable".
The denied project does not disclose "Habitable Sq Footage" just 40,500 Total Sqft
The proposed project is just as out of place in "BULK AND SCALE" as before.
Item #4 April 11, 2017 Page 68 of 213
Teri Delcamp
Subject: FW: 26 unit time-share condominium project
----Original Message-----
From: Julie Nygaard [mailto:Ny
Sent: Monday, August 29, 2016 10:28 AM
To: Van Lynch <Van.Lynch@carlsbadca.gov>; j
Subject: 26 unit time-share condominium project
Dear Van,
It has come to my attention that the time-share condo on Adams street is once again on the agenda. I think mixing
time-shares in a basically residential neighborhood is not a very good idea. The two venues are not compatible. I voted
against this project when it came before for us before and I would vote against it again. We pride ourselves in creating
neighborhoods that are pleasant, peaceful places to live. We need to protect them.
Warm regards,
Julie Nygaard
Sent from my iPad
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1
Item #4 April 11, 2017 Page 69 of 213
Teri Delcamp'
Subject: FW: 20 Timeshares
From: Steve [mailto:
Sent: Thursday, September 01, 2016 5:36 PM
To: Teri Delcamp <Teri.Delcamp@carlsbadca.gov>
Subject: 20 Timeshares
My name is Steve Bandich. I live at in Bristol Cove in Carlsbad. I am the past Presidential and
current Secretary of the Villas at the Cove HOA. I speak for all of our members and many of our neighbors in
Bristol Cove. We are opposed to the approval of a 20 unit timeshare on Hedionda Lagoon for 3 primary
reasons: Safety-Security-and Sustainability.
First, the Lagoon is now very busy with many boats, jet-skiers, and passive water sports vehicles, such as
kayaks, paddle boards and water bikes. While there are designate areas for each, may people choose to
disregard these rules and utilize unauthorized areas. Carlsbad police and Parks & Rec. do not have the capacity
or will to supervise the lagoon except on the 2 or 3 major holidays. The addition of several dozens more
people will only exacerbate this dangerous situation. It is only a matter of time before there is a serious
accident.
Secondly, the approval of a timeshare on our lagoon will add many-out ofthe area-people to the congestion
and impact to our cove, which is almost adjacent to the proposed timeshare site. Temporary timeshare guest
at our lagoon will not know or heed the no trespassing rules of our private cove. Currently many lagoon day
users traverse our cove with boats and passive water vehicles and, at times avail themselves of the use of our
private docks. Our Bristol Cove residents enjoy the narrow waters of our cove with their power boats, small
watercraft and flotation devises, and this additional use buy nonresidents, at times, presents dangerous
confrontations. I am told that the police cannot enforce the privacy of our cove because it it private property.
Finally, the fragile ecosystem of our lagoon will be further threatened by the additional of human damage
caused by people not necessarily concerned with its preservation. The lagoon and our cove are constantly
littered with paper waste, bottles and cans, and all sorts of plastic products. The Hedionda Lagoon Association,
and volunteer organization such as H20 Patrol are encountering more and more debris in the clean up
efforts. More sightings of dead sea creatures, fish and birds are seen along our shores. Many day users
trespass into the restricted area of the Fish and Game Preserve. This damage will only increase with the
addition of out of the area visitors.
Sincerely,
Steven Bandich
1
Item #4 April 11, 2017 Page 70 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Linda A Shafer <1
Saturday, September 03, 2016 8:48 AM
Van Lynch; Teri Delcamp; Greg.Fischer@Carlsbadca.gov; Planning; Council Internet Email
20 Unit Time Share on Aqua Hedionda Lagon to go before planning commission
I have lived in Carlsbad within Bristol Cove on Aqua Hedionda Lagoon since 1980 and I love Carlsbad as much today as
when I moved first moved here. Of course it has grown tremendously, but mostly well planned. I realize the City and
Planning Commission has a tough job to forward think about the implications of each project that comes before them
and weigh the rights of property owners against the impact to the community: integrity, safety and quality of life. In the
instance of the 20 unit time share being proposed on Aqua Hedionda Lagoon, I am hoping the foreseeable negative
impact to our community will guide your decision.
This is a relatively small area that is being pushed today to absorb a huge growth in recreational use. I see thousands of
Groupons sold for paddle boarding on the lagoon and any given weekend over summer we see the eastern shore
(passive access beach area) completely covered with people settled in to enjoy the day. This is a lot to handle today. On
any sunny day, there is little to no parking on any of the residential streets near the lagoon because of visitor traffic.
Walking, jogging, rolling strollers and bike riding on Adams (near the site of the proposed time share) is extremely
dangerous due to blind intersections, lack of sidewalks and distracted drivers looking down at the action on the lagoon.
I believe it is easy to foresee the danger involved if the City and Planning Commission were to move forward to approve
adding a 20 unit time share to the mix, with every week a new set of folks that are unfamiliar with the neighborhood
rushing in and out for their week of fun.
Again, I urge you to turn down the proposal for a .20 Unit time share on Adams at this time.
Respectfully,
Linda Shafer
Carlbad, CA 92008
1
Item #4 April 11, 2017 Page 71 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Hi '
Donna Kilpatrick <
Tuesday, September 06, 2016 10:02 AM
Teri Delcamp
20 timeshares
I recendly bought a home in Bristol Cove and do not wish to have 20 timeshares close by.
Thank you,
Donna Kilpatrick
Carlsbad, CA 92008
1
Item #4 April 11, 2017 Page 72 of 213
City of Carlsbad
SEP O 8 2016
September 5, 2016 Planning Division
Dear Carlsbad Planners Mr. Fisher and Ms. Delcamp and Mr. Neu,
I am very disappointed to see that the Carlsbad Boat Club and Resort project is haunting us
agam.
I have been,a homeowner on the lagoon since 1979 and have enjoyed the lagoon the
neighborhood's charm. This project will certainly erode the charm and ambiance of the area. It
is much too large and will adversely affect the recreation on the lagoon. The other for profit
recreational business on the lagoon has already overburdened this small lagoon with its
thousands of tourists.
The City Planners got it right last time when they denied the project. The City Council also got
it right. Now the property owners have returned with the same oversized building as the last
time. A huge timeshare business didn't belong here in 2008 and it doesn't belong here in 2016
or in the future.
I would support a smaller scale project but not this giant timeshare business.
Please protect our neighborhood from this bad idea.
Thank you for your service to Carlsbad.
Regards,
Clint Cowie
Carlsbad, CA 92008
CC: Carlsbad City Council
Item #4 April 11, 2017 Page 73 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
FYI
From: Council Internet Email
Don Neu
Wednesday, September 07, 2016 4:05 PM
Teri Delcamp
FW Carlsbad Boat Club & Resort Project a 20 Unit Timeshare at 4509 Adams Street
Carlsbad CA 92008 CT 14-11 CUP 14-10
Sent: Wednesday, September 07, 2016 12:58 PM
Subject: FW: Carlsbad Boat Club & Resort Project a 20 Unit Timeshare at 4509 Adams Street Carlsbad CA 92008 CT 14-11
CUP 14-10
From: Bob Ross [
Sent: Wednesday, September 07, 2016 12:34 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Carlsbad Boat Club & Resort Project a 20 Unit Timeshare at 4509 Adams Street Carlsbad CA 92008 CT 14-11 CUP
14-10
Dear Carlsbad Planning Staff,
I live and own my home at Carlsbad. I am very much against the subject project.
Parking on Adams, Cove Dr. and Park Dr. are already a problem and we certainly don1t need any overflow from
Adams. Also the project seems much too massive for the lagoon and if the project has a boat ramp t o use the
lagoon it will become too crowded and unmanageable.
This project has already been turned down once, please don't approve it this time around.
Thank you,
Myra Finch
Robert Ross
l
Item #4 April 11, 2017 Page 74 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Gail Huntington
Thursday, September 08, 2016 6:49 PM
Teri Delcamp
No to timeshares
Please do not allow the 20 unit timeshare to be built at the lagoon.
Thank you
Jerry and Gail Huntington
Sent from my iPhone
1
Item #4 April 11, 2017 Page 75 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Dear Carlsbad Planning Staff,
Kathy Periy <k
Friday, September 09, 2016 4:00 PM
Teri Delcamp
20 Unit timeshare project CT 14-11 CUP 14-10
I am writing to strongly oppose this proposed project. It is incompatible with the existing neighborhood and would
negatively impact the lagoon. Adams Street itself is already busy and lacks parking so adding twenty units on one lot on
this street seems to defy reason.
This is not orderly growth, merely greed on the part of the owner to maximize profits at the expense of the entire
neighborhood.
We hope you will deny this project until it is considerably reduced in size and scope.
Sincerely,
Katharine Perry
Carlsbad, CA 92008
Sent from my iPad
1
Item #4 April 11, 2017 Page 76 of 213
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f1N£ (JTY CF CARt.SfJAO IRE a:f'A/{11,IENI
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SEIIEN CAR!.SIMO~IIM!ET{IJISf1i'ICT ~.KMl"AL/fAll'RtrS1'i1+:T
EAR!HHVRK QUANHRES
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111fi'{}flfX1i'/1.0IXJN(l«ltl()() srnl\Oflrue,1'~2.9:{}(J
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Mla!lV~{}(J
PJ?QPQSEO LOT AREA
I~ iJJt (I.OiAC.) IMJIS.F.
E:,l'(SIIW ,tROPOSEJ EASEMENTS
0%r/WC 1.1' IIIIJ£ SEIIO/ £1fSDENT 6RAN1lD TO HE ClTY OF CARLSBAD mmZl VAHCH 4 !WI AS M11i'IN£NTM2 ,lfJ'22(T(YfTCMi. """"' PRa"OS£lJ.25'1Hl£SEHOi' l"ASDll'NT BOHi .m!Y tT £:(!SlfM7 EASDIENT tili'AH!llJ TO DC CITY CY ""'""° !'lfa'0S£05'H/lf~llCN SHEET CJ
Item #4 April 11, 2017 Page 86 of 213
----·---·--,::---:-----~ --_____ {J[,__};J)S;E or PAVfJ,/e,r
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j
I
I
I
60
: I I I
Bf}
.,..-EX15T!NG SINGLE) ,-F!WIL't RfSIDE:NCE: F.F. 18.00'
ADAMS
STREET
CARLSBAD BOAT CLUB & RESORT
CITY OF CARLSBAD TENTATIVE MAP
EXISTING CONDITIONS EXHIBIT
I I --7' -:.:::_-~G~O-C. ·---~ I! -----------------,~ 10.00
!~ I~
I~ I~
I• 1· SE;C710N B -B
/(()ff{}SCAJE
01ST.
TYPICAL SEC710N ADAMS S77'1EET (EX/STING)
NOTTOsr:AJE
·--. RU~NING WALL _______ ·---_ --,
SHEET 2 OF 4
CT 14-11
CUP 14-10
£%/SQNC d'ROPOSEO EA 'PIFNTS
£,tfSllN(lf5'/IIQ£~£,fSD/£Nf Q'?ANfll) l/J TfCCITYOFCM'!SllAO ffltn!ZIAMRa/,1" ff/6,(AS Mll?UIDITM:l l!ll.tOFa:flCIAI. -~2..5'1111J£SEHER £ASD/l'NT 80flf SW.S-tY EKfSl!NC CAsntBIT Qi'ANISJ TO !HE arr OF CAl<S8AI}
IQQ!L________ _ -------------=-~-~------,i===:L-=----
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SEC710NA-A NOTfl/sr:AJE
SHEET C2
Item #4 April 11, 2017 Page 87 of 213
RESORT OAT CLUB & MAP CARLSBTfJ? C~RLSBAD ~~~T~!N
CI IMINARYG PREL
SSTREET =p/CAL SECTION ADAM I I• NOTlVSCAl£
ADAMS
STREET
SECTIONC-C NO! !OSCAi1
@ CEWTERLINE OF DRIVEWAY PROPOSED GRADE
y ENTRY PROFILE DRIVEWA ·-,· leellCAI !'=.20' HOOZCWTAL: f -
-29 -28 -27
-26
-25 -24 -2J
-22
-21 -20 -19 -18
-17 -16 -15 -14
-13 -12 -11
-10
-09
-08
S=-1.50)';
Item #4 April 11, 2017 Page 88 of 213
ADAMS
STREET
11
CARLSBAD BOAT CLUB & RESORT
SECT/ONA-A
CONCRETE DRIVEWAY AT ADAMS STREET
60 80
CITY OF CARLSBAD TENTATIVE MAP
CROSS-SECTIONS & DETAILS
Clt/BHOUSE fl.OM=ta.JJ'
SECT/ONE-E
TOP OF ROOF! f/~, ------.-..... -..... -..... -.. --... --.--~·9f~3.0~
SECTIONB-B Nol msCAU.
SECT/OND-D NO! TOSCA!l
,ND FLOOR=29.00
15' FLOOR=/8.00
SHEET 4 OF 4
CT 14-11
CUP 74-70
SHffT C4
Item #4 April 11, 2017 Page 89 of 213
WATER USE DIAGRAM & LANDSCAPE WATER BUDGET
MAXIMUM APPLIED WATER ALLOWANCE (MAWA}
MAWA = (ETo)(0.62)[.55xlA.J.0,3XSLA]
MAWA = {46.5)(0.62)[.55x6,39B+0.3x0]
MA.WA .. 101,450g81/yr
IRIIClA]ON Nore
ALL PLANTING AREAS SHALL BE IR:RIGATED ACCORDING TD PLANT TYPE AND
ENVIRONMENTAL EXPOSURE, ALL IRRIGATED AREAS SHALL RECOVE UNiflJRM COVERAGE BY MEANS OF AN AUTOMATICALLY CONTROLLED, ELECTRICALLY ACTIVATED UNDERGROUND
PIPED IRRIGATION SYSTEM FOR \o'ATER CONSERVATICN AND TATE OF THE ART AUTOMATIC CONTROL CAPABILITIES. A RE ACCORDANCE IJITH L
LANDSCAPING.
IRRIGATION SYSTEM WILL INITIALLY USE POTABLE \JATER BLJT 'wlLL BE DESIGNED Ta ACCOMMODATE RE:CYCLED IJATER INCASE RECYCLED 'wATD< BECOMES AVAILABLE IN THE FUTUR£.
60 8fJ
""""'
7 10 15
1:20
2611
51ff1
LC-1
Item #4 April 11, 2017 Page 90 of 213
I
SLOPE STNDARD&
SLOPES Gil DR STEEPER RE!ilUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SliALL BE TREATED VITH ll'4E OR MtlRE OF THE FOLI..ll\JING PLANTING STANDARDS
A. STANDARD l -COVER CR!JP/RONFOCEO STRA'w MATTING, COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP or QUICK GERMINATING AND FAST COVERING GRASSES, Cl.ClVERS, AND/OR VILD FLD'JERS. SUBMIT THE SPECIF"IC SEED MIX fOR
CITY APPROVAL PRIOR TO APPLICATION, THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TD PROVIDE 90Y. COVERAGE \r/ITI-IIN THlRTY (Jll) DAYS.
TYPE OF REINf"ORCED STRA'w HATTING SHALL llE AS PROVIDED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. RElNFDRCED STRAY MATTING SHALL BE REQUIRED 'wHEN PLANTING OCCURS BETVE(N AU6UST 15 AND APRIL 15. THE COVER CROP AND/OR RElNrDRCED STRAIJ MAT SHALL BE USED THE REMINDER OF THE YEAR. 11, STANDARD 112 -GROUND COVER DNE HUl'fDRED noo;o PERCENT OF THE AREA SHALL BE PLANTED \/ITH A GROUND COVER KNO\IN JCS (PLANTED FROM A MINIMUM SIZE OF L COVERAGE \IITHIN ONE YEARl, c. LO\,/ SPRE MINIMUM OF 2-3/4 INCH LINERSl SHALL COVtR A MINIMUM FACE (AT MATURE SIZD,
D.STANDARD TREES AND SHALL BE <PLANTED FRffi.1 A MINIMUM OF' J GALLON CONTAINERS) AT A MINIMUM RATE OF ONE (1) PER T'o/0 HUNDRED (200) SQUARE FE£T,
SLOPES 61l OR STEEPER AND,
A. 3' OR LESS IN VERTICAL HaGHT AND ARE ADJACENT TO PUBLIC VAUCS OR STREITS REQUIRE AT MINIMUM STANDARD IH, B, 3' TO B' IN VERTtcAL HEI~T REQUIRE STANDARDS -Ill (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), 112, AND ltJ, C. IN EXCESS Elf" S' IN VERTICAL HEIGHT REr.UIRE STANDARD 111 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), lt2, #3, AND 114,
AREAS GRADED FLATTER THAN 6il REQUIRE STANDARD Ill CCOVER CROP) 'o/CTH TEMPORARY IRRIGATION 'JHEN THEY HAVE ONE OR HORE OF THE FOLLOVING CDNDIT!Dt'-IS,
A. SHEET GRADED PADS NOT SCHEDULED FDR IMPROVEMENTS \r/ITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING, B, A PDTn!TIAL EROSION PROBLEM AS DETERHlNED BY THE CITY, C, IDENTIFIED BY THE CITY AS HIGHI.. Y VISIBLE AREAS TD THE PUBLIC IJR HAVE SPECIAL CONDlTJIJNS THAT ',,'ARRANT lMMEDIATE TREATMENT,
SEE Pl.ANT MATERAL LEQEN'.) ON SHEET LC-3
MAINTENANCE AESPONSBUTY NQTE•
Tl,[ PROPERTY O'JNERS ARE RESPONSIBLE" FOR THE CONTINUAL MAINTENANCE Of ALL
LANDSCAPED AREAS CN SITE, THE EXISTING PLANTING AREAS 'wITHJN THE PUBLIC RIGHT-OF-VAY ARE TD BE MAINTAINED BY THE PROPERTY 01.tNERS, ALL LANDSCAPED AREAS SHALL BE KEPT fREE [IF VEEDS AND DEBRIS, PLANTINGS SHALL BE MAINTAINED IN A HEAL THY, VIGOROUSLY GROVING CONDITICN, AND SHALL RECEIVE REGI.Jl...AR PRUNING, FERTILIZING, HOl.t!NG AND TRIMMING. IRRIGATION SYSTEMS SHALL BE REGULARLY
INSPECTED AND KEPT IN FULLY OPERATIONAL CCJNDlTION ACCORDING TO MANUFACTURERS' DESIGN STANDARDS AT ALL T[MES,
LAf()SCAPE N01B
1, ALL LANDSCAPE AND IRRIGATION SHALL CONFllRH TO THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND ALL OTHER APPLICABLE STANDARDS AS OF THE APPROVED DATE l3F THESE PLANS,
2, TREES PLANTED WITHIN 5 FEET OF w'ALKS, CURBS OR PAVING SftALL BE PLANTED \r/ITH A ROOT BARRIER (BIO-BARRIER),
3. IF ANY [)(!STING HARDSCAPE DR LANDSCAPE INDICATED ON THE APPROVED PLANS ARE DAMAGED DR REMOVED DURING DOOLITIDN DR CONSTRUCTION, lT SHALL BE REPAIRED AND/OR REPLACED IN KIND AND EQUlVALENT SIZE PER THE APPROV£D PLANS BY THE 0\,/NER/PERHCTTEE.
4, ALL LANDSCAPE MATERIALS SHALL BE PERHANENTL Y MAINTAINED IN A GROVING N-ID HEALTHY CDNDITIDN AT ALL TIMES, lNCLUDlNG TRIMMING AS APPROPRIATE TO MAINTAIN APPROVED LANDSCAPE MATERIALS,
5, ALL PLANTING AREAS SHALL BE FINISHED ',,'ITH A 3 INCH LAYER OF SHREDDED BARK MULCH (ECOBARK) AVAILABLE THROUGH BUTLER'S MILL INC., (619) 263-3659
6. NCJ ENHANCED HARDSCAPE PAVING SHALL BE COUNTED TOVARD LANDSCAPE AREA CALCULATlat,S,
6. NO BRUSH NANAGEMENT SHALL BE REQUIRED FOR THIS PROJECT,
PLANJWG ZONES:
ZONE 1•
NATLIRALIZING/TRANSITil]NAL
ZDME 4• NATIVE
PERCBlTAGES:
TOTAL SITE SCUARE F"OOTAGEt 43,668 SC.FT
;,; OF TOTAL SITE USED FOR LANDSCAPING,
30,6i:(i3360SQFT>
ii, ar LANDSCAPE AREA OF EACH
PLANTING ZONE•
zom::1,12.e7.
ZONE a, or.
ZCINt 3• OX
ZCNE4•17,8i:
I
I
I
,o 8(}
LC-2
Item #4 April 11, 2017 Page 91 of 213
INNER COURTYARD AREA
SCALE 1'30
PLANT MATERIAL LEGEND
~PI-IO[N[XROE3£_Ef.ll -,··· . SIISU]S,
0 <,Sf'LENIUMEU_8JFERLH
0ASPLEN!LMNIDUS
®r..:JLUCASJAlcSCULU,11\
0 L!(USTRUM JAPONJCUM
0PHORM!JM TENAX
0 PHOR!'!ur1 'BR[NZE 3AB"'
@PHILODENRDN'XANAEU'
@m,um"cccec
GsnEUTZ:ARF.:iJNAE
GRJU/,DSCDVERS/VINES
~::>1:;::::~::;~~::::1 HHIERDCA_US 'YELLOV'
[ilrl,A%:4h&YJ uRmPuM MLs.:1\R:
10'./;?',;}b;:?,:;;;-,j D"HlJPDGDN _/\'>ON:cus
~CLJV:/\JJINIATA
~TRACH~LOSPERJJU'!JASMINJID~S
f,-,;,;~;::('%-'.//,:,(1;1 ~OSKARlNJS ornc)!\ILJS 'IIUNNINGTD!\ IlLU['
&;;c'.£'1§',.\':i~® :ARE)( DJVJLSA
STRAl:iHTTRUNK,FUL_
STRAl:iHTTRU/.K,FLL_
STRA'.GHTTRL..Nk:,FULLHEI\D
FULL A\JD 3USHY, GO[O COLOR
1>N1J1111.<;--1",r,1m:r:n1nR
ANDilUS-1",GJD.I:CDLOR
FULLANDEUSHY,CiDo::J:::OLDR
rU_L AND 3USHY. :;om COLO~
FULLA'IDJUSIIY,GDCDCOLDR
Fl.LL AND BL.SHY, GOOD CJLCR
Fl.LL AND Bl.SHY, GOOD CJLCR
FULLA!\DBUSHY,GODDCJLOR
FLLLANDDLSIIY,GOODC.JL[R
!-LLL ANJJ BL.SHY, L,LJUlJ CJLU<
BLOW-UP OF COURTYARD AREA
M~fl~ ta6
IRRlGA TlON NOTE:
2 nEES PLANTE! 'wlTHN 5 FEET OF WALKS, CUl<BS OR P/\Vl'JG SHALL BE PLANTED ,1n A ROOT ]ARR!C~ (DJD BARR!CR)
All PIA'JTJNG flR:CM; SHAii llf FTNTSI-FIJ \.IITH ti" lNr:H ll\YfR nF S-IRFlnFIJ Rl\RK
HULCI-'.ECOBARl<J AVAILABLE THROUGH BJTLER'S HILL rr,c, '.61')) 263-3659
6 NJ ENH/\NCED 1-ARDSCA"E Pf\V!!\G SHf\LL EE CDUN1EC TD\.11\RD lf'NOSCAPE f'R~/\ CI\LCULAt:ONS
7. NC BRUSH MANAGEME'r SHALL llE BE REQJIR:O:D FDR TH[S PRD-E:-
SCALE 1'4
~=-=-f+-
1
PL.ANTING ZONES:
PERCENTAGES,
TtlTALSlTES(;UAR[FJOTA(i[t
LJ,668SCFT
% Of TTAL SIE l.SED FD~ LANDSCA"JNG,
% OF LA'IDSCAPE A~EA Of EA2H PLAtH!NC: ZONE•
ZON[2 J%
ZON[3 J%
ZO!\E 4, 178%
I
2611
SIUf
LC-3
Item #4 April 11, 2017 Page 92 of 213
ZONE 1-1.USH LANDSCAPE
1. Criteria:
a. Zone One should be utilized only in areas of a
development which require
a lush green landscape such as areas of high use or
visual importance.
b. The plantings require an Intensive maintenance
operation to produce the desired
appearance
c. This Zone's anticipated appearance relies on large
amounts of Irrigation. Annual amounts for a healthy, malura landscape are estimated at over thirty (30") inches
of supplemental water annually.
2. Description:
Zone One may be thought as a tradtlonal landscape,
green, lush, and flowering. Most plants used to produce
this effect do not come form a semi-arid type climate found
In Southern Callfomla. These exotic plants require large amounts of water and intensive maintenance.
Although Carlsbad has a mild lemperale climate, It
remains a semi-arid region, characterized by poor, infertile
soil. Natural lush landscapes are found within our area,
but only in very limiled micro-cllmates whose special
enviroment can produce the requirements to support this
types of landscapes.
This natural pattern of Umlted lush landscapes should act
as a guide for Zone One's use. These lush landscapes should be utilized for areas of intensive use is as a
sensory rich selling in areas visible end important to the
majority of users, such as entries, courtyards, pedestrian ways, and recreational areas.
ZONE 4-NATJVE LANDSCAPE
1. Criteria:
a. Zone Four Is an area of existing vegetation whose
native character shall remain with very lltue modification.
b. It is planned for low-level active use, which is
compatible with the area's natural character.
c. In this zone, no water is required. The use of lrrigalion
can adversely affect many plants found In this zone.
Introduced plants should be watered lndlvldually
2. Description: zone four consists of natural vegetation, native or
naturalized, In which there Is no or very HtUe disturbance
from site improvements. An area may be planned as a
Zone Four landscape to preserve It physical features, its
qualltles as a natural ecosystem, wlldllfe habitat, or as
open apace. These qualities may be used to provide
passive recreational opportunities, possibly !Inked to hiking
trials.
Zone Four will require a minimal level of upkeep. Its
maintenance program will consist of periodic control of
debris and minor clearlng and/or pruning for fire protection
and removal of nonnative species. Retained in their
natural non-irrigated condition, these areas will remain
relatively dry. Due to this characteristic, a "Fire Protection
Programw may be required.
PERCENTAGES,
XCl' fDf!L~ftll!ttlfa,LMJ!(.Hl(>
Xl.6Xn:ooJ~rJ
XO'l.NO'Ol'f/NAO'£'ll1 .......
A
r--.--p 87
::.!: ~
::.!:
~
g
~ !li ~ 0 (.)
1~irfiOR In i,.;; ;
6P OP
Item #4 April 11, 2017 Page 93 of 213
Protect Our Lagoon and Neighborhood
Carlsbad Lagoon Protection Council ()
RECEIVED
SEP 21 2016
CITY OF CARLSBAD
PLANNING DIVISION
Show support for the Agua Hedionda Lagoon and neighborhood. Object to
the development of a 20-unit timeshare on Adams St. for the following
reaso.ns:
l1ttp://w;,;;~,.:;c~:2;:s:~om;petltlon/keep-carlsb:1d-iagoon-l oc~I 9/21/16, 9:06 AM
Page 1 of 68
Item #4 April 11, 2017 Page 94 of 213
1. The proposed structure size and design do not conform to the
neig0~6t hood.
2. This proposed development could bring in 3,000 to 4,000 new users t o the
lagoon each year. The water quality of Aqua Hedionda is already in jeopardy
of pollution according to the State Water Control Agency. More users will
accelerate contamination.
3. Adams Street has 7 blind turns and has only 5% paved sidewalks. By
adding hundreds of unfamiliar drivers in a vacation mode to a street that is
highly used by pedestrians, joggers, and cyclists; accidents are certain .
HIGHLIGHTS
Petition has· reached 100 signatures!
We are now Live!
96 COMMENTS
.... --·-' _, ... , "· .,; .
Susan Sauter United States, Fallbrook
Sep 1'1. 2016
~ ~ · I -:.(lo
upvote reply show
Filter
This is a horrible project. The lagoon is taxed to the max as it is, as are our
residential streets. NO .. NO .. NO good to our community will come of this
project
Alex Torreblanca United States, Carlsbad
Sep 21, 2016
upvote reply show
http://w1i./w.ipat1tions.com/petitlon/keep-car1sbacl-i<lgoon-local 9/21i16, 9:0G AM
PagQ 2 oi' 68
'·-:..
Item #4 April 11, 2017 Page 95 of 213
.. :._ :, . ~. . .
NO to the project
Shirley Forsch United States, Carlsbad
Sep 21, 2016
I ~ ll l1llb
upvote reply show
This should not be in an area of single family homes!
Janis Bandich United States, Carlsbad
Sep 21. 2016
*' ll. 2016
upvote reply show
This 20=unit Timeshare proposal is completely inappropriate for a
residential neighbor, for the impact on the Lagoon, and for the traffic
issues on Adams.
Debra Mullin United States. Carlsbad
Sep 20. 2016
~ lJ. ?01
upvote reply show
I am against the proposed 20 unit timeshare on Adams
Street
Thomas Shearer United States, Carlsbad
Sep 20. 2016
s .. p o ~ , 6
nttp://www.ipetltlons.tom/petJtio11/keep-carlsb(ld-lagoon-loc~I 9/21/1 6, 9:06 AM
Page 3 of 68
Item #4 April 11, 2017 Page 96 of 213
-'· .·
~ ., ~I • -., .. '.
~
upvote reply show
I live near Park and Bayshore and I am also a bicyclist. The safest route to
get to Coast Hwy is along Adams Street If the development is approved El
Camino Real would be my only option.
Kristine Wright United States. Carlsbad
Sep 20. 2016
4' i 11 ~Olt
upvote reply show
I object to the development of 20 unit time share at the Carlsbad Boat
club on Adams St This project is to large for such a small area of land and
has been successfully used in the past as having restaurants.
Robert Johnson United States, Carlsbad
Sep 20, 2016
~ · h Ji. It,
upvote reply show
the north side of the lagoon is a residential area it does not need a
timeshare.
Deborah Cowden United States. Carlsbad
Sep.20,2016
-·r .:( upvote reply show
~\.. lb
We live near the south end of Highland, just above Adams and the lagoon.
and the neighborhood cannot support extra traffic. Neither can the lagoon
support any extra pollution. lrve seen first hand how vacation rentals .effect
our quiet neighborhood, as the house across the street from us was sold to
investors and is now a vacation rental. Non residents are rude, noisy at
night, perhaps not realizing we enjoy, and deserve, our privacy and quiet.
Anonymous
Sep '20. 2016
http:/iwww.fpetftfo11s.com/petftlon/keep-carlsb.:1d-lagoon-Jocal 9/21/15, 9:06 AM
Page 4 of 68 Item #4 April 11, 2017 Page 97 of 213
·:.:•.
~
upvote reply show
We live on Highland Dr and are 100% against this!
Syndi poling United States, Carlsbad
Sep 20, L016
{!>;.
upvote reply show
I live on the lagoon
James Courtney United States. Carlsbad
Sep 20, 2016 ,
{""-. :··. ,1 :. 2t 11:i
upvote reply show
Before signing this petition, please be advised that it contains misleading
and false statements in all 3 stated reasons.
Statement# 1 is FALSE! Please read the Staff report to the Planning
Commission to learn the truth.
Statement# 2 is FALSE! Common sense will tell you, that it's simply an
outrageous statement!
Statement# 3 is FALSE! He says, "Adams has 7 blind curves and is only
5% paved''. That's ridiculous! It's a standard city street, and is paved. Drive
down Adams St. and see for yourself.
A commercial restaurant and Boat rlub have been operating at this
site.since the 1950s, charged with approximately 570 trips per day. The
timeshare project will generate 200 trips per day, which is about 60%
LESS! That is correct: It reduces the traffic far below the previous allowed
coomercial uses and makes the street safer. Check with the City for the
actual facts.
If you have already signed this petition, because you took the word of one
person who has an ulterior motive, I recommend you have your 11ame
deleted before it is soiled when the truth is revealed.
http://www.ipetitions.com/petition/keap-carlsb~d-lagocn-local 9/21/16, 9:0o AM
Page 5 of 68 Item #4 April 11, 2017 Page 98 of 213
II. Elizabeth Ward United States, Carlsbad
Sep 19. 2016
·{>.. •9. Wit,
··~ '
upvote reply show
Adams street absolutely CANNOT accommodate a timeshare! Way too many people in one place. I
can't imagine aU the cars going in and out through that small street, speeding around those
dangerous curves. My parked car got hit last week! It could have been a person!
Carol'y'.n Rodosta United States, Carlsbad Sep19,2016 ,
~ -1 F 2016
upvote reply show
A timeshare property has no business on Adams street, no matter how
large or small it is. One goes to a timeshare to see an area, in this case San
Diego. People will be making numerous trips back and forth on Adams, a
street not set up for traffic and unsafe for the timeshare occupants as well
as for people who Live in Carlsbad.
Shirley Anderson United States, Carlsbad
Sep 19, 2016
~
upvote reply show ,
Please no more timeshares.
Gail Huntington United States, Carlsbad
Sep 18, 2016 .
18 J( lt.
upvote reply show
Please do not allow this time share unit to be built. It will ruin our lagoon
and add more traffic and congestion.
Anonymous
Sep 17. '.2016
'?<..
upvote reply show
http://www.ipelltions.com/petition/keep-carfsbad-lagoon-local 9i21/16, 9:06 AM
Page 6 of 6S
'-
Item #4 April 11, 2017 Page 99 of 213
Dumb idea
Michael Maras United States, Carlsbad
Sep 17, 2016
4"
:·: upvote reply show
Save the lagon!
•' . ,•,\' .. ;·.·:'
Ano_1:ymous
Sep lt.1016
<-"'
upvote r·eply show
11 Win
I own and Live on Cove Dr. And do not want this development
Anonymous
Sep 17. 2016
~
upvote reply show
I I lOlt,
The Adams Street Area is not sufficiently prepared to safely support the
proposed timeshare development. The development should not be
completed.
jean Isbell United States, Carlsbad
Sep 17, 2016
<"' --= ti f"'ll6
upvote reply show
This development should be denied.
i1ttp://www.ipetitlo11s.corn/petltion/keep-carlsb~d-lagoon-toc,:,.I 9/21/16, 9:06 AM
Page 7 of 68 Item #4 April 11, 2017 Page 100 of 213
-.. ·
. • _. _ _. ....
Laura Drelleshak United States, Carlsbad
Sep 17, 2016
~ -e 17 201
upvote reply show
The location is not appropriate for any development of this size, and
especially not timeshares .
sandra meador United States, Carlsbad
Sep 17. 2016
-¢,.,
upvote reply show
· Sandra Meador
Sma1t Growth, not growth for the sake of growth and developer profits.
Josh Leupold United States, Carlsbad
Sep 17. 2016
c 11 tOlr.,
upvote reply show
I run Adams St regularly, often with rny daughter, and the additional traffic
from short-term tenants unfamiliar with the area and without any real
investment in the community and keeping it safe is dangerous.
Doris Schiller United States, Carlsbad -
Sep 17. 2016 .
<,,_ ~. 117. 2(
upvote reply show
Not the right place for time-shares
http:/Jv,ww.ipetitions.com/petltion/keep-carlsbad-lagoon-local 9/21/16, 9:06 AM
Page 8 of 68
~-
Item #4 April 11, 2017 Page 101 of 213
•. -.
; -. : ·-·· ..
.• ,i ;·:·:· .
;" -,:'• ~ .:,. --.
Anonxmous
Sep 17, L016
~ , 17 Zt lb
upvote reply show
I've lived in north county my entire life and never thought that it would
look the way that it does now. we are one step away from being Los
Angeles. Gone is the quiet little beach town, and in its place a congested,
polluted city with every spare inch of free land being built upon. It's time
to say no more.
~enn~ Jo,hnson United States. Carlsbad
5ep 17. ~Olo
~ _ , 17 j ()fo
upvote reply show
Time shares in that area are not a good fit ! Keep it a residential area.
Emi~ Schroder United States, Carlsbad
Sep 1,. 2016
~ 7 20lo
upvote reply show
Please, No timeshares on Adams for all the reasons indicated in
comments already posted.
Miriam brunhaver United States, Carlsbad
Sep 17, 2016
... ,·
http://www.ipet!tions.com/petitlon/keep-carlsbad-Jagoon-Jocat 9/21/16, 9:06 AM
Paga 9 o1 68 Item #4 April 11, 2017 Page 102 of 213
'··( ..
{,,.
upvote reply show
No on timeshare
Don Burton United States, Carlsbad
Sep 16.1016
*-lo , Ht',
upvote reply show
These people have no shame. It's the same group every time. all the so-
called do-gooders who are in tight with the local establishment so sick of
it. Time for some serious change come November 8.
Dan Kalin United States, Carlsbad
Sep 16. 2016
~ 16 2011'J
upvote reply show
We don't need it and we don't want it.
Anonymous
Sep 16. 2016
<.,,,.
upvote reply show
Huge safety concern
sharon johnson United States. Carlsbad
Sep 14. 2016
" 1 ' i.
http://11,'Ww.ipetitl9.n.s.;com/petition/keep-carlsbad-lagcon-local 9/21/16, 9:06 AM
Pag<: 10 of 68 Item #4 April 11, 2017 Page 103 of 213
:~ .. ~--.
• .. ~ .. :-.,.
~
upvote reply show
My concern is that the soil that this large development will be built on is
basically sand ..... not smart.
Elizabeth banks United States, Carlsbad
Sep 02. 2016
'"" ~ oi w1i upvote reply show
Developers use timeshares so they won't have to contribute to schools.
Also timeshares don't count toward the city build out requirements. Good
for .all except the citizens that live here. ·
No timeshares by the lagoon
steve commins United States, Carlsbad
Aug 28. 2016
*'--. HJ '016
upvote reply show
a time share complex is not an appropriate addition to this neighborhood
and would not fit the current character of the area
Anonymous
Aug 28, 2016
~
upvote reply show
No time shares! There are enough places for visitors to stay. The lagoon is
already too crowded.
Anonymous
Aug 18. 20 16
'. . .{(., ~
http://WWW.lpetftlons.con,/pi!tltion/keep-ca rlsbad-lagoon-local 9/21/16, 9:06 AM
Pago 11 of 68 Item #4 April 11, 2017 Page 104 of 213
. : ,·· ~: ..
. : "::r.
~
upvote reply show
No more building .
Penny Johnson United States, Carlsbad
Aug28.2016
{,,.. 26 2016
upvote reply show
Stop the madness that this city council and planning commission keep
trying to shove on us!!
Anony:mous
Aug 28. 2016
<.....
upvote reply show
Just say NO!
T Brown United States, Carlsbad
Aug 28. 1016
("', 2a . :tG1t,
upvote reply show
To ensure the preseNation of the lagoon, we do not support further
building and development on and surrounding tghe Agua Hedionda
Lagoon.
Anony:mous
Aug 28.1016
ht_!p:/ /\YV,w.)i:,etltlons.c,:;m/petlt!on/ke~ p-csrl sbact-1 ag con-local 9/21/16, 9:0G AM
Page 12 of 68
'·
Item #4 April 11, 2017 Page 105 of 213
~ ~-·.
-·'• . . '
..
•'."-
upvote reply show
Let's work together to keep Carlsbad dean and preserved.
Anonxmous
.A.ug 28.2016
*"
upvote reply show
., 2.
6
No condos on the lagoon
Linda seymour United States, Sacramento
Aug 27. 201 6
~ 27
upvote reply show 6
No timeshares on this lagoon
Linda Farnsworth United States. Carlsbad
Aug 27, 2016
~ n .lOlb
upvote reply show
Unlike a single homeowner.time share developments bring in de-facto
"renters" with no sense of ownership and stewardship of Carlsbad's
natural resources. Out of town tourists already leave too much impact in ·
the form of trash left on these lagoon beaches and crowding street
parking. This is a sensitive environment that needs to be protected.
Jaime l<essinger United States. Carlsbad
/1.ug 27, 2016
,. .l, ;_.I 7 ~ -· -
http:/ /www.lpe tit! on s.comh>el itlon /keep-oar Is bad-1.;goon-loca I 9/21/16, 9:0G AM
Page 13 of 68 Item #4 April 11, 2017 Page 106 of 213
*" upvote reply show
The lagoon is already over crowded during peak season as it is.
l(ristine Wright United States. Carlsbad
Aug 27, 2016
{>.. ll 201c.,
upvote reply show
I agree that we do not need time share units on our lagoon.
Anonymous
Aug 27. '201 6
~
upvote reply show
1 .
I agree
Tamara De Santi United States, Carlsbad
Aug 26. 2016
,J:..,
upvote reply show.
4c'.
l<eep our water is dean!
Anonymous
Aug 14. '.20i6
http://www.!petttioris.com/petition/keap-carlsbad-iagoon-Jocal 9/21/16, 9:06 AM
Page 14 of 68 Item #4 April 11, 2017 Page 107 of 213
... · -~· ..
~
upvote reply show
As a Long time employee of the carlsbad lagoon I've spent much time on
Adams st driving to and from work. Ive already had many close calls on
this road as there are many blind turns and no sidewalks for pedestrians or
cyclist.
I feel safer driving on the S fwy then i do driving on Adams st These
timeshares will bring unfamiliar drivers in to a an already precarious
situation. ''Adams st. belongs to the joggers and cyclist of carlsbad". keep
our streets safe and traffic low. Alli see is bad news when i think of these
time shares.
Anonymous
Jlll16. 2016
<"'"' lb >Qlt
upvote reply show
North Coastal San Diego has seen an a much higher percentage rate of
high density housing than any other southern calif. area. Enough! We need
to vote out any council members who continue to vote for this kind of
growth.
Anonymous
Oct 19, '.zo1s
4'
upvote reply show
19 !Vlc
This would be detrimental to the family neighborhood.
Steven Bandich United States, Carlsbad
Sep 12. 2015
~"" ' . J. ·'· " upvote reply show
The addition of 20 timeshare units with associated docks and water
access, in a very confined and con jested area of the Lagoon, will certainly
add to the potential for safety and loss of enjoyment issues.
Janis Bandich United States, Carlsbad
Sep 1t 2015
h1tp:f/wv,v1.ipet!tions.com/petltion/keep-carlsbaci-lagoon-local 9/21/16, 9:06 AM
Page 15 of 63 Item #4 April 11, 2017 Page 108 of 213
' '' '~... ·. . -
<,,.. ,,_ ll. lOlS
upvote reply show
I agree that a timeshare on the Lagoon would add severe impact to the
ecology of the environment and add many more to an overcrowded use
of limited resources and supervision, which will lead to escalating many
safety issues that al ready exist and are not being dealt with currently.
Gitiand l<iumars samadani United States
Sep 05. 2015
+-05 201.;
upvote reply show
This is a small community safe and secure do not ruin it
Kirk Gruenwald United States, Carlsbad
Sep 03. 2015
~
upvote reply show,
1)3
s
Traffic would be a problem.
spencer gonzalez United States, Newport Beach
Aug 28, 2.0i'S
~ ', 2 1015
upvote reply show
we just moved to Bayshore and prefer the traffic to remain as is.
RobertaJ Ash United States, Carlsbad
Aug 25, 2015
http:/f.,:ww.ipetitions.com/p~tition/lrnep-carlsbad-iagoon-locat 9/21i"i6, 9:06 AM
Page. 16 of 68 Item #4 April 11, 2017 Page 109 of 213
·,.-,·.
~: ......
., .
. -.: .. , ;
~
Upvote reply show
NO TO LAGOON DEVELOPMENT!!!
Roberta Aah Doherty United States, La Puente
Aug 25, 2015
<=-, E. 1015
upvote reply show
NO TIMESHARES ON LAGOON
Christine. Griffin United States. Carlsbad
Aug 24. 2015
~
upvote reply show
1
Thank you
Anonymous
Aug 24, 2015
~
upvote repty show
11 W15
No! I do not want more traffic on Adams; the bLlnd curves are so
dangerous at this point you can barely cross the street for fear of being hit!
Anonymous
Aug 24, 2015
\, ., '
http://V(~'lw.ipetltions.com/pGtltion/keep-carlsbad-la;;toon-local 9/21/16, 9:06 AM
Page 17 ct es Item #4 April 11, 2017 Page 110 of 213
".'-•:'('
~ ··· .. ' ',
<?-.
upvote reply show
We are against these timeshares and want to keep the lagoon natural!!!
Anonymous ··
Aug 23, 2015
4-..
upvote reply show
2J 2015
Any project that establishes a transient population has no business in an
established residential neighborhood
Bruce Roelofs United States, Carlsbad
Aug 21. 2015
$-. , 11. JO\,
upvote reply show
I am vehemently opposed. How can this be forwarded like an e-mail?
Stephen cramer United States, Carlsbad
Aug '.lO. 2015
<"" lO. ~m·
upvote reply show
I am against any proposed time share or other residential development on
the lagoon
marydawn gonzalez United States, Carlsbad
Aug 20. 2015 .
hrtp://www.Jpetitlons.corn/p~tltlon/keep-c.arlsbad-lagoon-lc:oal 9/21/16, 9:06 AM
P~ge 18 ot 68 Item #4 April 11, 2017 Page 111 of 213
: . ~
.;·.-:
~
upvote reply show
Thank you for the heads up.
jj United States, Carlsbad
Aug20.2015
~
upvote reply show
Is this a legitimate petition? Where can we sign something that has legal
standing?
Anonymous
Aug20.2015
<:>s
upvote reply show
This project is inconsistent with the surrounding residential uses and fails
to meet the compatibility requirement for issuance of a conditional use
permit. It will create traffic, safety, and noise issues that will adversely
affect the values of the surrounding single-family homes. It's a poorly-
conceived, poorly-designed project that should be rejected by the City.
Anonymous
Aug 19. 2015
("'-. 14
upvote reply show (,
Don't ruin my peaceful home.
Sandra Blake United States, Carlsbad
Aug i9. 2015
ti' ? . r
http:i / w1w. lpetltions.com/µetitio l'l/ke,3 p-carlsbad-lagoon-!ocal 9/21/'16, 9:06 AM
Page 19 of 68 Item #4 April 11, 2017 Page 112 of 213
. • • :c• -'..,' . : -. ,._:' _.'. :=;:~ ... '
. . ~ ...
<""
upvote reply show
This is not an environmentaUy sound proposition. Adams Street cannot
handle this type of traffic.
Brian United States, Carlsbad
Aug 19, 2015
*'-19 l0t5
upvote reply show
A timeshare whether on the lagoon or upslope is an inappropriate use of a
sensitive environment.
Russ Shafer United States. Carlsbad
AugT9. 2015
+.. 1·.201=:
upvote reply show
I support this petition and it's effort to protect Aqua Hedionda Lagoon .
Linda Shafer United States, Carlsbad
Aug 19, 2015
<-,,., II) JOl5
upvote reply show
I am against the proposed development. To me. Carlsbad's charm has
been it's open space and dedication to nature and recreation. This
development in particular will negatively impact the City, and the lagoon
in particular, by adding density and heavy tourism with potential
disrespect for our natural habitat.
Alex Ning United States. Carlsbad
Aug 19, 2013'
L f-i ~ .
http:{iwww.ip,;tltions.eornipetltion/ke~p-carlsbad-l«goon-lo~I 9/21/16, 9:06 AM
Paga 20 of 63 Item #4 April 11, 2017 Page 113 of 213
'., ~ . ...... ;
: . .:,.-; ~~ ·, ...
~
upvote reply show
I support this petition.
Erik Geraldon United States, Carlsbad
Aug 19, 2015
~ , tn 201S
upvote reply show
No way ... the lagoon is too small for such a big development. l<eep it the
way it is!!!
Larry Gera{dson United States. Carlsbad
Aug ltJ. 2015
~ !9 lOIS
upvote reply show
I support the petition ... this area doesn't need more traffic.
ute ge. ra[dson United States. Carlsbad
Augl'.1, 2015
~
upvote reply show
I am against more development on the Lagoon.
Fred Jansson United States. Carlsbad
Aug 18. 2015 ·
! '•
http://www.ipetitio11s.corn/pet!tiol'l/l(eep-carlsbad-lagoon-!ocal 9/21/16, 9:0G AM
?:ige 21 of 68 Item #4 April 11, 2017 Page 114 of 213
1 :·.:-:···
, ... ,
~
upvote reply show
It is going to threaten the lagoons eco system
Anon~mous
Aug 18 . .<.015
~
upvote reply show . '" ' )
I am against the proposed development for the reasons of increased
traffic as well as potential impact in other regards to this delicate area.
Bruce Roelofs United States, Carlsbad
Aug 18. 2015
,("' 1t ]01 •
upvote reply show
I am vehemently opposed for all the same reasons -traffic, parking,
pollution, disrespect for the lagoon and our community, decreasing
property values, etc How can we best spread this information?
Sharon Johnson United States. Carlsbad
Aug 18, 2015
4',.
upvote reply show
Years ago a destination hotel was proposed on the lagoon. Residents in
the neighborhood fought the project and the proposal was denied. Adams
Street is a designated scenic route and no structures can exceed the height
of Adams.
Dian Sodano United States. San Diego
Jun 02. 2015
I -
http://wv,w.ipetltiohs.com/petltion/keep-carlsbad-lagoor.-!ocal 9/2i/16, 9:06 AM
Page 2.2 of 68 Item #4 April 11, 2017 Page 115 of 213
....... -. ... · .. ·.
•.. ' .. :
i~
upvote reply show
I whole heartedly agree with this petition, this resource is fragile and 20
(really 20) more units of unfamiliar visitors is not responsible. All of us
property owners have had to downgrade our developments over the years
as density has gone up.
Travis Washburn United States, Atlanta
May 21, 2015
~
upvote reply show .,
, C
Locals only
Amber depace United States, Carlsbad
May 19. 2015
*°' I 11} 201')
upvote reply show
There is not enough Space and the lagoon is small it is already over
crowded in the summer time. Parking would be an issue too . And these
are peoples homes .
Martin Pohlmann United States, Carlsbad
May 18. 2015
~
upvote reply show
I support this petition.
ll Michael M. oat United States. Corona
May 14. 2015 .
1· • 'f . ' '-
http://www.ipetitions.com/petition/keep-c<1rlsb:.1d-lagoon-local 9/21/16, 9<06 AM
Pag,;, 23 of 68 Item #4 April 11, 2017 Page 116 of 213
·.:: ..
{>..
upvote reply show
As a professional real estate agent , a time share is not conducive to a single family neighborhood
Jeanette Werner United States, Vista
May 14, 2015
~ .....
upvote reply show
The lagoon is a special place in Carlsbad that should not be allowed to be
deteriorated by people coming and going with no regard for the natural
beauty.
Tiffani Baumgart United States
May14,2015
·*'-"'q m,~
upvote reply show
Please help perserve the lagoon!
It now has the perfect balance of fun and serenity. With a time share
comes chaos!
Anonymous
May 13. 2015
<i""-.
upvote reply show
Bad place for timeshare environment
Randy: United States, Carlsbad
May13.2015
<"<. { ,, ~01.;
upvote reply show
Commercializing a local Laguna for a tourist spot will PROVE to pay otf. ..
Just ask the city of New Braunfels Texas. The new "state of the art condos''
have brought unwelcoming guest whom have littered the local rivers &
streams with unwanted beer cans, cigarette butts & loud noise comptaints
at random hours of the night so I will contest to this unlawful action of
http://www.fpetltions.corn/petition/keap-carlsbad-l8goon-local 9/21/16, 9:06 AM
Page 2.4 oi' oS Item #4 April 11, 2017 Page 117 of 213
8/14/i',016 Petition Keep Carlsbad Lagoon Local
and only 5% paved side-walks. I am also concerned about a lack of respect for the
lago·on visitors may have to our lagoon.
2 HIGHLIGHTS
Petition has reached 100 signatures!
We are now live!
COMMENTS
Anonymous
Aug 14, 2016
+--Aug14,2016
upvote reply show
Filter
As a long time employee of the carlsbad lagoon I've spent much time on Adams st.
driving to and from work. Ive already had many close calls on this road as there are
many blind turns and no sidewalks for pedestrians or cyclist.
I feel safer driving on the 5 fwy then i do driving on Adams st. These timeshares will
bring unfamiliar drivers in to a an already precarious situation. "Adams st belongs to
the joggers and cyclist of carlsbad". keep our streets safe and traffic low. Alli see is bad
news when i think of these time shares.
Anonymous
Jul 16, 2016
+--Jul 16, 2016
upvote reply show
North Coastal San Diego has seen an a much higher percentage rate of high density
housing than any other southern calif. area. Enough! We need to vote out any council
members who continue to vote for this kind of growth.
Anonymous
Oct 19, 2015
.._ Oct 19, 2015
upvote reply show
This would be detrimental to the family neighborhood.
http://www.ipetitions.com/pctitionlkee?-car!sbad-Jagoon-loc?J 2/17 Item #4 April 11, 2017 Page 118 of 213
8/14/2016 Petition Keep Carlsbad Lagoon Local
Steven Bandich United States, Carlsbad
Sep 12. 2015
+.. Sep 12. 2015
upvote reply show
The addition of 20 timeshare units with associated docks and water access, in a very
confined and con jested area of the Lagoon, will ce1tainly add to the potential for
safety and loss of enjoyment issues.
Janis Bandich United States. Carlsbad
Sep 11. 2015
+.. Sep 11. 2015
upvote reply show
I agree that a timeshare on the Lagoon would add severe impact to the ecology of the
environment and add many m'ore to an overcrowded use of limited resources and
supervision, which will lead to escalating many safety issues that already exist and are
not being dealt with currently.
Gitiand l(iumars samadani United States
Sep OS. 2015
+.. Sep 05, 2015
upvote reply show
This is a srrialt community safe and secure do not ruin it
l<irk Gruenwald United States, Carlsbad
Sep03.2015
+.. Sep 03,
upvote reply show201s
Traffic would be a problem.
h!!p:l/www.ipetilions.com/pctitionikeep-car!sbad-lag0ori-local 3/17 Item #4 April 11, 2017 Page 119 of 213
8/14'4016 Petition Keep Carlsbad Lagoon Local
spencer gonza[ez United States. Newport Beach
Aug28,2015
+... Aug 28, 2015
upvote reply show
we just moved to Bayshore and pref er the traffic to remain as is.
Roberta j Ash United States. Carlsbad
Aug25,2015
+-s Aug 25, 2015
upvote reply show
NO TO LAGOON DEVELOPMENT!!!
Roberta Aah Doherty United States, La Puente
Aug 25, 2015
+... Aug 25, 2015
upvote reply show
NO TIMESHARES ON LAGOON
Christine Griffin United States, Carlsbad
Aug 24, 2015
....
upvotc reply show
Aug 24. 2015
Thank you
hup://wwwipetitions.com/pctitionlkeep-carlsbatl-lagoon-local 4/17 Item #4 April 11, 2017 Page 120 of 213
8114/2016
Anonymous
Aug 24. 2015
Petition Keep Carlsl:>ad Lagoon Local
+.,_ Aug 24. 2015
upvote reply show
No! I do not want more traffic on Adams; the blind curves are so dangerous at this
point you can barely cross the street for fear of being hitl
Anonymous
Aug 24, 2015
+-. Aug 24, 2015
upvote reply show
We are against these timeshares and want to keep the lagoon natural!!!
Anonymous
Aug 23, 2015
+-. Aug 23, 2015
upvote reply show
Any project that establishes a transient population has no business in an established
residential neighborhood
Bruce Roelofs United States, Carlsbad
Aug 21, 2015
..._ Aug 21, 2015
upvote reply show
I am vehemently opposed. How can this be forwarded like an e-mail?
bttp;l/wwwjpetitions.corn!pttitionikcep-carlsbad-lagoon·local 5/17 Item #4 April 11, 2017 Page 121 of 213
8/14~016 Petition Keep Carlsbad Lagoon Local
Stephen cramer United States. Carlsbad
Aug20.2Dl,5
+.. Aug 20, 2015
upvote reply show
I am against any proposed time share or other residential development on the lagoon
ma1ydawn gonzalez United States, Carlsbad
Aug 20, 2015
+., Aug 20.
upvote reply show201s
Thank you for the heads up.
jj United States, Carlsbad
Aug20,2015
+.. Aug 20, 2015
upvote reply show
Is this a !egitimate petition? Where can we sign something that has legal standing?
Anonymous
Aug 20, 2015
+.-. Aug 20. 2015
upvote reply show
This project is inconsistent with the s1.mounding residential uses and fails to meet the
compatibility requirement for issuance of a conditional use permit. !twill create
traffic, safety, and noise issues that will adversely affect the values of the surrounding
http:lfwww.ipctitions.comlpctitionJkeep-cadsba<l-Jagoon-local 6/17 Item #4 April 11, 2017 Page 122 of 213
8/14/2016 Petition Keep Ca;Jsbad Lagoon Local
single-family homes. It's a poorly-conceived, poorly-designed project that should be
rejected by the City.
Anonymous
Aug 19. 2015
+-. Aug 19,
upvote reply show201s
Don't ruin my peaceful home.
Sandra Blake United States. Carlsbad
Aug 19, 2015
+-. Aug19,2015
upvote reply show
This is not an environmentally sound proposition. Adams Street cannot handle this
type of traffic.
Brian United States, Carlsbad
Aug 19, 2015
+... Aug 19, 2015
upvote reply show
A timeshare whether on the lagoon or upslope is an inappropriate use of a sensitive
environment
Russ Shafer United States, Carlsbad
Aug 19, 2015
+.. Aug 19, 2015
upvote reply show
I support this petition and it's effort to protect Aqua Hedionda Lagoon.
http:/fwww.ipetitioris.comlpetilionlkccp-carlsbad-lagoon-local 7/17 Item #4 April 11, 2017 Page 123 of 213
8/141;!016 Petition Keep Carlsbad Lagoon Local
Linda Shafer United States, Carlsbad
Aug19,2015
+,., Aug 19, 2015
upvote reply show
I arn against the proposed development. To me, Carlsbad's charm has been it's open
space and dedication to nature and recreation. This development in particular will
negatively impact the City, and the lagoon in particular, by adding density and heavy
tourism with potential disrespect for our natural habitat.
Alex Ning United States. Carlsbad
Aug 19, 2015
+... Aug
upvote reply show19,
2015
I support this petition.
Erik Geraldon United States, Carlsbad
Aug 19, 2015
+... · Aug 19, 2015
upvote reply show
No way ... the lagoon is too small for such a big development l<eep it the way it is!l!
Larry Geraldson United States, Carlsbad
Aug 19. 2015
+... Aug 19, 2015
upvote reply show
I support the petition ... this area doesn1t need more traffic
hltp://www.ipetitions.com/petitionikcep·cai-Jsbad-lagoon-local 8/17 Item #4 April 11, 2017 Page 124 of 213
8/14/2016 Petition Keep Carlsbad Lagoon Local
ute geraldson United States, Carlsbad
Aug 19, 20'15
+... Aug19,2015
upvote reply show
I am against more development on the lagoon.
Fred Jansson United States, Carlsbad
Aug 18, 2015
+... Aug18,2015
upvote reply show
It is going to threaten the lagoons eco system
Anonymous
Aug 18, 2015
+... Aug18,2015
upvote reply show
J am against the proposed development for the reasons of increased traffic as well as
potential impact in other regards to this delicate area.
Bruce Roelofs United States, Carlsbad
Aug18,2015
+... Aug 18, 2015
upvote reply show
I am vehemently opposed for all the same reasons -traffic, parking, pollution.
disrespect for the lagoon and our community, decreasing property values, etc. How
can we best spread this information?
http:f/www.ipeti!ions.com/pctition/kccp-car!sbad-lagoon-local 9/17 Item #4 April 11, 2017 Page 125 of 213
E/14/;WHi Petition Keep Carlsbad Lagoon Local
Sharon Johnson United States, Carlsbad
Aug18,2015
+... Aug18,2015
upvote reply show
Years ago a destination hotel was proposed on the lagoon. Residents in the
neighborhood fought the project and the proposal was denied. Adams Street is a
designated scenic route and no structures can exceed the height of Adams.
Dian Sodano United States, San Diego
Jun 02,2015
+--Jun 02, 2015
upvote reply show
I whole heartedly agree with this petition, this resource is fragile and 20 (really 20)
more units of unfamiliar visitors is not responsible. All of us property owners have had
to downgrade our developments over the years as density has gone up.
Travis Washburn United States, Atlanta
May 21, 2015
....
upvote reply show
May 21. 2015
Locals only
Amber depace United States, Carlsbad
May 19, 2015
+--May 19, 2015
upvate reply show
There is not enough Space and the lagoon is small it is already over crowded in the
summer time . Parking would be an issue too . And these are peoples homes .
hup://www.ipetiticms.com/petition/keep-carlsbad-lagoon-local 10/17 Item #4 April 11, 2017 Page 126 of 213
8!14/20]6
} .
Petition K1:ep Carlsbad lag Don Local
Martin Pohlmann United States. Carlsbad
May 18. 2015
+.,
upvote reply show
May 18, 2015
I support this petition.
Michael Moot United States, Corona
May 14, 2015
+... May 14. 2015
upvote reply show
As a professional real estate agent. a time share is not conducive to a single fan1ily neighborhood
Jeanette Werner United States. Vista
May 14, 2015
+--May 14, 2015
upvote reply show
The lagoon is a special place in Carlsbad that should not be allowed to be deteriorated
by people coming and going with no regard for the natural beauty.
Tiffani Baumgart United States
May 14. 2015
+--May 14. 2015
upvote reply show
Please help perserve the lagoon!
lt now has the perfect balance of fun and serenity. With a time share comes chaos!
Anonymous
http:l/www.ipctitions.corn/peti tioalkecp-cr,risbad-lagoou-local
' .
l J/17 Item #4 April 11, 2017 Page 127 of 213
8/141;20!6
:-.,.: ':
Petition Keep Carlsbad Lagoon Local
May 13. 2015
+--May B, 2015
upvote reply show
Bad place for timeshare environment
Randy United States, Carlsba9
May 13, 2015
+--May 13, 2015
upvote reply show
Commercializing a local Laguna for a tourist spot will PROVE to pay off. .. Just ask the
city of New Braunfels Texas. The new "state of the art condos'' have brought
unwelcoming guest whom have Littered the local rivers & streams with unwanted beer
cans, cigarette butts & loud noise complaints at random hours of the night so l will
contest to this unlawful ~ction of building condos on a quite relaxing Laguna. l<eep
the peace & leave the condos for a urbanized area!
James Arnold United States, Carlsbad
May 13. 2015 ..._
upvote reply show
May 13, 2015
I support this petition
Tammy Stevens United States, Carlsbad
May 13, 2015 ..._
upvote reply show
May 13, 2015
No Timeshares.
Jan Smith United States, Columbus
Mayo?. 201s ..._
upvote reply show
May 07, 2015
No timeshares
http://www ipeti !ions .com/petition/keep-carlsbad-lagoon-local 12117 Item #4 April 11, 2017 Page 128 of 213
811'112016
Sign in to comment
Petition Keep Carlsbad Lagoon Local
Darren D United States
May 06.2015
~ May 06, 2015
upvote reply show
stop this 11fertelli11 esque slippery slope.
A development like this could easily attract more of the same. The resulting
''drainage" from any more developing around the lagoon will lead to further
pollutants entering the lagoon ecosystem.
Eldein fathi United States
May06.2015 ..._
lJpvote reply show
May 06. 2015
No condos.
Anonymous
May 06,2015
+.. May 06,
upvote reply show201s
No timeshares on the lagoon
Tommy dean United States, Carlsbad
May 06, 2015
+.. May 06, 2015
upvote reply show
This time share must be stopped. Once this is approved, the lagoon will never be the
same. Also the safety of Adams.St. pedestrians will be even more dangerous than
ever.
Sign in to comment
SIGNATURES
10 months ago
Zoltan Iles United States
10 months ago
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Tu Casa Homeowners Association
August 29, 2016
City of Carlsbad
Planning Division
1635 Faraday Ave
Carlsbad, CA 9200B
Clo Lindsay Management Services
6126 Innovation Way
Carlsbad, CA 92009
760/436-1144 · FAX 760/436-2566
ITEM#4
Subject: Incompatibility of the proposed Carlsbad Boat Club & Resort Project a 20 Unit Timeshare at
4509 Adams Street Carlsbad CA 92008 CT 14-11 CUP 14-10
Dear Carlsbad Planning Staff and Commissioners,
The Board of Directors for the Tu Casa Homeowners Association, which is a sub Association in Bristol
Cove, unanimously resolved to oppose this project
Thankfully, the project that was denied in 2008 was determined to be too massive in bulk and scale of
the surrounding residential area. The "new" proposed project is basically the same as the denied
project. Last time around we opposed this project and supported Carlsbad Planning Staff and
Commissioners who declared the project "too intense and incompatible for the surrounding
neighborhood". We supported and applauded the City Council who also denied the project.
Our HOA has been harmonious and compatible with the surrounding area for 40 years. One of the
ways we have achieved this is to not allow vacation rentals. Our CC&Rs do not allow leases for less
than nine months. This project will have about 100 vacationers cycling through 52 times per year!
This incompatible project is not orderly growth and development of our community. We hope that
you, our Carlsbad Planners, will faithfully protect the public interest and not just that of a single property
owner. You are the guardians of our common future and are trusted to plan for the needs of present
and future generations.
We are not against development on this lot and we would probably support a smaller project that is not
a Timeshare.
We ask that you help our neighborhood preserve its special Carlsbad small town beach character and
deny the application for this massive "in bulk and scale'', incompatible project.
Sincerely,
Board of Directors
Tu Casa Homeowners Association
CC: Van.Lynch@carlsbadca.gov Teri.Delcamp@carlsbadca.gov Greg.Fisher@Carlsbadca.gov
planning@carlsbadca.gov Council@carlsbadca.gov
Item #4 April 11, 2017 Page 138 of 213
Teri Delcamp
From;
Sent:
To:
Subject:
Teri,
Kl.INTMIKE <
Tuesday, September 13, 201610:30 AM
Teri Delcamp
"20" TIMEHASHRES
The number one concern in Carlsbad is the continued building. This has to stop, and this
project is a good one to finally ,
let the residents (voters) of Carlsbad that the Mayor and City Council are finally listening.
Mike Klint
Carlsbad, Ca. 92010
1
Item #4 April 11, 2017 Page 139 of 213
Teri Delcame
Subject: FW: CT 14-11/PU D 16-02/CU P 14-10 -Carlsbad Boat Club & Resort
From: Kirk Cowles [mailto:l
Sent: Wednesday, September 14, 2016 2:24 PM
To: Don Neu <Don.Neu@carlsbadca.gov>
Subject: CT 14-11/PUD 16-02/CUP 14-10 -Carlsbad Boat Club & Resort
City of Carlsbad Planning Commission,
My name is Kirk Cowles and I am a long time resident of Carlsbad residing at Carlsbad CA. 92010. A few
years back I was appointed by the City Council as one of the eight original citizens of Carlsbad to the Envision Committee
and I served the entire term. I am writing today to voice my negative opinion of this Boat Club and Resort project Please
do not approve this project.
The area this project being proposed in a unique rural part of Carlsbad with no sidewalks and beautiful homes. Building a
huge resort on a small piece of land is not at all compatible with this beautiful rural residential area of Carlsbad.
Please do not approve this project as it is exactly what citiz.ens of Carlsbad'are against.
Best Regards,
Kirk Cowles
Item #4 April 11, 2017 Page 140 of 213
Teri Delcamp
From:
.Sent
To:
Subject:
Dear City Planners,
David Turner <d
Friday, September 16, 2016 5:40 PM
Teri Delcamp
20 Timeshares
Thank you for requesting input from the community. I am a condo owner in Bristol Cove. I have lived and/or
owned a home there since 1994.
The timeshare is too dense for the location in my opinion. I agree with the Bristol Cove Property Owners
Association iri opposing this developement as described.
Thank'you for your thoughtful consideration on this project.
Sincerely,
David H. Turner
Carlsbad, CA 92008
1
Item #4 April 11, 2017 Page 141 of 213
Teri Delcamp
From:
Sent:
To:
Subject
---Original Message---
Planning
Monday, September 19, 2016 7:40 AM
Teri Delcamp
FW: Time shares on lagoon
From: Penny Johnson [mailto:
Sent: Friday, September 16, 2016 6:20 PM
To: Planning
Subject: Time shares on lagoon
Sent from my iPad It would be shameful for you to DI< the proposed time shares on the lagoon. The precedence on
Adams street is single family residence. Why would you do that to them and cause a decline in their home values. I
would like to think we can depend on you to show your integrity arid not" stick it" to the citizens of that area I Time
shares are not a good fit for that area ( and many other areas in Carlsbad ). Penny Johnson
1
Item #4 April 11, 2017 Page 142 of 213
Teri Delcamp
From;
Sent
To:
Subject:
Planning
Monday, September 19, 2016 7:40 AM
Teri Delcamp
FW: a proposal for a 20-unit timeshare complex at 4509 Adams Street
From: Doris Schiller [mailto:
Sent: Saturday, September 17, 2016 1:15 PM
To: Planning
Subject: a proposal for a 20-unit timeshare complex at 4509 Adams Street
I would like to express my opposition to the proposal for a 20 unit timeshare at 4509 Adams St. I do not think
that this neighborhood should have this type of project built. The density of the proposed project and the
number of tourists using the area is way too high for the the exiting surrounding use.
Doris Sc11i1ller
Carlsbad, CA 92011
1
Item #4 April 11, 2017 Page 143 of 213
Teri Delcamp
From: Don Neu
Sent:
To:
Monday, September 19, 2016 5:50 PM
Teri Delcamp
Cc: Van Lynch
Subject: FW: 20 unit timeshare on the lagoon
For your information.
From: Council Internet Email
Sent: Monday, September 19, 2016 9:01 AM
Subject: FW: 20 unit timeshare on the lagoon
From: Candy Chesnut [
Sent: Sunday, September 18, 2016 8:21 AM
To: Council Internet Email <CityCoundl@carlsbadca.gov>
Subject: 20 unit timeshare on the lagoon
This type of building really doesut belong on the Jagoon. The planning council denied it in 2008 and essentially
the building size bas not changed. (76 sq feet of habitable space less). And a "17,000 sq foot parking garage?
111is plan is incompatible ,vith the neighborhood. Lets work on :finding a solution for this space that does not
upset everyone jn Carlsbad (again!)
Gandy Chesnut
l
Item #4 April 11, 2017 Page 144 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Dear Ms. Delcamp
Bill Kilpatrick
Sunday, September 18, 2016 11:51 AM
Teri Delcamp
20 Time Shares
I am -wTiting to express my strong opposition to the planned 1120 Time Shares" development on Adams
Avenue overlooking the A._e;ua Hedionda Lagoon. Plopping what is essentially a hotel down in this
clearly residential neighborhood makes no sense whatsoever.
It would appear that the rampant overdevelopment of Carlsbad's iconic Village area is beginning to
spill over into other areas of our beach town, threatening to turn this once unique coastal haven into
yet another overcrowded, overburdened and faceless California city.
I ask you please not to approve this project, and ,vould urge your fellow City Planning staff to follow
suit.
Sincerely,
Bz'll Kilpatrick
Item #4 April 11, 2017 Page 145 of 213
Teri Delcamp
From:
Sent
To:
Subject:
JAMES BUSCHER >
Sunday, September 18, 2016 8:37 PM
Teri Delcamp
LAGOON PROJECT
HI I HAVE LIVED IN CARLSBAD ALL OF MY UFE AND WANTED YOU TO KNOW THAT I OPPOSE THE TIMESHARE PROJECT
ON ADAMS ST. lT IS ALREADY CROWDED ENOUGH AROUND HERE AND I REALLY DON'T WANT A LOT MORE TRAFFIC
AND PARKING IN MY NEIGHBORHOOD. WE SEEM TO HAVE MORE THAN ENOUGH TOURIST GROWTH DOWN ON THE
BEACH. LET'S BE SMART LIKE DEL MAR AND MfNIMJZE ADDITIONAL LOGJAMS AND SLOW DOWN SOME MORE. THANKS
FOR YOUR ATTENTION-JIM BUSCHER
1
Item #4 April 11, 2017 Page 146 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Planning
Monday, September 19, 2016 7:41 AM
Teri Delcamp
FW: Adams Street timeshare
From: Carolyn Rodosta [mailto
Sent: Sunday, September 18, 2016 8:38 PM
To: Planning
Subject: Adams Street timeshare
Adams Street is not conducive to timeshares. Timeshare ysers exchange into an area to utilize it as a launching pad for
the county. We are fortunate to have lots to offer between Orange and San Diego Counties. These exchangers would
not go to Adams Street to stay put; they would be on the move con·stantly.
Timeshares would endanger the traders, the residents who use Adams Street to get around their local neighborhood,
and the entire ambiance of the area. Neon signage would be necessary to alert timeshare users of their destination.
Please seriously considering the r_ejection of this or any timeshare project for Adams Street.
Carolyn Rodosta
Resident in the Laguna Riviera area of Carlsbad for 30+ years.
1
Item #4 April 11, 2017 Page 147 of 213
Teri Delcamp
From:
Sent
To:
Subject:
Tom Suess
Monday, September 19, 2016 6:58 PM
Greg Fisher; Teri Delcamp
Pending Approval of Case Name CT 14-11/PUD 16-02/CUP 14-10 -Carlsbad Boat Club
& Resort
Dear Greg Fisher and Teri Delcamp:
We, Thomas and Pamela Suess, have just been made aware of a Pending Planning Commission/Staff Approval for the
Subject Development, the Carlsbad Boat Club & Resort (Project). We are owners of a Condominium on the Aqua
Hedlonda lagoon {Lagoon). Our property is located at , Carlsbad, CA 92008.
We find this Pending Approval disconcerting and premature, primarily since we are not cognizant of an Environmental
Impact Report (EIR) being competed Per California Environmental Impact Act (CEQA}. Due to the Location of the Project,
Size of the Construction (approximately 40,000 sq. ft.}, Number of Potential Users (20 Units X 4 People on Average = 80
Potential Users per Week X 52 Weeks= 4,160 People per year}, there simply are too many Significant Negative Impacts
that have not been properly addressed per CEQA. If this has been completed, being a Homeowner on the same
lagoon, we were never made aware of same. While we understand we may not have been in the Required Distance
from the Project to be Legally Notified, certainly we are neighbors and share the same Lagoon and would have common
cor1cerns; _and we believe the Owner{s} of the Project, and future Users would want this too.
We believe the Project will cause Significant Negative Impacts that most likely will not be able to be Mitigated, and we
believe have not been properly studied Per CEQA. The first Significant Negative Impact is to the very Lagoon
itself. Certainly with 4,160 potentially new and different Users per year this will create various Significant Negative
Impacts that have not been properly addressed. One such issue is the Significant Negative Impact to the Native Eelgrass
(Zostera) along the shoreline of the Project. Since there are no docks, the Resort's boats would have to pull up to the
beach to bring passengers aboard and for them to disembark. This would result in the boats crossing through the
Eelgrass habitat time, and time again. Due to the intense nature of the Resort this would occur throughout every day,
and every day of the year. At low tide the boats' props would mow the eelgrass and uproot it. Additionally, hundreds of
kayaks and stand up boards and people wading, that are not currently there now, would be traversing the eelgrass
habitat and damaging same. How shall the Carlsbad Boat Club & Resort mitigate forthis eelgrass habitat destruction?
We believe the added Users of the Project will have a Significant Negative Impact to Fire Services, Police Services, and
City Staff, and again we believe it has not been properly studied per CEQA. We believe the Project has a Significant
Negative Impact to the Surrounding Neighborhood not only due to the size, but because of the multiple units being
rented on a weekly basis in a community/neighborhood that is considered a Long-term Single Family Environment. We
believe there is a Significant Negative Impact to Traffic Safety due to the potential of the many new vehicles. Traffic
Safety not only to all Drivers but to the vehicles' Passengers. We believe there will be a Significant Negative Impact to
Pedestrians !Walking, Running, Skating, Babies in Carriages} and Bicyclists using the same street as the additional
vehicles; especially due to no sidewalks, the street's curves, and changing grade of the road,
The above is just a quick response to our just finding out of the Pending Planning Commission Approval of the
Project. Again, the most disconcerting issue is that we believe a proper study of the Significant Negative Impacts were
not properly addressed per CEQA. We ask for City Staff's response before this Project moves to the final Planning
Commission Approval. We also ask that all neighbors that live on the lagoon be notified as well.
PS: Eelgrass Background and Information Eelgrass species (Zostera marina L. ·and Z. pacifica) are seagrasses that occur
in the temperate unconsolidated substrate of shallow coastal environments~ enclosed bays, and estuaries. Eelgrass is a
Item #4 April 11, 2017 Page 148 of 213
highly productive species and is considered to be a '1oundation" or habitat forming species. Eelgrass contributes to
ecosystem functions at multiple levels as a primary and secondary producer, as a habitat structuring elemr;nt, as a
substrate for epiphytes and epifauna, and as sediment stabilizer and nutrient cycling facrlitator. Eelgrass provides
important foraging areas and shelter to young fish and invertebmtes, food for migratory waterfowl and sea turtles,. and
spawning surfaces for invertebrates and fish such as the Pacific herring. Eelgrass also provides a significant source of
carbon to the detrital pool which provides important organic matter in sometimes food-limited environments (e.g.,
submarine canyons): In addition, eelgrass hos the capacity to sequester carbon in the underlying sediments and may help
offset carbon emissions. Given the significance and diversity of the functions and services provided by sea grass, Costanza
et al. {2007) determined seagrass ecosystems to be one of Earth's most valuable.
http://www.westcoast.fisheries.noaa.gov/publications/habitat/california eelgrass mitigation/Final%20CEMP%200ctob
er%202014{cemp act 2014 final.pdf
PS: I just talked to Greg Fisher, he advised that an EIR was not completed. He also advised that the Planning
Commission Meeting Scheduled for September 22, 2016 will not be addressing the Project.
Sincerely,
Thomas A. Suess
We appreciate referrals! When yaur referral becomes a cfient; we wfll send you a $10.oa Starbucks Gift card!
2
Item #4 April 11, 2017 Page 149 of 213
Teri Delcamp
From:
Sent
To:
Subject:
Therese Dolkas <t
Tuesday, September 20, 2016 1:33 PM
Teri Delcamp
20 timeshares
lam very against having 20 timeshares on the Carlsbad boat club property. This project does not fit into the
neighborhood around the propetty at all. The traffic alone, on that quaint road would be a disaster. This is not at all
what I would like to see on this site. Thanks for your consideration. Therese Dolkas, Carlsbad home owner and resident
1
Item #4 April 11, 2017 Page 150 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Hi,
Sarah Osborne <
Tuesday, September 20, 2016 8:24 PM
Teri Delcamp
20 timeshares
I am very opposed to having 20, let alone any, timeshares on the Carlsbad boat club property. That is such a special and
private Street in our City. It does not make any sense to bring tourists there. The traffic increase on such a windy and
scenic road· increases the danger factor, as well as lowers the value for the special properties in that area that deserve
the privacy and high property values for the unique and unlike any other view in Carlsbad. Please take this into
consideration. our City, and it's treasures, should be for the Citizens and not visitors.
I am a home owner, and Carlsbad resident since 1975. Please respect the Citizen's wishes.
Thank you,
Sarah Osborne
1
Item #4 April 11, 2017 Page 151 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Planning
Wednesday, September 21, 2016 2:39 PM
Teri Delcamp
FW: against proposed 20-unit timeshare on Adams St
From: Kevin Bender [mailto:
Sent: Wednesday, September 21, 2016 12:36 PM
To: Planning
Subject: against proposed 20-unit timeshare on Adams St..
I'm joining my neighbors here on Adams St to let you know we oppose the proposed 20-unit timeshare on
Adams St and the Agua Hedionda Lagoon.
Have lived in this house on Adams and Harborview since 1970. We don't want the timeshare. It's inappropriate,
will cause danger and more pollution and congestion in the lagoon.
Please listen to our opinions.
Kevin Bender
Carlsbad, CA
1
Item #4 April 11, 2017 Page 152 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
-·---Original Message-·-·
Planning
Thursday, September 22, 2016 11:11 AM
Teri Delcamp
FW: Adams St. Timeshare application
From: Bonnie Dominguez [mai1to:
Sent: Wednesday, September 21, 2016 4:55 PM
To: Planning
Subject: Adams St. Timeshare application
Dear Planning Commission Members:
As residents in close proximity to this application, we know the history and the applicant, and therefore support the re-
application of the project wholeheartedly.
Your support would be appreciated as well.
Edmond "Bill" Dominguez
Carlsbad, CA 92008
Item #4 April 11, 2017 Page 153 of 213
Teri Delcamp
From: Planning
Sent:
To:
Thursday, September 22, 2016 11:11 AM
Teri Delcamp
Subject: FW: Against time share on Adam's Street
From: John Obrien [mailto:
Sent: Wednesday, September 21, 2016 4:24 PM
To: Planning
Subject: Against time share on Adam's Street
To the City of Carlsbad planning division,
As a resident just above the Hedionda Lagoon for 20 years, I've been witness to many construction sites around
this area. Many of the changes have proven to be environmentally responsible, however, this time share
proposal would open the door to transient population.
This isn't an acceptable way to maintain the beauty of the lagoon area. Over the past few years the u dog beach11
has become overrun with trash and waste.
Here is your chance to stand WITH the residents. Vote no tonight.
Sincerely,
John OBrien
1
Item #4 April 11, 2017 Page 154 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Planning
Thursday, September 22, 2016 1:13 PM
Teri Delcamp
FW: Timeshares on Adams Ave.
From: Kasey McCarthy [mailto:
Sent: Thursday, September 22, 2016 1:10 PM
To: Planning
Subject: Timeshares on Adams Ave.
Dear Carlsbad Planning,
As a ten year resident of Carlsbad living on Agua Hedionda Lagoon and as a lifetime resident of
North County, I am concerned about the request to develop timeshares along Adams Street and the
Agua Hedioda Lagoon. This is reference to Dr. Sarkaria Property; PRE 08-15; Project File ;
]20617203001206172040012061720500l2061720600l2061720700I. I cannot locate the current permit.
Dr. Sarkaria has bought multiple homes and vacant property along the Agua Hedionda Lagoon to
serve his desire to chage the makeup of Agua Hedionda Lagoon and the quiet RESIDENTIAL Adams
Street,
Approving this development is not the right thing for the city of Carlsbad to do. This is not the
appropriate location for timeshares nor similar developments. Adams Street is a dangerous street
with multiple curves and blind corners. Everyday bikers, walkers and runners use this street that has
a short or no sidewalks to get to and from their homes or for recreation. Already there are more and
more people using this road to access the Agua Hedionda Lagoon on Cove Drive and Bay Shore
Driv, but this another issue.
In addition to the extra number of cars and crowding along Adams Street, this development will
impact the Agua Hedionda Lagoon health of the water and wildlife. With the addition of the
timeshares, it will bring more pollution to the lagoon with runoff from the landscaping and waste left by
the residents. The wildlife have been forced to move their habitat to the Eastern portion of the lagoon
from the overuse of the lagoon.
The city of Carlsbad already knows the feelings of the majority of their residents regarding
development along the Agua Hedionda Lagoon and I hope you consider the opinions of your
residents in regards to this development.
Best regards,
Kasey McCarthy
Cove Drive, Carlbad
1
Item #4 April 11, 2017 Page 155 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
-----Original Message---
Planning
Monday, September 26, 2016 9:05 AM
Teri Delcamp
FW: ADAMS ST TIMESHARE
From: Pauline Morisoli [mailto:p
Sent: Friday, September 23, 2016 12:15 PM
To: Planning
Subject: ADAMS ST TIM ES HARE
I VOTE NO ON THIS DEVELOPMENT. I LIVE IN CLOSE PROXIMITY TO THIS PARTICULAR PROPOSED DEVELOPMENT. The
way in, out and around this area is a dangerous problem. It will add to the pollution of the air, water and detract from
the quality of life for this community. Already the East side of EICamino is being covered by developments. Our
planning department folks are responsible for the proper care and maintenance of our city. Builders will come in, grab
up our premium land, build the houses, take their high profits and move on to the next beautiful site. Please don't allow
this to happen. Thank you for reading my message. PAULINE HENDREN MORISOLI, resident of Carlsbad since 1972.
Sent from my iPad
Item #4 April 11, 2017 Page 156 of 213
Teri Delcamp
From!
Sent:
To:
Cc:
Alan Katof <
Tuesday, October 25, 2016 8:29 PM
Teri Delcamp; Mick Calarco
Subject:
Jim Strickland; Stu Scheidler; Craig Elliot; Dave Duet
Boat Club Time Share Project -4509 Adams
Gentlemen:
My wife and I have lived at on the Agua Hedionda Lagoon for more than 12
years and want to express our strong opposition to the proposed Boat Club Time Share project
proposed at 4509 Adams (CTI 4-11/CUP 14-10). A 20 Unit time share does not belong in a
residential neighborhood on a very naiTow street that will 110 doubt effect traffic flow and safety.
It has already been deemed incompatible in an earlier cycle of review, and that continues to be
the case. As homeowners in this neighborhood, we appreciate that the properly owners want to
build on the lot, but this is not a reasonable project. In addition, this timeshare would
significantly increase the amount of people on Adams throughout the year, and create a negative
inlpact on the lagoon itself. We believe that this combination of conditions makes the project
incompatible with our neighborhood.
I hope you vl'ill take these concerns into consideration.
Thank you.
Alan and Barbro Katof
Carlsbad, CA 92008
1
Item #4 April 11, 2017 Page 157 of 213
Gentlemen:
I have been a resident on the Agua Hedionda Lagoon at for more than 16
years. During that time I have witnessed the buildup of traffic and congestion in the area due to
use of the lagoon area by dog owners and paddle boaters to a disagreeable level. Now I have
learned of the Boat Club Time Share project proposed for 4509 Adams (CT14-11/CUP 14-10).
A 20-unit timeshare in this confined area is far too intense a development. I understand that this
project has already been deemed incompatible in an earlier review, and nothing has changed to
alter that conclusion now. As a homeowner in the area, I appreciate that the owners of this
property may want to build on the lot but this is not a reasonable-sized project. Furthermore, a
timeshare property will significantly increase the incipient congestion in the area, bringing in
volumes of people throughout the year, as well as contributing a potential negative impact on
the lagoon itself. This combination makes the project incompatible with our area.
I trust you will take these concerns into consideration.
Thank you.
Stuart Scheidler
Carlsbad, CA 92008
Item #4 April 11, 2017 Page 158 of 213
City of Carlsbad
Planning Division
1635 Faraday Ave
Carlsbad, CA 92008
bad
03zorn
Planning Divis1011
RE: Opposition to the proposed Carlsbad Boat Club & Resort Project
Dear Carlsbad Pfanning Commissioners and Staff,
I have lived at for five years and I have been part of a timeshare sales
staff in Carlsbad for over 20 years. I love my home on the lagoon and I get out on the
water often.
I am really surprised that anyone would think a timeshare business in the middle of a
peaceful residential neighborhood is a good idea. It is a bad mix -totally incompatible,
I work at a timeshare 5 days a week and I see how the guests enjoy their vacations. They
pack as many people as possible into each unit. A one bedroom designed for four will
have eight to ten people staying there. So a 20 unit timeshare will have well over a
hundred people every day! That is far too many people for that property ::; too intense!
Additionally, timeshare vacationers don't have to go to work tomorrow and they party all
night long as a result. You wouldn't want this in your neighborhood would you?
The parking lots at our timeshare are huge but they are always completely full. Each unit
has at least two cars and another car for their guests. Plus, there are housekeepers,
gardeners, maintenance workers, sales people, the front desk crew and this one will also
have boat ·drivers -where do they all park? 32 parking spots is a bad joke. How can
this property possibly handle the parking necessary? Cars parked on Adams Street make
driving very hazardous. Just pulling in and out of that property on the hill with the blind
curve will be dangerous.
This proposed project is immense and out of place for the lot it would be built on. It
would be a massive 53 feet tall, four story, monstrosity far bigger than the big houses
around it. Jn a word -INCOMPATIBLE.
I hope thafyou, our City Planners, will protect us and our special neighborhood from this
ill-conceived business on our precious lagoon. Please deny the application.
~Jf ;/!J___
Kathy Hutchinson
Item #4 April 11, 2017 Page 159 of 213
loe and Dee Dee Po lzin
Murrieta, CA 92563
Owners of Carlsbad. CA 92008
November 21, 2016
City of Carlsbad
1635 Faraday Ave.
Carlsbad, CA 92008
Re: Opposition to
Carlsbad Boat Club and Resort Project
A 20 Unit Timeshare
4509 Adams Street, Carlsbad, CA 92008
CT 14-11 CUP 14-10
Dear Carlsbad Planning Staff,
We are the owners of APN , Carlsbad, CA. 92008. We are
in the process of working on plans to submit an application to the City for a single-family home on our lot
We are gravely concerned about the possibility thnt the above mentioned high-density (by comparison to
the surrounding area) condo project being developed so close to our future home. Adams Street is just a
quiet, narrow, winding Jane by the peaceful and spectacular lagoon. This high-density project and the
traffic it would bring to our little lane is totally out of character to our low-density community. The
impact of traffic, the noise and the danger it creates to the many pedesttians, joggers and bicyclists would
be far too great It is completely out of character to our quiet area.
Furthermore, the fact that timeshare is being considered is simply astonishing! J-lo.v could there be any
development more foreign or out of charc1cter to this low-density portion of the lagoon'?
Despite what developers/speculators may claim, all of us who live in coastal areas kno\.v how people will
crowd into each bedroom to enjoy the proximity of the water. This will invite intense partying, loud noise
and music, barbequing on the beach, ignoring the peace of neighbors, fast and careless driving, loose dogs,
overcrowding, and a general disregard of the peaceful ambience of our neighborhood. The transient
nature of the thousands of short-term occupants will insure a complete change to the character of the
neighborhood. What a shame it would be! Surely it is not the intent of Staff to allow something that
would be so at odds to the essence of our a1·ea . Clearly, such intense high-density as ( compared to the
surrounding area), especially when compounded by timeshare use, is astoundingly incompatible with this
long established, quiet residential area. Just the marketing alone and the intense traffic it would bring to
the narrow and \".1inding Adams Street, would create a nuisance as well as a danger to residents. The
transients it would attract are typically careless of the peace and safety of others around them.
Item #4 April 11, 2017 Page 160 of 213
In fact, we would argue that such a use would constitute spot zoning and an incompatible blight on this
neighborhood.
We ask that you deny this project application and protect the lagoon neighborhood, its residents and
values.
We would further ask that when next updating the General Plan, you revise and eliminate all but
single-family use for the lagoon area to maintain the character of the lagoon for which Carlsbad is famous.
We are certainly not against orderly and rational development, but it must be compatible and not create
marked negative impact to the surrounding area. The subject portion of the neighborhood is attractive,
low density residential that should be maintained. The ambience of the famed lagoon, its reputation and
residents should be rigorously protected.
Thank you for your careful and considerate attention to this impactful and sensitive matter.
Page2
Item #4 April 11, 2017 Page 161 of 213
Farah Nisan
From:
Sent:
To:
Subject:
-----Original Message-----
Planning
Monday, September 26, 2016 9:05 AM
Teri Delcamp
FW: ADAMS ST TIMESHARE
From: Pauline Morisoli'[mailto:
Sent: Friday, September 23, 2016 12:15 PM
To: Planning
Subject; ADAMS ST TIMESHARE
I VOTE NO ON THIS DEVELOPMENT. I LIVE IN CLOSE PROXIMITY TO THIS PARTICULAR PROPOSED DEVELOPMENT. The
way in, out and around this area is a dangerous problem. It will add to the pollution of the air, water and detract from
the quality of life for this community. Already the East side of EICamino is being covered by developments. Our
planning department folks are responsible for the proper care and maintenance of our city. Builders will come in, grab
up our premium land, build the houses, take their high profits and move on to the next beautiful site. Please don't allow
this to happen. Thank you for reading my message. PAULINE HENDREN MORISOLI, resident of Carlsbad since 1972.
Sent from my iPad
i
Item #4 April 11, 2017 Page 162 of 213
Farah Nisan
From:
Sent:
To:
Cc:
Subject:
Ellen Wolfe <
Sunday, October 23, 2016 2:29 PM
Teri Delcamp; Mick Calarco
Alan & Barbra Katof
Boat Club Time Share Project -4509 Adams
Gentlemen - I have lived at 4778 Bryce Circle on the Agua Hedionda Lagoon for more than 15 years and want
to express my strong opposition to the proposed Boat Club Time Share project proposed at 4509 Adams (CTl 4-
11/CUP 14-10). A 20-Unit Timeshare on this na1Tow road in this location is far too intense a development -It
has already been deemed incompatible in an earlier cycle of review, and that continues to be the case. As a
homeowner in this area, i appreciate that the property owners will want to build on the lot, but this is not a
reasonably sized project. In addition, a timeshare prope1iy significantly increases the impact, bringing in
volumes of people throughout the year, not to speak of the impact on the lagoon itself. This combination makes
the project incompatible to the location.
I hope you will take these concerns into consideration.
Thank you.
Ellen Wolfe
Carlsbad, CA 92008
Ellen K. Wolfe
The information transmitted is intended only for the person(s) or entity(ies) to whicf1 it is addressed
and may contain confidential and/or privileged material. Any review, retransmission, dissemination, or
other use of, or taking of any action in reliance upon, this information by persons or entities other than
the intended recipient is prohibited. If you received this in error, please contact the sender and delete
the material from any computer.
1
Item #4 April 11, 2017 Page 163 of 213
January 10,. 2017
City of Carlsbad
Planning Division
1635 Faraday Ave
Carlsbad, CA 92008
Dear Carlsbad Planning Staff and Commissioners,
City of Carlsbad
JAN 1 7 2017
Planning Division
I am Roberto Vigilucci and my beautiful wife Jadine and I live at . We bought
our piece of paradise in 2004 and we love our home, Carlsbad and our view of the lagoon. Now
that piece of paradise could be taken away from us. The Carlsbad Boat Club and Resort 20 unit
timeshare project would ruin our neighborhood, property values and quality of life.
In 2008 the City of Carlsbad rejected this project in part because: "the requested use is not
necessary or desirable for the development of the community in that the timeshare use does
not provide any services to other uses within the community, is notin harmony with the
various elements and objectives of the General Plan in that the use would be detrimental
to the existing surrounding residential uses specifically permitted in the zone in which
the proposed use is located, in that the proposed timeshare project at the intensity, bulk and
scale of development proposed is not compatible with the existing surrounding single
family residential uses in addition to generating increased traffic on residential streets and
noise associated with the timeshare operation .... "
This is the same incompatible, out of place project.that was, fortunately, soundly rejected the
last time. How could the same thing be proposed again or approved?
Our home is right across the street on the hill above the property. There is a long list of things
wrong with this project but one that will greatly affect us -also affects all the walkers, joggers,
bicyclists, dog walkers and stroller pushers -is the rooftop. Since Adams Street is a
designated scenic roadway the roof top cannot rise above the street level. So, the enormous
8,300 plus square foot industrial style rooftop will be very much visible from our home and the
street. It is larger than a baseball infield! The problems start with a bank of 20 air conditioning
units on the roof! Ugly and noisy and the screening won't help.
Item #4 April 11, 2017 Page 164 of 213
·t(;J *'.}J
6i 1., ;:;;! tJ r~ /Z}t. r,,.,! ~r l16 Ff t) i,,; p
Not shown on the included drawing is all the other sidewalk level rooftop annoyances. There
will need to be vents for 20 stoves which will vent unwelcomed cooking aromas. Even more
unwelcomed aromas will come from the numerous bathroom sewer stack vents, which are
sometimes called stink pipes, which will emit sewer gasses. But wait there's more -add
another 20 to 30 bathroom fan vents! The building will be occupied by approximately 100
people.
Also, not shown is the possible arr~y of TV satellite dishes, solar panels and skylights. Since
that's still not enough noxious smells there is a garage exhaust fan vent at the front Northwest
corner of the lot at sidewalk level spewing the exhaust from 34 cars. These are just some of the
examples of what makes this business incompatible with the existing surrounding family homes.
The project stinks figuratively and literally.
This project caters only to tourists and although the Carlsbad tourism industry is important to the
City it should not come at the expense of the residents. My restaurants cater to tourists as well
as locals and they smell beautiful. · I would gladly forgo the possible added business the project
might bring.
We are not opposed to development in general or even something reasonable on this particular
lot.
We ask that you help our neighborhood preserve its special Carlsbad small town beach
character and deny the application for this massive, incompatible project.
cc
Mayor and City Council members .
1200 Carlsbad Village Drive
Carlsbad, CA 92008
Item #4 April 11, 2017 Page 165 of 213
fi~~-~ I b~ numereus sewer . j _,,,. ... --
. batfiroomrans and stove ,I;.l···· ; ___ .• -····
·· arid S"1~11ing bad,
he roof~cNikely
dist, anter,lnas, perhaps
. ~(-· · t;t~ parking
I ·' · · 11 : bil~ exhaust vent at
\ l !\ ! f rJ
I,
Item #4 April 11, 2017 Page 166 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Greg Nelson <
Tuesday, January 10, 2017 11:13 AM
Teri Delcamp
Carlsbad Boat Club
My family and I have enjoyed our fine city since moving here in 1959 .... I am a graduate of Carlsbad High School as are
my 4 children. We love this city, the people in it and our city government ! 11 Buddy Lewis was my football coach and
history teacher ! ! ! !
I write this note to you to encourage you and your staff to recommend for approval Mike Pfankuch's Time Share project.
It will be an added "flower" to our beautiful coastal city and built by one of our own long time local businessman who
has contributed much that helps make Carlsbad special! l !!
Yes our Lagoon is special but this project will allow more people to enjoy it ! J !
If I can be of any service feel free to call me at 769-420-4950 ...
Thank you!!!
Sincerely
Greg Nelson
Carlsbad , Ca 92008
1
Item #4 April 11, 2017 Page 167 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Leo Brodeur
Saturday, Janua,y 14, 2017 8:11 PM
Teri Delcamp
New Project
We need to have new projects to keep the city active with new ideas.
The lagoon project would give a new
look for the area and bring activity to a stagnant Lagoon.
Sent from my iPhone
1
Item #4 April 11, 2017 Page 168 of 213
Teri Delcamp
Subject; FW: Carlsbad Boat Club
From: Jack Brey [mailto:j
Sent: Sunday, January 15, 2017 2:39 PM
To: Greg Fisher
Subject: Carlsbad Boat Club
Dear Ms. Fisher -
This is to inform you of my suppmt for the project proposed by Mr. Jim Courtney. As someone who has been in
the civil engineering and land development business for over forty years, lam a strong believer in responsible
development relative to both the conununity and developer needs. As with a11y development project, there will
always be opposition however; it is my understanding the Mr. Courtney has endured a long and arduous process
of working with both the city and local residents concerns; and has made substantial concessions to both. I also
believe strongly in O\-Vncrs and property rights. After a decade and a half of his numerous compromise and
concessions, T truly believe it is time to allow this project to move forward. T hope the city will at last find
closure with the project approval.
Thank You!
Jack Brey
Item #4 April 11, 2017 Page 169 of 213
Teri Delcamp
From:
Sent:
To:
Cc:
Subject:
Marcy Agatep <m
Monday, January 16, 2017 11:09 AM
Teri Delcamp
Jim Courtney
Carlsbad Boat Club Project
I am in favor of the development known as The Carlsbad Boat Club. I think it will be an asset to our wonderful Carlsbad
community.
Thank you
Marcy Agatep
Sent from my iPad
l
Item #4 April 11, 2017 Page 170 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Arnie Cohen <
Monday, January 16, 2017 1:07 PM
Don Neu; Teri Delcamp; Greg Fisher
Carlsbad Boat Club project
We are writing to express our full support of the proposed Carlsbad Boat Club project. We recently
attended Jim Courtney's public meeting and once again heard that this plan is in line with what the
Coastal Commission has repeatedly said is the only use they would approve, which is Visitor
Commercial. It is clear that Jim and his team have worked long and hard to create a plan that meets
the zoning requirements, is sensitive to the look and feel of the neighborhood and has features to
help protect the lagoon. It is a good compromise for that property while allowing a land owner to
effectively use their property.
As strong proponents of private property rights we do not see any justifiable reason to deny this
project and we encourage Planning Commission approval when it hears this matter.
Sincerely,
Arnie & Teri Cohen
1
Item #4 April 11, 2017 Page 171 of 213
Teri Delcamp
From:
Sent:
To;
Cc:
Subject:
Teri, et al,
James Brubaker
Monday, January 16, 2017 1:31 PM
Teri Delcamp
Don Neu; Greg Fisher
Carlsbad Boat Club Project CT 14-11 / CUP 14-10
As an actively involved resident and avid proponent of the continued quality stewardship of the Agua Hedionda Lagoon,
I highly recommend this project be approved. The fact that the land is zoned for commercial and cannot be built
residential, and will meet all codes, regulations and requirements, makes it imperative to allow it to go forward just
based on a private property rights issue -the owners have been working for a project approval for 15 years. The
additional facts that it will not bring in more, (possibly less), traffic than the prior restaurant (there were always a lot
more than 20 diners there when I went, timeshares are rarely 100% occupied and vehicle time of use varies greatly, and
not all tenants will have cars.); the owners have reduced the project size by 25% to cooperate with the neighbors; it will
fit in with the neighboring properties and environment; and it will benefit Carlsbad by bringing in additional visitors to
spend their money. It is a great example of the "smart growth" that we need at this stage of buildout. This project needs
to be approved for the good of the city and of all residents of Carlsbad, with the exception of those that oppose all
development/improvements. Please approve this project. Thank you.
James L Brubaker
Carlsbad, CA 92008
Th\s E·ma1l 1s covered by lilf: Eli;tlrnrnc Communications Privacy Act, 13 U.S.C. 25Hh!521 illld 1~ 1mvilegea, Tl11s information is corn1dential
information alld ls inlemled only for the use of the individual 01-entity narned abow. lf thr~ n:ac1er this is nol lhe intended recipient, you are
heretiy notified !hill i1!\i' dissemination, d1stnbut1on or copying of this crn11111un1rn!!o11 1s strictly pml11b11·e,1. If yo,1 received this message in e1 ror,
please notify us 1m111ediaterv by replying to this n1essage and delehng the material from any rnrnnuter.
1
Item #4 April 11, 2017 Page 172 of 213
Teri Delcamp
From:
Sent;
To:
Subject:
Tracy Carmichael <w
Monday, January 16, 2017 2:29 PM
Teri Delcamp
Fw: CT 14-11/CUP 13-10
On Monday, January 16, 2017 2:24 PM, Tracy Carmichael <whatzuptlc@yahoo.com> wrote:
To whom this may concern,
My husband and I have been Carlsbad residents since 1988 and property and business owners since 1989. we love the city of Carlsbad. We have seen the city grow and change over the years which has allowed everyone to enjoy a beautiful place to live. we support property owners' rights to develop within the guidelines of the city of
Carlsbad, the California coastal commission and the state of California. Today we are
writing to you in support of the CT 14-11/CUP 14-10, a proposed project by Jim
Courtney and Mike Pfankuch. we have known Mr. Courtney and Mr. Pfankuch; both Carlsbad residents for many years. we have read and understand their proposed project. It is our understanding and belief that it is zoned for commercial use and is a compatible good fit for the neighborhood while benefiting the city of Carlsbad and it's residents. We are hoping everyone can see the value of good planning, compromise, and will recommend approval of this project CT 14-11/CUP 14-10. If you
should have any further questions for us please
see the contact information listed below.
Best Regards,
Tracy & Scott Carmichael Carlsbad, CA 92008
1
Item #4 April 11, 2017 Page 173 of 213
Teri Del Camp
Planning Dept.
City of Carlsbad
Philip J. Urbina
Carlsbad, CA 92009
RE: Carlsbad Boat Club Timeshares Project -Support
Dear Ms. Del Camp:
I am writing in support of the Carlsbad Boat Club Timeshare Project that will be
going before the Planning Commission at its February meeting.
The property has been used for a boat launch on Agua Hedionda lagoon for
decades and the proposed project is an ideal fit for the area. It is zoned for
commercial use and the 20-unit timeshare project meets all zoning requirements
without generating undue traffic to the area.
The project will bring visitors to our city and those visitors will contribute to the
City's tax base.
In today's days of renting via Airbnb or VRBO, which is certainly going on in the
area, this project is compatible with the Agua Hedionda Lagoon neighborhood.
After exhaustive reviews, City staff is recommending approval and the Planning
Commission should follow the staff recommendation.
Respectfully,
Philip Urbina
Item #4 April 11, 2017 Page 174 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Mail Center
Tuesday, January 17, 2017 10:25 AM
Teri Delcamp
Cartsbad Boat Club Timeshares
This correspondence is to support the project of Mr. Pfankuch for the Carlsbad Boat Ctub
Timeshares. We feel that the project meets the zoning criteria and is compatible with all the Air b&b
use in the area. It would also be a financial asset to the City of Carlsbad.
Thank you,
Richard and Pauline Dimond
Carlsbad, CA
1
Item #4 April 11, 2017 Page 175 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
tricia benton
Thursday, January 19, 2017 9:08 AM
Teri Delcamp
Carlsbad Boat Club Timeshares
Hi Teri~ I know there is a Time Share project currently under review by the City on the Lagoon. While I know
there are many outspoken people against this project, there are also many of us, a little bit more silent
perhaps, that are actually in favor of this project. My family and I fully support this project and think it would
be a great addition for Carlsbad. It appears that it is currently zoned for this type of project and I think it
sounds awesome. Thank you for your consideration. I am sure you've been inundated with opposition, so I
wanted to be sure to voice my positive opinion on the subject. Many thanks!
Tricia Benton
1
Item #4 April 11, 2017 Page 176 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Daniel Meritt <
Thursday, January 19, 2017 9:29 PM
Teri Delcamp
Support for the Carlsbad Boat Club Timeshare
I'm a retired firefighter and 40 year resident of Carlsbad. I'm a proud Carlsbad citizen havmg raised my family
here all of whom also reside here in Carlsbad. I own and reside on prope1ty overlooking the beautiful Agua
Hedionda and believe the Carlsbad Boat Club development is long overdue and will be an excellent example of
proper land use planning. It would serve all the citizens Carlsbad by creating tax revenue for our city and by
providing accommodations for visiting tourists eager to enjoy the rest of our fine city and all its amenities.
Please support this win-v,rin project.
Daniel Meritt,
Item #4 April 11, 2017 Page 177 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Teri,
laura Simons
Friday, January 20, 2017 8:14 AM
Teri Delcamp
Carlsbad Boat Club Timeshares
I know there is a Time Share project currently under review by the City on the lagoon. While I know there are many
outspoken people against this project there are also many of us that are actually in favor of this project. My family
and I fully
support this project and think it would be a great addition for Carlsbad. It appears that it is currently zoned for this
type of project and I think it sounds awesome. I live on the north shore of the lagoon and think this would make
my neighborhood even more special! Thank you for your
consideration. I am sure you've been inundated with opposition, so I wanted to be sure to voice my positive opinion
on the subject. Many thanks!
Laura Simons Ross
Item #4 April 11, 2017 Page 178 of 213
Teri Delcamp
From:
Sent:
To;
Subject:
January 18, 2017
Laurie Pfan <
Friday, January 20, 2017 5:25 PM
Teri Delcamp
Carlsbad Boat Club Timeshare Project
City of Carlsbad Planning Commission
RE: CARLSBAD BOAT CLUB TIMESHARE PROJECT
Dear Members of the Planning Commission,
My name is Laurie Pfankuch and I am a lifetime resident of Carlsbad and a Community Service Officer at the
Carlsbad Police Department I currently live at 4090 Adams Street, which is just up the street from the
proposed timeshare project at 4509 Adams Street. I grew up in my current home and returned there in 2015
with my husband and two small children. While growing up on Adams Street in the 1980's and 1990's, using
the lagoon was part of our lives. During that time, 4509 Adams Street operated as Carlsbad Boat Club1 where
the public could pay to launch boats and use the beach. For a short time, there was also a popular Mexican
restaurant called Jose's on the site. Neither of these businesses affected the neighborhood or the lagoon it1 a
negative way and it was nice to have a place that made the lagoon accessible to the public. Even with the boat
club, restaurant and the rental/launch site that is now Carlsbad Lagoon, the area still had a very residential
feel. We did not have heavy traffic or parking issues, especially because there was always onsite parking at the
Boat Club and Jose's.
Since returning to the neighborhood in 2015, we have purchased a boat and use it on the Agua Hedionda
Lagoon frequently. The lagoon is very safe and regulated by the buoys that mark the jet ski, boating and no
wake 2ones. Unfortunately, there seems to be a presumption by the Bristol Cove residents that the lagoon is
for their private use. We have many friends in Bristol Cove who often say, "This is our lagoon," and talk about
how the City needs to shut down the Carlsbad Lagoon rental business. To be honest, it appears that the Agua
Hedionda Lagoon has become private1 for the sole use of the residents of Bristol Cove and the few large single
family homes on the water. Asking the owners of 4509 Adams Street to build another multi-million
dollar residence on the lagoon will only make this problem worse. By approving a timeshare project, the City
could maintain tourism use of the Agua Hedionda Lagoon without marring the surrounding neighborhood. I
truly hope the Planning Commission does not allow residents with immediate access to the lagoon to dictate
the development of 4509 Adams Street, which is zoned for tourism use.
I have worked for the Carlsbad Police Department for nine years as a Community Service Officer. During six of
those years, I worked for the Traffic Division, doing parking enforcement and assisting with collision
investigations. In my experience, there have been no parking issues or major collisions on Adams Street near
the proposed timeshare site. The only traffic related issue on Adams Street is speeding, which needs to be
1
Item #4 April 11, 2017 Page 179 of 213
Teri Delcamp
From:
Sent:
To:
Subject
Jim Boone <
Friday, January 20, 2017 12:27 PM
Teri Delcamp
Carlsbad Boat Club Time Shares
l sincerely hope you will recommend approval of the project called Carlsbad Boat Club Time Shares. A small boutique
time share on the lagoon shore would be a much better venue than a hotel or restaurant. The long time Carlsbad
residents proposing this project want the best for Carlsbad and so do I. Thank you for your thoughtful consideration of
this proposed project Jim Boone ...... Carlsbad resident since 1971
Sent from my iPhone
1
Item #4 April 11, 2017 Page 180 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
To Whom it May Concern:
Talin Har1tunians <
Friday, January 20, 2017 2:39 PM
Don Neu; Greg Fisher; Teri Delcamp
Carlsbad Boat Club Project (CT 14-11 / CUP 14-10)
I am writing to you in SUPPORT of the project proposed at the Carlsbad Boat Club. Mr. Courtney and Mr.
Pfankuch have spent considerable time and thought in carefully planning this project. As long tenn Carlsbad
citizens, they have made every effort to listen to their neighbors and have modified their project accordingly to
address any concerns. This project will be beneficial to both the city and its residents and I strongly urge you to
approve this project.
Thank you for your attention to this matter.
Regards,
Talin Haritunians, Ph.D.
1
Item #4 April 11, 2017 Page 181 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Kevin Bender <k >
Sunday, January 22, 2017 4:18 PM
Kevin Bender
CT 14-11/PUD 16-02/CUP 14-10 Carlsbad Boat Club & Resort
I'm writing Carlsbad Planning Division staff and the Carlsbad City Council, Carlsbad Planning Commission and
California Coastal Commission to register my opposition to this proposed 20 unit timeshare condominium
pro.feet.
My opposition centers on:
• increased traffic on already over-burdened Adams St.
• time share. condos are inappropriate use of the site, sun-ounded as it is by single family homes
• potential for abuse of the lagoon waters and shore by scores of visitors who don't share the regard 'locals'
have for this precious lagoon resource
NIMBY Note: Having first moved into 4070 Adams St iJ1 1970, I've seen the south end of Adams St. tum from
a sleepy dead-end into a thoroughfare of traffic. Can we begin to consider tl1e quality of life for long-time area
residents as being more important than short-tenn enjoyment by out-of-towners?
I attended a co11U11tutity meeting with project applicant Jim Courtney and even he admitted tl:us is not the idea
use of this site. I'd like to emphasize that ,vhat is allowed is not always appropriate.
I encourage denial of these permit requests.
I also heartily encourage all council, commission and staff concerned as well as our community at large to
regard and treat the Agua Hedionda Lagoon area as the impo11ant historic site and cultural landmark it is. We
must zealously protect it and prevent its mis-development and mis-use.
Thank you for your time and attention.
Kevin Bender
Carlsbad, CA
1
Item #4 April 11, 2017 Page 182 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Hello Teri,
Sam Ross <
Monday, January 23, 2017 11:31 AM
Teri Delcamp
Carlsbad Boat Club
I have heard there is a time share project currently under review by the City on the Agua Hedionda Lagoon. While
there are many outspoken people against this project, I'd like to let you know my family and I are in favor of the
Carlsbad Boat Club and hope the City will approve the development.
I live in the community called The Bluffs and think it will be a great addition for Carlsbad. With only 20 units, I do not
feel the local roads will be greatly impacted by increased traffic from people staying at the club.
The land is zoned for this type of project and I think it sounds awesome. Thank you for your consideration. I am sure
you've been inundated with opposition, so I wanted to be sure to voice my positive opinion on the subject Many
thanks!
Kindest Regards,
Sam Ross
Carlsbad, CA 92008
1
Item #4 April 11, 2017 Page 183 of 213
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Item #4 April 11, 2017 Page 184 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
Tuesday, January 24, 2017 9:16 AM
Teri Delcamp
Carlsbad Boat Club Project
I have been a Carlsbad resident for nearly 60 years. Our city has done a wonderful job of planning its growth. We
presently have a group that want to stop all growth. That is insane. A person has a right develop his land and profit
from his investments. The Carlsbad Boat Club P:reject is a reasonable request and deserves your approval. Thank you
for your service to Carlsbad, and I am confident you will do the what is best for the entire city and not just what the no
growth people want Joe DeDiminicantanio
While every attempt has been made to remove all malware and computer viruses sender assumes no liability
1
Item #4 April 11, 2017 Page 185 of 213
Carlsbad Boat Club and Resort
Opposition
EXHIBIT 5
Item #4 April 11, 2017 Page 186 of 213
Project Description
• Tentative Tract Map
Nonresidential Planned Development Permit
Conditional Use Permit
CEQA Categorical Exemption
• 1.02 acres
• Demolition of Restaurant and Single Family Residence
• Construction of 20 Unit Timeshare Condominium Project
• Height -35' above existing grade
• Parking-26 + 2 boat parking
• Lot Coverage -43% (19,066 sq.ft.)
• Gross Floor Area -Unavailable
Carlsbad Boat Club 8t Resort
Item #4 April 11, 2017 Page 187 of 213
Required Findings Cannot Be Made
Nonresidential Planned Development Permit
1. The granting of this permit will not adversely affect and will be consistent with
the code, the general plan, applicable specific plans, master plans, and all adopted
plans of the city and other governmental agencies;
2. The proposed use at the particular location is necessary and desirable to
provide a service or facility which will contribute to the general well-being of the
neighborhood and the community;
3. Such use will not be detrimental to the health, safety or general welfare of
persons residing or working in the vicinity, or injurious to property or
improvements in the vicinity;
4. The proposed nonresidential planned development meets all of the minimum
development standards of the underlying zone, except for lot area;
5. In granting a nonresidential planned development permit, the decision-making
authority may modify the plan or impose such conditions as it deems necessary to
protect the public health, safety and general welfare.
to Cadsbad Boat Club
Item #4 April 11, 2017 Page 188 of 213
Required Findings Cannot Be Made
Conditional Use Permit
1. That the requested use is necessary or desirable for the development of the
community, and is in harmony with the various elements and objectives of the
general plan, including, if applicable, the certified local coastal program, specific
plan or master plan;
2. That the requested use is not detrimental to existing uses or to uses
specifically permitted in the zone in which the proposed use is to be located;
3. That the site for the proposed conditional use is adequate in size and shape to
accommodate the yards, setbacks, walls, fences, parking, loading facilities, buffer
areas, landscaping and other development features prescribed in this code and
required by the city planner, planning commission or city council, in order to
integrate the use with other uses in the neighborhood;
4. That the street system serving the proposed use is adequate to properly
handle all traffic generated by the proposed use.
to Carlsbad Boat Club & Resort LI
Item #4 April 11, 2017 Page 189 of 213
Required Findings Cannot Be Made
Tentative Tract Map
1. The proposed subdivision, together with the provisions for its
design and improvement, is consistent with the general plan, applicable
master and specific plans and with applicable provisions of Title 21.
2. All approvals and permits required by Title 21 for the project have
been obtained or will be concurrently obtained with the approval of
the subdivision.
3. The site is physically suitable for the type of development.
4. The site is physically suitable for the proposed density of
development.
(addn'I findings required but not pertinent to this presentation.)
to Carlsbad Club g( Resort
Item #4 April 11, 2017 Page 190 of 213
Not Consistent with General Plan
2-G.3 Promote infill development that makes
efficient use of limited land supply, while
ensuring compatibility and integration with
existing uses. Ensure that infill properties
develop with uses and development intensities
supporting a cohesive development pattern.
2-G.5 Protect the neighborhood atmosphere
and identity of existing residential areas.
2-P.41 Ensure that the review of future projects
places a high priority on the compatibility of
adjacent land uses along the interface of
different residential density and non-residential
intensity categories. Special attention should be
given to buffering and transitional methods,
esRecially, when reviewing properties where
different residential densities or land uses are
involved.
• Project site is sole Residential Tourist zoned
lot within area of R-4 zoning. Proposed 20-
unit time share is not compatible with
adjacent single family residence on large lots.
This project 1s an anomaly in the existing
development pattern of the neighborhood
and breaks up the existing cohesive
development pattern.
• A 20-unit Timeshare with 20 families
transitioning every week is not compatible
with the adjacent single family residences.
• The small beach cannot accommodate the
number of people anticipated from this
development.
• Adams Street is narrow with several blind
curves. Adams Street cannot accommodate
this increased intensity of development.
to Carlsbad Club Resort 6
Item #4 April 11, 2017 Page 191 of 213
Only Residential Tourist
Parcel amongst low
density residential
development
1/31/2017
Existing Development Pattern
Opposition to Carlsbad Boat Club & Resort 7
Item #4 April 11, 2017 Page 192 of 213
Land Use Plan
1/31/2017 Opposition to Carlsbad Boat Club & Resort 8
Item #4 April 11, 2017 Page 193 of 213
Use
• The proposed Timeshare project at this location is not necessary or
desirable, does not contribute to the general well-being of the
neighborhood or community and is not in harmony with the general
plan. The proposed use is detrimental to the existing uses.
• This use at this location places a very intense residential use with weekly
turnover of 20 families immediately adjacent to single-family residences on
large lots.
• The project site is adjacent to rare eel grass beds.
• Adams Street is narrow with several blind curves, this street is not suitable for
increased intensity of development.
to Carlsbad Club Resort
Item #4 April 11, 2017 Page 194 of 213
California Environmental Quality Act
• Categorical Exemption under CEQA Guidelines
Section 15332
Class 32 consists of projects characterized as in-fill
development meeting the conditions described in
this section.
(a)
(b)
(c)
(d)
(e)
The project is consistent with the applicable
general plan designation and all applicable
general plan policies as well as with the
applicable zoning designation and regulations.
The proposed development occurs within city
limits on a project site with no more than five
acres substantially surrounded by land uses.
The project site has no value as habitat for
endangered, rare or threatened species.
Approval of the project would not result in any
significant effects relating to traffic, air quality
or water quality.
The site can be adequately served by all
required utilities and public services.
Carlsbad
• The project is not consistent with all applicable
general plan policies; therefore the project does
not qualify for a categorical exemption from CEQA
requirements under Section 15332.
• The project site is located adjacent to Eel Grass
beds, a rare species in California and has the
potential to impact the Eel Grass beds due to
increased turbidity during project construction and
increased use of the boat ramp and boating area
with the increase in the intensity of use.
• Project fits within exception to exemptions due to
its location adjacent to a lagoon with a rare plant
species and the potential for significant impacts
related to biology, archaeology, paleontology, land
use and public safety.
Club 8( Resort
Item #4 April 11, 2017 Page 195 of 213
( February 11, 2017
City of Carlsbad Planning Commission
C/0: Teri Delcamp,
Senior Planner-Community & Economic Development Department
City of Carlsbad
1635 Faraday Ave.
Carlsbad, CA 92008
RE: Letter of Opposition to Carlsbad Boat Club & Resort Timeshare Project
(CASE NAME: CT 14-11/PUD 16-02/CUP 14-10 -CARLSBAD BOAT CLUB & RESORT)
To the Members of the City of Carlsbad Plarming Commission;
EXHIBIT 6
My mother and I own lot a 75-foot wide lagoon-front lot located approximately 100 feet
west of 4509 Adams Street (Carlsbad Boat Club & Resort). I am writing this letter in opposition to the 20-
unit timeshare proposed for this site (Case No. CT 14-11/PUD 16-02/CUP 14-10). I have attempted to
present rny cormnents at Planning Commission hearings in December 2016 and February 2017. Given that
I may be unable to attend the next scheduled hearing on February 21, 2017, I am submitting these written
comments to the City for the public record.
Many development projects have been proposed for the Carlsbad Boat Club & Resort over the years. For
the record, please reference my 2007 letter of comment that was submitted to the City of Carlsbad Planning
Department in opposition to one of the original timeshare proposals (Attachment 1). Many ofmy comments
in this letter 9.Ytrlap and expand upon points made historically. Overall, my concerns include: ·
• LAND USE I COMMUNITY NON-COMP AT ABILITY;
• TRAFFIC I STREET SAFETY; and
• ENVIRONMENTAL/LAGOONIMPACT. '
LAND USE J COMMUNITY NON-COMPATABILITY
The proposed timeshare project is not compatible with current or historical use of the property and will
likely have an adverse impact on the community.
Historical Use and Community Relations: My father, Gene A. Huber, purchased and two
adjoining lots along Adams Street·in the1990s. At that time, the Carlsbad Boat Club & Resort featured a
Mexican restaurant, a handful of small offices, and a small lounge space and watercraft faunch area. My
adolescence includes delightful memo1ies of eating tacos on the patio, while watching Mullet fish leap in
the distance. I remember good relations with the property owners. Before the Agua Hedionda Lagoon
Foundation building existed, our community of lagoon-lovers were permitted to use CEJ.rlsbad Boat Club. &
Resort driveway and parking areas for lagoon clean-up events and other environmentally-focused
community building activities. The potential impact associated with the Carlsbad Boat Club & Resort
seemed do-able -hours of expected facility operation were finite and well defined, and facility use was
open to and appreciated by residents. This allowed the Carlsbad Boat Club & Resort to integrate with the
community, in spite of its visitor-commercial land use. Alas, these amiable relations between the Carlsbad
Boat Club & Res01i a11d my family ceased sometime in the early 2000s. Since then, my family has almost
exclusively accessed our property from the steep follside off Adams Street and ceased any visits to the
property not directly related to annual site maintenance. ·
Page 1
Item #4 April 11, 2017 Page 196 of 213
SARAS. HUBER
Comments on Project CT 14-11/PUD 16-02/CUP 14-10-CARLSBAD BOAT CLUB & RESORT
Privatization of Use: Timesharns are private vacation properties provided as ownership use rights on a per-
week-basis. Thneshares often are exclusive to owners and guests of owners. This privatization of use will
prohibit the community from potentially leasing, renting or otherwise interacting with the property. This is
a reversal of interaction that has been permitted historically (i.e., rental of the Boat Club, participation in
the Floating Yogies, patronage of the restaurant, etc.). Given ongoing hostilities between the Carlsbad Boat
Club & Resort and Adams Street property owners, and my 'personal experience with a similar adversarial
living situation, I believe 'that this privatization of the lagoon-front through construction of a timeshare will
alienate and isolate residents of the lagoon community.
Unbounded Hours of Operation: This project will impose on the tranquility and privacy of residents 24
hours a day, 7 days week, 52 weeks each year. Unlike residential projects that would allow for community
integration, or previous uses wh:ich had reduced hours of operation, this project represent.'> a constant impact
to the lagoon community.
High Use Rate: Assuming a forecast use rate of 2 to 4 people per w1it x 20 units x 52 weeks, the timeshare ·
will result in an ammal rotation of2,000-4,000 vacationers to Adams Street. However, as a timeshare owner,
my experience makes me anticipate a higher actual rate of property use. This forecast only represents
registered timeshare guests. It does not include prope1iy management personnel, visitors to the units, or ·
"day-use" privileges offered to timeshare owners living inc.lose vicinity of the property. This forecast also
does not account for non-traditional rental of timeshare units. As a working professional, I have limited
vacation-time will often "optimize" use of a timeshare week by sharing with friends ( e.g., 2-4 users for the
. first half week period and 2-4 different users for the second half-week period). Based on these factors, I
propose that the actual annual use rate may be as high as 5,000 persons per year. This high property use
rate is not compatible with the surrounding residential com1mmity.
Issues of Privacv. Safetv. Etc.: Social media is full of vacation-selphies depicting travelers amidst the "local
scene .. , I am concerned that timeshare guests will feel entitled to seeking out the ''authentic lagoon ·
experience," and as a result, will wander onto APN 206-200-04 private open spaces not barricaded by
fences to climb or do yoga poses on posts, fences and furniture, or even peak into windows to "see what's
going on" behind closed doors. Alas, City regulations prohibit APN 206-200-04 and my water-front
neighbors from constructing a fence along the water-side border of private property. Being unable to
mitigate potential future trespassing by vacationers, I am concerned about the potential for vandalism, noise,
lack of privacy, and even culpability should injury occur while a timeshare guest Ls· on APN 206-200-Q4.
TRAFFIC I STREET SAFETY:
lam concerned about traffic and street safety as follows:
Traffic Load and Increased Safety Risk on Adams Street: The timeshare will increase the traffic flow on all
the narrow streets around the lagoon, and wi11 have significant impact along Adams Street. Adams Street
is a daunting, sinuous stretch of road to navigate because of sharp tmns, driveways and roads with poor
lines of site, many changes in grade, and limited road infrastructure such as sidewalks, curbs, and lights. I
am concerned that dawn, dusk and evening driving along Adams Street by non-residents will be correlated
with an increase in traffic accidents. Adams StTeet is also home to children that bike ride, skateboard, and
recreate. I am qmcerned for their safety. The increased traffic load associated with the proposed timeshaie .
project is not compatible with the surrounding residential neighborhood. '
. . . . .
Incomplete Tl·affic Load Analvsis: The proposed traffic impact should be re-evaluated to accurately reflect
likely property use and traffic trips. The Vons and RiteAid located on Tamarack is 0.8 miles away from the
Carlsbad Boat Club & Resort. This strip map represents the nearest "hub" for obtaining food and supplies
required to subsist for a week at a timeshare. The lack of sidewalks along Adams \Vil1 deter non-resident&
Page 2
Item #4 April 11, 2017 Page 197 of 213
SARAS. HUBER
Comments on Project CT 14-11/PUD 16-02/CUP 14-10-CARLSBAD BOAT CLUB & RESORT
from walking, while the short distance will likely encourage more frequent, short trips to and from
Tamarack for as-i1eeded groceries, snacks, beach and water toys, etc. These trips would likely be in addition
to other forecast traffic trips generated by guests, visitors, day-use, and property management personnel.
Inadequate Parking: The project assumes all parking associated with the project may be conducted on-site,
but there are only two parking spaces designated for visitors. According to the 20 16 Visitor Industry
Performance index, 22%-32% more vacationers overnight in San Diego County during the summer
compared to the rest of the year. The frequency of day use is 52-58% greater during the summer (see
Attachment 2). Given the idyllic water-front setting of the Carlsbad Boat Club & Reso11, I would expect
that during the summer, more than 10% of the units would have a batch of visitors (e.g., 1 car per 10
timeshare units). During summer weekends, I would also expect that "day-use" would become an additional
demand for visitor parking. For these reasons, I strongly believe that the proposed on-site parking wiU be
inadequate, especially during peak seasonal use.
Safety is the primary reason for my concern about parking overflow. There is little space along Adams
Street for parallel parking. Street-parked vehicles will likely have a direct impact on .the lines of site from
the blind turn from Park Drive;as well as the future driveway at APN-206-000-04 (and other adjoining
residences). Therefore, additional parking onsite should be mandatory for this project to be even be
considered acceptable by the Planning Commission.
ENVIRONMENTAL I LAGOON IMP ACT:
The Agua Hedionda Lagoon represents a precious community resource that is designated in the San Diego
Basin Plan as a State Marine Reserve and Ecological Reserve. In my previous letter, I raised concerns about
lagoon water quality and appropriate recreational use of the lagoon by visitors and guests of the timeshare.
My concerns link the high vacationer tum-over expected and a resulting lack of lagoon-stewardship as a
direct result of a lack of personal knowledge and understanding of the lagoon's unique environmental
hist01y. I am concerned about how this project may change trash generation rates along the waterfront and
around the lagoon. New trash regulations are ·coming online as part of the California Trash Amendments
(Part I Trash Provisions of the ftVater Quality Control Plan.for Inland Surface Waters, Enclosed Bays, and
Estuaries of Cal[fornia). This project's unique water-front location and proposed high-density use may
warrant further scn1tiny by the City.
1n 2007, I wrote a letter in protest of the original 29 unit timeshare proposal, which was rejected by the
City. Ten years later, the timeshare project has once again inspired the community to rally together in
opposition. We do not w.ant a "hotel" constructed along Adams Street.
I strongly urge you to vote against approval of this project.
Sincerely,
p (J 1a1, ,,,t)tkc xJ 61}«,fj{L--
Sara S. Huber
Attachments:
Page 3
Attachment 1: Historical Project Comment Letters in Opposition (2007 and 2006)
Attachment 2: Statistics from San Diego Visitor Industry Performance Report (2016)
Item #4 April 11, 2017 Page 198 of 213
SARAS. HUBER
London Wl U 4EQ -
July 23, 2007
City of Carlsbad
Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008-7314
PROJECT NAME: Carlsbad Boat Club and Resort -Adams Street, Carlsbad
PROJECT NUMBER: CT 06-16/CUP 06-16
Gentlemen:
My family owns property on Adams Street (). At this time, the
properties are undeveloped, but we intend to build a single family residence on one of the lots in
the future. The grading for a single family home has just begun on the lot adjacent to our lots and
next to the Boat Club. The surrounding existing properties are all single family residences.
I have some serious concerns regarding the proposed development of a 29-unit timeshare on
above mentioned site.
According to the October 2006 City Zoning Map, the Boat Club is zoned as "Residential
Tourist." Since 1995 when my family purchased the three lots adjacent to the Boat Club, that
property has been used as a boat launch, restaurant, residence, and a small office space. Surface
parking has been provided on site. The facilities have so far been relatively small and the
location has been able to handle the people traffic and large gatherings have been the exception.
The proposed timeshare would bring a sizable year-round population in "vacation mood" to the
area which significantly would disrupt life around Agua Hedionda Lagoon:
Tourists, as a general rule, are not concerned with the long term effects their stay has on the local
ambiance and environment (particularly sensitive in this area). They are usually unaware oflocal
rules and historical problems. For example, I doubt children or their parents will feel the need to
obey the safety imposed ban on swimming. Similarly, tourists are most likely unaware of the
Lagoon's historical water quality problems with Caulerpa taxifolia and a heavy use of watercraft
will probably result in further deterioration of the water quality.
I am also concerned about the future safety and sanctity of my future home. In accordance with
development regulations, I will not be able to build a fence along the south side of the property
(towards the water) which potentially would render the public easy access onto the property.
Item #4 April 11, 2017 Page 199 of 213
Carlsbad Boat Club and Resort Project on Adams Street, Carlsbad, CA
CT 06-16/CUP 06-16
Page 2 of2
That makes me wonder what would prevent visitors from trespassing and possibly vandalizing
the homes along the shore.
The project proposal also includes an underground parking structure. I cannot see how it would
be possible to build a garage large enough to satisfy the actual demand for parking from all
timeshare owners and staff in addition to the vehicles of the visiting friends of guests and day-
use visitors. How would the site handle potential parking overflow? There is certainly not any
safe parking along the street.
The timeshare would not only increase the traffic flow on all the narrow streets in the
neighborhood, but specifically on a particularly dangerous portion of Adam Street.
I hope that these concerns of mine and many more will be thoroughly addressed in future public
forums and the project Environmental Impact Report. I am very much against this project and
hope that all authorities involved will deny this development to go forward.
I am currently studying in United Kingdom and am unable to access the public records kept at
the City, but I would appreciate it if you would be able to give me information on how I can stay
informed of the development of this project.
Thank you for your time.
Sincerely,
Sara Suzanna Huber, E.I.T.
Item #4 April 11, 2017 Page 200 of 213
SARA S. HUBER
Dundee, DD1 4HD, Scotland -
October 20, 2006
. City of Carlsbad
Mr. Van Lynch
Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008-7314
PROJECT NAME: Carlsbad Boat Club and Resort -Adams Street, Carlsbad
PROJECT NUMBER: CT 06-16/CUP 06-16
Gentlemen:
My family owns property on Adams Street (). At this time, the property
is undeveloped, but we intend to build a single family residence in the future. The grading for a
single family home has just begun on the lot adjacent to our lots and next to the Boat Club. The
surrounding existing properties are all single family residences.
I have some serious concerns regarding the proposed development of a 20-unit timeshare on this
particular site.
According to the October 2006 City Zoning Map, the Boat Club is zoned as "Residential
Tourist." Since 1995 when my family purchased the three lots adjacent to the Boat Club, that
property has been used as a boat launch, restaurant, residence, and a small office space. Surface
parking has been provided on site. The facilities have so far been relatively small and the
location has been able to handle the people traffic and large gatherings have been the exception.
The proposed timeshare would bring a sizable year-round population in "vacation mood" to the
area which significantly would disrupt life around Agua Hedionda Lagoon.
Tourists, as a general rule, are not concerned with the long term effects their stay has on the local
ambiance and environment (particularly sensitive in this area). They are usually unaware of local
rules and historical problems. For example, I doubt children or their parents will feel the need to
obey the safety imposed ban on swimming. Similarly, tourists are most likely unaware of the
Lagoon's historical water quality problems with Caulerpa taxifolia and a heavy use of watercraft
will probably result in further deterioration of the water quality.
I am also concerned about the future safety and sanctity of my future home. In accordance with
development regulations, we will not be able to build a fence along the south side of the property
(towards the water) which potentially would render the public easy access onto the property.
Item #4 April 11, 2017 Page 201 of 213
2006 Carlsbad Boat Club and Resort Project on Adams Street, Carlsbad, CA
CT 06-16/CUP 06-16
Page 2 of2
That makes me wonder what would prevent visitors from trespassing and possibly vandalizing
the homes along the shore.
· The project proposal also includes an underground parking structure. I cannot see how it would
be possible to build a garage large enough to satisfy the actual demand for parking from all
timeshare owners and staff in addition to the vehicles of the visiting friends of guests and day-
use visitors. How would the site handle potential parking overflow? There is certainly not any
safe parking along the street.
The timeshare would not only increase the traffic flow on all the narrow streets in the
neighborhood, but in particularly on a particularly dangerous portion of Adam Street.
I hope that these concerns of mine and many more will be thoroughly addressed in future public
forums and the project Environmental Impact Report. I am very much against this project and
hope that all authorities involved will deny this development to go forward.
I am currently studying in United Kingdom and am unable to access the public records kept at
the City, but I would appreciate it, if you would be able to give me information on how I can stay
informed of the development of this project.
Thank you for your time.
Sincerely,
Sara Suzanna Huber, E.I.T.
Item #4 April 11, 2017 Page 202 of 213
SARAS. HUBER
Comments on Project CT 14-11/PUD 16-02/CUP 14-10-CARLSBAD BOAT CLUB & RESORT
Results from the San Diego Visitor Industry Performance Report for 2016
https ://www .s andiego. org/ about/industry-research. aspx
San Diego County Visitor Volume by Calendar Year Month (2016 Overnight Visitor Volumes)
Visitor
Location Jan-16 Feb-16 Mar-16 Apr-16 May-16 Jun-16 Jul-16 Aug-16 Sep-16 Oct-16 Nov-16
Hotel/Motel 664,000 684,000 879,000 837,000 799,000 1,011,000 1,026,000 908,000 829,000 802,000 725,000
Household 585,000 423,000 380,000 448,000 471,000 506,000 870,000 686,000 450,000 436,000 616,000
Other
Overnight* 75,00.0 64,000 68,000 79,000 80,000 84,000 101,000 105,000 78,000 75,000 84,000
Overnight
Visitor 1,324,000 1,171,000 1,327,000 1,364,000 1,350,000 1,601,000 1,997,000 1,699,000 1,357,000 1,313,000 1,425,000
* Assumed to represent Timeshares, Air B&B and other alternative forms of housing.
January-May 2016 Average: 73,200 visitors
96,667 visitors
79,250 visitors
June-Augustrepresents 32% more than January-May average.
June-August 2016 Average:
September-December 2016 Average: June-August represents 22% more than January-May average.
San Diego County Visitor Volume by Calendar Year Month (2016 Day Time Visitor Volumes)
Day
Visitor
Volume Jan-16 Feb-16 Mar-16 Aur-16
Day
Visitors 541,000 671,000 1,139,000 1,019,000
Mexican
Day
Visitors 361,000 318,000 413,000 390,000
Total
Visitors 902,000 989,000 1,552,000 1,409,000
January-May 2016 Average:
June-August 2016 Average:
September-December 2016 Average:
1,258,000 visitors
1,987,700 visitors
1,307,300 visitors
ATTACHMENT 2
May-16 Jun-16 Jul-16 Au2-l6 Seo-16 Oct-16 Nov-16
1,076,000 1,116,000 2,119,000 1,618,000 934,000 1,023,000 695,000
362,000 347,000 390,000 373,000 360,000 383,000 422,000
1,438,000 1,463,000 2,509,000 1,991,000 1,294,000 1,406,000 1,117,000
June-August represents 58% more than January-May average.
June-August represents 52% more than January-May average.
Dec-16
682,000
737,000
80,000
1,499,000
Dec-16
1,001,000
411,000
1,412,000
Item #4 April 11, 2017 Page 203 of 213
Teri Delcamp
From:
Sent:
To:
Subject:
James Courtney <
Tuesday, January 17, 2017 5:53 PM
Teri Delcamp; Greg Fisher; Don Neu
Carlsbad Boat Club Project (CT 14-11 / CUP 14-10)
Dear Carlsbad City Planners:
I just wanted to drop you a note in support of the project at the Carlsbad Boat Club. I know that this
project has been in the works for more than a decade and that Jim and Mike have put together a very
well thought out project that will be as great for the citizens of Carlsbad as it will be for the City of
Carlsbad itself. Given the zoning restrictions and the goals of the City of Carlsbad and the Coastal
Commission, I cannot think of a better developed project for this site. I strongly urge you to approve
the project and I will lend my support in any way I can.
Thanks much for your attention to this important matter and please let me know if I can provide any
further information or otherwise answer any questions. ·
Best regards,
James J. Courtney
1
)
Item #4 April 11, 2017 Page 204 of 213
Teri Delcamp
From:
Sent:
To:
Cc:
Subject:
-----Original Message-----
Don Neu
Tuesday, January 24, 2017 3:06 PM
Teri Delcamp
Farah Nisan
FW: Carlsbad Boat Club Project
From:
Sent: Tuesday, January 24, 2017 9:28 AM
To: Don Neu <Don.Neu@carlsbadca.gov>
Cc: Greg Fisher <Greg.Fisher@carlsbadca.gov>
Subject: Carlsbad Boat Club Project
I have lived in Carlsbad for nearly 60 years. The city has done a wonderful job in protecting its growth. The best growth
plan in the County. However, we have a group who wish to stop all growth. That is insane. A person has a right to
develop his land and make a profit on his inv,estment. The Carlsbad Boat Club P:reject is a reasonable plan and deserve
your approval. Thank you for your service to our city, and I know you will do the correct thing fort our city and not just
the no growth people. If the don't want the project, they should buy the plan and keep it as op~n space. Joe
DeDiminicantanio 47081
While every attempt has been made to remove all malware and computer viruses sender assumes no liability
1
Item #4 April 11, 2017 Page 205 of 213
Teri Delcamp
From: Planning-
Sent:
To:
Monday, February 06, 2017 10:24 AM
Teri Delcamp
Subject: FW: 20 unit timeshare
From: Mo Nowell [mailto:je
Sent: Wednesday, February 0~, 2017 3:42 -PM
To: Planning
· Subject: 20 unittimeshare
To whom it may concern, My family have been residents in Bristol Cove since 1973 and feel very strongly· that the
timeshare project and all that is inherent to that type cif project, in this area ,would be detrimental, not only to the residents
but the community that participates in all the Lagoon has to offer.We need people more permanent,that take part in the
Carlsbad community as a whole, on an on going basis and that are vested in the beauty and value of this beautiful area
for the long haul not just a week or so vacation .. Thank you for all your time and consideration in this matter.
The Nowell Family, Marina Drive,Carlsbad
1 . Item #4 April 11, 2017 Page 206 of 213
Teri Delcamp
From: Planning
Sent:
To:
Monday, February 06, 2017 10:24 AM .
Teri Delcamp
Subject: FW: 20 Unit Timeshare
From: Scott Engel [mailto:l
Sent: Wednesday, Feqruary 01, 2017 6:46 AM
To: Planning
Subject: 20 Unit Timeshare
Greetings,
Regarding the 20 unit timeshare proposal at the boathouse on Adams.
My family and I near the lagoon and are on Adams daily, either going to work, school or exercising. With the
understanding that the property will be developed at some point via input from Mayor Hall, it would be our
stance that the 20 unit timeshare is _not a compatible solution. It would be preferable to have something that
would serve as an amenity for the visitors AND residents. The surrounding vacinity is entirely residential and a
timeshare would provide no benefit to the residents, only inconvenience. It's not unreasonable to want some
level of value in exchange for the impact of increased traffic and access by non-residents.
Thank you for your consideration.
In good faith,
Scott Engel, East Tamarack
1 Item #4 April 11, 2017 Page 207 of 213
Teri Delcamp
From:
Sent:
To:
Planning
Monday, February 06, 2017 5:05 PM
Teri Delcamp
Subject: FW: Proposed Timeshare Development on Adams
From: Cori Schumacher
Sent: Monday, February 06, 2017 11:21 AM
To: Planning
Subject: Fwd: Proposed Timeshare Development on Adams
Hello,
I am forward_ing this for the Planning Department and Planning Commissioners, given the project has not yet
come before the Commission.
Kindly,
Cori Schumacher
Council Member
1200 Carlsbad Village Drive
Carlsbad, Ca. 92008
760.434.2830 I cori.schumacher(a),carlsbadca.gov
Begin forwarded message:
From: Wendy Hein <
Date: February 3, 2017 at 8:15:22 AM PST
To: cori. schumacher(a),carls badca. gov
Subject: Proposed Timeshare Development on Adams
Dear Councilwoman Schumacher,
My name is Wendy Gray Hein. My husband, Greg and I have lived at 4264 Highland Drive in
Old Carlsbad since 2000. Our home was built in 1950 and we were pleased to move into an
established, older neighborhood. We recently retired from our full-time jobs as primary teacher
(I taught at Magnolia Elementary School for 26 years) and Greg was an electrical engineer ( at
Qualcomm). Our neighborhood is amazing ... quiet and family oriented. Several ofmy former
students live nearby. I feel comfortable taking our 5 grandchildren for walks to Holiday Park or
over to my former school playground to play. Our streets feel safe and secure, as our neighbors
observe the speed limits and watch for youngsters crossing the roads on their way to schools
and/or sports activities. There are no sidewalks on my block, but there is not much traffic either.
This idyllic neighborhood setting is sure to change with the construction of a proposed timeshare
1 Item #4 April 11, 2017 Page 208 of 213
development on Adams Street, right below us. There may be up to 3,000 potential visitors in
vacation mode using our highly pedestrian and scenic Adams Street in the future. Parking alone
would be a nightmare on this quaint country road. It has 7 blind turns and only 5% paved
sidewalks ... a perfect invitation for tragedy to walkers, joggers and bike riders alike. Has the
Coastal Commission approved of this timeshare development? Carlsbad used to be much more
discerning about land use this close to our lagoons or ocean.
It is my understanding that this timeshare project was defeated years ago due to size and density.
The newer design today has made minimal changes to their original plans. The small concessions
by the builder cannot offset the fact that insufficient parking for visitors' cars will surely be an
eyesore, as well as a traffic hazard for full-time residents in the area. Most of the buildings on
Adams Street are single family dwellings, purchased or built by homeowners who appreciate a
serene and quiet neighborhood for their families. This project will turn our settled neighborhood
into a tourist zone for transients, where vacationers have little regard for speed limits or children
walking to school (there are 5 schools within walking distance of the proposed timeshare
project). Accidents will happen, and the city of Carlsbad will ultimately be responsible, because
it allowed this sort of development to occur at such an ill-suited building site in the midst of an
established neighborhood.
Please do not allow a high density project that caters to temporary visitors every week to take
place here. The increased traffic will place full-time residents ( espedally younger ones) at much
greater risk. Please protect this wonderful established neighborhood in Carlsbad.
Respectfully yours,
Wendy Hein
Sent from my iPad
2 Item #4 April 11, 2017 Page 209 of 213
Item #4 April 11, 2017 Page 210 of 213
Item #4 April 11, 2017 Page 211 of 213
Item #4 April 11, 2017 Page 212 of 213
Item #4 April 11, 2017 Page 213 of 213
City of Carlsbad ?{'a \ll cL cl ~ ~ t \ ~p)'\;"1{-<v,
~~Jd-~ ' Public Works Department/Traffic & Mobility Division
From 1/1/2008 to 4/10/2017
Total Collisions: 2
Injury Collisions: 1
Collision Summary Report 4/10/17
Fatal Collisions: 0
ADAMS ST from HIGHLAND DR to PARK DR
09-6861 10/7/2009 17:30 Wednesday ADAMS ST-HIGHLAND DR
Broadside
Party 1 Driver North
Veh Type: Passenger Car
Party 2 Driver South
Veh Type: Pickup Truck
11-2487 4/23/2011
Broadside
Party 1 Driver East
Veh Type: Passenger Car
Party 2 Parked Vehicle West
Veh Type:
Other Motor Vehicle Wrong Side of Road
Proceeding Straight
Sobriety: HNBD
Proceeding Straight
Sobriety: HNBD
22:02 Saturday
Male Age: 17
Assoc Factor: Violation
Male Age: 58
Assoc Factor: None Stated
ADAMS ST-PARK DR
Parked Motor Vehicle Unsafe Speed
Proceeding Straight
Sobriety: HNBD
Parked
Sobriety: Not Applicable
Male Age: 23
Assoc Factor: None Apparent
Age:
Assoc Factor: None Apparent
Segment Length: 0.36 miles (1,887')
Settings for Query:
Segment: ADAMS ST between HIGHLAND DR and PARK DR
Include Intersection Related at Limit 1 (HIGHLAND DR): True
Include Intersection Related at Limit 2 (PARK DR): True
Include Intersection Related at Intermediate Intersections: True
Sorted By: Date and Time
1056' Direction: South Daylight
Complaint of Pain
Clear
Page 1 of 1
Pty at Fault:1
#Killed: 0 21650
22350
Hit & Run: No
Passenger Car, Station Wagon, Jeep
Cell Phone Not In Use
Pickups & Panels
Cell Phone Not In Use
# lnj: 2
Complaint of Pain
No Injury
186' Direction: West Dark-Street lig Cloudy Pty at Fault:l
Hit & Run: No Property Damage Only # lnj: 0 #Killed: 0
Passenger Car, Station Wagon, Jeep
Cell Phone Not In Use
Not Stated
No Injury
No Injury
City of Carlsbad
Public Works Department/Traffic & Mobility Division
From 1/1/2008 to 4/10/2017
Total Collisions: 2
Injury Collisions: 2
Collision Summary Report 4/10/17
Fatal Collisions: 0
ADAMS ST from HIGHLAND DR to HOOVER ST
15-1562 3/5/2015
Hit Object
12:00 Thursday
Fixed Object
Party 1 Driver South Making Left Turn
Veh Type: Passenger Car Sobriety: HNBD
17-1397 3/5/2017 18:18 Sunday
Other Non-Collision
ADAMS ST-HOOVER ST
Unsafe Speed
Male Age: 20
Assoc Factor: Violation
ADAMS ST-HOOVER ST
Unsafe Speed
Party 1 Bicyclist South Proceeding Straight Male Age: 58
Veh Type: Motorized Bicycle Sobriety: HBD Not Under lnflu Assoc Factor: None Apparent
Segment Length: 0.24 miles (1,243')
Settings for Query:
Segment: ADAMS ST between HIGHLAND DR and HOOVER ST
Include Intersection Related at Limit 1 (HIGHLAND DR): True
Include Intersection Related at Limit 2 (HOOVER ST): True
Include Intersection Related at Intermediate Intersections: True
Sorted By: Date and Time
528' Direction: South
22350 Hit & Run: No
Daylight Clear
Other Visible Injury # lnj: 1
Page 1 of 1
Pty at Fault:1
#Killed: 0
Passenger Car, Station Wagon, Jeep
Cell Phone Not In Use
Other Visible Injury
272' Direction: South Dark-No Street Cloudy Pty at Fault:1
22350 Hit & Run: No Other Visible Injury # lnj: 1 #Killed: 0
Motorized Bicycle Other Visible Injury
Cell Phone Not In Use
Faviola Medina
From:
Sent:
To:
Tommy Dean
Tuesday, Aprilll, 2017 5:59PM
Faviola Medina
Subject: Fwd: Petition Protect Our Lagoon and Neighborhood
Sent from my iPhone
Begin forwarded message:
From: Tommy Dean <
Date: April 10, 2017 at 3:23:50 PM PDT
To: faviola.medina@carlsbad.gov
Subject: Petition Protect Our Lagoon and Neighborhood
Ms. Medina, please find the link to the petition against the development of the 20 unit timeshare
on Adams Street. Please confirm that you have received this email and that the link is
satisfactory for presentation for tomorrow night. Sincerely,
Tommy Dean
https:/ /www .ipetitions.com/petition/keep-carlsbad-lagoon-local
Sent from my iPhone
1
Faviola Medina
From:
Sent:
To:
Cc:
Subject:
Morgen,
Please distribute to council.
Andi
Council Internet Email
Tuesday, Aprilll, 2017 2:22PM
Morgen Fry
City Clerk; Teri Delcamp
FW: Timeshare Development: Adams Avenue
From: Ellen Wolfe [mailto
Sent: Tuesday, Aprilll, 2017 1:44PM
To: Matthew Hall <Matt.Hall@carlsbadca.gov>; Cori Schumacher <Cori.Schumacher@CarlsbadCA.gov>; Keith Blackburn
<Keith.Biackburn@carlsbadca.gov>; Michael Schumacher <michael.schumacher@carlsbadca.gov>; Mark Packard
<Mark.Packard@carlsbadca.gov>
Cc: Council Internet Email <CityCouncil@carlsbadca.gov>; Alan & Barbre Katof <a
Subject: Timeshare Development: Adams Avenue
I'm a long-time Carlsbad resident who is very concerned about the proposed, 20-unit timeshare development on
Adams. I'm unable to be at the City Council meeting tonight so am sending my views in advance in this email.
I live on Bryce Circle not far from where this large development is proposed. The timeshare as planned is too
intensive a development for this residential area in terms of the number of people who will cycle through it
year-round. The massive bulk and scale of the development is inappropriate in this setting of single-family
residences. Adams is a winding, unimproved street with no curbs. The timeshare project will produce a level of
traffic on this street -and in our neighborhoods -which is neither safe nor consistent with the current
neighborhoods.
i ask you to deny permission for the development in this form.
Ellen Wolfe
Ellen K. Wolfe
The information transmitted is intended only for the person(s) or entity(ies) to which it is addressed and may
contain confidential and/or privileged material. Any review, retransmission, dissemination, or other use of, or
taking of any action in reliance upon, this information by persons or entities other than the intended recipient is
prohibited. If you received this in error, please contact the sender and delete the material from any computer.
1
Faviola Medina
From: Council Internet Email
Sent:
To:
Monday, April 10, 2017 1:28 PM
Morgen Fry
Cc:
Subject:
Morgen,
Please distribute to council.
Andi
-----Original Message-----
City Clerk; T eri Delcamp
FW: 4509 Adams St
From: Erin [mailto:e
Sent: Monday, April10, 2017 11:28 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4509 Adams St
Attention City Council members,
Tomorrow night there will be a meeting discussing the approval for the 20 unit time share at 4509 Adams st. I think this
would be a great build for our community.
Regards,
Erin Robertson
1
Faviola Medina
From:
Sent:
To:
Cc:
Subject:
Please distribute to council.
Council Internet Email
Monday, April 10, 2017 1:28 PM
Morgen Fry
City Clerk; Teri Delcamp
FW: 4509 Adams Street
From: Sarah Castiglione [mailto:s
Sent: Monday, April10, 2017 10:19 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4509 Adams Street
Good morning,
I was born and raised in Carlsbad, went through Magnolia Elementary, Valley Junior High (prior to being a
middle school) and graduated Carlsbad High school in 1997. I am now raising my 3 children here and I believe
that the 20 unit timeshare would be a great addition to our community.
Thank you,
Sarah Brookhart Castiglione
1
Faviola Medina
From: Council Internet Email
Sent:
To:
Monday, April 03, 2017 11:28 AM
City Clerk
Cc: Teri Delcamp
Subject: FW: 20 Unit TIMESHARE
Attachments: BCPOA -City of Carlsbad opposition letter to Council.16.docx
This is regarding the Carlsbad Boat Club that is on the agenda for Aprilll. Letter attached.
From: Jim strickland [mailto:jim.
Sent: Sunday, April 02, 2017 1:51 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 20 Unit TIMESHARE
I attached a letter for the Council regarding the Carlsbad Boatclub & Resort project CT 14-11 CUP 14-10 which
is on the agenda for April 11th.
Thanks,
Jim
1
Faviola Medina
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, April 03, 2017 11:27 AM
City Clerk
Teri Delcamp
FW: 20 timeshare unit development in Carlsbad
This is regarding the Carlsbad Boat Club that is on the agenda for Aprilll.
From:.com [mailto:l ] On Behalf Of Lore Miranda
Sent: Sunday, April 02, 2017 2:53PM
To: Matthew Hall <Matt.Hall@carlsbadca.gov>; Cori Schumacher <Cori.Schumacher@CarlsbadCA.gov>; Keith Blackburn
<Keith.Biackburn@carlsbadca.gov>; Michael Schumacher <michael.schumacher@carlsbadca.gov>; Council Internet
Email <CityCouncil@carlsbadca.gov>; Mark Packard <Mark.Packard@carlsbadca.gov>
Subject: 20 timeshare unit development in Carlsbad
There are many reasons why I am not in favor of the 20 timehare
development in Carlsbad. Some of my reasons are: parking
(almost none), traffic and the problems with people coming in and
out of that driveway from a street that is precarious to circumvent
anyhow, fitting in with the neighborhood which is very upscale.
I am a Carlsbad resident living along the lagoon and would
appreciate your vote for NO.
Thank you, Lore Miranda
1
Andrea Dykes
From:
Sent:
To:
Subject:
To whom it may concern
Peneku, Leland <g
Tuesday, Aprilll, 2017 1:27PM
Council Internet Email
20 Unit Time Share Project
All Receive -Agenda Item # Lf
For the Information of the:
CITY COUNCIL
ACM ./ CA V' CC V'" "'------Date~ City Manager ~
I am asking for the Council to please allow the 20 Unit Time Share Project to be placed on the agenda for to nights
meeting.
Kind Regards
Leland K. Peneku
Carlsbad, CA 92010
Sent from my iPhone
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Morgen,
Please distribute to council.
Andi
Council Internet Email
Tuesday, Aprilll, 2017 8:19AM
Morgen Fry
City Clerk; Teri Delcamp
FW: 4509 Adams St
From: Dr Kathleen Alderete [mailto
Sent: Monday, AprillO, 2017 6:36 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4509 Adams St
AH Receive -Agenda Item # _:±.
For the Information of the:
CITY COUHCIL
i'CM v' CA V GC_L
' .. ..:te ~C(t}1 Manager v"
I take this opportunity to let the council know that I support the timeshare project being submitted by Mr.
Michael Pfankuch. I am a resident and business owner in Carlsbad since 1999. I hope you take this into
consideration when you vote on the project.
Kathleen Alderete, D.C.
Sent from Yahoo Mail for iPhone
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Tuesday, Aprilll, 2017 8:57AM
Morgen Fry
Cc: City Clerk; Teri Delcamp
Subject: FW: 20 unit timeshare at 4509 Adams St.
Morgen,
Please distribute to council.
Andi
From: beau watling [mailto:b
Sent: Tuesday, April11, 2017 8:26AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 20 unit timeshare at 4509 Adams St.
to whom it may concern:
My name is Beau Watling. My wife, Rosie Watling, and myselflive are long time residents and property
owners at . Over the last 25 years, we have watched this community grow from strawberry
and tomato fields to the bustling community that it is today. As active residents in the community, we too,
enjoy the use of many of the projects that have been approved over the years. Many families are incorporating
local attractions into their family vacations. This project too, could become a facility that locals along with
tourists could come to enjoy and stay. separately from tourist tax revenue and spending, you could also keep
local tax revenue and spending in the city. I truly hope that you find it in your powers to approve this well
thought out project, as my family and myself look forward to spending some of our vacation time on the lagoon.
Regards,
Beau Watling
Carlsbad, CA 92008
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Tuesday, Aprilll, 2017 8:55AM
Morgen Fry
Cc:
Subject:
Morgen,
Please distribute to council.
Andi
-----Original Message-----
City Clerk; Teri Delcamp
FW: Carlsbad boat club
From: Andrew Miller [mailto:r
Sent: Tuesday, Aprilll, 2017 8:46AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Carlsbad boat club
As a local resident of Carlsbad I feel that only good things can come from the proposed timeshares on Adams st. I feel
that for the community it would offer a nice living situation for future residents.
Andrew Miller
Sent from my iPhone
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Morgen,
Council Internet Email
Monday, April 10, 2017 10:16 AM
Morgen Fry
City Clerk; Teri Delcamp
FW: 4509 Adams Street
Please print and distribute to council.
Thanks,
Andi
From: Matthew Hollander [mailto:m
Sent: Monday, April10, 2017 10:08 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4509 Adams Street
To whom it may concern,
All Receive -Agenda Item # .1_
For the Information of the·
CITY COUNCIL .
ACM ,/' CA .-/ CC V Date~E:f::c· - -...lJ!:!fD. rty Manager L
We writing you to let you know that the proposed 20-unit time share would be beneficial for the city of Carlsbad. Please
approve this project.
Thank you,
Matt and Josie Hollander
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, April10, 2017 10:15 AM
Morgen Fry
Cc: Teri Delcamp; City Clerk
Subject: FW: 20 Unit timeshare at 4509 Adams St
Morgen,
Please print and distribute to council.
Thanks,
Andi
From: Smart, Tony D [mailto:T
Sent: Monday, April10, 2017 9:20AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Cc: tonysm@roadrunner.com
Subject: 20 Unit timeshare at 4509 Adams St
Dear Council members-
Hi my name Tony Smart I live at
I am sure you have a lot of issues to deal with so I will make this as short as possible. I was at the last hearing on this
project and I listened to the people for and against and as a home owner I was very concerned. I see absolutely nothing
wrong with this development, as I drive on Adams and also the 5 Freeway I see huge houses that hide the water all over
on Adams St, and from the view from the 5 you can't tell if they are homes or apartments. This project will be low
enough were you can still see the water unlike those giant homes on Adams and yet those houses are approved for new
build or remodel. An issue that was brought up was will it have public access-Why should it do those giant houses have
public access? No they don't why should they? I would never think to walk through someone else's property to get
access to the lagoon. Another issue brought up was-does the design match with landscape surroundings? Nothing else
in Carlsbad does there are huge buildings and houses surrounded by small business building and small houses, old
architecture next to new and do not conform together at all. As a home owner and longtime resident I wonder why this
property owner is being told what he can and can't do on his own property, he has done his part by conforming to all
demands and I wonder how much money he has spent to get this up and running, I also wonder how much money and
exposure this would bring to Carlsbad. Please consider staying ahead of the curve we are a growing city, a beautiful city
, a thriving city with new homes, new business coming here daily why not have another small ,quaint time share or
hotel to show off our city and increase revenue? Sounds like a no brainer to me.
Thanks
Tony Smart
The contents of this e-mail message and
any attachments are intended solely for the
addressee( s) and may contain confidential
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, AprillO, 2017 9:57AM
City Clerk
Cc: Morgen Fry; Teri Delcamp
Subject: FW: time share project at 4509 Adams st
This is regarding Agenda Item 4, Carlsbad Boat Club and Resort.
From: madelein kern [mailto:
Sent: Monday, AprillO, 2017 9:06AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: time share project at 4509 Adams st
hi we Larry and Madelein Kern own a home on here in Carlsbad. We support the time share project at
4509 Adams st . Will bring up the value of homes also improve this area. Larry and Madelein Kern
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Please distribute to council.
Council Internet Email
Monday, April10, 2017 1:28PM
Morgen Fry
City Clerk; Teri Delcamp
FW: 4509 Adams Street
From: Sarah Castiglione [mailto:
Sent: Monday, April10, 201710:19 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4509 Adams Street
Good morning,
I was born and raised in Carlsbad, went through Magnolia Elementary, Valley Junior High (prior to being a
middle school) and graduated Carlsbad High school in 1997. I am now raising my 3 children here and I believe
that the 20 unit timeshare would be a great addition to our community.
Thank you,
Sarah Brookhart Castiglione
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, April10, 2017 1:28PM
Morgen Fry
Cc:
Subject:
Morgen,
Please distribute to council.
Andi
-----Original Message-----
City Clerk; Teri Delcamp
FW: 4509 Adams St
From: Erin [mailto:
Sent: Monday, AprillO, 2017 11:28 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4509 Adams St
Attention City Council members,
Tomorrow night there will be a meeting discussing the approval for the 20 unit time share at 4509 Adams st. I think this
would be a great build for our community.
Regards,
Erin Robertson
1
Faviola Medina
From: Council Internet Email
Sent:
To:
Wednesday, April12, 2017 7:58AM
Morgen Fry
Cc:
Subject:
Morgen,
City Clerk; Teri Delcamp
FW: 4509 Adams St
This came in after hours yesterday. Please distribute to council to it will be attached to Item #4 in HPRM.
Thanks,
Andi
-----Original Message-----
From: Sarah Breiner [mailto:
Sent: Tuesday, Aprilll, 2017 5:35 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4509 Adams St
City Council,
I am emailing asking you to approve the 20 unit time share at 4509 Adams st. I believe it will be a nice addition to
Carlsbad.
Thank you,
Sarah Breiner
1
PROJECT
Project Description
• Tentative Tract Map
Nonresidential Planned Development Permit
Conditional Use Permit
CEQA Categorical Exemption
• 1.02 acres (.91 acres above mean high tide line)
• Demolition of Restaurant and Single Family Residence
• Construction of 20 Unit Timeshare Condominium Project
• Height - 3 5' above existing grade
• Parking -32 + 2 boat parking
• Lot Coverage-43% (19,066 sq.ft.) (48% of net lot area)
• Gross Floor Area-47,851 sq.ft. (including garage)
04/06/17 Opposition to Carisbad Boat Cub
.} Resort
FINDINGS
Required Findings Cannot Be Made
Nonresidential Planned Development Permit
1. The granting of this permit will adversely affect and will
not be consistent with the code, the general plan, applicable
specific plans, master plans, and all adopted plans of the city
and other governmental agencies;
2. The proposed use at the particular location is not
necessary and desirable to provide a service or facility which
will contribute to the general well-being of the neighborhood
and the community;
3. Such use will be detrimental to the health, safety or
general welfare of persons residing or working in the vicinity,
or injurious to property or improvements in the vicinity;
04/06/17 Opposition -;:o Carlsbad Boat Club
& Resort
Required Findings Cannot Be Made
Conditional Use Permit
1. That the requested use is not necessary or desirable for
the development of the community, and is not in harmony
with the various elements and objectives of the general plan,
including, if applicable, the certified local coastal program,
specific plan or master plan;
2. That the requested use is detrimental to existing uses or
to uses specifically permitted in the zone in which the
proposed use is to be located;
3. That the site for the proposed conditional use is not
adequate in size and shape to accommodate the yards,
setbacks, walls, fences, parking, loading facilities, buffer
areas, landscaping and other development features prescribed
in this code and required by the city planner, planning
commission or city council, in order to integrate the use with
other uses in the neighborhood;
4. That the street system serving the proposed use is not
adequate to properly handle all traffic generated by the
proposed use.
04/06/17 Opposition to Carlsbad Boat Cub
& Resort
Required Findings Cannot Be Made
Tentative Tract Map
1. The proposed subdivision, together with the provisions
for its design and improvement, is not consistent with the
general plan, applicable master and specific plans and with
applicable provisions of Title 21.
2. All approvals and permits required by Title 21 for the
project have not been obtained or will be concurrently
obtained with the approval of the subdivision.
3. The site is not physically suitable for the type of
development.
4. The site is not physically suitable for the proposed
density of development.
04/06/17 Opposition to Carlsbad Boat Club
& Resort
USE
The Boat Club is Not Consistent with
the General Plan
2-G.3 Promote infill development that
makes efficient use of limited land
supply, while ensuring
compatibility and integration with
existing uses. Ensure that infill
properties develop with uses and
development intensities supporting
a cohesive development pattern.
2-G.5 Protect the neighborhood
atmosphere and identity of
existing residential areas.
2-P.41 Ensure that the review of
future projects places a high
priority on the compatibility of
adjacent land uses along the
interface of different residential
density and non-residential
intensity categories. Special
attention should be given to
buffering and transitional methods,
especially, when reviewing
properties where different
residential densities or land uses
are involved.
• Project site is sole Residential
Tourist zoned lot within area ofR-
4 zoning. Proposed 20-unit time
share is not compatible with
adjacent single family residence
on large lots. This project is an
anomaly in the existing
development pattern of the
neighborhood and breaks up the
existing cohesive development
pattern.
• A 20-unit Timeshare with 20
families transitioning every week
is not compatible with the adjacent
single family residences.
• Neighboring residences will be
confronted with a 4-story building
towering over their properties with
at least nine units facing their
property. At least four balconies
and one patio will look into the
adjoining property with the
balconies set 6' from the property
line.
04/06/17 Opposition to Carlsbad Boat Club
& Resort
Use
• The proposed Timeshare project at this location is not necessary or
desirable1 does not contrioute to the general well-being of the
neighbornood or community and is not in harmony with the
general plan. The proposed use is detrimental to the existing uses.
• This use at this location_nlaces a very intense residential use
with weekly turnover of20 families unmediately adjacent to
single-fallllly residences on large lots. Rather tlian one
family living next door; neighoor to east has 6 families and 3
couples (6 two-bedroom units and 3 one-bedroom units}-on
vacation 10' 6" feet from his property line. He has 6 decks
peering onto his property 4 feet lrom the property line.
• The Coastal Commission clearly and actively discoura_ges
timeshare development in the Visitor Commercial land-use
designation (per conversation with CCC staff on 1/30/17 .)
Contr'!!Y to the staff report, the only uses permitted Qy right
in the Residential Tounst zone are residential uses. This
zone is not consistent with the Visitor Commercial land use
designation required by the CCC.
• The p:r_Qject site is adjacent to the environmentally sensitive
Agua Hedionda Lagoon with rare eel ~ass beds located in
the near shore along this portion of the lagoon. This proj~ct
proP.oses major construction within the 100' wetland butler;
relying on a categorical exemption from CEQA.
• Adams Street is narrow with several blind curves, this street
is not suitable for increased intensity of development.
04/06/17 Opposition to Carlsbad Boat Club
& Resort
This Project has Already Been Denied
• The Planning Commission and City Council denied
subtantially the same project in 2008 because the project
was not necessary or desirable, would be detrimental to
existing surrounding residential uses and the intensity, bulk
and scale of the project was not compatible with the
existing surrounding single family residences.
• The project changes are minimal at best, less than 1%
decrease in gross floor area, less than 2% decrease in built
area, total reduction of3 bedrooms:
Garage
Levell
Levell
Level3
Total
04/06/17
2008 2017
GFA Built GFA Built
Area Area
17,704 17,890 17,658 17,824
12;514 16,212 12,889 15,917
10,291 13,901 10,814 13,751
7,553 10,157 6,490 9.957
48,062 58,168 47,851 57,449
Opposition to Carlsbad Boat Club
& Resort
Difference
GFA Built
Area
-46 -66
+375 ·295
+523 -150
-1,063 -200
-211 "'711
\
GROSS FLOOR AREA STUDY
4509 ADAMS STREET
02.14.2017
FLOOR PLANS PROPOSED IN 2017: 01
FLOOR PLANS PROPOSED IN 2008: 02
Local Coastal Planning
• The Coastal Act places a high priority on affordable visitor-serving
uses to provide public access to the coast.
• The Coastal Commission staff has been very clear it is the intent of
the Coastal Commission to require that Whitey's Landing remaing
a visitor-serving commercial designation on the Land Use Plan
when the Agua Hedionda LCP is certified.
• The Coastal Commission does not consider Timeshare to be a
visitor-serving use because the use is limited exclusively to owners
of the Timeshare units rather than available to rent to members of
the general public.
• The Coastal Commission staff has repeatedly told this applicant
that timeshare is not an appropriate use for this site.
04/06/17 Opposition to Carlsbad Boat Club
& Resort
TRAFFIC
Adams Street is Unsafe
• Adams Street is unsuitable for increased traffic in
this location:
• Narrow
• No sidewalks
• Blind Turns
• Adding new, unfamiliar drivers in this location will
substantially increase the risks on Adams Street.
• The site is not in the vicinity of any other visitor-
serving uses such as Legoland, Carlsbad Company
Stores or restaurants -therefore more frequent
trips can be expected from the Carlsbad Boat Club
and Resort -further increasing the risks on Adams
Street.
• Applicant has stated the Boat Club will allow six
boats from the general public. The City Engineer
testified during the Plannning Commission hearing
that vehicles towing trailers will need to swing
over the centerline to pull into the driveway -
creating a safety hazard.
04/06/17 Opposition to Carlsbad Boat Club
& Resort
PARKING
HILLSIDE
The Project Requires a
Hillside Development Permit
• The Carlsbad Municipal Code requires states a Hillside
Development Permit is Required if the project site has more
than a 15% slope and an elevaton difference greater than
15'.
• This project site has a slope of greater than 15% and an
elevation difference of 53'. Therefore, a Hillside
Development Permit is required.
04/06/17 Opoosition to Carlsbad Boat C!ut·
& Resort
·CEQA
California Environmental Quality Act
• Categorical Exemption under
CEOA Guidelines Section
15332
Class 32 consists of j?rojects
characterized as in-fill development
meeting the conditions descrioed in
this section.
(a) The project is consistent
with the applicable general
plan designation and all
applicable general plan
po1icies as well as with the
a:pplicable zoning
<fesignation and regulations.
(b) The propps~d ~eve\oP.ment
occurs wtthm ctty hmtts on a
_P.roject site with no more
than five acres substantially
surrounded by land uses.
(c)
(d)
(e)
The project site has no value
as habitat for endangered,
rare or threatened species.
Approval of the project
would not result m any
si@ificant effects relating to
traff!c, air quality or water
quahty.
The site can be adequately
served by all required
utilities and public services.
• The project is not consistent with
all applicable general plan
policies; therefore the project does
not qualify for a cat~orical exemption from CE A
requirements under ection 15332.
• The P.rQ.iect site is located adjacent
to Eel Grass beds, a rare species in
California and has the potential to
impact the Eel Grass beds due to
increased. turbidity during project
construction and Increased use of
the boat ramp and boating area
with the increase in the intensity of
use.
• The proje_ct r~quire~ significant
construction Including new
paving, new bioretentlon
structures, and access to
excavation within the 100' wetland
buffer of Agua Hedionda Lagoon.
A_gua Hedionda Lagoon is one of
17 significant wetlands identified
for protection in the Coastal Act.
• J:he Qroject. will res~lt jn a .
significant Increase In ImperviOus
surfaces adjacent to wetland.
• The landscaping plan proposes
non-native landscaping in wetland
buffer.
• Project fits within exception to
exemptions due to its location
adjacent to a lagoon with a rare
pJant speci~s and the potential for
SI_gJ)Ificant Impacts related to
biology, archaeology,
paleontology, land use, and public
safety.
04/06/17 Opposition to Carlsbad Boat Clu!::.
& Resort
CONCLUSION
Carlsbad Boat Club and Resort
Cannot Be Approved
• Project is not consistent with General Plan policies and Municipal
Code.
• Project is not compatible with surrounding uses.
• Project is not necessary and desirable for the community.
• Timeshare is not a preferred use in the Visitor Serving
Commercial land use designation.
• Hillside Development Permit is required.
• Project site has more than 15% slope and an elevation
difference greater than 15'.
• The Municipal Code does not provide an exception for
previously graded slopes unless there is a 40% slope and an
elevation difference greater than 15' -this site does not
qualify for the exception.
• CEQA
• Project does not qualify for the In-fill Categorical Exemption
because it is not consistent with General Plan policies and is
not consistent with the Municipal Code.
• Project site contains environmentally sensitive habitat in the
form of a wetland buffer and eel grass beds.
• Exception to categorical exemption applies because due to
potential for significant impacts and unusual circumstances
(100' wetland buffer and eel grass beds).
04/06/17 Opposition '.::o Carlsbad Boat Club
& Resort
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council
of the City of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village
Drive, Carlsbad, California, at 6:00 p.m. on Tuesday, April 11, 2017, to consider denying a
Tentative Tract Map, Nonresidential Planned Unit Development Permit and Conditional Use
Permit for the demolition of a restaurant and single family residence and to allow the construction
of a twenty (20) unit timeshare condominium project with underground parking on approximately
one acre of land located at 4509 Adams Street, on the south side of Adams Street between
Highland Drive and Park Drive, within the Agua Hedionda Segment of the Local Coastal Program
(LCP) and in Local Facilities Management Zone 1 and more particularly described as:
The westerly 133.71 feet of lot 7 in block "D" of Bellavista, in
the City of Carlsbad, County of San Diego, State of California,
according to Map thereof No. 2152, filed in the Office of the
County Recorder of San Diego County, March 7, 1929, said
133.71 feet measured at right angles from the westerly line of
said lot
Whereas, on February 15, 2017 the City of Carlsbad Planning Commission voted 5-2 (Black, and
Siekmann opposed) to recommend denial of a Tentative Tract Map, Nonresidential Planned Unit
Development Permit and Conditional Use Permit for the demolition of a restaurant and single
family residence and to allow the construction of a twenty (20) unit timeshare condominium project
with underground parking on approximately one acre of land located at 4509 Adams Street, on
the south side of Adams Street between Highland Drive and Park Drive, within the Agua Hedionda
Segment of the Local Coastal Program (LCP) and in Local Facilities Management Zone 1. The
City Planner 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 on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents
pursuant to state CEQA Guidelines Section 15332 -In-fill Development Projects. The Agua
Hedionda LCP Segment is in an area of deferred certification where the City of Carlsbad does
not have permit authority to issue Coastal Development permits and thus, the project will need to
obtain a Coastal Development Permit issued by the California Coastal Commission.
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing.
Copies of the staff report will be available on and after Thursday, April 6, 2017. If you have any
questions, please contact Teri Delcamp in the Planning Division at (760) 602-4611 or
teri.delcamp@carlsbadca.gov.
The time within which you may judicially challenge this Tentative Tract Map, Non-Residential
Planned Unit Development Permit and/or Conditional Use Permit, if approved, is established by
state law and/or city ordinance, and is very short. If you challenge the Tentative Tract Map, Non-
Residential Planned Unit Development Permit and/or Conditional Use Permit in court, you may
be limited to raising only those issues you or someone else raised at the public hearing described
in this notice or in written correspondence delivered to the City of Carlsbad. Attn: City Clerk's
Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing.
CASE FILE: CT 14-11/PUD 16-02/CUP 14-10
CASE NAME: CARLSBAD BOAT CLUB & RESORT
PUBLISH: Friday, March 31,2017
CITY OF CARLSBAD
CITY COUNCIL
206 172 07 00 206 180 36 00 206 180 37 00
DALJIT & ELAINE SARKARIA :! ELIZABETH CARNES TAKESHI & REIKO ISHII
19012 MESA DR 4435 HIGHLAND DR 4445 HIGHLAND DR
VILLA PARK CA 92861 CARLSBAD CA 92008 CARLSBAD CA 92008
j I
' 206180 38 00 206 180 39 00 206 192 05 00
JAY LAWRENCE SMITH JAMES HOLCOMB ROBERTO & JAIDENE VIGILUCCI
' 4465 HIGHLAND DR I' I UNITS 4520 ADAMS ST
CARLSBAD CA 92008 2141 INDUSTRIAL CT CARLSBAD CA 92008
VISTA CA 92081
206 192 07 00 206 192 08 00 206 192 19 00
I BW ! ' ' FORESTER LINDKVIST
PO BOX2794 UNIT 108A 4448 HIGHLAND DR
BEVERLY HILLS CA 90213 300 CARLSBAD VILLAGE DR , CARLSBAD CA 92008
CARLSBAD CA 92008
I 206 192 20 00 : I 206 192 39 00 206 192 40 00
HALL& SWEET DAVID CIPOLLA ROBERT & HOLL YCE PHILLIPS
4444 HIGHLAND DR 4470 ADAMS ST 4480 ADAMS ST
CARLSBAD CA 92008 CARLSBAD CA 92008 . ' CARLSBAD CA 92008
206192 41 00 206 192 44 00 206 200 01 00
AMITSAHU RANDI FJAERAN MICHAEL RAFFERTY
PO BOX 503928 PO BOX 1097 9741 KEENELAND ROW
SAN DIEGO CA 92150 CARLSBAD CA 92018 LA JOLLA CA 92037
206 200 02 00 206 200 03 00 206 200 04 00
GINA MARSAGLIA MARTIN HUBER
4465 ADAMS ST 1878 SHADETREE DR 6407 EL PATO CT
CARLSBAD CA 92008 SAN MARCOS CA 92078 CARLSBAD CA 92009
206 200 05 00 206 200 06 206 200 06 00
STEWARD OCCUPANT V I P PARTNERS
4485 ADAMS ST 4509 ADAMS ST 1250 MAGNOLIA AVE
CARLSBAD CA 92008 i I CARLSBAD CA 92008 CARLSBAD CA 92008
206 200 07 00 I 206 200 11 00 I 206 200 12 00 :I
TOMMY DEAN :I KLEMENTYNA NEWKIRK I 4523 ADAMS STREET LLC I
4517 ADAMS ST 4525 ADAMS ST , , I 4523 ADAMS ST
CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92008
I i I
I
206 200 13 00 I 207 150 07 01 207 150 07 02 'i :: I
KLEMENTYNA NEWKIRK TIMOTHY & JENNIFER STIPE WAYNE MANDELBAUM
4525 ADAMS ST 1675 BASSWOOD AVE 3700 WESTHAVEN DR
CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92008
207 150 07 03 207 150 08 01 207 150 08 02
FRED & ESTHER GOYA HARNISH RICHARD & ROSALEE ELlA
UNITC UNIT A 760W4TH ST
4576 COVE DR 4570 COVE DR ONTARIO CA 91762
CARLSBAD CA 92008 CARLSBAD CA 92008
'
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207 150 08 03
FLAHERTY
860W25TH ST
UPLAND CA 91784
207150 10 00
GLENN GOLDMAN
2522 SILVER CLOUD CT
PARK CITY UT 84060
207 150 13 01
DENNIS & SHARON HENDERSON
4546 COVE DR
CARLSBAD CA 92008
207150 15 00
KWD HOLDINGS LLC
UNIT A
I 5451 AVENIDA ENCINAS
CARLSBAD CA 92008
207 150 08 04
MERTON BISBEE
2738 HIGHLAND DR
CARLSBAD CA 92008
20715011 00
WILLIAM GRIVAS SR.
4556 COVE DR
CARLSBAD CA 92008
207150 13 02
KILPATRICK
4548 COVE DR
CARLSBAD CA 92008
207 150 16 01
GLORIA HALL
UNIT A
4549 COVE DR
' CARLSBAD CA 92008
207150 19 01 207 150 19 02
ANDREW & KATHERINE PERRY ' • i ANDREW & KATHERINE PERRY
UNIT A UNIT A
4555 COVE DR 4555 COVE DR
CARLSBAD CA 92008 CARLSBAD CA 92008
207150 20 00 207 150 20 01
GRAY CAROL SEPARATE PROPERTY • 1 GRAY CAROL SEPARATE PROPERTY
UNIT 132 UNIT 132
1155 CAMINO DEL MAR
DEL MAR CA 92014
207 150 21 01
GERALDINE PETERSON
4571 COVE DR
CARLSBAD CA 92008
207150 69 01
BRUCE ROELOFS
UNIT A
4533 COVE DR
CARLSBAD CA 92008
207150 71 01
EL-J ASSOCIATES INC
9740 BLACK GOLD RD
LA JOLLA CA 92037
207150 72 02
STEPHEN & DIANE REHAGEN
4539 COVE DR
CARLSBAD CA 92008
: 1155 CAMINO DEL MAR
'' DEL MAR CA 92014
i
II! 207 150 21 02
I I! MARKOBEID
2248 SIERRA VIEW CT
i l RIVERSIDE CA 92503
, , I , ; I 207 150 69 02
'i I
! :I DARREN DAVIS
~ 1 I UNITS '' : ! i 4533 COVE DR
CARLSBAD CA 92008
I I I
I 207 150 71 02 i
'i EDWARD KAEN
9740 BLACK GOLD RD
LA JOLLA CA 92037
207 150 73 00
i I OLIVER
1639 HILLSTONE AVE
ESCONDIDO CA 92029
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207150 09 00
GLENN GOLDMAN
2522 SILVER CLOUD CT
PARK CITY UT 84060
207150 12 00
DIAN & JOHN SODANO
4550 COVE DR
CARLSBAD CA 92008
207 150 14 00
SAM & GRACE LOVULLO
16825 BAJIO RD
ENCINO CA 91436
207 150 16 02
RICHARD & DEBRA MULLIN
1333 LITTLE GOPHER CANYON RD
! · j VISTA CA 92084
' II 207 150 19 03
I • ANDREW & KATHERINE PERRY
UNIT A
' 4555 COVE DR
CARLSBAD CA 92008
· I 201 1so 20 02
CAROL GRAY
UNIT 132
1155 CAMINO DEL MAR
DEL MAR CA 92014
207 150 58 00
BRISTOL COVE PROPERTY OWNERS
I'' ASSN UNIT2A
i 7720 EL CAMINO REAL
207 150 70 00
• • 1 DIANE LOSEY
, i UNITS I :
' I 4535 COVE DR
CARLSBAD CA 92008
207150 72 01
DOMINICK GIACOBBE
4539 COVE DR
CARLSBAD CA 92008
207150 74 01
JOSEPH DAVITT
UNIT 1
4543 COVE DR
CARLSBAD CA 92008
I
i
207 150 74 02
JONATHAN PROBOL
UNIT2
4543 COVE DR
CARLSBAD CA 92008
207150 76 00
CITY OF CARLSBAD
1635 FARADAY AVE
CARLSBAD CA 92008
207 150 87 03
JUANITA P H NELSON
33596 VIA DE AGUA
SAN JUAN CAPISTRANO CA 92675
207150 87 06
JAMES SHARP Ill
UNIT6
4513 COVE DR
CARLSBAD CA 92008
207150 87 09
MICHAEL MEYERS
UNIT9
4513 COVE DR
CARLSBAD CA 92008
207150 87 12
JOHNSON
UNIT 12
4513 COVE DR
CARLSBAD CA 92008
207150 8716
SURVIVORS GEORGE
11684 KILLIAN ST
EL MONTE CA 91732
207150 8719
KEVIN WILCOX
2413 BRADLEY CREEK RD
1 JOHNSON CITY NY 13790
207 150 87 22
PUGLISI
UNIT 22
4513 COVE DR
CARLSBAD CA 92008
207 150 90 02
MOWRY BRETION SEPARATE
PROPERTY
PO BOX 235471
ENCINITAS CA 92023
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DUANE & JULIE PAULSON
UNIT3
4543 COVE DR
CARLSBAD CA 92008
207150 87 01
NELSON
33596 VIA DE AGUA
SAN JUAN CAPISTRANO CA 92675
207 150 87 04
MICHAEL & ELIZABETH FIORENTINO
9526 N 132ND PL
SCOTISDALE Al. 85259
207 150 87 07
FITZGERALD
3021 VIA DE CABALLO
ENCINITAS CA 92024
207 150 87 10
PETER OLSON
4975 VIA MARTA
CARLSBAD CA 92008
207 150 87 14
ESCAMILLA ALFRED SEPARATE
PROPERTY
405 N PINE ST
SAN GABRIEL CA 91775
207 150 87 17
RALPH & SANDRA GOLDEN
1996 BELMORE CT
EL CAJON CA 92020
207 150 87 20
' 1 BLUE WORLD LLC OF WYOMING
i I UNIT20
II I 4513 COVE DR
CARLSBAD CA 92008
! I ' 207 150 87 23
I ~ LINDA HAYES
PO BOX 230466
ENCINITAS CA 92023
207 150 90 03
DAVID & CYNTHIA KEARNEY
23032 NE OLD WOODINVILLE DUVALL
WOODINVILLE WA 98077
207 150 75 00
CITY OF CARLSBAD
1635 FARADAY AVE
CARLSBAD CA 92008
207 150 87 02
ARTHUR & KATHLEEN BLOCK
38635 MARACAIBO CIR W
PALM SPRINGS CA 92264
' ! 207 150 87 05
' LAUGHLIN 1993
2104 ELAMIGO RD
DEL MAR CA 92014
207 150 87 08
CINDY DEPACE
2965 CARLSBAD BLVD
CARLSBAD CA 92008
207 150 87 11
DONALD & DEBRA DABBS
PO BOX966
BONSALL CA 92003
I 207 150 87 15
1 i KARA MORRIS
1 UNIT 15
4513 COVE DR
i CARLSBAD CA 92008
207150 87 18
:,' i LU JUAN LIETZKE
6420 INNSDALE DR
LOS ANGELES CA 90068
207150 87 21
EDWARD HECHT
PO BOX 1894
COSTA MESA CA 92628
207150 90 01
R & B PACIFIC PALM INVESTMENTS L L
PO BOX 122430
SAN DIEGO CA 92112
207 150 90 04
DENNIS & VERA TRONE
758 N BRIDLE PATH
ORANGE CA 92869
207150 92 01 207 150 92 02 207 150 92 03
VOERTMAN TYLAR & CHANEL BENNETT DAVID TURNER
3341 TERRACE LN UNIT2 1024 HYMETTUS AVE
OCEANSIDE CA 92056 4553 COVE DR ENCINITAS CA 92024
CARLSBAD CA 92008
207 150 92 04 2110103000 211 010 31 00
ROBERT & MARGARET PETERSEN POWER I L L C CABRILLO SAN DIEGO GAS & ELECTRIC CO
13391 SUMMIT CIR 4600 CARLSBAD BLVD 8326 CENTURY PARK
POWAY CA 92064 CARLSBAD CA 92008 SAN DIEGO CA 92123
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Carlsbad Boat Club & Resort
Carlsbad Boat Club Resort 2
WHITEY’S LANDING
Bristol Cove 2017
4/12/2017 Carlsbad Boat Club Resort 3
4/12/2017 Carlsbad Boat Club Resort 4
4/12/2017 Carlsbad Boat Club Resort 5
4/12/2017 Carlsbad Boat Club Resort 6
4/12/2017 Carlsbad Boat Club Resort 7
4/12/2017 Carlsbad Boat Club Resort 8
4/12/2017 Carlsbad Boat Club Resort 9
4/12/2017 Carlsbad Boat Club Resort 10
Coastal Commission will not allow
residential land uses on this site.
Bristol Cove condominium 3 lots away at 31.4 units per acre.
4/12/2017 Carlsbad Boat Club Resort 11
Density
4/12/2017 Carlsbad Boat Club Resort 12
4/12/2017 Carlsbad Boat Club Resort 13
Bristol Cove –Highest Density in City
4/12/2017 Carlsbad Boat Club Resort 14
4/12/2017 Carlsbad Boat Club Resort 15
4/12/2017 Carlsbad Boat Club Resort 16
4/12/2017 Carlsbad Boat Club Resort 17
4/12/2017 Carlsbad Boat Club Resort 18
4/12/2017 Carlsbad Boat Club Resort 19
4/12/2017 Carlsbad Boat Club Resort 20
4/12/2017 Carlsbad Boat Club Resort 21
4/12/2017 Carlsbad Boat Club Resort 22
4/12/2017 Carlsbad Boat Club Resort 23
Size and Compatibility
4/12/2017 Carlsbad Boat Club Resort 24
4/12/2017 Carlsbad Boat Club Resort 25
4/12/2017 Carlsbad Boat Club Resort 26
4/12/2017 Carlsbad Boat Club Resort 27
Size and Compatibility
Carlsbad Boat Club
4/12/2017 Carlsbad Boat Club Resort 28
Size and Compatibility
Building Height Limit
Adams Street
4/12/2017 Carlsbad Boat Club Resort 29
Traffic Impacts
Project generates 200 Average Daily Trips per day (ADT). Threshold to prepare a
traffic report is 500 ADT.
Adams Street is identified in the City of Carlsbad’s new General Plan Mobility
Element as a “Local/Neighborhood Street.” It has a capacity of 2000 trips per
day.
Traffic counts on the segment of Adams St. between Highland and Park Dr.:
1988 1,078 TPD
2002 1,256 TPD
2008 1,100 TPD
4/12/2017 Carlsbad Boat Club Resort 30
Traffic Generation Comparison
12 Unit Hotel +
2000 sf
Restaurant
20 Unit Hotel +
2,000 sf Restaurant
4,500 sf
Stand Alone
Restaurant
3,000 sf
Stand Alone
Restaurant
Boat Club
20 units + Boat
Ramp
Generation Rate Hotel = 8 per unitRest = 160 ADT/1000sf
Hotel = 8 per unit
Rest = 160 ADT/1000sf Rest = 60 ADT/1000sf Rest = 60 ADT/1000sf 8 per unit
ADT 416 480 720 480 200
4/12/2017 Carlsbad Boat Club Resort 31
Parking Demand Comparison
12 Unit Hotel +
2000 sf
Restaurant
20 Unit Hotel +
2,000 sf Restaurant
4,500 sf
Stand Alone
Restaurant
3,000 sf
Stand Alone
Restaurant
Boat Club
20 units+Boat
Ramp
Parking
Requirement
Hotel = 1.2 spaces/unit
Rest = 1 space/100 sf
Hotel = 1.2/spaces/unit
Rest = 1 space/100 sf Rest = 1 space/100 sf Rest = 1 space/100 sf 1.2 per unit
Required
Spaces 35 45 45 30 24
4/12/2017 Carlsbad Boat Club Resort 32
4/12/2017 Carlsbad Boat Club Resort 33
Parking
Required Parking: 24 spaces
Provided Parking:32 Spaces
8 excess spaces
4/12/2017 Carlsbad Boat Club Resort 34
Boat Launching
PRIVATE MOTORIZED VESSELS OR VEHICLES:
Timeshare Owners or any guests will not be allowed to bring or tow, any motor or engine
driven vehicle or vessel to the site, nor launch any such powered vehicles or vessels from
the site.
The Resort will make available only 2 power boats to timeshare owners.
PUBLIC LAUNCHING
Public launching will be limited to available parking on site.
No more than 6 public trailers at any one time allowed.
270 Bristol Cove Boat Slips
4/12/2017 Carlsbad Boat Club Resort 35
Carlsbad Boat Club & Resort
END
4/12/2017 Carlsbad Boat Club Resort 37
4/12/2017 Carlsbad Boat Club Resort 38
Operational Standards
No live music or entertainment is allowed in the exterior areas of the site
Quiet hours shall be from 9 p.m. to 7 a.m. daily.
Boat Club use and activities shall be allowed concurrent with the timeshare use to the
extent that surplus parking spaces beyond those required for the timeshare use are
available and on-site circulation is not adversely affected.
The timeshare management shall not be a vendor of on-site recreational water sport
equipment (jet skis, boats, etc.) rentals.
Dedicated accesses for the general public to and adjacent to the lagoon are being
provided on the property, and shall not be impeded at any time by timeshare
management, owners or guests.
Lagoon Use Agreement must be executed with City of Carlsbad lagoon/water uses..
Boat Trailer Parking
4/12/2017 Carlsbad Boat Club Resort 39
Public Trailer Routing
4/12/2017 Carlsbad Boat Club Resort 40
Minimum Car and Boat Trailer Turning Radius
4/12/2017 Carlsbad Boat Club Resort 41
Changes From 2008
Reduction of Total Units from 25 to 20 –20% reduction
Traffic ADT decrease from 240 ADT to 200 ADT
Profile Step Back of building with increase of Patio Decks
Took out central unit on 3rd Floor and converted to Open Patio Deck
Approximately 2000 square foot reduction of Floor Area
4/12/2017 Carlsbad Boat Club Resort 42
OPEN ATRIUM & SUN DECK
Although the roof eaves overhang the 8’ walkway around the Atrium, you can see that the
approximately 1600 square feet Atrium is open to the sky.
4/12/2017 Carlsbad Boat Club Resort 43
Profile Changes
4/12/2017 Carlsbad Boat Club Resort 44
4/12/2017 Carlsbad Boat Club Resort 45
Size and Compatibility
Carlsbad Boat Club
Visual Massing Comparison
4/12/2017 Carlsbad Boat Club Resort 46
Changes From 2008
Reduction of Total Units from 25 to 20 –20% reduction
Traffic ADT decrease from 240 ADT to 200 ADT
Profile Step Back of building with increase of Patio Decks
Took out central unit on 3rd Floor and converted to Open Patio Deck
Approximately 2000 square foot reduction of Floor Area
4/12/2017 Carlsbad Boat Club Resort 47
4/12/2017 Carlsbad Boat Club Resort 48
SIZE & COMPATIBILITY
4/12/2017 Carlsbad Boat Club Resort 49
Coastal Policies
COASTAL ACT Policy
30222.The use of private lands suitable for visitor-serving commercial recreational facilities
designed to enhance public opportunities for coastal recreation shall have priority over private
residential, general industrial, or general commercial uses.
LOCAL COASTAL PLAN (AHLCP) Policies
6.1 Whitey’s Landing and Snug Harbor shall be designated for continued recreational-commercial
use. Expansion of existing facilities at these locations shall be encouraged.
6.7 The present recreational uses of the lagoon shall be maintained and where feasible,
expanded.
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LOCAL COASTAL PLAN (LCP)
The Coastal Commission will not approve a residential project on this parcel.
We have met with Coastal Staff numerous times, and they insist that it is required to be
consistent with the City of Carlsbad’s General Plan and Local Coastal Program. Those two
programs determine that it must be a visitor serving commercial use.
Commercial Timeshares are an approved use in the Residential Tourist (RT) zoning.
In addition, timeshares would actually reduce impacts associated with a new restaurant,
including reducing the traffic by nearly 60% below the previous commercial restaurant uses.
The Agua Hedionda Land Use Plan (LUP) is a segment of The Local Coastal Plan (LCP) and it specifies the Coastal Policies that are to be followed by developments on the lagoon.
In Section III, Chapter 1. Land Use, and in Chapter 6. Recreation/Visitor Serving Facilities, it specifically mentions “Whitey’s Landing” and spells out in great detail what must occur on this property.
Here is what the Land Use Plan (LUP) says concerning Whitey’s Landing”
SIZE & COMPATIBILITY
If you could push them together, you would see that the silhouette of the Stewart home
would nearly cover the silhouette of the new Boat Club structure.
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INTENSITY
Roof of the 22 unit building Is nearly solid.
That’s very Dense & Intense
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WHITEY’S LANDING
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Another example of residential adjacent to commercial is these 2 single family Homes on
Harrison Street that were approved just a few years ago.
They are adjacent to the extremely busy commercial Snug Harbor Marina, surrounded by
High density zoning and about a hundred yards from Interstate 5 freeway.
COMPATIBILTY with COMMERCIAL
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We have conducted extensive public outreach, to listen to the questions and concerns that
people have, concerning the project. We had numerous meetings at several locations: the
Lagoon Discovery Center, the City’s Faraday Center, as well as meeting with small groups at
the Boat Club, and many times, just individuals.
Because many people have received incorrect or misleading information, they have formed
incorrect assumptions about the project. Many people automatically assume that any new
project will create more traffic, and more pollution.
We learned that most questions and concerns were about: Timeshares; Density; Intensity;
Building Size; Compatibility; Traffic; Number of boats; and Pollution of the Lagoon.
Tonight’s presentation will answer many of those questions and concerns and will show that
most of the assumptions about the project are not correct.
We have prepared numerous exhibits and photos in an effort to correct those incorrect
assumptions.
We can answer the first question, “Why Timeshares instead of Condos?”, by showing you
what Carlsbad’s local Coastal Plan mandates for “Whitey’s Landing”.
QUESTIONS & CONCERNS
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DENSITY
The General Plan designates the underling land use as either Residential or Commercial.
The Zoning Ordinance designates the various uses that are allowed on the land.
Residential parcels, as designated in the General Plan, usually have an associated numerical
density that determines the number of Dwelling units allowed, per acre, for residential uses.
Commercial parcels, as designated in the General Plan, are different. There is usually no
numerical density per acre. Commercial projects are limited in size by other constraints, such
as: Property line Set-backs; Height above grade; Type of construction; Fire protection;
Access; and other things, especially Parking.
The Parking requirement is the primary factor that determines the ultimate size of Hotels, Office
Buildings, Super Markets, or Time-shares projects.
If the project complies with all other codes, ordinances, and conditions, it may contain the
number of units that it can provide the required number of parking spaces for.
Required parking for Timeshares is 1.2 spaces per each unit.We have significantly reduced
the number of units to 20, which means we are required to provide 24 parking spaces. We
actually provide 32 parking spaces off-street & onsite in our underground garage.
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OPEN ATRIUM & SUN DECK
However, our new building is actually hollow in the center, and what you can’t see is the 40 ft.
square atrium that is open, from the first floor, to the sky.
20 units on 1.12 acres is certainly not dense or intense.
Another question was: How can a 4 story structure between 2 sgl. family homes be
compatible?
The question is very misleading, because the wording causes you to visualize a very tall
building sitting between two small buildings.
Visual Massing Comparison
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OLD
40,000 sf stated 91 v110
Atrium –4500 sf
Building footprint = 34,000Changes
Second and third floors stepped back
Open balcony replaced building square footage
5 unit reduction.
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Carlsbad Boat Club & Resort
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WHITEY’S LANDING
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CARLSBAD BOAT CLUB & MARINA
As you can see by this picture from 2002, not much had changed from the late 1940’s, all the way
up to 2004. It was still a very popular place, and still no neighbors, on either side!
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Bristol Cove 1965
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The Neighborhood Today
Keep in mind that all the new construction in the neighborhood and around the cove
occurred while the Restaurant and Boat Club were in full operation.
Teri Delcamp, Principal Planner
April 11, 2017
Carlsbad Boat Club & Resort
Location Map
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Carlsbad Boat Club and Resort
SITE MAP
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CarlsbadBoat Club and Resort
AGUA HEDIONDALAGOON
Project Overview
•Visitor Commercial (VC) General Plan Land Use
•Residential Tourist (R-T) Zoning
•1.02 acre site
•20 timeshare units and boat club
•Coastal policies to preserve and enhance visitor-
serving use of site
•Surrounded by single family residential
Project Description
•Three story building over underground parking
garage
•19 timeshare guest units, 1 on-site manager unit
•30 parking spaces in garage, 2 surface visitor spaces,
room for boat trailer maneuvering
•Building height does not exceed Adams Street
•No variances proposed
Permit Entitlements
•Tentative Tract Map
•Non-Residential Planned Development Permit
•Conditional Use Permit
•No Coastal Development Permit (CDP)
–Coastal Commission has original jurisdiction
on future CDP if city approvals are obtained
Staff Recommendation to Planning
Commission
•Staff recommended approval based on findings that
the project:
–Meets General Plan and development standards
–Is necessary and desirable to provide a tourist
serving use on a Visitor Commercial site
–Preserves and increases coastal public access
–Is appropriate in intensity, scale and architecture
to be compatible with surrounding residential
Planning Commission Action
•Planning Commission February 15, 2017
•Planning Commission found:
–The project is too intense, out of scale, and
incompatible with surrounding residential
–Has the potential to worsen perceived traffic
conflicts on Adams Street
–Other allowed uses in the R-T zone would be more
compatible with surrounding residential
•Recommended denial 5-2
Staff Forwards Planning Commission
Recommendation
•Planning Commission disagreed with staff findings
and recommended denial based on their findings
•Staff is forwarding the Planning Commission’s denial
recommendation to the City Council
•Staff’s original recommendation is included in the
staff report packet
•The City Council has the discretion as final decision-
maker to deny or approve the project
Recommendation
That the City Council ADOPT a resolution confirming the
Planning Commission recommendation and denying Tentative
Tract Map CT 14-11,Nonresidential Planned Development
Permit PUD 16-02 and Conditional Use Permit CUP 14-10 for
the construction of a twenty (20)unit timeshare
condominium project with underground parking on
approximately one acre of land located at 4509 Adams Street.
Alternatively,the City Council could direct staff to return to
council with a resolution approving the project per staff’s
original recommendation.